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Township of Allegheny, PA
Westmoreland County
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Unless otherwise expressly stated, the following words shall, for the purpose of this chapter, have the meanings herein indicated. The present tense shall include the future; the singular number shall include the plural; words used in the masculine gender shall include the feminine and the neuter; the word "shall" is always mandatory; the word "may" is always permissive.
As used in this chapter, the following terms shall have the meanings indicated:
ACCESSORY STRUCTURE
A structure which is on the same lot with, but detached from, the principal building and which is customarily incidental and subordinate to the principal building, including, but not limited to, private garages, storage sheds, children's playhouses, fences, signs and the like.
ACRE
Forty-three thousand five hundred sixty square feet.
ADJACENT
Abutting or next to.
ADJUSTED LOT ACREAGE (ALA)
A formula-based way of determining the amount of buildable land in a lot. The lot is analyzed to determine how much area is constrained (that is, limited by slopes, wetlands, etc.). The amount of constrained land is then multiplied by the density factors appropriate to the type of constraint. The result is subtracted from the gross lot acreage to determine the ALA. The ALA can then be multiplied by the base density for the lot to determine the number of permitted dwelling units that can be built on the lot.
ALLEY
A minor way, whether or not legally dedicated, intended and used primarily for vehicular service access to the rear of properties which abut on a street and not intended for the purpose of through vehicular traffic.
APPLICANT
A landowner or developer, as herein defined, who has filed an application for development, including his heirs, successors and assigns.
APPLICATION FOR DEVELOPMENT
Every application, whether preliminary, final, required to be filed and approved prior to start of construction or development, including, but not limited to, an application for a building permit, for approval of a subdivision plan or for the approval of a development plan.
ARCHITECT
A professional licensed as such in the Commonwealth of Pennsylvania. Note: A registered architect alone cannot sign land development or subdivision plans that deal with the creation of new lot lines or the adjustment of existing lot lines or when creating new facilities for sewerage systems or complex storm facilities.
AS-BUILT PLAN
The amended final site plans specifying the locations, dimensions, elevations, capacities and capabilities of structures or facilities as they have been constructed.
BACKFILL
Materials used to refill a ditch or other excavation or the process of doing so.
BLOCK
An area, divided into lots, and usually bounded by streets.
BMP (BEST MANAGEMENT PRACTICE)
Activities, facilities, measures or procedures used to manage stormwater impacts from land development, to protect and maintain water quality and groundwater recharge and to otherwise meet the purposes of this chapter, including but not limited to infiltration, filter strips, low-impact design, bioretention, wet ponds, permeable paving, grassed swales, forested buffers, sand filters and detention basins.
BOARD OF SUPERVISORS
The Board of Supervisors of Allegheny Township, Westmoreland County, Pennsylvania.
BOUNDARY LINE
The line that encloses a portion of a tract of land, which delineates the lots, intended to be subdivided, and specifically does not include those portions of the original tract which are not intended to be part of the land being subdivided or developed.
BRIDGE
A structure, including supports, erected over a depression or an obstruction, as water, highway, or railway, and having a tract or passageway for carrying traffic or other moving loads or a structure defined by PennDOT, or equivalent agency, as such.
BUILDER
Anyone who constructs any structure, or part thereof, affixed to the land.
BUILDING
A roofed structure, completely enclosed by walls, used for shelter, enclosure or protection of persons, goods, vehicles, equipment or animals.
CARTWAY or ROADWAY
The surfaced area of a street, including travel lanes and parking areas, but not including shoulders, curbs, sidewalks or swales.
CHAPTER
Unless otherwise indicated, the Allegheny Township Subdivision and Land Development Ordinance 8-1999, to include all amendments.
CLEAR SIGHT TRIANGLE
An area of unobstructed vision at street intersections defined by lines of sight between points at a given distance from the intersection of street center lines.
COMMON OPEN SPACE
A lot or lots of land or an area of water or a combination of land and water within a development site designed and intended for the use or enjoyment of residents of a development, not including streets, off-street parking areas and areas set aside for public facilities.
COMPREHENSIVE PLAN
Said plan of the Township which guides the physical development of the Township and which consists of maps, charts, and textual matter in accordance with the provisions of the Pennsylvania Municipalities Planning Code.
CONCEPTUAL PRELIMINARY PLAN
A preliminarily engineered scale drawing in which layout ideas for conservation subdivisions are illustrated in more than the rough, diagrammatic manner appropriate for sketch plans, but before major engineering costs are incurred in preparing detailed final alignments and profiles for streets and/or detailed calculations for stormwater management.
CONDOMINIUM
Ownership in common with others of a lot of land and certain parts of a building thereon which would normally be used by all the occupants, together with individual ownership in fee of a particular unit or apartment in such building or on such lot of land and may include dwellings, offices and other types of space in commercial and industrial buildings or on real property.
CONSERVANCY LOT
A large, privately owned lot comprising part of an area of open land. The purpose of the conservancy lot is to provide surrounding residents with visual access to greenway land while keeping the land under private ownership and maintenance. Only a small portion of such lots may be developed; the remainder must be protected through conservation easements and used in conformance with standards for greenway land. Public access to conservancy lots is not required.
CONSERVATION
The use and enjoyment of our natural resources to protect and enhance our woodlands, wetlands and wildlife.
CONSERVATION AREAS, PRIMARY
Land constrained from development under current codes and laws; includes very steep slopes (greater than or equal to 25%), wetlands, floodplains and land already protected from development, such as parks.
CONSERVATION AREAS, SECONDARY
Land not in primary conservation areas that contains locally noteworthy or significant features of the natural or cultural landscape, such as mature woodlands, wildlife habitats and travel corridors, prime agricultural soils, groundwater recharge areas, greenways and trails, historic sites and buildings and scenic viewsheds; also includes steep slopes (greater than or equal to 15%, but less than 25%). These features, or portions of them, are often protected in a conservation subdivision by designing the greenway land to include them.
CONSERVATION SUBDIVISION
A type of residential subdivision in which all of the unbuildable land and a significant portion of the buildable land is left as permanent open space.
CONSOLIDATION
The act of combining two or more lots for the purpose of rezoning and/or subdivision purposes.
CONSTRUCTION
The erection, renovation, repair, extension, expansion, alteration or relocation of a building, structure or site improvements, including the placement of mobile homes.
CONTRACTOR
Any person(s) hired to perform specified task(s) designated in a written contract for a specified fee for professional services, usually relating to the construction trade.
COUNTY
The County of Westmoreland, Pennsylvania.
COUNTY CONSERVATION DISTRICT
Westmoreland County, Pennsylvania, Conservation District.
COUNTY PLANNING COMMISSION
Westmoreland County, Pennsylvania, Planning Commission or its designated planning agency.
CUL-DE-SAC
A minor street intersecting another street at one end and terminated at the other end by a vehicular turnaround.
CULTURAL FEATURE
A human structure, such as a road or building, that is within view of a proposed land-use change and that affects site planning.
CUT
An excavation. The difference between a point on the original ground and designated point of lower elevation on the final grade. Also, the material removed in excavation.
DENSITY
The number of dwelling units per acre of land.
DEPARTMENT OF ENVIRONMENTAL PROTECTION (DEP)
The Pennsylvania Department of Environmental Protection or any successor agency or agencies.
DESIGNATED FLOODPLAIN AREAS
A relatively flat or low land area adjoining a river, stream or watercourse which is subject to partial or complete inundation in a one-hundred-year flood as designated in the Township Zoning Ordinance, as amended.[1]
DETENTION POND
An area in which surface water runoff is temporarily stored pending its release at a controlled rate.
DEVELOPER
Any landowner, agent of such landowner, or tenant with the permission of such landowner, who makes, or causes to be made, a subdivision of land or a land development or a mobile home park.
DEVELOPMENT
Any man-made change to improved or unimproved real estate, including, but not limited to, buildings or other structures, the placement of mobile homes, streets and other paving, utilities, mining, dredging, filling, grading, excavation or drilling operations and the subdivision of land, except farm dwellings and structures.
DEVELOPMENT PLAN
The provisions for development including a planned residential development, a plat of subdivision, and provisions relating to use, location and bulk of buildings and other structures, intensity of use or density of development, streets, ways and parking facilities, common open space and public facilities. The phrase "provisions of development plan" when used in this chapter shall mean the written and graphic materials referred to in this definition.
DRAINAGE
The removal of surface water or groundwater from land by drains, grading or other means and includes control of runoff to minimize erosion and sedimentation during and after construction or development.
DRAINAGE FACILITY
Any ditch, gutter, culvert, storm sewer or other structure designed, intended or constructed for the purpose of carrying, diverting or controlling surface water or groundwater.
DRAINAGE, POSITIVE
Clear, unobstructed flow of stormwater away from any building.
DRAINAGE RIGHT-OF-WAY
The lands required for the installation of stormwater sewers or drainage ditches or required along a natural stream or watercourse for preserving the channel and providing for the flow of water therein to safeguard the public against flood damage.
DRIVEWAY
A private vehicular passageway providing access between a street and a private parking area or private garage.
DWELLING
Any building designed or used as permanent living quarters for one or more families, but not including hotels, motels, lodging or boarding houses.
DWELLING, MULTIFAMILY
A residential building, or portion thereof, containing three or more dwelling units, including triplexes, fourplexes, garden apartments and townhouses.
EARTHMOVING PERMIT
Permit as required and set forth in the Township Grading Ordinance regarding excavation and fill.[2]
EASEMENT
A grant of limited use of private land for public or quasi-public purpose.
ENGINEER
A registered professional engineer in Pennsylvania designated by the Township.
ENGINEERING SPECIFICATIONS
The engineering criteria of the Township regulating the installation of any improvement or facility. In the absence of such Township engineering criteria, the applicable standards of the Westmoreland County Subdivision and Land Development Ordinance shall apply.
ENGINEER, TOWNSHIP
The registered professional engineer appointed by the Board of Supervisors of the Township of Allegheny, Westmoreland County, Pennsylvania.
EROSION
The removal of surface materials by the action of natural elements.
EXCAVATION/EARTHMOVING
Any act by which earth, sand, gravel, rock or any other similar material is dug into, cut, quarried, uncovered, removed, displaced, relocated or bulldozed. It shall include the conditions resulting therefrom.
EXISTING RESOURCES AND SITE ANALYSIS MAP (ERSA)
The key document in the conservation subdivision design process. Provides the developer and the Township with a comprehensive analysis of existing conditions both on the proposed development site and within 500 feet of the site, allowing them to make informed decisions on development design.
FEMA
Federal Emergency Management Agency.
FENCE
A fully exposed, freestanding barrier made of wire, wood, metal, masonry, or other material used as a screen or enclosure for a yard, field or other open space area. It includes a retaining wall less than 30 inches in height that functions to enclose an open space or yard; however, a retaining wall greater than 30 inches in height or a structural wall is not considered a fence.
FILING DATE
The date that an application is presented by the landowner and/or developer or his authorized representative to the Allegheny Township Manager.
FILING PLAT
A plat that is filed with the Allegheny Township Planning Commission and has been received and properly receipted by the Commission Secretary at a regular meeting.
FILL
Any act by which earth, sand, gravel, rock or any other material is placed, pushed, dumped, pulled, transported or moved to a new location above the natural surface of the ground or on top of the stripped surface. It shall include the conditions resulting therefrom. The difference in elevation between a point on the original ground and a designated point of higher elevation of the final grade. The material used to make fill.
FLAG LOT
See "lot, flag."
FLOODPLAIN
The area along a natural watercourse which may from time to time be overflowed by water therefrom, as defined by the FEMA maps.
FLOODWAY
The portion of the floodplain as defined by the Federal Emergency Management Agency that includes the watercourse channel and adjacent land areas which must be reserved to carry the one-hundred-year-recurrence-interval flood without cumulatively increasing that flood elevation more than one foot.
FLOODWAY FRINGE
The remainder of the floodplain, after the floodway has been determined. Generally, the slower velocity backwater area of the floodplain.
FORM B WAIVER
As defined by the PADEP or any subsequent agency.
FRONTAGE
The part of a lot which abuts a public or private street.
GARDEN APARTMENT
A multifamily residential building no more than three stories in height containing five or more dwelling units which share a common entrance to the outside, usually through a common corridor, and which dwelling units may have other dwelling units either above or below them.
GRADING
Excavation or fill or any combination thereof including conditions resulting from such activities.
GRADING AND DRAINAGE PLAN
A plan showing all existing ground features and proposed grading, including existing and proposed surface and subsurface drainage facilities, described by grades, contours and topography.
GREENWAY LAND
That portion of a lot that is set aside for the protection of sensitive natural features, agricultural land, scenic views and other unique features. Greenway land may be accessible to the residents of the development and/or the Township or it may contain areas of conservancy lots which are not accessible to the public or it may contain underground facilities for on-lot sewage systems.
GROUNDWATER RECHARGE
Replenishment of existing natural underground water supplies.
IMPERVIOUS SURFACE
A surface that prevents the percolation of water into the ground. Impervious surface includes, but is not limited to, any roof, parking or driveway areas, and any new streets and sidewalks. Any surface areas designed to initially be gravel or crushed stone shall be assumed to be impervious surfaces.
IMPROVEMENT BOND
A form of financial security provided to the Township for the completion of improvements in accordance with this chapter and the Pennsylvania Municipalities Planning Code, Section 509 et seq.,[3] and any amendments thereto.
IMPROVEMENTS
Those physical additions, installations and changes required to render land suitable for the use intended, including, but not limited to, grading, paving, curbing, streetlights and signs, fire hydrants, water mains, electric service, gas service, sanitary sewers, storm drains, sidewalks, crosswalks, driveways, culverts and street shade trees.
INTERIOR WALK
A right-of-way or easement for pedestrian use, extending from a street into a block or across a block to another street.
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. 
Development in accordance with Section 503(1.1) of the Municipalities Planning Code.[4]
LAND DEVELOPMENT PLAN
A plan prepared in accordance with the applications of the this chapter for approval of a land development.
LANDSCAPE ARCHITECT
A professional licensed as such in the Commonwealth of Pennsylvania.
LOT
A portion of a subdivision or other lot of land intended as a unit for transfer of ownership or for development, or both. In determining the area of a lot, no part of the right-of-way of a street, alley or crosswalk may be included.
LOT AREA
The area contained within the property lines of a lot of land as shown on a subdivision plan, excluding space within any street right-of-way, but including the area of any easement.
LOT, CORNER
A lot at the intersection of, and fronting on, two or more street rights-of-way.
LOT DEPTH
The mean horizontal distance between the front lot line and the rear lot line, measured midway between the side lot lines.
LOT, DOUBLE FRONTAGE
An interior lot which abuts streets in both the front and the rear.
LOT, FLAG
A lot surrounded by another lot or lots on all side and where access to such lot is by means of a narrow strip of lot or easement. The narrow strip of lot or easement shall be termed as the flagpole portion of the lot.
LOT, INTERIOR
A lot having side lot lines which do not abut on a street.
LOT MINIMUM WIDTH
The distance between the side lot lines measured at the building setback line.
LOT, NONCONFORMING
A lot of record at the time of the adoption of this chapter, which, by reason of area or dimension, does not conform to the requirements of this chapter.
LOT OF RECORD
Any lot which individually, or as part of a subdivision, has been recorded in the Office of the Recorder of Deeds of Westmoreland County.
LOT, REVERSE FRONTAGE
A lot extending between and having frontage on an arterial street and a local access street and with vehicular access solely from the latter.
MAINTENANCE GUARANTEE
Any security, other than cash, which may be accepted by the Township for the maintenance of any improvements required by this chapter.
MARKER
A metal stake placed to designate the boundary and corners of lots in the subdivision of land for the purpose of reference in land and property survey and to facilitate the sale of lots.
MOBILE HOME
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.
MOBILE HOME LOT
A lot of land in a mobile home park, improved with the necessary utility connections and other appurtenances necessary for the erection thereon of a single mobile home.
MOBILE HOME PARK
A lot, or contiguous lots of land, which has been so designated and improved that it contains two or more mobile home lots for the placement thereon of mobile homes.
MONUMENT
A concrete or stone object placed to designate boundary lines, corners or property and rights-of-way of streets and utilities for the purpose of reference in land and property survey.
MUNICIPAL AUTHORITY
A body politic and corporate created pursuant to the Act of May 2, 1945 (P.L. 382, No. 164), known as the "Municipality Authorities Act of 1945," or its successor, the Act of June 19, 2001 (P.L. 287, No. 22), 53 Pa.C.S.A. § 5601 et seq.
MUNICIPALITIES PLANNING CODE (MPC)
The Pennsylvania Municipalities Planning Code, Act 247 of 1968, 53 P.S. § 10101 et seq., as amended.
ONE-HUNDRED-YEAR FLOOD
A flood that, on the average, is likely to occur once every 100 years.
OPEN SPACE
Land and water areas retained for use as active or passive recreation areas or for resource protection in an essentially undeveloped state.
OWNER
The legal or beneficial owner or owners of land, including the holder of an option or contract to purchase (whether or not such option or contract is subject to any condition). A lessee if he is authorized under the lease to exercise the rights of the owner or other persons having a proprietary interest in the land, shall be deemed to be an owner for the purpose of this chapter.
PADEP
See "Department of Environmental Protection."
PENNDOT
The Pennsylvania Department of Transportation or any successor agency or agencies.
PERFORMANCE GUARANTEE
Any security which may be in lieu of a requirement that certain improvements be made prior to approval of a final subdivision or land development plan, including performance bonds, escrow agreements and other similar collateral or surety agreements.
PERSON
An individual, partnership, corporation or other legally recognized entity.
PHASE
A stage in a process of land development.
PLAN, FINAL
A complete and exact subdivision plan or land development plan prepared for official recording as required by statute to define property rights and proposed streets and other improvements.
PLANNED RESIDENTIAL DEVELOPMENT
A type of conservation subdivision in which mixed housing types (single-family residences, duplexes, garden apartments, etc.) are allowed in the same development.
PLANNING COMMISSION
The Allegheny Township Planning Commission, Westmoreland County, Pennsylvania.
PLAN, PRELIMINARY
A subdivision plan or land development plan in lesser detail than a final plan, showing proposed street and lot layout as a basis for consideration prior to preparation of a final plan.
PLAN, SKETCH
A diagrammatic illustration of initial thoughts about a conceptual layout for greenway lands, house sites and street alignments. Provides a basis for informal discussion between the applicant and the Planning Commission and the Board of Supervisors on conservation subdivision design. Based closely on the information in the existing resources and site analysis map, it is often prepared as an overlay placed on top of that map.
PLAN, SOIL EROSION AND SEDIMENTATION CONTROL
A plan for controlling erosion and sediment during construction which shall provide all steps, including scheduling, to assure erosion and sediment control during all phases of construction, including final stabilization.
PLAT
A preliminary or final map or plan of a subdivision or land development.
PRIME AGRICULTURAL LAND
Land used for agricultural purposes that contains soils of the first, second or third class as defined by the United States Department of Agriculture Natural Resource and Conservation Services County Soil Survey.
PUBLIC GROUNDS
Includes:
A. 
Parks, playgrounds, trails, paths and other recreational areas and other public areas;
B. 
Sites for schools, sewage treatment, refuse disposal and other publicly owned or operated facilities; and
C. 
Publicly owned or operated scenic and historic sites.
PUBLIC HEARING
A formal meeting held pursuant to public notice by the Board of Supervisors or Planning Commission intended to inform and obtain public comment prior to taking action, in accordance with this chapter.
PUBLIC MEETING
A forum held pursuant to notice under the Act of October 15, 1998, P.L. 729, No. 93 (65 Pa.C.S.A. § 701 et seq.), known as the "Sunshine Act."
PUBLIC NOTICE
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.
RATIONAL METHOD
An equation for measuring peak stormwater discharge from a particular watershed, relating rainfall intensity to a calculated rate of stormwater runoff.
RECREATION FACILITIES, ACTIVE
Includes, but is not limited to, basketball, volleyball and tennis courts; soccer and football fields; baseball diamonds; golf courses; swimming pools; tot lots and playgrounds.
RECREATION FACILITIES, PASSIVE
Includes, but is not limited to, jogging, equestrian, pedestrian and hiking trails; bicycle paths.
REGULATORY FLOOD ELEVATION
The one-hundred-year flood elevation plus a freeboard safety factor of 1 1/2 feet.
RESERVE STRIP
A narrow lot of ground having inadequate area for building purposes separating a street or a proposed street from other adjacent properties.
RESIDENTIAL AREA
R1, R2 and R3 areas, as defined by the Allegheny Township Zoning Ordinance.[5]
RESIDENT PROPERTY OWNER
Any individual owning real estate in his own or joint names and maintaining a voting address in the Township, within 1,000 feet of the proposed subdivision.
RESUBDIVISION
Any subdivision or transfer of land, laid out on a plan which has been approved by the Township, which changes or proposes to change property lines and/or public right-of-way not in strict accordance with the approved plan.
RIDGELINE
The line of highest ground separating two adjacent streams or watersheds.
RIGHT-OF-WAY
Land legally dedicated for public purposes, including, but not limited to, a street, alley, interior walk, trail, railroad, electric transmission line, oil or gas pipeline, water main, sanitary or storm sewer main, or shade trees.
RUNOFF
The surface water discharge or rate of discharge of a given watershed after a fall of rain or snow that does not enter the soil, but flows over surface of the land.
SEDIMENTATION
The process by which mineral or organic matter is accumulated or deposited by moving wind, water or gravity. Once this matter is deposited or remains suspended in water it is usually referred to as "sediment."
SEO
See "Sewage Enforcement Officer."
SEPTIC TANK
A watertight tank in which raw sewage is broken down into solid, liquid and gaseous phases to facilitate further treatment and final disposal.
SETBACK (BUILDING SETBACK LINE)
The line within a property defining the required minimum distance between any the face of any building or structure and the ultimate adjacent right-of-way or lot line. Signs, fences, walls, uncovered steps, stoops, or ramps for the accessibility of persons with disabilities are exempt from setback requirements.
SEWAGE DISPOSAL SYSTEM, ON-SITE
A system of piping tanks or other facilities serving a lot and collecting and disposing of sewage in whole or in part into the soil.
SEWAGE DISPOSAL SYSTEM, PUBLIC
A sanitary sewage collection method in which sewage is carried from the site by a system of pipes to a central treatment and disposal plant.
SEWAGE ENFORCEMENT OFFICER (SEO)
The official of the local agency who issues and reviews permit applications and conducts such investigations and inspections as are necessary to implement Act 537[6] and the rules and regulations promulgated thereunder.
SHOULDER
The portion of a roadway (cartway) between the curb or gutter and the travel way intended for emergency and parking use.
SIGHT DISTANCE
The extent of unobstructed vision in a horizontal or vertical plane along a street, as defined in § 223-24.
SITE CONTEXT MAP
A map showing the location of a proposed conservation subdivision within its neighborhood context; shows the relationship of the subject property to natural and man-made features existing within 1,000 feet of the site.
SITE PLAN
A scaled graphical depiction of the proposed development of a lot, parcel or tract of land describing all covenants assigned as well as accurately depicting the use, location, and bulk of all buildings and structures, intensity of use or density of development, streets, driveways, rights-of-way, easements, parking facilities, topography, open space, public facilities and utilities, setbacks, height of buildings and structures, architectural characteristics and materials and other such data necessary for municipal officials to determine compliance with this chapter and appropriate provisions of other such ordinances, as they may apply.
SLOPE
The face of an embankment of a cut section; any ground whose surface makes an angle with the plane of the horizon. Slopes are usually expressed in a percentage based upon vertical difference in feet per 100 feet of horizontal distance.
SLOPES, STEEP
Slopes greater than or equal to 15%, but less than 25%.
SLOPES, VERY STEEP
Slopes greater than or equal to 25%.
SOIL PERCOLATION TEST
A field test conducted to determine the absorption capacity of soil to a specified depth in a given location for the purpose of determining suitability of soil for on-site sewage disposal.
SOLICITOR
The Municipal Solicitor for the Township of Allegheny, Westmoreland County, Pennsylvania.
STORM SEWER
Pipes, open channels, and other conveyances intended to carry stormwater to a watercourse or water treatment facility.
STORMWATER
The total amount of precipitation reaching the ground surface.
STORMWATER DETENTION POND
See "detention pond."
STORMWATER RUNOFF
Water from rains falling within a tributary drainage basin, flowing over the surface of the ground or collected in channels, watercourses or conduits.
STREET
Includes street, avenue, boulevard, road, highway, freeway, parkway, lane, alley, viaduct, cul-de-sac or any other ways used or intended to be used by vehicular traffic or pedestrians, whether public or private.
A. 
Those serving large volumes of comparatively high-speed and long-distance traffic and include facilities classified as main and secondary highways by the Pennsylvania Department of Transportation.
B. 
Those which, in addition to giving access to abutting properties, intercept local access streets and provide routes to community facilities and to arterial streets.
C. 
A street generally parallel and adjacent to a property line having a lesser right-of-way width than normally required for satisfactory improvements and use of the street.
D. 
Those used primarily to provide access to abutting properties.
E. 
Minor streets, parallel and adjacent to arterial streets, providing access to abutting properties and control of intersections with the arterial street.
F. 
Streets serving three or more lots which are not public, including but not limited to streets maintained by private agreements, by private owners or for which no maintenance responsibility has been established; and including all private driveway access easements or rights-of-way for access. Private streets serving fewer than three lots shall be defined as "driveways."
G. 
Streets ordained or maintained or dedicated and accepted by a municipality, the county, the state or the federal governments and open to public use.
STRUCTURE
Any man-made object having an ascertainable stationary location on or in land or water, whether or not affixed to the land. Structures which shall be subject to the regulations of this chapter shall include: buildings, towers, antennas, fences, decks, gazebos, pavilions, swimming pools, tennis courts, garages, and storage sheds. Structures which shall not be subject to the regulations of this chapter shall include: flagpoles, mailboxes, driveways, walkways, patios, residential composting facilities and similar structures which are decorative or are not used for human occupancy, storage of goods or other recreational activity.
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 devisees, transfer of ownership or building or lot development; provided, however, that the subdivision by lease of land for agricultural purposes into parcels of more than 10 acres, not involving any new street or easement of access or any residential dwelling, shall be exempted. Also see "resubdivision."
SUBDIVISION, MAJOR
The subdivision of land into more than four residential lots within a continuous period of five years; or a subdivision of land into two or more lots involving public improvements; or any land development other than single-family homes and their accessory uses.
SUBDIVISION, MINOR
The subdivision of land into two to four lots with no public improvements and no land development other than single-family homes (and their accessory uses).
SUBDIVISION, SIMPLE
The subdivision of land into two lots for agricultural, open space or green space purposes only. The subdivision shall not include public improvements or land development; includes revision, correction or creation of easements; lot line revisions or corrections; or consolidation of two or more lots into one lot.
SUBMISSION DATE
The date of the next regularly scheduled Planning Commission meeting following the date that the application is filed with the Township Manager, or the 30th day following the day that the application was filed, which ever occurs sooner. (See "filing date.")
SUBSTANTIALLY COMPLETED
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.
SUPERVISORS
The Board of Supervisors of the Township of Allegheny, Westmoreland County, Pennsylvania.
SURVEYOR
A licensed surveyor registered by the Commonwealth of Pennsylvania.
SWALE
A low-lying stretch of land characterized as a depression used to carry surface water runoff.
TOPSOIL
Surface soils and subsurface soils which normally are fertile soils and soil material, ordinarily rich in organic matter of humus debris. Topsoil is usually found in the uppermost layer called the "A Horizon."
TOWNHOUSE
A multifamily residential building no more than 2 1/2 stories in height which contains at least three, but no more than eight, dwelling units, each of which is separated from the adjoining unit or units by a continuous, unpierced vertical wall extending from the basement to the roof, each unit having independent access directly to the outside and having no other units above or below.
TOWNSHIP
The Township of Allegheny, Westmoreland County, Pennsylvania.
UNDEVELOPED LAND
Any lot, tract or parcel of land which has not been graded or in any other manner prepared for the construction of a building or other improvement.
UNDUE HARDSHIP
Circumstance where special conditions, which were not self-created, affect a particular property and make strict conformity with the restrictions governing area, setbacks, minimum frontage, height or density unnecessarily burdensome or unreasonable in light of the purposes of this chapter.
UNIT
A part of the property, structure or building designed or intended for any type of independent use, which has direct exit to a public street or way or to an easement or right-of-way leading to a public street or way and includes a proportionate undivided interest in the common elements which is assigned to the property, structure or building.
UTILITIES
All lines and facilities related to the provision, distribution, collection, transmission, or disposal of water, storm and sanitary sewage, oil, gas, power, information, telecommunications and telephone cable, and includes facilities for generation of electricity.
VARIANCE
A departure from the strict letter of this chapter as it applies to a specific property as authorized by the Zoning Hearing Board in accordance with the terms of this chapter and the Pennsylvania Municipalities Planning Code.
VIEWSHED
The area of land or water visible from a fixed vantage point.
WATERCOURSE
A stream of water, river, brook, creek or a channel or ditch for water, whether natural or man-made.
WATERCOURSE, NATURAL
A stream usually flowing in a definite channel and discharging into some other stream or body of water and is not intended to include surface water conveyed from a higher to a lower level for limited periods during the melting of snow or during or soon after the fall of rain through hollows or ravines which at other times are dry.
WATER FACILITY
Any water works, water supply works, water distribution system or part thereof designed, intended or constructed to provide or distribute potable water.
WATER QUALITY REQUIREMENTS
As defined under state regulations, protection of designated and existing uses. (See 25 Pa. Code Chapters 93 and 96.)
A. 
Each stream segment in Pennsylvania has a designated use, such as "cold water fishery" or "potable water supply," which is listed in Chapter 93. These uses must be protected and maintained under state regulations.
B. 
"Existing uses" are those attained as of November 1975, regardless whether they have been designated in Chapter 93. Land development must be designed to protect and maintain existing uses and maintain the level of water quality necessary to protect those uses in all streams, and to protect and maintain water quality in special protection streams.
C. 
Water quality involves the chemical, biological and physical characteristics of surface water bodies. After land development these characteristics can be impacted by addition of pollutants, such as sediment, and changes in habitat through increased flow volumes and/or rates. Therefore, discharges to surface waters must be designed and managed to protect the stream bank, streambed and structural integrity of the waterway, to prevent these impacts.
WATERSHED
Region or area bounded peripherally by water parting and draining to a particular watercourse or body of water.
WATERS OF THE COMMONWEALTH
Any and all rivers, streams, creeks, rivulets, impoundments, ditches, watercourses, storm sewers, lakes, dammed water, wetlands, ponds, springs, and all other bodies or channels of conveyance of surface and underground water, or parts thereof, whether natural or artificial, within or on the boundaries of this commonwealth (Pennsylvania).
WATER SURVEY
An inventory of the source, quantity, yield and use of groundwater and surface water resources within the Township.
WOODLANDS
Land having a cover of trees and shrubs; a predominantly contiguous forested area.
YARD
A required open space located on a lot which is unobstructed by any portion of a principal structure other than certain projections expressly permitted by this chapter.
YIELD PLAN
A graphic way of determining the amount of buildable land in a lot. A yield plan is a conceptual but realistic layout of a lot showing a standard (nonconservation) development pattern that could reasonably be expected to be implemented, taking into account the constraining factors on the land. The number of dwelling units on the yield plan is then used to determine the number of dwelling units permitted in a conservation subdivision built on that same land.
ZONING OFFICER
The designated official or an authorized representative appointed by the Supervisors whose duty it shall be to administer the Allegheny Township Zoning Ordinance.[7]
ZONING ORDINANCE
The zoning laws of Allegheny Township adopted by virtue of the authority granted to the Township by the Commonwealth of Pennsylvania Municipalities Planning Code, Act 247 of 1968, as amended by Act 170 of 1998 (53 P.S. § 10101 et seq., as may be amended from time to time).[8]
[1]
Editor's Note: See Ch. 250, Zoning.
[2]
Editor's Note: See Ch. 107, Excavations.
[3]
Editor's Note: See 53 P.S. § 10509 et seq.
[4]
Editor's Note: See 53 P.S. § 10503, Subdivision (1.1).
[5]
Editor's Note: See Ch. 250, Zoning.
[6]
Editor's Note: See 35 P.S. § 750.1 et seq.
[7]
Editor's Note: See Ch. 250, Zoning.
[8]
Editor's Note: See Ch. 250, Zoning.