[Ord. No. 2010-09, 8/4/2010]
Shrewsbury Township Zoning Ordinance, as amended (Chapter 27).
Pennsylvania Municipalities Planning Code, Act of 1968, P.L. 805, No. 247, as reenacted and amended, Section 107, Definitions.
Pennsylvania Sewage Facilities Act, P.L. 1535 (Act 537 of 1966, as amended).
[Ord. No. 2010-09, 8/4/2010]
Word Usage. Presume that all words and phrases are used in their ordinary context unless such word or phrase is defined or interpreted differently within this Part.
Language Interpretation. In this chapter, when not inconsistent with the context:
Words in the present tense imply also the future tense.
The singular includes the plural.
The male gender includes the female gender.
The word "person" includes a partnership or corporation, trust or association, as well as an individual.
The term "shall" or "must" is always mandatory; "may" is always permissive.
The word "building" shall be construed as if followed by the words "or part thereof."
The word "street" includes roads, avenues, highways, and lanes.
The word "watercourse" includes drains, ditches, creeks and streams.
[Ord. No. 2010-09, 8/4/2010]
As used in this chapter, the following terms shall have the meanings indicated:
- A driveway, street or other means of passage of vehicles between the highway and abutting property, including an acceleration lane and a deceleration lane and such drainage structures as may be necessary for the proper construction and maintenance thereof.
- ACCESS DRIVE
- A private, minor vehicular right-of-way, other than a street or driveway, providing access from a public or private street to a parking area within a lot.
- Any person, other than the subdivider or landowner of a lot, who, acting for the subdivider, submits to the Planning Commission and Township Board of Supervisors subdivision or land development plans for the purpose of obtaining approval thereof.
- A permanent service way providing a secondary means of access to a lot or lots.
- Any landowner, developer, subdivider, or lessee or his authorized agent who submits plans, data and/or applications to the Zoning Officer or other designated Township official for obtaining approval thereof.
- Every application required to be filed and approved prior to the 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 land development plan.
- BIORETENTION SYSTEMS
- Stormwater best management practices (BMPs) that use filtration to treat stormwater runoff. These systems use vegetation, such as trees, shrubs, and grasses, to remove pollutants from stormwater runoff.
- An area 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, to include, but not be 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 Shrewsbury Township Board of Supervisors.
- A certificate of debt issued by a corporation to the Township guaranteeing payment of the original investment plus interest to cover the cost of proposed public improvements to be dedicated to the Township by a certain date. A bond is considered financial security.
- A. An agreement executed by a subdivider and a bonding company authorized to do business in the Commonwealth of Pennsylvania, guaranteeing the completion of physical improvements to Shrewsbury Township by the subdivider.
- B. A certificate of debt issued by a corporation guaranteeing payment of the original investment plus interest to cover 110% of the estimated cost of proposed public improvements associated with an approved development.
- C. A financial guarantee to the Township for the timely installation and proper construction of public improvements.
- A. An agreement by a subdivider and a bonding company authorized to do business in the Commonwealth of Pennsylvania, guaranteeing the maintenance of completed physical improvements dedicated to Shrewsbury Township by the subdivider.
- B. A certificate of debt issued by a corporation guaranteeing payment of the cost of maintenance of public improvements dedicated to the Township for a certain time frame or of private improvements required as part of the approved development.
- C. A financial guarantee to the Township for satisfactory function or operation of the structure or facility for a specified time frame.
- BUFFER or BUFFER AREA
- A naturally vegetated area or revegetated area established or managed to protect structures, aquatic resources, wetlands, floodplains and terrestrial environments.
- A structure having a roof that is used for the shelter or enclosure of persons, animals or chattels. The word "building" shall include any part thereof.
- BUILDING ENVELOPE
- The area of the lot that allows building development to occur. The building envelope shall not include the area of any required setbacks (except for driveways which cross yards), buffer yards, floodplains, or critical environmental areas as defined herein.
- BUILDING LINE (BUILDING SETBACK LINE)
- A line within and across a lot defining the required minimum yard between any structure and any adjacent street line.
- The standard measure of tree size for trees to be newly planted. The measurement is taken six inches above the ground for trees four inches in diameter or less and 12 inches above the ground for trees over four inches in diameter. For trees greater than 12 inches in diameter, the trunk is measured at breast height (diameter at breast height or DBH), which is 4 1/2 feet above the ground.
- The surface of a street or alley available for vehicular traffic; or the area between curbs.
- A natural or artificial watercourse with a definite bed and banks which confine and conduct continuously or periodically flowing water. Channels include, but shall not be limited to, natural and man-made drainageways, swales, streams, ditches, canals, and watercourses.
- CLEAR SIGHT TRIANGLE
- An area of unobstructed vision at all street and driveway intersections. It is defined by lines of sight between points at a given distance from the intersection of the street lines.
- The Shrewsbury Township Planning Commission.
- COMMON OPEN SPACE
- 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.
- COMPREHENSIVE PLAN
- The Southern York County Regional Comprehensive Plan; the complete plan for the protection of sensitive environmental systems, natural resources, man-made features, continuing development and redevelopment of the Township of Shrewsbury as recommended by the Planning Commission and currently adopted by the Board of Supervisors.
- CONSTRUCTION AND MATERIAL SPECIFICATION MANUAL FOR SUBDIVISIONS AND LAND DEVELOPMENTS
- This Construction and Material Specifications Manual for Subdivisions and Land Developments ("the Manual") is associated with this chapter but separately adopted by the Board of Supervisors. The standards and requirements contained in the Manual shall apply as minimum design standards for subdivision and/or land development in the Township. In the event that any provision of this chapter or any other ordinance, resolution or specification of the Township is in conflict with the Manual, the requirements of the Manual shall prevail.
- CRITICAL ENVIRONMENTAL AREAS (CEAs)
- Lakes, ponds, watercourses, springs, seeps, one-hundred-year floodplains, wetlands, steep slopes (25% or greater), and buffer areas identified and delineated pursuant to Part 13 of the Zoning Ordinance and the Township's Comprehensive Plan.
- CROSSWALK or PEDESTRIAN INTERIOR WALKWAY
- A right-of-way or easement for pedestrian travel across or within a block.
- A local or minor street intersecting another street at one end and terminating at the other in a vehicular turnaround.
- A structure with appurtenances, including, but not limited to, headwall(s), wing walls, bank stabilization measures, riprap, gabions, etc., which carries a watercourse under or through an embankment or fill.
- The raised edge of a pavement to confine surface water to the pavement and to protect the abutting land from vehicular traffic.
- Diameter at breast height; diameter of a tree at breast height, or 4 1/2 feet.
- The deliberate appropriation of land by its owner for general public use.
- DEP or DEPARTMENT OF ENVIRONMENTAL PROTECTION
- The Department of Environmental Protection of the Commonwealth of Pennsylvania or any agency successor thereto.
- DESIGN STORM
- The magnitude of precipitation from a storm event, measured in probability of occurrence (e.g., ten-year storm) and duration (e.g., 24 hours), used in computing stormwater management control systems.
- DETENTION BASIN
- A vegetative basin designed to drain completely after storing runoff only for a given storm event and releasing it at a predetermined rate; also known as a "dry pond."
- 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.
- 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, filling, grading, excavation, mining, dredging, or drilling operations and the subdivision of land.
- DEVELOPMENT PLAN
- The provisions for development, including a planned residential development, a plat of subdivision and/or land development, 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. A development plan is also referred to as a "land development plan" and a "subdivision plan."
- DRAINAGE FACILITY
- Any ditch, gutter, pipe, culvert, storm sewer or other structure designed, intended, or constructed for the purpose of diverting surface waters from or carrying surface waters off streets, public rights-of-way, parks, recreational areas, or any part of any subdivision or contiguous land areas.
- DRIPLINE or TREE PROTECTION ZONE
- An undisturbed area measured 15 feet from the outside edge of tree canopies of a cluster or grove of trees.
- A minor vehicular right-of-way, paved or unpaved, providing access between a street and a parking area or garage within a lot or property. This is also referred to as an "access drive."
- DWELLING UNIT
- A building, or portion thereof, that provides complete housekeeping facilities for one family.
- EARTH DISTURBANCE
- A construction or other human activity which disturbs the surface of the land, including, but not limited to, clearing and grubbing, grading, excavations, embankments, land development, agricultural plowing or tilling, timber harvesting activities, road maintenance activities, mineral extraction, and the moving, depositing, stockpiling, or storing of soil, rock or earth materials.
- A grant of one or more of the property rights by the property owner to, and/or for, use by the public, a corporation, or other person in equity, which is subordinate to, but not inconsistent with, the owner's general property rights.
- A professional engineer licensed as such in the Commonwealth of Pennsylvania.
- ENVIRONMENTAL IMPACT ASSESSMENT
- A detailed report of the impact that a development proposal may have on the environment, including methods and techniques for mitigating any potentially adverse consequences of said development.
- The United States Environmental Protection Agency.
- The process by which the land surface is worn away by the action of wind, water, ice and gravity.
- EROSION AND SEDIMENT POLLUTION CONTROL PLAN (E&SPC)
- A plan which is designed to minimize accelerated erosion and sedimentation pursuant to 25 Pa. Code, Chapter 102.
- FILTERING SYSTEMS
- A diverse group of techniques used for treating the quality of stormwater management runoff.
- FINANCIAL SECURITY
- A financial guarantee by the developer/owner to the Township for the cost of proposed improvements and common amenities related to land development activities, to include, but not be limited to, roads, stormwater detention and/or retention basins and other related drainage facilities, recreational facilities, open space improvements, or buffer or screen plantings. Acceptable financial security includes bonds, irrevocable letters of credit, or restrictive or escrow accounts with a bonding company or federal or commonwealth-chartered lending institution authorized to conduct such business within the commonwealth. See also "bond."
- A temporary inundation of normally dry land areas.
- A relatively flat or low land area that is subject to partial or complete inundation from an adjoining or nearby watercourse; and/or any area subject to the unusual and rapid accumulation of surface waters from any source.
- FLOODPLAIN (ONE-HUNDRED-YEAR)
- The area adjoining a river, stream, or other watercourse that will be covered by water during a one-hundred-year flood, where a one-hundred-year flood is the flood having a one-percent chance of being equaled or exceeded in magnitude in any given year. The one-hundred-year floodplain is calculated using statistics, probability, and hydrologic modeling based on actual historical rainfall data and measurements of watercourse channel cross sections. The Federal Emergency Management Agency (FEMA) has developed maps of one-hundred-year floodplains for most watercourses based on these calculations. The Natural Resources Conservation Service, USDA, has prepared soil maps delineating areas of alluvial soils.
- FLOOR AREA, GROSS
- The sum of the gross horizontal areas of the several floors of a building or structure from the exterior face of exterior walls, or from the center line of a wall separating two buildings, but excluding any space where the floor-to-ceiling height is less than six feet.
- A biological community dominated by trees and other woody plants.
- The horizontal or curvilinear distance along the street line upon which a lot abuts.
- GOVERNING BODY
- The Board of Supervisors of Shrewsbury Township.
- The degree of rise or descent of a sloping surface. A slope, usually of a road, channel or natural ground, is specified in percent and shown on plans as specified herein.
- The changing of the natural topography through cutting or filling by more than one foot in elevation over an area exceeding 1,000 square feet, or in which the natural drainage pattern of a lot is altered.
- GROUNDWATER RECHARGE
- Replenishment of existing natural underground water supplies.
- That portion of a right-of-way carrying surface drainage.
- A peculiar condition or conditions pertaining to the land subject to subdivision or land development for which a subdivider or developer may request a modification or waiver.
- HIGHWAY OCCUPANCY PERMIT (HOP)
- A permit issued by a district office pursuant to Title 67, Transportation, of the Commonwealth of Pennsylvania, Chapter 441, Access to and Occupancy of Highways by Driveways and Local Roads.
- IMPERVIOUS SURFACE
- Those surfaces that do not readily absorb rain. All buildings, structures, parking areas, driveways, roads, sidewalks and any areas in concrete, asphalt, and placed stone shall be considered impervious surfaces within this definition. In addition, other areas determined by the Township Engineer to be impervious within the meaning of this definition will also be classified as impervious.
- Pavements, curbs, gutters, sidewalks, water mains, sanitary sewers, utilities, storm sewers, grading, street signs and plantings, and other items for the welfare of the property owners and the public.
- INFILTRATION STRUCTURES
- A structure designed to direct runoff into the ground (e.g., french drains, seepage pits, seepage trench, etc.).
- INVASIVE PLANTS
- A species of plant that has become a weed pest; a plant which grows aggressively, spreads, and displaces other plants.
- 1. 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; or
- (3) A subdivision of land.
- 2. Land development shall not include:
- A. The conversion of an existing single-family detached dwelling or single-family semidetached dwelling into not more than three residential units, unless such units are intended to be a condominium.
- B. The addition of an accessory building, including farm buildings, on a lot or lots subordinate to an existing principal building.
- C. The addition or conversion of buildings or rides within the confines of an enterprise which would be considered an amusement park. For 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 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 if he is authorized under the lease to exercise the rights of the landowner, or other person having a proprietary interest in land.
- Shall include, but not be limited to, grass and other plantings such as trees, shrubs and bushes.
- LEAF LITTER
- The fallen leaves that form the natural floor for woodland.
- LOCATION MAP
- A map showing the site with relation to adjoining areas.
- 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.
- LOT AREA
- The area contained within the property lines of the individual parcels of land as shown on a subdivision plan, including any area within a street right-of-way, and including the area of any easement.
- MOBILE (MANUFACTURED) HOME
- A transportable single-family dwelling intended for permanent occupancy, contained in one 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 assembly operations, and constructed so that it may be used without a permanent foundation. This definition does not include manufactured homes (modular) designed for a permanent foundation.
- 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."
- MUNICIPALITIES PLANNING CODE (MPC)
- The Pennsylvania Municipalities Planning Code, Act of July 31, 1968, P.L. 805, No. 247, as amended and reenacted.
- Shrewsbury Township.
- NATIVE PLANT
- Plants which occurred within Pennsylvania or the Middle Atlantic States before settlement by Europeans.
- NONMUNICIPAL PUBLIC WATER SYSTEM
- A water supply system receiving its supply from a source that is owned, operated and controlled by a private entity and approved and permitted by the Pennsylvania Department of Environmental Protection (DEP) and regulated by the Pennsylvania Public Utilities Commission (PUC).
- An individual on-lot sewage disposal system.
- ON-SITE STORMWATER MANAGEMENT
- The control of runoff to allow water falling on a given site to be absorbed or detained on site to the extent that, after development, the peak rate of discharge leaving the site is no greater than if the site had remained undeveloped.
- The uppermost canopies of leafed limbs of woodland. Examples of trees that meet this description include black walnut, red oak, black oak, hickory, white oak, chestnut oak, red maple, black gum, and black cherry. See "understory."
- The owner of record of a lot or parcel of land.
- OWNERSHIP AND MAINTENANCE AGREEMENT
- A private agreement suitable for recording in the York County Recorder of Deeds' office shall be prepared, properly executed, and recorded with the final subdivision or land development plan and shall run with the land and shall clearly identify the individual or entity responsible for the ownership and maintenance of nondedicated improvements. Said agreement shall be reviewed and approved by the Shrewsbury Township Board of Supervisors and Township Solicitor and, at a minimum, shall stipulate the following:
- 1. That the owners, an association of property owners, successors and assigns shall keep all improvements in a safe and attractive manner and the owner shall convey to the Township easements and/or rights-of-way to ensure access for periodic inspections by the Township and maintenance, if required.
- 2. That if the owners, association of property owners, successors and assigns fail to maintain the improvements following due notice by the Township to correct the problems, the Township may perform the necessary work or corrective action. The owners or association of property owners shall reimburse the Township for these services. The Township shall have the authority to assert a judgment lien against the said owners or association of property owners for failure to make said reimbursement(s).
- A lot or contiguous group of lots in single ownership or under single control and usually considered a unit for purposes of development.
- PEAK DISCHARGE
- The maximum rate of stormwater runoff from a specific storm event.
- PENNDOT or DEPARTMENT OF TRANSPORTATION
- The Department of Transportation of the Commonwealth of Pennsylvania or any agency successor thereof.
- PERCOLATION TEST
- A test designed to determine the ability of the ground to absorb water and used to determine the suitability of soil for drainage or for septic system use.
- The map or plan of a subdivision or land development, whether preliminary or final.
- PLANNING MODULE
- A revision to the Township's Official Sewage Facilities Plan (a plan pursuant to the Pennsylvania Sewage Facilities Act, Act of January 24, 1966, P.L. (1965) 1535, No. 537 as amended, 35 P.S. § 750.1 et seq.) in connection with the request for approval of a subdivision or land development in accordance with DEP regulations.
- When used in connection with natural and historic resources, shall include means to conserve or safeguard these resources from wasteful or destructive use, but shall not be interpreted to authorize the unreasonable restriction of forestry, mining or other lawful uses of natural resources.
- PROTECTED PARKING LANE
- On-street parking areas which utilize curb extensions (also called "bulbouts") to narrow the overall street width and delineate the starting and ending points of the parking lane, and may also include mid-block curb.
- PUBLIC HEARING
- A formal meeting held pursuant to public notice by the governing body or planning agency, intended to inform and obtain public comment prior to taking action in accordance with the Pennsylvania Municipalities Planning Code, Act 247, as amended.
- PUBLIC MEETING
- A forum held pursuant to notice under the Act of July 3, 1986 (P.L. 388, No. 84, as amended), known as the "Sunshine Act."
- PUBLIC NOTICE
- Notice published once each week for two successive weeks in a newspaper of general circulation in the municipality. Such notice shall state the time and place of the hearing and the particular nature of the matter to be considered at the hearing. The first publication shall not be more than 30 days and the second publication shall not be less than seven days from the date of the hearing.
- PUBLIC WATER SYSTEM
- A water supply system receiving its supply from other than the proposed development site and which is owned, operated or controlled by the Township or by a municipal authority, and approved and permitted by the Pennsylvania Department of Environmental Protection (DEP).
- RESERVE STRIP
- A parcel of land separating a street from adjacent properties, while not being used or capable of being used as a building lot, open space, recreation area, or for legitimate environmental protection purposes.
- RETENTION BASIN
- An impoundment in which stormwater is stored and not released during the storm event. Stored water may be released from the basin at some time after the end of the storm.
- That portion of a highway improved, designed, or ordinarily used for vehicular travel, exclusive of the sidewalk or shoulder.
- Any part of precipitation that flows over the land surface.
- Soils or other superficial materials transported or deposited by the action of wind, water, ice or gravity as a product of erosion.
- SEDIMENT BASIN
- A barrier, dam, retention or detention basin located and designed to retain rock, sand, gravel, silt or other materials transported by water.
- An area where groundwater slowly oozes to the surface.
- SEEPAGE PIT/SEEPAGE TRENCH
- An area of excavated earth and fabric filled with loose stone or similar coarse material, including a cleanout, into which surface water is directed for infiltration into the ground.
- Any substance that contains any of the waste products or excrement or other discharge from the bodies of human beings or animals and any noxious or deleterious substances being harmful or inimical to the public health, or to animal or aquatic life, or to the use of water for domestic water supply or for recreation, or which constitutes pollution under the Act of June 22, 1937 (P.L. 1987, No. 94), known as the "Clean Streams Law," as amended.
- SEWAGE FACILITIES
- A system of sewage collection, conveyance, treatment and disposal which will prevent the discharge of untreated or inadequately treated sewage or other waste into waters of this commonwealth or otherwise provide for the safe and sanitary treatment and disposal of sewage or other waste. The term includes:
- SEWAGE RESERVE AREA
- A protected area set aside to provide for a new drainage field should the primary on-lot septic system fail.
- Any pipe or conduit used to collect and carry sewage or stormwater runoff from the generating source to treatment plants or receiving streams.
- An improved walkway, continuous for a reasonable distance and an integral part of the roadway, constructed solely for use by pedestrians.
- SIGHT DISTANCE
- The length of street, measured along the center line, which is continuously visible from any point 3 1/2 feet above the center line.
- The degree of deviation of a surface from the horizontal, usually expressed in percent or degrees. See "grade."
- All unconsolidated mineral and organic material of whatever origin that overlies bedrock and can be readily excavated.
- SPECIMEN TREE
- A tree that represents outstanding or dominant qualities for a particular species.
- STABILIZED BASE
- A stone base of not less than 3/4 inch mixed with asphalt.
- STEEP SLOPES
- Areas where the average slope is 25% or greater.
- The total amount of precipitation reaching the ground surface.
- STORMWATER MANAGEMENT
- A program of controls and measures, including BMPs, designed to regulate the quantity and quality of stormwater runoff from a development while promoting the protection and conservation of groundwater and groundwater recharge.
- STORMWATER MANAGEMENT FACILITY
- Any structure, natural or man-made, that, due to its condition, design, or construction, conveys, stores, or otherwise affects stormwater runoff. Typical stormwater management facilities include, but are not limited to, detention and retention basins, open channels, storm sewers, pipes and infiltration structures.
- A strip of land, including the entire right-of-way, intended primarily as a means of vehicular and pedestrian travel. Street includes avenue, boulevard, road, highway, freeway, parkway, lane, alley, viaduct and any other ways used or intended to be used by vehicular traffic or pedestrians, whether public or private. Streets are further classified as follows:
- Any man-made object having an ascertainable stationary location on or in land or water, whether or not affixed to the land.
- Any person, firm, partnership or corporation who subdivides land deemed as a subdivision as defined by this chapter, said person, firm or corporation acting as owner or authorized agent of the landowner.
- 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.
- A. Any subdivision in which no public street is constructed or is required to be widened; no other completion of public improvement or guarantee thereof is required other than individual on-lot stormwater management systems; no earthmoving activities will take place except those incidental to construction of a single-family dwelling on each lot; and no more than five lots are created.
- B. Any land development which proposes no more than one commercial, industrial or intensive livestock structure.
- SUBDIVISION REVIEW COMMITTEE
- A committee of Township staff, including, but not limited to, the Township Engineer and Township Zoning Officer, to discuss and review the applicability of the provisions of this chapter with a prospective applicant for subdivision and/or land development.
- The layer of soil between the topsoil and bedrock.
- 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 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 professional surveyor licensed as such in the Commonwealth of Pennsylvania.
- A low-lying stretch of land which gathers or carries surface water runoff.
- Surface soil, including the organic layer in which plants have most of their roots.
- Shrewsbury Township, York County, Pennsylvania, as represented by the Board of Township Supervisors, or their duly authorized agent.
- TOWNSHIP ENGINEER
- A professional engineer licensed as such in the Commonwealth of Pennsylvania, duly appointed as the Engineer for the Township.
- All contiguous land owned by the same landowner and all land owned by the same landowner that is contiguous except for the presence of public or private roads and/or the presence of lots or parcels subdivided from the original tract since November 10, 1976.
- TRAFFIC IMPACT ASSESSMENT
- Traffic or transportation planning analyses of the proposed development on the transportation network in order to identify both on-site and off-site roadway and intersection improvements necessary to adequately and safely accommodate the proposed development. The study analysis must be prepared by an engineer licensed by the commonwealth or otherwise educated and experienced to perform traffic or transportation planning analysis dealing with planning, geometric design and traffic operations of highways, roads and streets, their networks and related topics. This analysis is support documentation for a preliminary plan, and all recommended on-site improvements shall be reflected on said plan.
- TREE CANOPY
- The coverage of the ground by the uppermost leafed limbs of trees.
- TREE PRESERVATION AREA
- All wooded areas, tree clusters and individual, isolated trees located outside of the designated building envelope. This area is maintained in leaf litter or the natural forest floor rather than converted to lawns, gardens or regraded, filled or otherwise altered or disturbed.
- The canopy of leafed limbs formed under the overstory. Trees that often meet this description include sassafras, dogwood, and serviceberry. See "overstory."
- Any activity carried on or intended to be carried on in a building or other structure or on a lot.
- WASTEWATER TREATMENT FACILITY
- A system of piping and appurtenances, whether municipally or privately owned, designed for the collection and transmission of liquid- and water-carried wastes from residences, commercial buildings, industrial plants and institutions to a central wastewater treatment plant for treatment and discharge. This does not include septic tanks.
- WATER SUPPLY FACILITY
- Water flowing within a stream, channel, ditch, conduit, gully or ravine, which is either naturally or artificially created and contains an intermittent or perennial base flow of groundwater origin.
- Any natural or artificial stream, including, but not limited to, a river, creek, ditch, channel, conduit, waterway, gully, ravine, or wash, flowing in a defined bed or channel, including any area adjacent thereto, which is subject to inundation by reason of overflow or floodwater. It need not flow continuously.
- Those areas that are inundated or saturated by surface water or groundwater of a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturate soil conditions, commonly known as "hydrophytic vegetation." Wetlands include, but are not limited to, swamps, marshes, bogs and similar areas. The determination of whether an area is a nontidal wetland shall be made in accordance with the publication known as the "Federal Manual for Identifying and Delineating Jurisdictional Wetlands," published in 1987, and as may be amended, and/or hydric soil identification based on the 2002 or most-recent USDA Soil Survey of York County.
- See "forest."
- An open, unoccupied space, unobstructed from the ground up, on the same lot with a structure, extending along the entire length of a lot line or street line and inward to the structure. The size of a yard shall be measured as the shortest distance between the structure and a lot line or street line.
Editor's Note: See 67 Pa. Code, Chapter 441.
Editor's Note: See 53 Pa.C.S.A. § 5601 et seq.
Editor's Note: See 53 P.S. § 10101 et seq.
Editor's Note: See 53 P.S. § 10101 et seq.
Editor's Note: See 65 Pa.C.S.A. § 701 et seq.
Editor's Note: See 35 P.S. § 691.1 et seq.