Township of Shrewsbury, PA
York County
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[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.
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.
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.
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.
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.
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.
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.
A financial guarantee to the Township for the timely installation and proper construction of public improvements.
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.
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.
A financial guarantee to the Township for satisfactory function or operation of the structure or facility for a specified time frame.
A naturally vegetated area or revegetated area established or managed to protect structures, aquatic resources, wetlands, floodplains and terrestrial environments.
A continuous, pervious planting bed consisting of trees and shrubs, grass or ground cover.
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.
A subordinate building located on the same lot as a principal building and clearly incidental and subordinate to the principal building, including, but not limited to, private garages, carports, utility buildings, tool sheds, noncommercial greenhouses, etc. Any portion of a principal building devoted or intended to be devoted to an accessory use is not an accessory building.
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.
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.
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.
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.
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.
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.
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.
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 street intersecting another street at one end and terminating at the other in a vehicular turnaround with intent to restrict development abutting the turnaround so that the street may be continued for the purpose of accommodating future development or connection to existing rights-of-way to enable through vehicular access.
A 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.
The Department of Environmental Protection of the Commonwealth of Pennsylvania or any agency successor thereto.
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.
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.
Existing conditions of undeveloped lands or lands with existing development with respect to natural characteristics such as slope, runoff, percolation or permeability, infiltration, water quantity and quality and other related characteristics that may be impacted or altered by proposed development. Predevelopment conditions set the standard for acceptable post-development conditions.
Anticipated conditions of proposed development or conditions of completed land development with respect to natural characteristics such as slope, runoff, percolation or permeability, infiltration, water quantity and quality and other related characteristics with post-development conditions replicating predevelopment conditions.
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."
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.
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."
A building, or portion thereof, that provides complete housekeeping facilities for one family.
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.
Any driveway or other entrance from a public or private road. A field road providing access to agriculturally used fields and not providing access to any residential, commercial or industrial structure is not considered an easement of access.
An easement precluding future or additional development of a lot, parcel or tract of land, generally for a finite period of time.
An easement secured for the preservation of natural drainageways, watercourses, corridors and perennial and/or intermittent watercourses, and for related man-made drainage facilities related thereto.
A professional engineer licensed as such in the Commonwealth of Pennsylvania.
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.
The removal of the surface of the land through the combined action of human activities and the natural processes, at a rate greater than would occur because of the natural processes alone.
A plan which is designed to minimize accelerated erosion and sedimentation pursuant to 25 Pa. Code, Chapter 102.
A diverse group of techniques used for treating the quality of stormwater management runoff.
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.
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.
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.
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.
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.
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.[1]
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.
Those capital improvements which are not on-site improvements and that serve the needs of more than one development.
All improvements constructed on the applicant's property, or the improvements constructed on the property abutting the applicant's property necessary for ingress or egress to the applicant's property, and required to be constructed by the applicant pursuant to this chapter, the Building Code, and the Zoning Ordinance.[2]
The construction, enlargement, expansion or improvement of public highways, roads or streets. It shall not include bicycle lanes, bus lanes, bus ways, pedestrian ways, rail lines or toll ways.
A structure designed to direct runoff into the ground (e.g., french drains, seepage pits, seepage trench, etc.).
A surface connection to a closed drain.
A structure at the diversion end of a conduit.
The upstream end of any structure through which water may flow.
A species of plant that has become a weed pest; a plant which grows aggressively, spreads, and displaces other plants.
Plant species planted for quick ground cover that become a serious problem when planted, seeded or discarded near native herbaceous communities. These species include: crown vetch, Coronilla varia; English ivy, Hedera helix; *tall fescue, Festuca elatior; *orange daylily, Hemerocallis fulva; periwinkle, Vinca minor; and Chinese and Japanese Wisteria, Wisteria sinensis and wisteria floridbunda.
Any of the following activities:
The improvement of one lot or two or more contiguous lots, tracts or parcels of land for any purpose involving:
A group of two or more residential or nonresidential buildings, whether proposed initially or cumulatively, or a single nonresidential building on a lot or lots regardless of the number of occupants or tenure; or
The division or allocation of land or space, whether initially or cumulatively, between or among two or more existing or prospective occupants, by means of, or for the purpose of, streets, common areas, leaseholds, condominiums, building groups or other features; or
A subdivision of land.
Land development shall not include:
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.
The addition of an accessory building, including farm buildings, on a lot or lots subordinate to an existing principal building.
The addition or conversion of buildings or rides within the confines of an enterprise which would be considered an amusement park. For 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.
The fallen leaves that form the natural floor for woodland.
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.
A lot with two adjacent sides abutting on streets or other public places which has an interior angle of less than 135° at the intersection of the two street lines. A lot abutting on a curved street shall be considered a corner lot if the tangents to the curve at the points of intersection of the side lot lines with the street line intersect at an interior angle of less than 135°.
A lot which extends from one street to another, with frontage on both streets. The front yard is the yard that abuts the street used in the building's address.
Any lot of record and/or any lot within any subdivision properly approved by Shrewsbury Township which either has a principal building constructed thereon or, if no principal building has been so constructed, has frontage upon either a public or private street in suitable condition to permit access for purposes of construction or establishment of a principal building.
A lot other than a corner lot.
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.
That portion of a lot covered by impervious surfaces, such as, but not limited to, buildings, parking areas, driveways, etc. It does not include impervious surfaces within a street right-of-way.
The mean horizontal distance from the street line of a lot to its opposite rear lot line, measured in the general direction of the side lot lines.
A lot which has been recorded in the office of the Recorder of Deeds of York County, Pennsylvania.
The width of a lot measured at the minimum setback line for the zone in which the lot is located.
A lot extending between and having frontage on an arterial or collector street and a local street with vehicular access solely from the latter.
Any lot of record which is not an improved lot.
A line dividing one lot from another or from a right-of-way.
Any lot line which is parallel to or within 45° of being parallel to a street line, except for a lot line that is itself a street line; and in the case of a corner lot, the owner shall have the option of choosing which of the two lot lines that are not street lines is to be considered a rear lot line. In the case of a lot of an odd shape, only the one lot line furthest from any street shall be considered a rear lot line. In the case of a triangular lot with no rear lot line, the distance between any point on the building and the corner of the lot farthest from the street line shall be at least twice the normally required rear yard.
Any lot line which is not a street line or a rear lot line.
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.
A parcel of land in a mobile home park, improved with the necessary utility connections and other appurtenances necessary for the erection thereon of a single mobile home, which is leased by the park owner to the occupants of the mobile home erected on the lot.
A parcel or contiguous parcels of land which has been so designated and improved that it contains two or more mobile home lots for the placement thereon of mobile homes.
That part of an individual mobile home lot that has been reserved for the placement of a mobile home and appurtenant structures and connections.
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."[3]
The Pennsylvania Municipalities Planning Code, Act of July 31, 1968, P.L. 805, No. 247, as amended and reenacted.[4]
Shrewsbury Township.
Plants which occurred within Pennsylvania or the Middle Atlantic States before settlement by Europeans.
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.
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.
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:
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.
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.
The maximum rate of stormwater runoff from a specific storm event.
The Department of Transportation of the Commonwealth of Pennsylvania or any agency successor thereof.
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.
A complete and exact subdivision plan, prepared as for official recording, to define property rights and proposed streets and other improvements.
A tentative subdivision plan, in lesser detail than a final plan, showing the salient existing features of a tract and its surroundings and approximate proposed street and lot layout as a basis for consideration prior to preparation of a final plan.
An exact copy of the approved final plan prepared for necessary signatures and recording with the York County Recorder of Deeds.
An informal plan, not necessarily to scale, indicating salient existing features of a tract and its surroundings and the general layout of the proposed subdivision, for discussion purposes only and not to be presented for approval.
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.
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.
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.[5]
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."[6]
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.
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).
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.
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.
Land set aside for use by streets, crosswalks or utility lines.
The legal right-of-way as established by the commonwealth, the Township or other legal authority and currently in existence.
The right-of-way width required for the expansion of existing streets to accommodate anticipated future traffic loads; or
A right-of-way established to provide future access to or through undeveloped land.
That portion of a highway improved, designed, or ordinarily used for vehicular travel, exclusive of the sidewalk or shoulder.
The improved or paved width of the street, including the cartway, parking lane and shoulders.
The portion of the roadway for the movement of vehicles, exclusive of shoulders and auxiliary lanes.
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.
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.
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.[7]
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:
A system of piping, tanks or other facilities serving a single lot and collecting and disposing of sewage in whole or in part into the soil or into waters of this commonwealth or by means of conveyance to another site for final disposal. The term includes:
An individual sewage disposal system which uses a system of piping, tanks or other facilities for collecting, treating and disposing of sewage into a soil absorption area or spray field or by retention in a retaining tank.
A sewage facility, whether publicly or privately owned, for the collection of sewage from two or more lots, or two or more equivalent dwelling units, and the treatment or disposal, or both, of the sewage on one or more of the lots or at another site. See also "nonmunicipal public sewage system."
A system of piping, tanks or other facilities serving two or more lots and collecting, treating and disposing of sewage into a soil absorption area or retaining tank located on one or more of the lots or at another site.
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.
A sanitary sewer system owned, operated or controlled by a municipality (borough or township) or by a municipal authority and approved and permitted by the Pennsylvania Department of Environmental Protection (DEP).
A sewer which carries sewage and to which stormwater, surface water and groundwater are not intentionally admitted.
All sanitary or combined sewers, all pumping stations, all force mains, all sewage laterals, and all other sewerage facilities located within a sewer authority's sewer service area which are designed and intended for the collection, transportation and/or treatment of sanitary sewage and industrial waste, together with their appurtenances, and any additions, extensions or improvements thereto, irrespective of whether or not such facilities are owned by the Township or an authority.
A system of conduits that collects and routes stormwater to a surface water discharge point.
An improved walkway, continuous for a reasonable distance and an integral part of the roadway, constructed solely for use by pedestrians.
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.
Areas subject to periodic flooding and listed in the 2002 or most-recent USDA Soil Survey of York County, Pennsylvania, as being "on, or in, the floodplain" or subject to flooding.
Soils that are categorized as poorly drained that can support hydrophilic plants, but may not do so in many cases. For the purpose of this chapter, hydric soils are general wetland indicator soils.
A tree that represents outstanding or dominant qualities for a particular species.
A stone base of not less than 3/4 inch mixed with asphalt.
Areas where the average slope is 25% or greater.
The total amount of precipitation reaching the ground surface.
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.
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:
Streets serving large numbers of high-speed traffic and connecting population and employment centers and which are designated in the Comprehensive Plan.
A street or road which carries traffic from minor streets to the major system of arterial streets, including the principal entrance streets of a residential development and streets within such a development.
A street parallel and adjacent to a property line having a lesser right-of-way width than required for satisfactory improvement and use of the street.
A minor or local street used primarily for access to the abutting properties and generally serving internally developed areas via one point of ingress/egress to another street.
A street which is used primarily for access to the abutting properties and generally serving internally developed areas.
A public way, excluding driveways and access drives, which affords the principal means of access to abutting properties, intended to be used by vehicular traffic and pedestrians.
A dead-end street equipped with a circular vehicle turnaround at its terminus.
A street not offered for dedication or whose dedication was not accepted by the Township.
A minor street which is used primarily for vehicles to service access to the rear or the side of properties otherwise abutting a street.
The dividing line between the street and the lot; also known as the "right-of-way line."
The following identify acceptable street name suffixes.
A right-of-way providing secondary vehicular access to the side or rear of two or more properties.
A wide street or thoroughfare for vehicles, usually lined with trees and sidewalks.
A broad urban street, often tree-lined and landscaped, possibly separated by a landscaped median between lanes.
A local street within a residential subdivision that intersects a primary street at two points.
A local street providing interior access in a residential development, that may be narrower than the typical street width, that terminates in a cul-de-sac or turnaround area, public or private open space or a common parking lot.
A main public road connecting populated areas such as towns, cities, suburbs, etc.
A narrow right-of-way, public or private, providing access to rural residential development.
A public or private right-of-way for vehicles.
A public way or thoroughfare for vehicles, usually including sidewalks lining one or both sides.
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.
Any subdivision not classified as a minor subdivision, including, but not limited to, subdivision of more than five lots or dwelling units or any size subdivision requiring any new public streets or extension of Township or public facilities.
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.
Any land development which proposes no more than one commercial, industrial or intensive livestock structure.
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.
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.
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 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.
The coverage of the ground by the uppermost leafed limbs of trees.
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.
A subordinate use listed in Parts 4 through 8 under the use regulations for each zoning district of the Township's Zoning Ordinance,[8] normally located on the same lot with a principal use. If no principal use exists on a lot with a lawful accessory use, then such accessory use shall be considered a principal use.
The primary purpose or purposes for which a lot is occupied as listed in the use regulations for each zoning district in the Township's Zoning Ordinance. If more than two principal uses occupy a single lot, each such use must be positioned so that the lot on which such uses are located could subsequently be subdivided, separating each use yet meeting all applicable district dimensional requirements. This restriction does not apply to lots with only two uses.
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 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.
A yard between a structure and street line and extending the entire length of the street line. In the case of a corner lot, the yards extending along all streets are front yards. In the case of a lot other than a corner lot that fronts on more than one street, the front yard is that yard abutting the street used in the building's address.
A yard between a structure and rear lot line and extending the entire length of the rear lot line. If the lot fronts on more than one street, the rear yard is the yard opposite the yard abutting the street used in the building's address.
A yard between a structure and side lot line, extending from the front yard to the rear yard. In the case of a lot having no street frontage or a lot of odd shape, any yard that is not a front yard or a rear yard shall be considered a side yard.
Editor's Note: See 67 Pa. Code, Chapter 441.
Editor's Note: See Ch. 27, Zoning.
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.
Editor's Note: See Ch. 27, Zoning.