Township of Shrewsbury, PA
York County
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Table of Contents
Table of Contents
[Ord. No. 2010-09, 8/4/2010]
Article V, Subdivision and Land Development, of the Pennsylvania Municipalities Planning Code, Act of 1968, P.L. 805, No. 247 (Act 247), as reenacted and amended.
Shrewsbury Township Zoning Ordinance, as amended (Chapter 27).
Shrewsbury Township Construction and Materials Specifications for Subdivision and Land Development, as adopted by resolution and revised.
Shrewsbury Township Stormwater Management Ordinance, as amended (Chapter 25).
The most-recent Flood Insurance Study - Federal Insurance Administration Flood Insurance Study prepared for Shrewsbury Township by the Federal Insurance Administration, Pennsylvania Department of Environmental Protection.
USDA, NRCS, Soil Survey of York County, Pennsylvania, 2003, as amended.
Commonwealth of Pennsylvania Code, Title 67, Transportation, Department of Transportation, Subpart B, Article III, Chapter 441, Access to and Occupancy of Highways by Driveways and Local Roads.
Commonwealth of Pennsylvania Code, Title 67, Transportation, Department of Transportation, Subpart B, Article III, Chapter 459, Occupancy of Highways by Utilities.
Commonwealth of Pennsylvania Code, Title 25, Environmental Protection, Chapter 73, Standards for Sewage Disposal, Section 73.17, Sewage Flows; Chapter 105, Dam Safety and Waterway Management; Chapter 102, Erosion and Sediment Control.
Commonwealth of Pennsylvania, Department of Transportation, Publication 383, Pennsylvania's Traffic Calming Handbook.
American Society of Mechanical Engineers (ASME) B31.8 Code for Gas Transmission and Distribution Piping Systems.
Southern York County Regional Comprehensive Plan, as amended.
[Ord. No. 2010-09, 8/4/2010]
1. 
The land development principles, standards and requirements as set forth in this Part will be applied by the Township in evaluating plans for proposed land developments.
2. 
The standards and requirements outlined herein shall be considered minimum standards and requirements for the promotion of the public health, safety, morals and general welfare.
3. 
Where literal compliance with the standards herein specified is clearly impractical, the Board of Supervisors may modify or adjust the standards to permit reasonable utilization of property while securing substantial conformance with the objectives of these regulations.
[Ord. No. 2010-09, 8/4/2010]
All land development plans must reflect a location which has given consideration to the following factors:
1. 
The location of the land development must conform to the Southern York County Regional Comprehensive Plan and the Shrewsbury Township Official Map with respect to streets, public sites and proposed utilities.
2. 
The proposed use of the land in any land development must conform to the Township Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 27, Zoning.
3. 
Land subject to hazards of life, health, or property and considered uninhabitable may not be developed unless the hazards have been removed or the plans show adequate safeguards against them.
4. 
A land development must be coordinated with existing land development in the neighborhood so the entire area may be developed harmoniously.
5. 
Building sites shall not be permitted in any of the areas identified as being subject to the one-hundred-year flood in the most-recent Flood Insurance Study prepared for Shrewsbury Township by the Federal Insurance Administration.
6. 
Building sites shall be restricted as described in Part 13, Critical Environmental Areas (CEAs) and Wellhead Protection, of the Township Zoning Ordinance.
7. 
Building sites shall not alter drainage so as to adversely affect neighboring properties by causing erosion, swamping or ponding and shall not increase stormwater flow over predevelopment levels.
[Ord. No. 2010-09, 8/4/2010]
In the layout of any land development, attention must be focused on conditions which can affect development. These can include the following:
1. 
In all land developments, developers shall preserve wooded areas, prime agricultural soils, waterways, scenic points, historic sites and community assets and landmarks as delineated on the Shrewsbury Township Official Map or as required by Shrewsbury Township regulations.
2. 
Reserve strips controlling access to lots, public rights-of-way, public lands or adjacent private lands are prohibited.
3. 
All subdivisions and land developments shall avoid or minimize adverse impacts on the Township's natural, cultural and historic resources.
4. 
No buildings or structures may be erected in any designated floodplain area as specified by engineering data regarding the one-hundred-year flood or the alluvium and flood-prone soils as specified by the United States Department of Agriculture, Soil Conservation Service; such land within the development shall be set aside on the plan for uses which will not be endangered by periodic or occasional inundation or shall not produce unsatisfactory living conditions. Where flooding is known to have occurred within the area shown on the plan, such area shall be clearly marked "subject to periodic flooding" and shall not be platted in streets and lots.
A. 
No buildings or structures shall be located in areas subjected to other hazards to life, health, or property, or on land deemed to be topographically unsuitable, including critical environmental areas.
5. 
Location with Reference to Streets.
A. 
All lots shall front on a dedicated public street (existing or proposed), other than an alley or service street. Lots not fronting upon a public street shall not be approved, except in the case of a private street which is in conformance with the specifications and requirements of private streets as specified in Parts 5 and 6 of this chapter.
B. 
Exceptions. Irrespective of Subsection 5A, a lot or lots without frontage on a public road designed, improved and constructed in accordance with this chapter or other Township specifications may be approved for subdivision or land development subject to all of the following:
(1) 
There are five or fewer lots in the subdivision; and
(2) 
The plan sets forth in a conspicuous manner that the road or street which will remain a private road and will not be adopted or maintained by the Township; and
(3) 
Any such portion of the private road which provides access to more than one dwelling must provide a cartway of at least 16 feet in width; and
(4) 
The owner(s) of any private road shall, prior to final plan approval, execute and record an ownership and maintenance agreement for the improvements and maintenance of said private road; and
(5) 
An access maintenance agreement among all the property owners who utilize the private road access shall be executed and recorded in the York County Recorder of Deeds' office.
[Ord. No. 2010-09, 8/4/2010]
All streets proposed to be constructed within the Township shall conform to the following general design requirements:
1. 
Proposed streets shall be planned with regard to the existing street system, public convenience in terms of fire protection and pedestrian traffic, probable volumes of traffic, existing and proposed use of land on abutting properties, future development extensions of the street system, and to ensure more than one access to the development if there are more than 10 lots.
2. 
The arrangement of streets shall provide for the continuation of existing or platted streets and for proper access to adjoining undeveloped tracts suitable for future development and shall provide for alignment at intersections with existing streets on the other side of the intersecting streets.
3. 
Streets shall be logically related to topography so as to produce reasonable grades, satisfactory drainage and suitable building sites.
4. 
The streets must be properly located and built with regard to the proposed traffic functions, including the minimization of through traffic on minor streets and the protection of major street capabilities from excessive marginal access.
5. 
Streets shall be designed to facilitate accomplishment of the Transportation Plan Component of the Southern York County Regional Comprehensive Plan.
[Ord. No. 2010-09, 8/4/2010]
At a minimum, the following street design standards must be met. Additional street design and construction standards that must be met are found in Shrewsbury Township's Construction and Materials Specifications for Subdivision and Land Development, as adopted by resolution and revised.
1. 
Street Width. Minimum widths shall be as follows:
Street Classification
Minimum ROW Width
(feet)
Minimum Cartway Width**
(feet)
Arterial streets, limited access or highways
*
*
Collector streets
60
36
Minor or local streets and loop roads, no parking
50
24
Minor or local streets and loop roads, parking 1 side
50
28
Minor or local streets and loop roads, parking both sides
50
32
Service drive or alley
24
24
Private street or road; access drive
24
16
Notes:
*
As determined after consultation with the York County Planning Commission and the Pennsylvania Department of Transportation.
**
Cartway width refers to paved area including all travel and parking lanes. The cartway shall be measured between curbs. In the event a street or road does not contain curbs, an additional six feet of paved shoulder shall be provided on both sides of all collector and minor or local streets.
A. 
Collector Streets. The travel lane for collector streets shall be 14 feet with curbing or with six-foot shoulders; parking shall be prohibited.
B. 
Minor/Local/and Loop Streets. The travel lane for minor/local/and loop streets shall be 10 feet with an eight-foot parking lane, as applicable. The minimum pavement width for minor/local/and loop streets may be reduced to 22 feet if a protected parking lane is provided.
C. 
Travel lanes shall not deviate between intersections unless turning lanes are required. Protected parking lanes shall not be considered part of the travel lane.
D. 
Private streets or roads and access drives shall provide a minimum of a sixteen-foot-wide all-weather surface and two-foot-wide shoulder areas.
2. 
Exceptions to Width Requirements. Provisions for additional width and right-of-way must be required when determined to be necessary as part of the Comprehensive Plan or when deemed necessary by the Township to accommodate emergency equipment.
3. 
Existing Road Frontage. In the case of a plan containing frontage on an existing public road, the developer shall provide any required dedication for widening the existing road right-of-way to meet the minimum right-of-way standard as specified in this section. Where uncertainty exists as to the road classification, it shall be as specified in the Southern York County Regional Comprehensive Plan, Transportation Plan Section. The right-of-way to be dedicated must be measured from the center line of the existing roadway.
A. 
In the event the developer is unwilling to make a dedication of right-of-way, when requested, 1/2 of the width of the minimum right-of-way standards specified in § 22-510, Subsection 1, shall be added to the minimum setbacks required along the existing public street. In these instances, setbacks shall be then measured from the center line of the existing roadway.
B. 
In the case of a plan for a land development fronting on an existing or proposed public street, the developer shall be required to improve the portion of roadway on which the proposed development fronts to meet the minimum roadway standard as specified in this chapter. This includes shoulders, embankments, gutters, berms, and/or curbing, for the entire road width for the entire length of road frontage along the developer's property, including the intersection of the road with any other road or highway. The Board of Supervisors, in lieu of requiring such improvements at the time of subdivision or land development, may require the payment of a uniform per-building lot fee to be placed in a Highway Capital Improvement Fund, to be established by the Township by resolution. The developer shall also have the option to request waivers, as set out in § 22-309 of this chapter, of any requirement under this section.
4. 
Dead-End Streets. Dead-end streets shall be prohibited, except when designed as temporary cul-de-sac streets on land owned by the developer in order to permit future street extensions into adjoining tracts. Temporary culs-de-sac must be converted to permanent culs-de-sac or removed within two years from the date of approval of the final subdivision plan. These temporary dead-end streets must be approved by the Township and indicated on the plans as such. Also, they must be constructed with a stabilized all-weather turnaround of the same radius as that which would be required for a permanent cul-de-sac street, the turnaround to be removed when the street is continued. Unless otherwise dedicated, all excess right-of-way from the removal of a temporary cul-de-sac or conversion to a through street shall revert to adjacent property owners.
5. 
Cul-de-Sac Streets. In addition to the following, all cul-de-sac streets shall meet applicable standards for minor or local streets:
A. 
Permanent cul-de-sac streets shall not exceed a center-line distance of 750 feet in length nor be less than 250 feet in length.
B. 
Temporary cul-de-sac streets shall not exceed 750 feet in length. Temporary cul-de-sac streets shall only be approved by the Board of Supervisors when the applicant has demonstrated to the satisfaction of the Board of Supervisors that the temporary situation will not exceed two years.
C. 
The length of a cul-de-sac shall be measured from the center-line intersection with a street which is not a cul-de-sac to the center of the cul-de-sac turnaround.
D. 
A cul-de-sac street shall be designed to carry a maximum of 250 average daily vehicle trips as indicated for the type of land use proposed in the most-recent edition of the Institute of Transportation Engineers Trip Generation Manual. If more than one cul-de-sac streets intersect, both the length of such streets and the number of average daily vehicle trips shall be measured cumulatively.
E. 
The radius of the cartway, which shall be measured from the center point of the cul-de-sac to the outer edge of the paved area, shall be at least 40 feet. Central islands and/or planting islands shall be prohibited.
F. 
Cul-de-sac streets should not be utilized unless there is no other feasible manner in which to design a street system so as to permit the reasonable development of the property.
G. 
Private roads may not be accessed via cul-de-sac streets.
H. 
Cul-de-sac streets, whether permanently or temporarily designed as such, shall be provided with a snow removal easement with both a width and depth of 20 feet located at the terminus of the cul-de-sac street for plowed snow during the winter months. The easement shall be grassed and maintained by the owner of the lot on which the easement is located. The easement shall be designed to collect and convey any stormwater to the stormwater system to prevent a maintenance problem with the refreezing of melted snow on the cul-de-sac street. No obstructions of any kind, which shall include driveways and utility pedestals, shall be placed in the easement area. All driveways shall be set back at least five feet from a snow easement.
6. 
Half Streets. Half streets will not be permitted, except where dedication is for widening of an existing publicly maintained road and the remaining half of such road to the full width of right-of-way required is free and clear of existing buildings or other structures to the required setback line and the dedication or acquisition of the remaining half street is otherwise possible. Whenever there is an existing half street adjacent to a tract to be developed, then the other half of the street shall be platted and dedicated within such tract unless otherwise determined by the Board of Supervisors.
7. 
Horizontal Curves.
A. 
Where connecting street lines deflect from each other at any one point by more than 10°, the lines must be connected with a true, circular curve. The minimum radius of the center line for the curve must be as follows:
Type of Street
Minimum Radius
(feet)
Arterial, limited access or highways
500
Collector
300
Minor, local or loop roads
200
Private streets or roads
200
B. 
Straight portions of the street must be tangent to the beginning or end of curves. Except for minor streets, there must be a tangent of at least 100 feet between reverse curves. For curves on arterial streets, proper superelevation must be provided as required by the Township and the Pennsylvania Department of Transportation.
C. 
Proper sight distance must be provided with respect to horizontal alignment to permit the following minimum sight distances:
Design Speed
(miles per hour)
Minimum Required Sight Distance
(feet)
60
525
55
450
50
400
45
325
40
275
35
225
30
200
25
150
D. 
Sight distance shall be measured along the center line, from height of eye (3.5 feet) to height of object on roadway (0.5 foot).
8. 
Superelevation. For curves on collector and arterial streets, proper superelevation must be provided as required by the Township or the Department of Transportation. The design shall be in accordance with the latest edition of the Pennsylvania Department of Transportation Publication 13M, Design Manual Part 2, Highway Design.
9. 
Vertical Curves.
A. 
Changes in grade in excess of 1% shall be joined by vertical curves. Proper sight distance must be provided with respect to vertical alignment to permit the following minimum sight distances:
Design Speed
(miles per hour)
Minimum Required Sight Distance
(feet)
Crest
Sag
60
190
120
50
110
90
40
60
60
35
46
49
30
30
40
25
16
26
B. 
Sight distance shall be measured along the center line, from height of eye (3.5 feet) to height of object on roadway (0.5 foot).
10. 
Grades. The grades of streets must meet the following requirements:
Type of Street
Minimum Grade
Maximum Grade
Arterial streets
1 1/2%
6%
Collector streets
1 1/2%
7%
Minor/local streets
1 1/2%
12%
Cul-de-sac
1 1/2%
12%
Service streets or alleys
1 1/2%
12%
Private streets or roads
1 1/2%
12%
A. 
In all grades exceeding 1%, vertical curves must be used and must be designed for proper sight distance.
B. 
The grade within the diameter of a turnaround at the terminus of a cul-de-sac street shall not exceed 5%.
C. 
PennDOT standards shall be used for state roads.
11. 
Crown. The slopes of the crown on residential service and neighborhood collector streets shall be at least 1/8 inch per foot but not more than 1/3 inch per foot, as directed by the Township Engineer. This applies only to straight sections of road.
12. 
Sight Distance. Adequate safe stopping sight distance (SSSD) must be provided at each street intersection. The required and proposed SSSD at each intersection must be indicated on all subdivision and land development plans, both for proposed and existing intersections. The SSSD at each proposed intersection must meet the distances found in Pa. Code Title 67, Chapter 441.
13. 
Slope of Banks. Measured perpendicular to the street center line, slope of banks may not exceed the following:
Type
Slope of Banks
Fills
3:1
Cuts
2:1
A. 
Such slopes shall be suitably planted with perennial grasses or other vegetation to prevent erosion.
B. 
Slopes may not exceed 4:1 fills and cuts within 10 feet of a property line.
[Ord. No. 2010-09, 8/4/2010]
The following are intersection design standards:
1. 
Angle of Intersection. Intersections must be as nearly at right angles as possible. However, in no case should they deviate from the standards below:
Type of Intersection
Angle of Intersection of Street Center Lines
Arterial with arterial
90°
Arterial with collector
75° to 105°
Collector with collector
75° to 105°
Collector with minor/local
75° to 105°
Minor/local with minor/local
75° to 105°
2. 
Intersection Grades. Intersections must be approached on all sides by level areas. Where the grade exceeds 7%, these level areas must have a minimum length of 50 feet (measured from the intersection of the center lines) within which no grade may exceed a maximum of 4%.
3. 
Intersection Curve Radii.
A. 
The design of curb or edge of pavement must take into account such conditions as types of turning vehicles, likely speeds of traffic, angle of turn, number of lanes, and whether parking is permitted; but curb or edge of pavement radii must not be less than the following:
Type of Intersection
Minimum Simple Curve Radii of Curb or Edge of Pavement
(feet)
Arterial with arterial
40 or more, as per PennDOT
Arterial with collector or minor/local
35 or more
Collector with collector
30 or more
Collector with minor/local street
25
Minor/local street with minor/local street
20
B. 
Three-centered compound curves equivalent to the above minimum simple curves are permitted and encouraged where applicable. Radius corners or diagonal cutoffs must be provided on the property lines substantially concentric with, or parallel to, the chord of the curb radius corners.
4. 
Distance Between Intersections. Distances between intersections shall be in accordance with the following.
Type of Intersection
Arterial w/Arterial
Arterial w/Collector and Minor
Collector w/Collector
Collector w/Minor
Minor w/Minor
Minimum distance between center lines of intersections (feet)
800
800
600
500
500
Minimum separation of center lines for streets not in alignment (feet)
*
*
*
150
150
Notes:
*
Must be in alignment with planned or proposed streets entering from opposite side.
Note: Minor streets are considered local streets.
5. 
Multiple Intersections. Intersections involving the junction of more than two streets shall be prohibited.
[Ord. No. 2010-09, 8/4/2010]
1. 
Dead-End Service Drives or Alleys and Private Streets. Where service drives or alleys and private streets dead-end, they must be provided with a paved turnaround with a minimum diameter of 80 feet or a paved "T" turnaround of a maximum width of 10 feet and a maximum length of 20 feet.
2. 
Access. Streets shall be laid out to provide access to all lots and to adjacent undeveloped areas, and the developer shall improve these streets to the limits of the development. Private roads or streets not designed in accordance with § 22-505 of this chapter and improved in accordance with §§ 22-602 through 22-609 of this chapter shall not be permitted if such road or street provides direct or indirect access to more than five dwellings.
3. 
Driveways and Access Drives Intersecting State Roads. Driveways and access drives intersecting state roads must comply with the requirements of the Commonwealth of Pennsylvania, Title 67, Transportation, Department of Transportation, Chapter 441, Access to and Occupancy of Highways by Driveways and Local Roads. A highway occupancy permit (HOP) issued by PennDOT is required for all driveways accessing a state highway; and no subdivision or land development will be approved without such permit.
A. 
A "review of awareness" from the York County Planning Commission shall be attached to the HOP application.
4. 
Driveways and Access Drives Intersecting Local Roads.
A. 
Within 10 feet of a street right-of-way line, a driveway or access drive may not exceed 35 feet or be less than 10 feet in width.
B. 
A driveway or access drive may not cross a street right-of-way line:
(1) 
Within 40 feet of the right-of-way line of an intersecting street.
(2) 
Within five feet of a fire hydrant.
(3) 
Within 40 feet of another access drive on the same property.
(4) 
Within three feet of a property line.
C. 
The minimum angle between the center line of the driveway or access drive and the street shall be not less than 65°.
D. 
A driveway or access drive must be located in safe relationship to sight distance and barriers to vision. Safety determination shall be made in accordance with a minimum safe sight distance that establishes minimum safe stopping distances in accordance with maximum speeds and highway grades.
E. 
The required sight distances for each driveway or access drive shall be in accordance with § 22-507, Subsection 3, above.
F. 
Where a driveway or access drive enters a bank through a cut, unless a retaining wall is used, the shoulders of the cut may not exceed 50% in slope within 10 feet of the point the driveway intersects the street right-of-way. The height of the bank must not exceed three feet within 20 feet of the street.
G. 
The grade of a driveway or access drive shall not exceed 5% within 25 feet of its intersection with a street.
H. 
Driveways and access drives must provide reasonable access to the property proposed to be served and must be designed so as not to unreasonably erode the public street or road. All concrete or asphalt pavement located within the Township's right-of-way must be paved to a minimum typical pavement section as outlined in the Shrewsbury Township Construction and Material Specifications for Subdivision and Land Development for all residential driveways, private streets and private roads servicing two or more residential dwellings and all nonresidential driveways. The typical pavement section shall begin at the edge of the Township road or street and continue to the right-of-way line or for a distance of 30 feet, whichever is greater.
5. 
Clear Sight Triangle.
A. 
No walk, fence, sign or other structure shall be erected or altered and no hedge, trees, shrubs, or other growth shall be maintained or permitted which may cause danger to traffic on a street or public road by obscuring the view.
B. 
At all intersections of streets, private roads, access drives and/or driveways, a clear sight triangle shall be maintained in which there shall be no visual obstructions other than public utility poles and trees not more than one foot in diameter at maturity.
(1) 
Proper sight clearance must be maintained at all street, access drive and driveway intersections and shall comply with this section and Part 5 of this chapter.
(2) 
Clear sight triangles shall be measured along the center line of each street as follows (see diagram 1 below):
Type of Street
Clear Sight Triangle Side
(feet)
Arterial
150
Collector
75
Local
75
(3) 
Where a driveway or access drive (Street B in diagram below) intersects with a street, the clear sight triangle shall be measured along the center line of the driveway or access drive from where it meets the cartway of the street for 20 feet for residential driveways and 50 feet for access drives; and along the center line of the street (Street A in diagram) in both directions from the intersection with the driveway or access drive center line the following distances:
Type
Distance
(feet)
Residential driveway or access drive
50
Commercial driveway or access drive
75
(4) 
Within such triangles, no structure, grading, or landscaping greater than three feet in height or greater than one foot in diameter that would obscure the vision of a motorist shall exist or be placed.
Diagram 1. Clear Sight Triangle
6. 
Street Names. Street names shall not duplicate existing or platted street names within Shrewsbury Township and surrounding municipalities or approximate such names by the use of suffixes such as "boulevard," "circle," "highway," "road," "lane," "street," "way," "drive," "court," or "avenue." New streets shall bear the same name of the existing or platted street of which they are a continuation or with which they are in alignment. Street names must be submitted for approval by the Board of Supervisors, the Harrisburg Post Office and the York County 911 Center.
7. 
Traffic-Calming Measures. Traffic-calming measures shall be designed in accordance with the Commonwealth of Pennsylvania Department of Transportation Publication 383, entitled "Pennsylvania's Traffic Calming Handbook."
8. 
Access Drives. In addition to the following, all access drives shall comply with provisions for driveways and/or private streets, as applicable.
A. 
All commercial land developments and subdivisions shall provide no fewer than two access drives.
[Ord. No. 2010-09, 8/4/2010]
The length, width and shape of blocks shall be determined with due regard to the following:
1. 
Provision of adequate sites for type of buildings proposed.
2. 
Zoning requirements.
3. 
Topography.
4. 
Requirements for safe and convenient vehicular and pedestrian circulation.
5. 
Blocks shall have a minimum length of 500 feet. In the design of blocks longer than 1,100 feet, special consideration shall be given to the requirements of satisfactory fire protection.
A. 
Residential Blocks. Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except where reverse-frontage lots bordering a major traffic street are used.
B. 
Pedestrian Requirements. Pedestrian interior walks shall be required for blocks greater than 800 feet in length to assist circulation or provide access to community facilities. When pedestrian walkways intersect a public or private street, a crosswalk may be provided. Such crosswalks shall have a width of not less than 10 feet and a paved walk surface of not less than six feet.
C. 
Commercial and Industrial Blocks. In commercial and industrial areas, the block layout shall be designed with reference to service of the public and with provisions for adequate off-street parking and loading facilities.
D. 
Minimum Residential Parking Requirements. Proposed residential developments shall provide a minimum of three parking spaces per proposed residential unit, either in the form of on-street or surface lot parking, in addition to all off-street parking requirements, dispersed evenly throughout the development. Developers may, and are encouraged to, utilize protected parking lanes to reduce overall impervious surface area. Surface lots may be utilized and must be landscaped in accordance with this chapter.
E. 
Fire Lanes and Signage. Fire lanes and signage shall be required in accordance with the Shrewsbury Township Fire Safety and Prevention Ordinance, as amended.[1]
[1]
Editor's Note: See Ch. 7, Part 2, Fire Safety and Prevention.
[Ord. No. 2010-09, 8/4/2010]
The following provisions are applicable to lot layout, lot dimensions, setback lines, planting screens, grading and residential parking.
1. 
Lot Layout in a Development. All lots within a development shall conform to the following requirements:
A. 
Corner lots shall provide for equal setbacks on both streets.
B. 
Lot depths shall be not less than one nor more than 2 1/2 times the average lot width.
C. 
Depth and width of parcels laid out or reserved for nonresidential use shall be adequate for the use proposed and sufficient to provide satisfactory spaces for off-space parking and unloading.
D. 
Residential lots shall front on a dedicated public street, existing or proposed, except as provided by § 22-503, Subsection 5.
E. 
Lots shall be drawn to the center of the road.
F. 
Double-frontage lots are prohibited, except where employed to prevent vehicular access to major traffic streets.
G. 
Side lot lines shall be substantially at right angles or radial to street lines.
H. 
Lots shall be generally rectangular in shape, and average lot width shall not be substantially greater than nor less than the lot width measured at the minimum setback line for the zone in which the lot is located.
2. 
Lot Dimensions.
A. 
The dimensions and areas of the lots must conform to the Township Zoning Ordinance.[1] Where no public water and public sewerage system exists, the minimum dimensions and areas of lots required by the Township Zoning Ordinance must be evaluated with regard to the results of soil percolation tests.
[1]
Editor's Note: See Ch. 27, Zoning.
B. 
The Board of Supervisors, in conjunction with the Pennsylvania Department of Environmental Protection, must analyze the results of the soil percolation tests performed on the development, in accordance with § 22-514. On the basis of this analysis, the Township may increase the minimum lot sizes and widths specified in the Township Zoning Ordinance.
C. 
Multifamily (three dwelling units or more) dwellings may be built only where public water and public sewer are provided. For these dwellings, the minimum lot size, width and depth shall be as provided in the Township Zoning Ordinance.
3. 
Setback Lines. The setback lines for buildings must conform to the Township Zoning Ordinance.
4. 
Planting Screens. Where lots face an interior street and back on a major thoroughfare or abut properties in other uses that have an adverse effect upon them, the subdivider or developer shall provide a planting screen/buffer yard at least 35 feet wide along the back or abutting side of the lot, as the case may be. No right of access or drives may open onto or through the strip. Planting screens shall not be located within the clear sight triangle. Furthermore, all planting screens/buffer yards shall be designed and planted in a manner consistent with Part 7 of this chapter.
5. 
Grading and Drainage.
A. 
Lots shall be graded to sufficient elevation to secure drainage away from buildings and to prevent the collection of stormwater in pools in accordance with § 22-528 of this Part.
B. 
Roof drainage shall be provided in accordance with § 22-529 of this Part.
C. 
Topsoil shall be preserved and redistributed as cover and shall be suitably planted with perennial grasses or ground cover.
6. 
Residential Parking. Where such access is either a collector or arterial street, adequate turnaround space shall be provided on the lot.
[Ord. No. 2010-09, 8/4/2010]
1. 
Large Lot Use Requirements. Any land area located within Shrewsbury Township which is proposed to be subdivided or developed for structures on lots 20,000 square feet or larger and, two years prior to the proposed development: 1) was partially or completely wooded; and/or 2) contained isolated groupings or clusters of native, overstory trees, which averaged 10 inches or larger in diameter as measured at breast height (DBH) or 4 1/2 feet above grade; and/or 3) contained individual, isolated, native, overstory trees measuring 20 inches or larger at DBH shall be developed consistent with the following requirements:
A. 
A building envelope, marked by permanent markers as defined in § 22-601 of this chapter, shall be located on each proposed approved lot. The dwelling and all related improvements shall be located within this building envelope and, along with the area of a driveway and parking, shall not exceed 14,000 contiguous square feet.
(1) 
This requirement may be satisfied by either the subdivider or developer, as part of the plan approval, or by the lot owner prior to the clearing or removal of trees. If the lot owner designates the building envelope, a use certificate must be issued by Shrewsbury Township prior to the removal of any trees. A use certificate will be issued provided the building envelope is marked by permanent monuments and an adequate tree protection barrier is in place prior to tree clearing or removal.
(2) 
In either case, on a final subdivision or land development plan, each proposed lot shall contain a large, framed insert "Tree removal shall not exceed 14,000 contiguous square feet. See notes below."
(3) 
See § 22-510, Subsection 4, for additional required plan notes.
B. 
Permanent monuments shall be placed and maintained along the building envelope perimeter by the subdivider or developer prior to final plan approval or by the lot owner immediately following the designation of a building envelope.
C. 
Protective barriers, such as, for example, a snow fence or a barrier of large-diameter logs (12 inches or greater) shall be installed or placed at the perimeter of the building envelope in order to protect the trees/woodlands outside the building envelope during land clearing and construction. Such barriers shall be maintained until the issuance of an occupancy permit.
D. 
All designated woodland areas, tree clusters and individual, isolated trees, as described herein, located outside of the designated building envelope shall be classified as a tree preservation area and shall be maintained as follows:
(1) 
A tree preservation area shall be maintained at all times as a woodland with an adequate stocking of native, overstory trees (deciduous or conifers) suitably spaced so as to assure a full canopy of trees. In this regard, if any overstory trees die or are removed, they should be replaced by native, overstory trees within 12 months, if necessary, to assure a full canopy of trees. See § 22-510, Subsection 3, for replacement specifications.
(2) 
Maintain the tree preservation area in leaf litter or the natural forest floor. These areas shall not be graded, filled or converted to lawns or gardens.
E. 
The following protective covenants shall be included within the deeds of all approved lots:
(1) 
Lot clearing or tree removal is limited to the designated 14,000 contiguous square feet of building envelope or the area specified on the subdivision or land development plan.
(2) 
All other areas of the lot must be maintained at all times as woodland and contain an adequate stocking or spacing of native trees in order to assure a full canopy at tree maturity.
(3) 
The woodland floor shall not be graded, filled or converted to lawns or gardens but rather maintained as leaf litter or the natural forest floor.
(4) 
These requirements shall not prohibit the harvesting of trees as a renewable resource, provided Subsection 1E(2) above is fully satisfied.
2. 
Small Lot Use Requirements. Any land area located within Shrewsbury Township which is proposed to be subdivided or developed for structures on lots less than 20,000 square feet which is partially or completely wooded and/or contains isolated groupings or clusters of native, overstory trees which average 10 inches or larger in diameter as measured at breast height (DBH) or 4 1/2 feet above grade and/or contains individual, isolated, native, overstory trees measuring 20 inches or larger at DBH shall meet the following requirements:
A. 
Woodland Retention Requirements.
Woodland Retention Requirements
Land Use
Minimum Woodland Retention
Residential lots < 20,000 square feet
20% of parcel or parcels being developed
Commercial, institutional and industrial
15% of parcel or parcels being developed
B. 
Areas retained as woodland, as required above, shall be maintained at all times as woodland with an adequate number or stocking of native, overstory trees (deciduous or conifers) suitably spaced so as to assure a full canopy of trees. In this regard, if any overstory trees die or are removed, they should be replaced within 12 months by native, overstory trees, if necessary, to assure a full canopy of trees.
C. 
Area retained in woodland shall be maintained in leaf litter or the natural forest floor. These areas shall not be graded, filled or converted to lawns or gardens.
3. 
Woodland Restoration Plan Requirements. If any tree removal has occurred prior to subdivision or development plan submittal and approval, or the issuance of a use permit, but after the enactment date of this chapter, a woodland restoration plan is required that will provide for a full woodland canopy on the subdivision or land development site, if the removal has resulted in a stocking rate or spacing of trees which will not provide a full canopy. This canopy can consist of existing, remaining, native, overstory trees, if any, and planted, native, overstory trees of a minimum DBH of two inches and a minimum height of eight feet.
4. 
Additional Requirements.
A. 
Specimen trees shall not be removed from any property except where the applicant demonstrates to the satisfaction of the Township that permitted improvements cannot be implemented without such removal.
B. 
Prior to any clearing or site disturbance, the landowner, applicant and/or site contractor shall provide the Township with established best management practices (BMPs) to minimize tree loss.
C. 
Woodlands and hedgerows shall interconnect with woodlands and hedgerows on adjacent properties in order to preserve intact woodland and hedgerow corridors and to enable natural movement and migration of wildlife.
5. 
Required Plan Notes. The notes required on a subdivision or land development plan are as follows.
A. 
A building envelope, marked by permanent monuments, shall be located on each proposed, approved lot. All structures and related improvements shall be located within this building envelope.
B. 
If the lot owner designates the building envelope, a use certificate must be issued by Shrewsbury Township prior to the removal of any trees.
C. 
Permanent monuments shall be placed and maintained along the building envelope perimeter.
D. 
Protective barriers shall be installed along the perimeter of the building envelope prior to land clearing or tree removal and kept in place until the issuance of an occupancy permit.
E. 
The wooded area outside of the building envelope shall be maintained at all times as a woodland with an adequate number or stocking of native, overstory trees (deciduous or conifers) suitably spaced so as to assure a full canopy of trees. In this regard, if any overstory trees die or are removed, they should be replaced by native, overstory trees, if necessary, to assure a full canopy of trees.
F. 
The wooded area outside of the building envelope shall be maintained at all times in leaf litter or the natural forest floor. These areas shall not be graded, filled or converted to lawns or gardens.
[Ord. No. 2010-09, 8/4/2010]
All subdivisions and/or land developments shall be designed to protect critical environmental areas. Impacts to critical environmental areas should be protected in compliance with applicable local, state, and federal regulations, whichever are most restrictive. The following design requirements and regulations must be met:
1. 
Critical environmental areas can be included within a lot in a minor subdivision, provided said lot, not inclusive of existing CEAs, meets the minimum lot size for the zoning district in which the lot is located. For a land development or major subdivision, all land designated a CEA shall be maintained in its entirety as a natural or undeveloped area, as common open space (see § 22-512). Land located within the critical environmental areas shall be maintained or planted in native trees and shrubs at all times.
2. 
The use of critical environmental areas for sedimentation control or stormwater management is prohibited with respect to any structural components except constructed wetlands. The critical environmental areas shall not be regraded, filled or otherwise altered and shall be protected from pollution or contamination. Isolated areas of slope in excess of 25% and not contiguous to other areas of slope in excess of 25%, which cumulatively do not exceed 1/4 acre or 10,890 square feet, may be regraded or disturbed, provided they are outside of the one-hundred-foot stream buffer.
3. 
All subdivisions and/or land developments must comply with requirements of Part 13 of the Township's Zoning Ordinance.
[Ord. No. 2010-09, 8/4/2010]
A plan for the ownership and maintenance of the common open space, including the pedestrian path system, must be submitted for approval by the Township Board of Supervisors. The open space shall be located so that access to portions of the open space is easily available to every resident and access to centralized common areas is maximized to the greatest extent possible. Such ownership, administration and maintenance shall be arranged to be in accordance with one or more of the following methods:
1. 
An offer of dedication to the Township; however, the Township shall not be obligated to accept dedication of the recreational area/common open space. Generally, the Township will only accept those areas which will benefit the recreation/park system and which will be practical for the Township to maintain.
A. 
With permission of the Township and with appropriate deed restrictions in favor of the Township and in language acceptable to the Township Solicitor, the developer may transfer ownership of the common open space, or a portion thereof, to a private, nonprofit organization among whose purposes is the preservation of open space land and/or natural resources. The organization shall be a bona fide conservation organization with perpetual existence; the conveyance must contain appropriate provisions for the reverter or transfer if the organization is unable to carry out its functions; and the organization must enter into a maintenance agreement with the Township.
2. 
Alternatively, the developer may provide for and establish an automatic membership property owners' association made up of the owners of property in the open space development, as a nonprofit corporation, to have primary responsibility for the administration and maintenance of the common open space, with each lot owner within the open space development to have secondary responsibility for such maintenance. Such organization shall be organized consistent with the requirements for unit owners' associations as set forth in the Pennsylvania Uniform Condominium Act, 68 Pa.C.S.A. § 3101 et seq. If such an organization is formed, the developer must submit a detailed statement, including covenants, agreements or the specific documents, indicating to the Township the method of maintenance and utilization of the open space area(s) within the development. The provisions of all such covenants, agreements and documents, insofar as they relate to the maintenance of the common open space, must be reviewed and approved as adequate by the Township Solicitor. The covenants and agreements shall be perpetual and shall be recorded prior to or simultaneous with the approved plan.
3. 
If a portion of the common open space is to be used for agricultural purposes, the plan may propose that such portion of the common open space be transferred to a person or other entity who will farm the land for crops. Prior to the transfer of any recreational area/common open space for agricultural purposes, a permanent conservation easement in favor of the Township, in language acceptable to the Township Solicitor, shall be imposed against such lands. The conveyance shall contain appropriate provisions for the retransfer or reverter to the Township or any association or trustee holding the remainder of the common open space in the event the land ceases to be used for agricultural purposes.
4. 
In the event the organization established to own and maintain the recreational area/common open space or any successor organization shall at any time after the establishment of residential development fail to maintain the recreational area/common open space in reasonable order and condition in accordance with the development plan, the Township shall inform such organization, utilizing the name and address as set forth in the records contained in the York County Assessment Office utilized for the assessment of real estate taxes, either personally or by certified mail, of the inadequate maintenance and the steps needed to correct the deficiencies. In addition, the Township shall inform, either personally or by certified mail, one or more owners of lots within the cluster residential development of the inadequate maintenance and the action needed to correct such recreational area/common open space, or successor organization, and/or the individual lot owners informed of such inadequate maintenance shall cause such maintenance as is necessary to correct the deficiencies set forth by the Township, to be completed within 60 days from the date such notices are sent. Upon failure to do so, the Township shall have right of entry onto the recreational area/common open space with the purpose of performing the maintenance found necessary to correct the stated deficiencies.
5. 
In the event the Township performs maintenance of the recreational area/common open space, the owner or owners of the land where such maintenance is performed shall indemnify and hold the Township harmless of any and all claims for damages to persons or property arising from its activities in maintaining such common open space, or successor organization, for its costs in performing the aforesaid maintenance. In the event such assessments are not paid within 30 days from the date of such note, Township shall have the right, at its sole discretion, to levy assessments against any one or more (up to all) of the residential lots within such residential development, with no obligation to apportion, in a total amount not to exceed the costs of maintenance of the common open space, together with costs of collection incurred by the Township, including attorneys' commission in the amount of 25% of such assessment, giving notice to the owner or owners of such lots intended to be assessed by sending written notices thereof addressed to such owner or owners at the address set forth in the records utilized for the assessment of real estate taxes by certified mail; provided, however, the Township may levy assessments only against the owners of lots which it notified of the inadequate maintenance pursuant to the above subsection. If such assessments are not paid within 30 days after the sending of such notice, such assessments may be entered as liens against the lot or lots in the office of the Prothonotary of York County or such other office which may at that time be responsible for maintenance of records of municipal liens, and the Township shall have the right to collect such sums in a manner provided by law for the collection of municipal liens.
[Ord. No. 2010-09, 8/4/2010]
1. 
Based upon the results of a water service feasibility report as set forth in § 22-514 herein, unless the Shrewsbury Township Zoning Ordinance dictates a different distance requirement, and the development is outside an existing growth or reserved growth boundary line, the development must be provided with water supply facilities as follows:
A. 
Where there is an existing municipal water supply system on or within 1,000 feet of the development, a complete water main system connected to the existing municipal water supply system must be provided; or
B. 
Where there is no existing municipal water supply and the water service feasibility report indicates that connection to a municipal water supply system is not available, each lot in the development must be provided with an individual water supply system in accordance with this section, approved and certified by the Pennsylvania Department of Environmental Protection (DEP) and the Township Engineer. All individual water supply systems shall be drilled and/or constructed and tested prior to preliminary or final subdivision and land development approval, as applicable.
2. 
A note shall be placed on all preliminary and/or final subdivision and land development plans stating that the individual water supply system has been constructed and installed in accordance with this chapter and PA DEP regulations and has been approved and certified by the Township Engineer and DEP, as applicable.
[Ord. No. 2010-09, 8/4/2010]
1. 
The applicant shall submit a water supply report concerning the availability of a public, private, or individual on-lot water system in or near the proposed subdivision or land development. The report shall be prepared by a registered professional engineer and be submitted in conjunction with the preliminary or final plan for review by the Township Engineer.
A. 
Minimum Residential Requirements. The report shall show that the proposed well is capable of supplying potable water at the minimum rate of 350 gallons per day per unit of residential occupancy at a demand rate of not less than two gallons per minute for one hour during periods when precipitation is 40% below normal.
B. 
Minimum Principal Nonresidential Requirement. The report shall show that the proposed well is capable of supplying potable water at the minimum rate of 400 gallons per day for each planned use at a demand rate of not less than four gallons per minute for one hour during periods when precipitation is 40% below normal.
C. 
MCL testing.
(1) 
Tests for the following maximum contaminant levels (MCLs) shall be conducted for all individual water supply systems, including all existing wells, prior to the approval of the final subdivision or land development plan. All test results shall be forwarded to the Township.
(a) 
Nitrate (measured as nitrogen), not to exceed 10 ppm.
(b) 
Total coliforms = 0.
(c) 
Fecal coliform = 0.
(2) 
In addition, upon recommendation of the SEO, CEO, and/or Township Engineer, or based upon the results of preliminary site investigations or environmental studies, additional MCL testing may be required by the Shrewsbury Township Board of Supervisors in order to safeguard the health, safety, and welfare of the Township residents. These MCL tests may include any regulated microorganisms, disinfection by-products, disinfectants, inorganic chemicals, organic chemicals, or radionuclides as defined by the United States Environmental Protection Agency, National Primary Drinking Water Regulations for the above contaminants; MCLs shall not exceed those defined in these regulations.
D. 
A serviceable well must be drilled and/or constructed and tested on each proposed lot prior to final approval.
2. 
A drawdown/well interference report shall be prepared for all subdivisions and land developments proposing the utilization of water being obtained from the tract being subdivided or developed.
A. 
The scope of the report and the method of analysis of the study and testing data shall be approved by the Township Engineer prior to initiating the study.
B. 
The report shall be prepared using on-site testing and observations.
C. 
The completed report and study shall be approved by the Township Engineer.
3. 
Except as set forth in the Township Zoning Ordinance, all lots created and all uses requiring land development plans shall be served by public water, if available. Public water facilities shall not be extended beyond the "growth boundary," as defined by the Southern York County Regional Comprehensive Plan.
4. 
If connection to an existing public water system is proposed, the subdivider or developer shall submit an agreement committing the public water system to provide such water as will be utilized by the subdivision or land development for such period of time and under such terms and conditions as the public water provides water service elsewhere in its service area.
5. 
If the water supply system proposed involves the utilization of water obtained from the tract being subdivided or developed, or from a nearby tract (within 1,000 feet of the tract being subdivided or developed), irrespective of whether that water is being distributed as a part of a public water supply system, the Board of Supervisors will approve the proposed water supply system only when the feasibility study establishes, and the engineer performing the study certifies, that the groundwater recharge on the tract in question complies with the following criteria.
A. 
Withdrawal rates and amounts shall be managed to balance natural recharge rates and amounts on a site-specific basis to ensure that the potential of interference with adjacent properties is minimized as follows:
(1) 
The groundwater recharge on the specific tract in question will exceed the anticipated water withdrawal during a one-in-ten-year drought or a 40% reduction in the average annual precipitation for the study area. Recharge shall be based upon the following:
(a) 
The area available for recharge shall be based upon post-development impervious conditions.
(b) 
The recharge rate may include estimated recharge from on-lot sewage disposal systems.
(c) 
The recharge rate shall include an analysis of the impact of the post-development stormwater management system.
(d) 
The recharge rate may include estimated recharge from stormwater management infiltration facilities.
6. 
For residential developments, the withdrawal rate shall be based upon a rate of 350 gallons per day per three-bedroom dwelling. The withdrawal rate shall be increased by 100 gallons per day for each additional bedroom over three bedrooms per dwelling unit.
7. 
Commercial, industrial, agricultural or any other nonresidential withdrawal rates shall be calculated by increasing the DEP sewage flows as provided in Pennsylvania Code Title 25, Environmental Protection, Chapter 73, Standards for Sewage Disposal, § 73.17, Sewage Flows, by 20%. The feasibility report and study shall include a description of the proposed use, the proposed number of employees and whether or not water will be used for cleanup and/or processing or otherwise in connection with the use. The applicant shall, in addition, set forth the proposed allocation of available water supply between or among the proposed uses and shall set forth a plan or proposal pursuant to which such allocation can reasonably be monitored and enforced by the Township.
8. 
Withdrawal rates for all uses not provided for by the above sections shall be based upon the maximum anticipated peak demand increased by 20%. The feasibility report and study shall include a description of the proposed use, the proposed number of employees and whether or not water will be used for cleanup and/or processing or otherwise in connection with the use. The applicant shall, in addition, set forth the proposed allocation of available water supply between or among the proposed uses and shall set forth a plan or proposal pursuant to which such allocation can reasonably be monitored and enforced by the Township.
9. 
A preliminary groundwater computer model shall be developed to produce a plot of the anticipated drawdown within the groundwater system to demonstrate that the installation of the proposed water system(s) will not lower the groundwater table in the area so as to endanger or decrease the water supplies necessary for properties adjacent to the project.
A. 
The on-site testing and observations as required above shall be accomplished by at least one pumped well and at least two observation wells which have hydraulic continuity with the pumped well.
10. 
In all cases, the applicant shall demonstrate that the water to be supplied shall be potable and shall meet all applicable standards of the DEP or the United States Environmental Protection Agency.
11. 
If public water system(s) are proposed, these systems shall be in compliance with the above requirements as well as the regulations of DEP.
[Ord. No. 2010-09, 8/4/2010]
Based upon the results of the feasibility report required by this chapter and described in § 22-514, the subdivision or land development must be provided with sanitary sewage disposal facilities as follows:
1. 
If the proposed subdivision or land development is required by the Township Zoning Ordinance to be served by a public sanitary sewer system, a complete sanitary sewer system shall be installed and connected to the existing municipal sanitary sewer system in accordance with § 22-613 of this chapter.
2. 
If the proposed subdivision or land development is unable to connect to an existing municipal sanitary sewer system, on-lot sewage disposal systems meeting the requirements of the Pennsylvania Department of Environmental Protection must be installed and maintained accordingly.
3. 
The subdivision or land development plan shall be rejected unless either:
A. 
On-lot sewage disposal systems are proposed which meet the regulations of the Pennsylvania Department of Environmental Protection; or
B. 
The plan proposes connection to a public sanitary sewer system which can be accomplished and is allowed by this section.
4. 
The plan may not propose to have sewage needs met by use of holding tanks.
[Ord. No. 2010-09, 8/4/2010]
The subdivider or developer shall submit a feasibility report concerning the availability and/or adaptability of sewage facilities in or near a proposed subdivision or land development. Said report shall be prepared by a professional engineer and be submitted in conjunction with the preliminary plan for review and recommendation by the local office of the Pennsylvania Department of Environmental Protection (PA DEP). The following describes the contents of the feasibility report.
1. 
The feasibility report shall consist of an examination of possible connection to an existing sanitary sewer system and supply system. The study shall include the distance from the nearest public sanitary sewer and the capacity of the existing system to accommodate the proposed subdivision or land development. If connection to an existing public sewage system is found to be feasible, the subdivider shall obtain the required permits from PA DEP prior to plan approval and prior to the construction of any sewer lines. Sewage reserve area shall be required for all existing and proposed lots.
2. 
As a part of the feasibility report, the subdivider shall state the type of sewage disposal system desired for each of the proposed lots. If other than connection to a sanitary sewer line or the installation of a conventional on-lot sewage disposal system (OLDS) is intended on any of the lots, the fact shall be indicated on the plan itself. The Board of Supervisors will approve on-lot sewage disposal systems only when the Township Sewage Enforcement Officer and/or Sanitation Officer of PA DEP certifies that the proposed sewage disposal system for each of the lots shown on the plan is suitable for use on that lot. Subdivisions proposing a lot or lots utilizing alternate on-lot sewage disposal systems will not be approved by the Board of Supervisors unless:
A. 
The Township Sewage Enforcement Officer and/or a Sanitation Officer of PA DEP certifies that the proposed sewage disposal site cannot reasonably be located so as to enable the lot to utilize a conventional on-lot sewage disposal system; and
B. 
The lot itself cannot reasonably be redesigned or relocated consistent with the Township Zoning Ordinance and other Township regulations so as to enable utilization of a conventional on-lot sewage disposal system.
3. 
As a part of the feasibility study, there shall be included the results of the soil test probe analyses and soil absorption percolation test on each of the lots as proposed in the subdivision. These soil test probe analyses and soil absorption percolation tests shall be performed in accordance with the regulations of PA DEP and shall be certified as accurate by the Township Sewage Enforcement Officer.
4. 
If connection to an existing public sewer system is proposed, the subdivider or developer shall so state.
[Ord. No. 2010-09, 8/4/2010]
The proposed subdivision and land development of any tract shall be designed to cause the least practicable disturbance to natural infiltration and percolation of precipitation to the groundwater table, as determined by the Township Engineer, through careful planning of land disturbance activities, planting of vegetation, and the placement of streets, buildings and other impervious surfaces in locations other than those identified on the plan as having the greatest permeability where precipitation is most likely to infiltrate and recharge the groundwater.
[Ord. No. 2010-09, 8/4/2010]
Adequate stormwater management facilities shall be provided in accordance with the requirements of the Shrewsbury Township Stormwater Management Ordinance.[1]
[1]
Editor's Note: See Ch. 25, Stormwater Management.
[Ord. No. 2010-09, 8/4/2010]
All subdivision and land development plans, regardless of size, shall address erosion and sedimentation control (E&SC) with respect to any earth disturbance. All E&SC plans shall be designed to prevent accelerated erosion and sedimentation in connection with the land development. The plan shall also contain any additional information as required by the Shrewsbury Township Stormwater Management Ordinance[1] and Pa. Code Title 25, Chapter 102, Erosion and Sediment Control. The following criteria shall be used to determine the type of and extent of the E&SC plans:
1. 
Earth disturbances less than 5,000 square feet are required to implement and maintain erosion control measures until the site is permanently stabilized.
2. 
Earth disturbances over 5,000 square feet to five acres are required to develop a written E&SC plan that meets the requirements of Pa. Code, Chapter 102, and implement and maintain the control measures indicated on the plan until the site is permanently stabilized.
3. 
Earth disturbance of one to five acres, over the life of the project, with a point-source discharge to surface water is required to obtain a National Pollutant Discharge Elimination System (NPDES) permit along with having an approved E&SC plan, and to implement and maintain the control measures indicated on the plan until the site is permanently stabilized.
4. 
Earth disturbance of greater than five acres, over the life of the project, is required to obtain a National Pollutant Discharge Elimination System (NPDES) permit along with having an approved E&SC plan, and to implement and maintain the control measures indicated on the plan until the site is permanently stabilized.
5. 
Where the average density of development is greater than one dwelling unit per acre of land, or regardless of density for nonresidential development, a grading plan in compliance with the Shrewsbury Township Stormwater Management Ordinance shall be submitted.[2]
[2]
Editor's Note: See Ch. 25, Stormwater Management.
6. 
All lots shall be graded to provide a maximum slope of 8%. All side yards shall be graded to provide a maximum slope of 10%. The minimum slope in all yards shall be 3% positive from the dwelling for the same footage.
[1]
Editor's Note: See Ch. 25, Stormwater Management.
[Ord. No. 2010-09, 8/4/2010]
Adequate stormwater management for water quality shall be provided in accordance with the requirements of the Shrewsbury Township Stormwater Management Ordinance.[1]
[1]
Editor's Note: See Ch. 25, Stormwater Management.
[Ord. No. 2010-09, 8/4/2010]
All underground utilities, including storm sewers, must be installed prior to the placement of aggregate, concrete or bituminous materials within the cartway.
1. 
Easement Width and Location. Easements with a minimum width of 20 feet shall be provided for poles, wires, conduits, storm and sanitary sewers, gas, water and heat mains and/or other utility lines intended to service the abutting lots. No structures shall be placed within such easements. To the fullest extent possible, easements shall be centered on or adjacent to rear or side lot lines.
2. 
Underground Installations. Electric, telephone and all other utility facilities shall be installed underground at the expense of the developer in developments of five or more residential lots (for this purpose, the development shall include all lots which were, on November 10, 1976, owned by the same owner) and in all developments for commercial or industrial use.
3. 
Natural Gas Lines. All natural gas lines must be installed in compliance with the ASME B31.8 Code for Gas Transmission and Distribution Piping Systems, as amended. The minimum distance from a natural gas line to a dwelling unit must be as required by the applicable transmission or distributing company.
4. 
Petroleum Lines. Between a proposed dwelling unit and the center line of a petroleum products transmission line which may traverse the development, there must be a minimum distance of 100 feet measured in the shortest distance. In instances such that topographic conditions decrease the hazards involved or in which it would cause undue hardship in the efficient layout of the development, the Board of Supervisors may reduce this requirement.
[Ord. No. 2010-09, 8/4/2010]
The Township Board of Supervisors deems that it would be in the best interest of the citizens of Shrewsbury Township to prohibit the extension of public water and sewer beyond established growth boundaries and reserved growth boundaries as indicated in the Southern York County Regional Comprehensive Plan, as amended, and as established by the York County Planning Commission, unless otherwise mandated by the Commonwealth of Pennsylvania, Department of Environmental Protection.
1. 
That public water shall not be extended beyond the established growth boundaries and reserved growth boundaries.
2. 
That public water currently extending beyond the established growth boundaries and reserved growth boundaries shall not be further extended.
3. 
That public sewer shall not be extended beyond the established growth boundaries and reserved growth boundaries.
4. 
That public sewer currently extending beyond the established growth boundaries and reserved growth boundaries shall not be further extended.
[Ord. No. 2010-09, 8/4/2010]
In large-scale land developments, the dedication of sites for other appropriate public uses, such as, but not limited to, schools, libraries, and public services buildings, and water-producing sites may be required. Such areas or sites must be of a character, extent, and location as to be clearly related to the local and neighborhood needs of the residents of the development. No land may be required for dedication which would primarily serve the need of the Township as a whole as distinguished from the development or neighborhood.
[Ord. No. 2010-09, 8/4/2010]
The subdivider or developer shall be required to preserve all historic trees and landmarks. The design of any improvements to the parcel shall retain and preserve these features to the greatest extent possible. The Board of Supervisors may approve the removal of such features if such removal is necessitated by the proposed improvements, such as driveways, parking facilities and structures; provided however, such improvements must be located so as to avoid necessitating such removal, if possible.
1. 
The developer/owner shall be responsible for contacting the Pennsylvania Historic and Museum Commission (PHMC) to verify historical and/or archaeology significance of the site, trees and landmarks.
2. 
If significance is documented, the Township may require review of the proposed development by PHMC.
3. 
If significance is documented, the subdivider or land developer shall adhere to the standards for the protection of trees during construction, as listed in the Shrewsbury Township Construction and Materials Specifications for Subdivision and Land Development.
[Ord. No. 2010-09, 8/4/2010]
1. 
Where a subdivision or land development is traversed by a watercourse, stream, channel or other drainageway, the developer must provide a drainage easement conforming substantially to the critical environmental area provisions in the Township Zoning Ordinance. The easement must be a width adequate to:
A. 
Preserve the unimpeded flow of natural drainage.
B. 
Widen, deepen, relocate, improve or protect the drainageway.
C. 
Install a stormwater sewer.
2. 
Any changes in the existing drainageway must be approved by the United States Army Corps of Engineers.
[Ord. No. 2010-09, 8/4/2010]
1. 
All landscaping, buffering and screening shall be in accordance with Part 7 of this chapter.
2. 
Obstruction to Vision. No shrubs or trees shall be permitted within any required clear sight triangle or within 10 feet of the right-of-way line adjacent to access drives and public rights-of-way, with the exception of approved street trees. All street trees shall be kept free of branches and foliage from the ground level to a height of at least eight feet above sidewalks and 14 feet above streets.
3. 
Plants shall not be placed where they might interfere with the construction, use or maintenance of any public or private sewage disposal system, water supply or other utility/facility, including sidewalks.
[Ord. No. 2010-09, 8/4/2010]
In no case shall a subdivision or land development plan be approved if it proposes a subdivision or land development inconsistent with:
1. 
Any provision of any agricultural conservation easement or other easement restricting or limiting subdivision or development of the tract;
2. 
Any provision of the Township Zoning Ordinance or other relevant Township ordinances; or
3. 
Any provisions of any deed restriction or covenants which limit or restrict subdivision or development of the tract.
[Ord. No. 2010-09, 8/4/2010]
1. 
Purpose. The purpose of this section is to protect, maintain and enhance the public health, safety and general welfare by establishing minimum requirements and procedures to control adverse impacts associated with grading of land, including erosion and sedimentation that would likely result in damage to off-site private and public property and have adverse impacts to seeps, springs, ponds, streams or watercourses.
2. 
General Requirements for Grading.
A. 
A zoning permit may be required for the grading of land within Shrewsbury Township in accordance with the Township Zoning Ordinance and following the approval of a grading plan. In the case of all residential construction, including proposed dwellings, additions and accessory structures involving earth-moving activities, a grading plan shall be submitted with the permit application. In the case of commercial, industrial and institutional construction involving earth-moving activities, a grading plan shall be submitted with the required land development plan.
(1) 
A grading plan shall contain the following minimum information:
(a) 
The area or lot to be graded shall be drawn at a scale of one inch equals 100 feet or less. All individual lot grading plans within a subdivision shall be presented at the same scale. The Township, at its discretion, may require an overall grading plan for the entire subdivision at one time.
(b) 
Identification of seeps, springs, wetlands, floodplains, watercourses, topography, woodlands and individual specimen trees or other significant natural resources and the location of any improvements.
(c) 
The location of erosion and sediment control structures or controls as approved by the York County Conservation District.
(d) 
Present and finished grade contours sufficient to accurately represent the impact of the proposed grading activity.
3. 
General Requirements for Grading Standards.
A. 
No grading can occur unless an erosion and sediment control plan has been approved by the York County Conservation District and fully implemented on site.
B. 
No grading may occur until and unless the Shrewsbury Township Engineer and Shrewsbury Township Zoning Officer have approved the grading plan.
C. 
All grading shall conform to the following standards:
(1) 
Cut and Fill Slopes:
(a) 
Cut Slopes. If, when grading a lot or parcel, the new grade is lower than the surface or ground level of the adjoining property, the new grade shall meet the existing grade at the property line, at a maximum angle equal to one foot vertical to three feet horizontal, or a retaining wall shall be built entirely on the ground of the owner causing the grading that is set back a minimum of five feet from the property line.
(b) 
Fill Slopes. If, when grading a lot or parcel for residential use, the new grade is raised above the surface of the ground level of the adjoining property, the fill shall be sloped down to meet the existing grade on an angle less than the angle of repose of the material, but not steeper than one foot vertical to three feet horizontal; and at no point shall the slope, plus an adequate storm drain system or swale extending to an approved termination, extend beyond the adjoining property line or a retaining wall shall be built that is set back a minimum of five feet from the property line.
(c) 
Cut and fill slopes for areas not designated for residential use may be graded to an angle equal to one foot vertical to two feet horizontal.
(d) 
No filling, grading or disturbance of land shall occur in a critical environmental area except in accordance with §§ 22-511 and 22-712 of this chapter. Isolated areas of slope in excess of 25%, not contiguous to other areas of slope in excess of 25%, which cumulatively do not exceed 1/4 acre or 10,890 square feet, may be regraded or disturbed.
(e) 
No earthmoving, grading or construction shall occur within 20 feet of the location of any percolation test performed to create an approved site for an on-site sewage disposal system or for a sewage reserve area; excepting, however, this provision shall not apply in the event the sewage system has been installed or has been designed, in which event earthmoving, grading or construction activity may occur but may not occur over the area where the installed sewage disposal system is located or where the designed sewage disposal system will be located.
(2) 
Organic Matter in Fill Materials. All stumps, logs and wood materials of any kind shall be removed from any fill material. Fill material must be so constituted so as to retain its compaction density over time so that sinking or heaving is not likely. Fill material may contain rubble, provided it is in small, compactable form.
(3) 
Work Done in Violation. On any property where grading is being done in violation of the grading permit requirements set forth in this chapter, the owner shall, upon notification from the Zoning Officer, cease all grading and construction activity, install such temporary sediment control measures as the Township determines necessary to control soil erosion and submit the plans and security necessary to obtain the required permit.
(4) 
Restoration of Damaged Adjacent Property. When damage occurs on property adjacent to a construction site due to any grading operation or failure of any sediment control measures, it shall be the responsibility of the permit holder or designated agent to contact the owner of the damaged property and attempt to obtain permission to enter onto the property and restore the damaged area, as near as possible to its condition prior to said damage.
(5) 
Notice Prior to Beginning Work. The permit holder shall notify the Zoning Officer at least 24 hours prior to commencing any grading operation.
(6) 
A minimum of nine inches of topsoil shall be placed over a minimum of 18 inches of subsoil in regard to all final grading.
[Ord. No. 2010-09, 8/4/2010]
1. 
In addition to the requirements set forth in this section, all drainage facilities shall be in compliance with the Shrewsbury Township Stormwater Management Ordinance.[1]
[1]
Editor's Note: See Ch. 25, Stormwater Management.
2. 
Drainage Required. No principal building may be erected, structurally altered, or relocated on wetlands or areas considered critical environmental areas as described and delineated in Part 13 of the Shrewsbury Township Zoning Ordinance, nor may such building be erected, structurally altered, or relocated if such erection, alteration or relocation will alter drainage so as to adversely affect neighboring properties by causing erosion, swamping or ponding, and it shall not increase stormwater flow over preconstruction levels.
3. 
Roof Drain Seepage Pits. All dwellings, roofed accessory buildings, or structures in excess of 800 square feet of floor area, must use roof drain seepage pits for stormwater. Farm buildings or structures are exempt. Such pits shall be constructed in accordance with the detail in the chart below and the following criteria:
A. 
All seepage pits shall comply with applicable regulations in Part 13 of the Shrewsbury Township Zoning Ordinance and the Construction Specifications Manual in addition to these provisions.
B. 
Seepage pits must provide a volume of one cubic foot for every two square feet of roof surface.
C. 
AASHTO #1 (PennDOT #4) stone must be used in the seepage pit.
D. 
A filter cloth liner must be used on the sides, top and bottom of the seepage pit.
E. 
Seepage pits must be located a minimum of 10 feet from the wall of a dwelling, swimming pools, property lines, driveways and septic areas, including sewage reserve areas.
F. 
The inlet pipe for the seepage pit must be no less than four inches in internal diameter and shall have an aboveground overflow tee with a cap and weep hole.
G. 
A seepage pit shall have a capped, perforated cleanout pipe for access to the pit.
H. 
Prior to installation of a seepage pit, a soil percolation test may be required by the Zoning Officer.
I. 
Inspections:
(1) 
Pits open with fabric and cleanout installed.
(2) 
A pit with stone and all related piping from the building, but piping is not covered.
4. 
Drainage Upon Streets.
A. 
In order to prevent improper surface water drainage upon streets, each building erected, structurally altered or relocated, and its driveways, must be at a grade in satisfactory relationship with one of the following:
(1) 
The established street grade; or
(2) 
The proposed street grade where none is established.
5. 
Drainage Upon Neighboring Properties: Slopes. In order to protect the neighboring property owners, and to limit alterations to topography, no change in the existing topography or existing drainage of any land may be made which would:
A. 
Result in an unstable slope of more than one foot vertical to three feet horizontal within 20 feet of a property line; or
B. 
Alter the existing drainage or topography in any way so as to adversely affect neighboring property; or
C. 
Fail to comply with the requirements of Part 5 of this chapter, which requirements are incorporated herein by reference.
6. 
Drainage Upon Designated Sewage Reserve Areas.
A. 
No channeled flow shall be directed toward sewage reserve areas.
B. 
No roof runoff infiltration structure shall be placed within 20 feet of a designated sewage reserve area.