Township of Shrewsbury, PA
York County
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Table of Contents
Table of Contents
[Ord. No. 2010-09, 8/4/2010]
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.
Commonwealth of Pennsylvania Department of Environmental Protection, Sewage Facilities Act (Act 537), as amended.
Commonwealth of Pennsylvania Department of Transportation; Standards for Roadway Construction Series RC-1M to 100M, Publication 72M, April 2000 Edition, as amended.
Commonwealth of Pennsylvania Department of Transportation Specifications, Publication 408/2003, as amended.
"Pedestrian Facilities," Pennsylvania Department of Transportation Design Manual, Part 2.
Penn State College of Agricultural Science, Landscape Tree Fact Sheets Including Evergreens for Screens, Third Edition, as amended.
Penn State College of Agricultural Science, Compatible Tree Fact Sheets for Electrical Lines and Restricted Spaces, as amended.
United States Department of Agriculture Soil Conservation Service, "Engineering Field Manual," Agricultural Handbook No. 387, "Ponds," and Technical Release No. 55, "Urban Hydrology for Small Watersheds."
South Branch Codorus Creek Watershed Act 167 Stormwater Management Plan.
The Americans with Disabilities Act of 1990, as amended.
Illuminating Engineering Society of North America (IESNA) Lighting Handbook.
Water Well Drillers License Act (Act 610), of May 29, 1956.
Institute of Transportation Engineers Trip Generation Manual.
The Highway Capacity Manual published by the Transportation Research Board.
A Policy on Geometric Design of Highways and Streets, 5th Edition, AASHTO "Green Book," Pennsylvania Natural Diversity Inventory (PNDI).
[Ord. No. 2010-09, 8/4/2010]
The following are requirements with respect to materials, placement, location and removal:
1. 
Specifications. Monuments and markers must be constructed as follows:
Type
Material
Minimum Size
Monument
Concrete
6" x 6" x 30"
Marker
Iron pipes or #6" rebar
36" x 3/4" diameter
2. 
Placement and Marking. Monuments and markers must be placed by a professional land surveyor so that the scored or marked point coincides exactly with the point of intersection of the lines being monumented. They must be set so that the top of the monument or marker is level with the surface of the surrounding ground. Monuments must be marked on top with a copper or brass dowel cast with one-half-inch rebar for detection by a metal detector.
3. 
Location of Monuments. Monuments must be set at the intersection of lines forming angles in the boundaries of the development and at the intersection of street lines.
4. 
Location of Markers. Markers must be set at the following locations:
A. 
At the beginning and ending of curves along street and property lines.
B. 
At points where lot lines intersect curves, either front or rear.
C. 
At angles in property lines of lots.
D. 
At all other lot corners, except markers are not to be located in streets.
5. 
Removal. Any monuments or markers that are removed must be replaced by the professional land surveyor at the expense of the individual removing them.
[Ord. No. 2010-09, 8/4/2010]
1. 
Streets shall be surfaced to the grades and dimensions drawn on plans, profiles, and cross sections submitted by the developer and approved by the Township in accordance with Part 5 of this chapter.
A. 
Before paving the street surface, the developer shall install required utilities and provide, where necessary, adequate surface drainage for streets, as required by this chapter.
B. 
The minimum standards for roadway construction and paving for streets in residential subdivisions are subject to the specifications identified in the Shrewsbury Township Construction and Materials Specifications for Subdivision and Land Development, as adopted and revised by resolution.
C. 
The minimum standards for roadway construction and paving for streets in commercial and industrial zoning districts as shown on the Township's Zoning Map shall be designed by an engineer.
(1) 
A report with accompanying calculations shall be submitted to the Township Engineer for review and approval.
(2) 
The design shall consider and include:
(a) 
Traffic loading over a twenty-year period;
(b) 
Initial and terminal serviceability;
(c) 
Roadbed resilient modulus or CBR value; and
(d) 
Design structural number.
2. 
The Township shall decide if a collector or arterial street is required as a direct result of the construction of the development, in which case the developer is responsible for paving the additional width and depth required.
[Ord. No. 2010-09, 8/4/2010]
1. 
In all subdivisions, curbs must be installed on all public streets as needed to control stormwater runoff and prevent erosion and deterioration of streets.
2. 
Curbs must be designed and installed in accordance with the Township's Construction and Materials Specifications for Subdivision and Land Development, as adopted and revised by resolution.
3. 
On minor or local streets, rolled curb or vertical curb may be used.
4. 
On collector or arterial streets, only the vertical curb shall be used.
5. 
The transition from one type of curb to another shall be effected only at a street intersection.
6. 
Vertical curbing is required for all drives and parking areas in excess of five parking spaces; rolled bituminous curbing will not be accepted.
[Ord. No. 2010-09, 8/4/2010]
In areas where curbing is not used, suitable gutters must be installed to avoid erosion. Gutter design must be approved by the Township Engineer. The Township may require installation of curbs and/or gutters in any subdivision where the evidence indicates that such improvements are necessary for proper drainage.
[Ord. No. 2010-09, 8/4/2010]
1. 
Alleys are permitted in all residential developments.
2. 
In commercial or industrial districts, alleys are required except where other definite and assured provision is made for service access, such as off-street loading, unloading, and parking consistent with and adequate for the uses proposed.
3. 
No part of any dwelling, garage, or other structure may be located within 16 feet of the center line of an alley.
[Ord. No. 2010-09, 8/4/2010]
1. 
Sidewalks shall be required for all development located in the Suburban Residential and Suburban Residential Receiving Districts, as defined by the Shrewsbury Township Zoning Ordinance.[1]
A. 
The Township shall require installation of sidewalks along both sides of all public streets. Sidewalks are required to provide access to and/or within the proposed development and the community as a whole.
B. 
Sidewalks must be improved to provide safe and adequate access for pedestrians for the following purposes and circumstances.
[1]
Editor's Note: See Ch. 27, Zoning.
2. 
Sidewalks must be provided in all proposed residential developments in the Rural Residential and Rural Residential Receiving Zoning Districts, unless the subdivision design includes a pedestrian path system accessible by all lots and connects with existing sidewalks in adjacent developments.
3. 
Sidewalks must connect to sidewalks in existing developments.
4. 
Sidewalks must provide access to community facilities such as schools, shopping areas, recreation areas and cultural and community facilities.
5. 
All sidewalks shall be designed and constructed in accordance with the Township's Construction and Materials Specifications for Subdivision and Land Development and in accordance with the following general standards:
A. 
Location. The sidewalk must commence one foot inside the right-of-way line and extend toward the curbline with minimum two-foot grass strip between the curb or edge of the street and the sidewalk.
B. 
Width. Sidewalks must be at least four feet wide. When adjacent to shopping centers, schools, recreation areas and other such facilities, sidewalks must be at least six feet wide and located within the street right-of-way.
C. 
Planting Strip. A planting strip must be provided between the curb and sidewalk. The width of the grass should be no less than two feet to allow for proper maintenance and upkeep.
D. 
Handicap Ramps. Handicap ramps shall be provided at all intersections and other locations necessary to provide proper pedestrian circulation as per the requirements of the Americans with Disabilities Act of 1990, as amended.
E. 
Crosswalks. Where considered necessary to provide circulation or access to schools, playgrounds, shopping centers, transportation or other facilities, pedestrian crosswalks shall provide a minimum ten-foot right-of-way and be designed and improved in accordance with Chapter 8, "Pedestrian Facilities," of the Pennsylvania Department of Transportation Design Manual, Part 2.
F. 
Drainage. All sidewalks shall be graded to discharge stormwater runoff and shall have a minimum cross slope of 2%.
6. 
A pedestrian interior walk shall be required for blocks greater than 800 feet in length to assist circulation or provide access to community facilities. Such pedestrian walkways shall have a right-of-way width not less than 10 feet and a paved walk surface of not less than six feet wide.
[Ord. No. 2010-09, 8/4/2010]
1. 
Pedestrian/bicycle paths should enhance pedestrian and bicycle travel where the existing circulation system does not serve these patrons well, or where abandoned railroads or other open spaces provide corridors free of obstacles. Such multi-use paths should not be a substitute for an adequate sidewalk system for connecting open space, residential areas, schools, playgrounds and other community facilities.
2. 
The following guidelines should be considered for the installation of pedestrian and bike paths:
A. 
All paths shall connect to the street system in a safe and convenient manner.
B. 
A well-defined right-of-way (easement) 10 feet in width; maximum average grade is 5%, not to exceed 15%.
C. 
Provide benches and rest areas along pathways.
D. 
All path connections shall be clearly marked with destination and directional signing.
E. 
All paths shall be located in corridors that provide access to residential areas and community facilities such as schools, shopping areas, recreation areas and cultural sites.
F. 
All paths shall be built in locations that are visible and easily accessible, for the personal safety of users.
G. 
Paths shall be designed in such a manner that motor vehicle crossings can be eliminated or significantly minimized. Where crossings exist, they must be carefully designed to ensure the safety of the users. Vehicular conflicts with common open space pathways are discouraged.
H. 
All paths shall be constructed of durable, low-maintenance materials, with sufficient width and clearance.
I. 
Paths shall be maintained in usable condition throughout the year depending on level of use, including snow removal as appropriate.
3. 
All pedestrian paths that function as a sidewalk because of location, the places served, or predominance of pedestrian use shall be designed according to accessibility guidelines under the Americans with Disabilities Act of 1990 (ADA).
4. 
The owner(s) of any pedestrian path(s), prior to final plan approval, shall execute and record an ownership and maintenance agreement for the improvement and maintenance of said path(s).
[Ord. No. 2010-09, 8/4/2010]
All street trees shall be planted and maintained in accordance with the provisions set forth in § 22-709 of this chapter. Detailed street tree specifications contained in the Township Construction and Materials Specifications for Subdivision and Land Development must be met.
[Ord. No. 2010-09, 8/4/2010]
The subdivider or land developer shall complete the landscaping proposed in the landscaping plans submitted pursuant to the provisions of § 22-526 and Part 7 of this chapter in addition to any requirements as set forth in the Township Zoning Ordinance. The property owner is responsible for maintenance of the required landscaping. Maintenance of landscaping includes watering, pruning, fertilizing and disease control and replacement of dead plantings.
[Ord. No. 2010-09, 8/4/2010]
1. 
For the safety, convenience and attractiveness of the subdivision or land development, streetlights shall be required in all major subdivisions in all residential zoning districts as delineated in the Shrewsbury Township Zoning Ordinance.
A. 
The Board of Supervisors may require the installation of either public street or pedestrian lights or private owner-maintained streetlights. If public streetlights are required, they shall be spaced no more than 300 feet apart or as recommended for residential subdivisions by the lighting manufacturer of the lights to be used and shall be designed so as not to create unreasonable glare.
B. 
As may be applicable, there shall be two streetlights installed at intersections in major residential subdivisions.
C. 
For blocks greater than 800 feet in length and requiring a pedestrian interior walk as specified in § 22-508, Subsection 5B, of this chapter, streetlighting shall be provided at the intersection of such pedestrian interior walk and all streets.
2. 
If private-owner maintained streetlights are to be installed, they must utilize fifty-watt high-pressure sodium post lights and be equipped with an electric eye. The subdivider or land developer must make adequate provision to ensure the perpetual maintenance of such private-owner maintained streetlights and to ensure that the fifty-watt high-pressure sodium post lights continue to be used and that the electric eye is not modified or adjusted by the owner so as to preclude the light from functioning as designed.
3. 
Commercial or industrial access roads and parking lots will be required to provide adequate lighting as deemed reasonably necessary by the Board of Supervisors to provide for the public safety.
4. 
The design and plan for streetlighting shall be submitted by the subdivider or land developer and must be approved by the Board of Supervisors.
5. 
The following are BMPs preferred by the Township:
A. 
Lighting shall be used to increase the safety of pedestrians as well as vehicles while contributing to the character of the overall community.
B. 
Applicability. Where required, all streetlighting shall be installed in accordance with the current recommended practices of the Illuminating Engineering Society of North America (IESNA) as contained in the IESNA Lighting Handbook. Future amendments to said recommended practices shall become a part of this section without further action of the Township. No streetlighting shall be permitted that exceeds the IESNA standards.
C. 
Street and Other Lighting Fixture Design.
(1) 
Externally illuminated signs shall be lighted by fixtures mounted at the top of the sign and aimed downward. Such fixtures shall be automatically extinguished between the hours of 11:00 p.m. and dawn, except as specifically approved by Shrewsbury Township.
(2) 
Except as specifically approved by Shrewsbury Township, fixtures meeting IESNA "full-cutoff" criteria shall not be mounted in excess of 20 feet above finished grade, and fixtures not meeting IESNA "cutoff" criteria shall not be mounted in excess of 16 feet above grade.
(3) 
Directional fixtures for such applications as facade, fountain, feature and landscape illumination shall be aimed so as not to project their output beyond the objects intended to be illuminated and shall be extinguished between the hours of 11:00 p.m. and dawn.
(4) 
Canopy lighting shall be accomplished using flat-lens, full-cutoff fixtures aimed straight down and shielded in such a manner that the lowest opaque edge of the fixture shall be level with or below the light source.
(5) 
Electrical feeds shall be run underground.
D. 
Plan Submission. For subdivision and land development applications where site lighting is required by this section or proposed, lighting plans shall be submitted to the Township for review and approval and shall include:
(1) 
A site plan, complete with all structures, parking spaces, building entrances, traffic areas (both vehicular and pedestrian), vegetation that might interfere with lighting, and adjacent uses that might be adversely impacted by the lighting, containing a layout of all proposed fixtures by location and type.
(2) 
The lighting plan shall include a description of all cabling, poles, fixtures and all other equipment required for a complete streetlighting system.
(3) 
Isofootcandle plots for individual fixture installations, or ten-foot by ten-foot luminance-grid plots for multi-fixture installations, which demonstrate compliance with the intensity and uniformity requirements as set forth in this section.
(4) 
Description of the proposed equipment, including fixture catalog cuts, photometrics, glare-reduction devices, lamps, on/off control devices, mounting heights, pole foundation details and mounting methods.
E. 
Lighting Controls.
(1) 
For lighting horizontal tasks such as roadways, sidewalks, entrances and parking areas, fixtures shall meet IESNA "full-cutoff" criteria (no light output emitted above 90° at any lateral angle around the fixture). Individual fixtures whose aggregate lamp output does not exceed 1,800 lumens are exempt from this requirement.
(2) 
The use of floodlighting, spotlighting, wall-mounted fixtures, decorative globes and spheres and other fixtures not meeting IESNA "full-cutoff" criteria shall be permitted only with the approval of the Township, based upon achieving acceptable glare control.
(3) 
When requested by the Township, fixtures shall be equipped with or be modified to incorporate light-directing and/or shielding devices, such as shields, visors, skirts or hoods, to redirect offending light distribution and/or reduce direct or reflected glare.
(4) 
NEMA-head fixtures, a.k.a., "barn lights" or "dusk-to-dawn lights," shall not be permitted where they are visible from other uses unless fitted with a reflector to render them full-cutoff.
F. 
Control of Nuisance and Disabling Glare.
(1) 
All lighting shall be aimed, located, designed, fitted and maintained so as not to present a hazard to drivers or pedestrians by impairing their ability to safely traverse and so as not to create a nuisance by projecting or reflecting objectionable light onto a neighboring use or property.
(2) 
Floodlights and spotlights, where specifically approved by the Township, shall be so installed or aimed that they do not project their output into the windows of neighboring residences, adjacent uses, skyward or onto a public road.
(3) 
Unless otherwise permitted by the Township, e.g., for safety or security or all-night operations, lighting for commercial, industrial, public, recreational and institutional applications shall be controlled by automatic switching devices, such as time clocks or combination motion detectors and photocells, to permit extinguishing offending sources between 11:00 p.m. and dawn, to mitigate nuisance glare and sky-lighting consequences.
(4) 
Lighting proposed for use after 11:00 p.m., or after the normal hours of operation for commercial, industrial, institutional or municipal applications, shall be reduced by 75% from then until dawn, unless supporting a specific purpose and approved by the Township.
(5) 
Vegetation screens shall not be employed to serve as the primary means for controlling glare. Rather, glare control shall be achieved primarily through the use of such means as cutoff fixtures, shields and baffles, and appropriate application of fixture mounting height, wattage, aiming angle and fixture placement.
(6) 
The intensity of illumination projected onto a residential use from another property shall not exceed 0.1 vertical footcandle, measured line-of-site at the property line.
G. 
Maintenance. Lighting fixtures and equipment shall be maintained so as always to meet the requirements of this section.
[Ord. No. 2010-09, 8/4/2010]
1. 
The size, location, placement, materials and configuration of all roadway signs shall be in accordance with the requirements of PennDOT and the Township as specified in the Construction and Materials Specifications for Subdivision and Land Development.
2. 
Street name signs and traffic control devices must be placed at all intersections.
3. 
All regulatory, warning and directional signs meeting current design standards as established by PennDOT shall be provided and installed by the Township at the developer's expense.
[Ord. No. 2010-09, 8/4/2010]
The following conservation practices during site construction and cleanup are applicable:
1. 
Protection of Vegetation from Mechanical Injury. Where earthwork, grading, or construction activities will take place in or adjacent to woodlands, old fields or other significant vegetation or site features, the limit of disturbance shall be delineated in accordance with § 22-510, and vegetation shall be protected, specifically tree roots from mechanical compaction due to proximity of heavy equipment, through installation of temporary fencing or other approved measures. Such fencing shall be installed prior to commencement of and shall be maintained throughout the period of construction activity.
2. 
Protection of Vegetation from Grading Change. Grade changes to occur at any location of the property shall not result in an alteration to soil or drainage conditions which would adversely affect existing vegetation to be retained following site disturbance, unless adequate provisions are made to protect such vegetation and its root systems.
3. 
Protection of Vegetation from Excavations. When digging trenches for utility lines or similar uses, disturbances to the root zones of all woody vegetation shall be minimized.
A. 
If trenches must be excavated in the root zone, all disturbed roots shall be cut as cleanly as possible. The trench shall be backfilled as quickly as possible.
4. 
Protection of Topsoil.
A. 
A note shall be placed on the plan, pursuant to § 22-403 of this chapter, stating that all topsoil shall be stockpiled at the site along with an adequate volume of subsoil so a minimum of nine inches of topsoil and 18 inches can be provided over all graded or disturbed areas. If, however, it is demonstrated that a minimum of 18 inches of subsoil depth remains after site grading, no subsoil needs to be stockpiled or otherwise obtained.
B. 
No topsoil shall be removed from the site without prior written permission from the Township CEO, which shall only occur after a minimum of nine inches of topsoil has been placed on all undeveloped areas and, in addition, utilized for berms, buffer strips, as well as for all other landscaping needs.
C. 
Topsoil removed shall be redistributed and stabilized as quickly as possible following the establishment of required grades for a project or project phase. All exposed earth surfaces shall be stabilized by hydroseeding on slopes of less than 10% and by sodding, hydroseeding, or rip-rap on slopes exceeding 10%.
D. 
Grading and earthmoving operations shall be scheduled to minimize site disturbance during the period from November 1 to April 1, when revegetation of exposed ground is difficult.
[Ord. No. 2010-09, 8/4/2010]
1. 
Connection to Existing Sanitary Sewer System.
A. 
Where an existing or proposed municipal sanitary sewer system is within 1,000 feet of the proposed land development, except in the Agricultural, Rural Residential and Rural Residential Receiving Zoning Districts as delineated in the Township Zoning Ordinance, the developer shall provide the development with a complete sanitary sewer system ready to be connected to the existing or proposed sanitary sewer system, unless the developer conclusively demonstrates that such connections are infeasible. In this situation, the following requirements must be met.
B. 
The plan for the installation of a sanitary sewer system must be prepared for the development and approved by the Township Engineer and the Pennsylvania Department of Environmental Protection. The Township Engineer must inspect the sewer line before it is covered over. Upon completion of the sanitary sewer installation, the plan for the system as built must be filed with the Township.
C. 
Any sewer pipe main must be at least eight inches in diameter, and any sewer lateral must be at least four inches. Storm sewers may not be connected with sanitary sewers.
D. 
Manholes shall be located generally at intervals of 250 feet and in no case more than 400 feet. Manholes are also required at all points of change of course or grade and at all points of intersection of sewer lines.
E. 
All sanitary sewer systems located 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, whether public or private, shall be floodproofed up to the one-hundred-year flood elevation.
2. 
Private Sewage Disposal System Requirements.
A. 
Where installation of a public sanitary sewer system is not required, the developer or owner of the lot shall provide for each lot, at the time improvements are erected thereon, a private sewage disposal system consisting of a septic tank and tile absorption fields and reserve field or other system approved by the PA DEP and acceptable to Shrewsbury Township.
B. 
If on-site subsurface sewage disposal systems are to be used, they must be laid out in accordance with at least the minimum standards of the Township's Sewage Facilities Act (Act 537). The Township and/or the PA DEP must inspect and approve each on-site sewage disposal system.
C. 
No installation of sewage disposal facilities requiring a soil absorption system shall occur where such system will not function due to high groundwater, flooding, or unsuitable soil characteristics or where such systems are proposed for location 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.
[Ord. No. 2010-09, 8/4/2010]
1. 
Where a municipal water supply system is within 1,000 feet of the land development, as required by the Township Zoning Ordinance, the developer shall provide the development with a complete water main supply system, to be connected to an existing water supply system, and a sufficient water supply to meet the municipal water needs of the proposed development.
2. 
The plan for the installation of the mains of a water supply system must be prepared for the development with cooperation of the municipal water utility company and approved by the Township Engineer. Upon the completion of the water supply system, one copy of the plan for the system as built must be filed with the Township.
3. 
Where the connection to a municipal water supply system is not possible or feasible, the developer shall provide for each lot or dwelling unit, at the time improvements are erected or installed, an individual water supply system. All such individual systems shall meet all applicable regulations of the Pennsylvania Department of Environmental Protection (PA DEP).
4. 
All water supply systems or portions thereof located 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, whether public or private, shall be floodproofed up to the one-hundred-year flood elevation.
[Ord. No. 2010-09, 8/4/2010]
1. 
Whenever the evidence available to the Township indicates that a stormwater detention basin is necessary to control the rate of stormwater runoff from the site, the developer shall install a detention basin in accordance with approved design, calculations, plans and profiles.
A. 
All detention basins shall meet the design and construction requirements of the following:
(1) 
The most-recent editions of the United States Department of Agriculture, Soil Conservation Service, "Engineering Field Manual," Agricultural Handbook No. 387, "Ponds," and Technical Release No. 55, "Urban Hydrology for Small Watersheds," and be designed on the basis of a one-hundred-year storm.
(2) 
The Shrewsbury Township Construction and Materials Specifications for Subdivision and Land Development.
(3) 
Any adopted Act 167 stormwater management plans within Shrewsbury Township.
2. 
The subdivider shall provide for continuing maintenance of such stormwater detention basin by the owners of land on which the same is located and shall further provide for an easement enabling the Township to perform emergency maintenance in the event the property owner should fail to do so and shall establish a procedure whereby the Township shall be able to assess the cost of such emergency maintenance upon the owner of the land where the detention basin is located by the filing of a municipal lien.
3. 
Where the subdivision or land development proposing the stormwater detention basin proposes residential development, the slopes on such detention basin may not exceed 2 1/2:1.
4. 
Landscaping of stormwater management facilities shall be in accordance with § 22-713 of this chapter.
[Ord. No. 2010-09, 8/4/2010]
Whenever the evidence available to the Board of Supervisors indicates that natural surface drainage is inadequate to meet the requirements of this chapter, the developer shall install a stormwater sewer system in accordance with approved plans and profiles. The installation shall be approved by the Township Engineer and shall meet the requirements of this chapter and the Shrewsbury Township Stormwater Management Ordinance, as well as the South Branch Codorus Creek Watershed Act 167 Stormwater Management Plan for locations within the defined watershed.
[Ord. No. 2010-09, 8/4/2010]
1. 
Fire hydrants shall be installed if a water source is capable to serve them in accordance with the requirements of the local fire authority. Fire hydrants, if provided, shall be located within 500 feet of any dwelling unit or structure open to the public. Fire hydrants shall be installed in accordance with all applicable regulations. Fire hydrant locations shall be reviewed by the Fire Chief.
2. 
A note shall be placed on the plan:
No vegetation may be planted within 10 feet of any fire hydrant which may obstruct the use of the hydrant. No alteration, including painting, shall be allowed.
[Ord. No. 2010-09, 8/4/2010]
All gas lines, underground electric lines, underground telephone lines and other utilities located 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, whether public or private, shall be floodproofed up to the one-hundred-year flood elevation.
[Ord. No. 2010-09, 8/4/2010]
1. 
All wells must be sited, improved and maintained in accordance with regulations and guidelines set forth by the Pennsylvania Department of Conservation and Natural Resources (PA DCNR).
2. 
All individual water supply wells shall be constructed by a PA DCNR-licensed water well driller.
3. 
All well abandonments must be completed in accordance with the Water Well Drillers License Act (Act 610), of May 29, 1956.[1]
[1]
Editor's Note: See 32 P.S. § 645.1 et seq.
[Ord. No. 2010-09, 8/4/2010]
1. 
General.
A. 
Noise-sensitive land uses that are located on lots wholly or partly within the locally determined area impacted by traffic noise shall be discouraged.
B. 
Required open space may be strategically located between major traffic noise sources and building lots.
C. 
Structures shall be oriented with the least window exposure facing the area impacted by traffic noise.
D. 
Where multiple uses are planned for a tract, structures shall be situated in a hierarchy based on distance from the areas impacted by traffic noise according to the compatibility of each use with traffic noise.
2. 
Accessory Structures. Accessory (nonresidential) structures and improvements, such as sheds, garages, storage structures, and parking lots, shall be located in closer proximity to areas impacted by traffic noise of the tract than occupied principal structures such as homes or offices.
3. 
Berms. Earthen berms shall be erected along any residential property line abutting an interstate highway. Such berms shall be erected in accordance with accepted standards for safety and stability. Any berm developed shall be shown in the landscaping plan and shall be designed and constructed in accordance with accepted engineering standards for safety, stability, and traffic noise attenuation.
4. 
Screening. All screening shall be in accordance with Part 7 of this chapter.
[Ord. No. 2010-09, 8/4/2010]
1. 
Off-street parking lots in Shrewsbury Township shall generally follow low-impact (dispersed) designs wherein stormwater runoff is treated as soon as precipitation hits the ground. The goal of the stormwater system shall be to retain almost all liquid on the site and all of the pollutants.
2. 
All parking lots consisting of 10 or more parking spaces shall conform to the following requirements:
A. 
All stormwater flowing from paved surfaces shall be filtered for sediment, trash, oil and grease, prior to discharge into storm drains or waterways. Filter(s) location(s) and type(s) shall be shown/detailed on grading and drainage plans.
B. 
If filters are installed, provisions shall be made to ensure adequate maintenance and replacement of private stormwater filters. Filters must be cleaned out at least twice a year. Filters must be cleaned out and replaced, if necessary, at any time they are not functioning correctly and water is ponding as a result.
C. 
Landscaping shall be installed in accordance with Part 7 of this chapter.
D. 
Wherever soils allow for adequate infiltration, a porous paver system or porous concrete shall be used for not less than 10% of the parking spaces, or the downhill edges of the parking lot, whichever is greater.
E. 
All parking lots will be required to provide adequate lighting as deemed reasonably necessary by the Board of Supervisors to provide for the public safety. The design and plan for streetlighting shall be submitted by the subdivider or land developer and must be approved by the Board of Supervisors. At a minimum, such lighting shall:
(1) 
Be shielded from the view of all surrounding streets and properties;
(2) 
Illuminate all portions of the parking area during periods of poor visibility, including all after-dark operating hours;
(3) 
All light standards shall be located on protected islands, vegetative islands or other planting areas and not on the parking surface.
(4) 
The lighting facilities shall be planned, erected, and maintained so the light is confined to the property and will not cast direct light or glare upon adjacent properties or public rights-of-way.
(5) 
All outdoor lighting shall comply with the performance standards set forth in Part 15 of the Township Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 27, Zoning.
F. 
All off-street parking lot and parking space designs shall conform to the regulations contained in Part 16 of the Shrewsbury Township Zoning Ordinance and Construction and Materials Specifications for Subdivision and Land Development.
[Ord. No. 2010-09, 8/4/2010]
Traffic impact assessments shall conform to the following:
1. 
Purpose: to provide the Township Planning Commission and the Township Board of Supervisors with an opportunity to:
A. 
Identify the existing traffic network and facilities relative to the project.
B. 
Identify the existing traffic/transportation problems.
C. 
Ensure safe access to the site.
D. 
Determine the effects of the development on the existing transportation facilities.
E. 
Identify solutions to future traffic/transportation problems.
2. 
Requirement. A traffic assessment shall be submitted with the preliminary plan for subdivisions and land developments that meet any of the following criteria:
A. 
Residential: all major subdivisions involving more than five dwelling units.
B. 
Nonresidential: involving greater than 10 parking places, whether separately or cumulatively.
C. 
A new driveway or roadway connection involving either Subsection 2A or B above.
D. 
When the Township finds that there are reasonable grounds to believe the existing transportation network may be inadequate to handle the volume or character of traffic likely to result from the proposed subdivision or land development.
3. 
Irrespective of Subsection 2 above, the provisions herein shall not apply to developments on state roads. In the event the development proposes a connection to a state road, PennDOT Transportation Impact Study Guidelines shall be followed.
4. 
Qualifications. The assessment shall be prepared by a certified traffic engineer. The cost to prepare the assessment shall be borne entirely by the applicant. The assessment shall be certified by statement and signature as correct by the preparer.
5. 
Pre-Study Meeting. A pre-study meeting shall be held between the applicant/developer and Township staff, including, but not limited to, the Township Engineer and Township Zoning Officer, to determine the scope of the study, limits, and completion date.
6. 
Contents. The study shall contain information, analyses and conclusions regarding the following:
A. 
General Site Description: the property size, location, and proposed land uses; the construction staging and completion rate of the proposed land development; type of residential or nonresidential development; other major existing and proposed land developments within the study area; and any other factors that might affect transportation needs for those living and/or working at the site.
B. 
Transportation Facilities Description: existing and proposed internal transportation system (all modes); external transportation system existing or planned (all modes); existing traffic conditions for all roadways and intersections in the study area; and any planned improvements.
7. 
Transportation Impacts. The description shall include:
A. 
An estimation of vehicular trips during the average daily peak highway hours and peak development-generated hours resulting from the proposal using trip generation rates for existing facilities, based on existing data or trip generation rates for new developments obtained from Trip Generation Rates Tables found in the latest edition of the Institute of Transportation Engineers Trip Generation Manual. These development-generated traffic volumes shall be provided for the inbound and outbound traffic movement as estimated;
B. 
The assignment and distribution of all volumes generated throughout the study area that identiy the percentage split of turning movements established by existing developments in the surrounding area as designated by the Township;
C. 
Consideration of traffic generated from approved subdivision and land developments not constructed but within the study area. The cumulative impact of new and existing uses shall be determined;
D. 
For developments with a completion time greater than one year, a growth rate calculation for background traffic is required for the specified horizon year for the study (normally 10 years beyond completion of the project);
E. 
For areas that have a history of five or more reported crashes over a twelve-month period, of types correctable by a traffic control signal, and where each crash involved personal injury or property damage, an accident rate analysis shall be conducted to compare the rate of accidents for a roadway relative to the statewide average for corridors of similar type. The analysis shall be expressed in the number of accidents per million vehicles or million vehicle miles;
F. 
The analysis of future transportation impact shall include a comparison of "no-build" and "build" scenarios for the specified horizon year for the study;
G. 
For proposed commercial developments, "pass-by" trips shall be calculated utilizing the Institute of Transportation Engineers Trip Generation Manual;
H. 
Documentation of all assumptions used in the distribution and assignment phase shall be provided. Traffic volumes shall be assigned to individual access points;
I. 
Pedestrian volumes shall also be calculated, if applicable. If school crossings are to be used, pedestrian volumes shall be assigned to each crossing. Any characteristics of the site that will cause particular trip generation problems shall be noted; and
J. 
Levels of service for all roadways and intersections in the study area.
8. 
Conclusions and Recommended Improvements. The conclusions shall include:
A. 
Recommendations for elimination of the problems causing a level of service below D for signalized intersections and below E for unsignalized intersections, as set forth in the Highway Capacity Manual published by the Transportation Research Board.
(1) 
The recommended improvements shall include, but not be limited to, the following elements:
(a) 
Internal circulation design.
(b) 
Site access location and design.
(c) 
External roadway and intersection design and improvements, including the addition of turn lanes.
(d) 
Traffic signal installation and operation, including signal timing.
(e) 
Transit design improvements.
(2) 
All physical roadway improvements shall be shown on the preliminary plan.
B. 
The recommended improvement with build-out of the development shall operate at a level of service no worse than future conditions without the development conditions.
C. 
Where applicable, demand management and traffic-reduction programs shall be considered.
D. 
The Shrewsbury Township Board of Supervisors must approve the recommendation of the traffic impact assessment prior to preliminary plan approval.
E. 
The study shall state when a study intersection will fail.
9. 
Cost Analysis. The report may identify the fair-share contributions of developers and public agencies for required street improvements based on a per-trip fee as determined by the percent impact to any given deficiency and the cost of required improvements. It shall also indicate the basis of rationale underlying these decisions.
10. 
Modified Study. Whenever a study is required in accordance with Subsection 2 above, or if the Board of Supervisors elects to waive some of the above requirements, a study scope shall be approved by the Board. The scope and contents of the study shall be delineated so as to include only those matters it deems appropriate to aid in the identification and solution of the problems of concern.
[Ord. No. 2010-09, 8/4/2010]
1. 
Purpose. An environmental impact assessment (EIA) will identify potential adverse impacts as well as opportunities and mitigating measures intended to protect and conserve sensitive and critical environmental areas of the Township.
2. 
Requirements. An EIA report shall be submitted with the preliminary plan application for developments which meet one of the following criteria:
A. 
Residential development involving five or more dwelling units or lots.
B. 
All major subdivisions.
C. 
Nonresidential development involving more than 25,000 square feet of gross floor area or more than 100,000 square feet of lot coverage.
D. 
Any development where the Board of Supervisors determines there are reasonable grounds to believe that an adverse environmental impact is likely to result from the proposed development.
3. 
Preparation of Report. The EIA report shall be prepared by a qualified professional who shall have experience in the preparation of EIA reports, be independent of the firm who prepared the subdivision or land development plan, and who is acceptable to the Board of Supervisors. All plans shall be sealed by a professional engineer or professional land surveyor licensed and registered in the Commonwealth of Pennsylvania.
4. 
Contents.
A. 
The developer shall demonstrate compliance with all applicable local, state, and federal regulations related to protection of the environment.
B. 
All EIA reports shall include a map or maps depicting the following, as applicable, and drawn at a scale of not more than 100 feet to the inch:
(1) 
Geological characteristics defining the location and boundaries of the rock formations and other features such as sinkholes, faults or fractures that may influence the proposed development.
(2) 
Topographic characteristics highlighting slopes from 0% to 15%, 15% to 25%, and greater than 25%.
(3) 
Soil characteristics.
(4) 
Hydrological characteristics such as watercourses, wetlands, drainage patterns, watersheds and floodplains; and groundwater resources, including aquifers and aquifer recharge areas.
(5) 
All known or suspected hazardous materials and contaminated soils.
C. 
A table identifying soil characteristics pertinent to the proposed development such as depth to bedrock; depth of water table; flood hazard potential; prime agricultural land; limitations for building site development, sanitary facilities, and stormwater management; and wildlife habitats.
D. 
All development plans involving lands that contain slopes exceeding 15% shall, at a minimum, include a detailed description of the proposed methods to:
(1) 
Protect and stabilize areas having a high potential for soil erosion.
(2) 
Minimize grading and excavation.
(3) 
Protect water quality from the adverse effects of the proposed use.
(4) 
Where buildings and other structures are proposed on slopes greater than 15%, a description of the construction methods used to assure adequate foundations.
E. 
If a proposed development contains wetlands as identified and delineated in accordance with the most-current edition of the Federal Manual for Identifying and Delineating Wetlands, the EIA report shall include a letter from the Pennsylvania Department of Environmental Protection (DEP) or United States Army Corps of Engineers verifying the wetlands boundaries, which shall be filed with the Township.
F. 
The EIA report shall include an identification of the biological resources associated with the site as identified in the Pennsylvania Natural Diversity Inventory (PNDI).
(1) 
The EIA report shall include a Pennsylvania Natural Diversity Inventory project environmental review receipt identifying any threatened or endangered species and/or habitats on or near the site.
(a) 
If any species or habitats are identified, a statement of proposed measures and procedures intended to conserve and protect the habitats in which these species occur shall be included.
(2) 
A letter or other correspondence from appropriate state or federal agencies regarding the adequacy of the proposed protective measures.
(3) 
The report shall include a narrative describing the proposed methods to:
(a) 
Avoid disturbing any wetlands or other important wildlife habitats during and following construction.
(b) 
Assure the proposed use is compatible with any important habitats and will remain compatible with those habitats over time.
(c) 
Mitigate the loss of existing habitats and replace or create additional land areas consisting of similar environmental traits.
G. 
The EIA report shall include an analysis of the proposed development in terms of beneficial or adverse effects which may result and the duration of these effects.
(1) 
Describe where the development adversely affects the resources and characteristics of the site and how effects are reflected in the design of the subdivision and land development plan.
(2) 
Describe how possible alternatives, such as revised location, redesign, layout or siting of buildings, streets, and other structures, alternate methods of sewage disposal and water supply, reduction in the size of proposed structures or number of structures, would preclude, reduce or lessen potential adverse impacts or produce beneficial effects.
(3) 
Indicate probable adverse effects which cannot be precluded.
(4) 
Describe proposed methods to mitigate adverse effects, including the type of remedial, protective and mitigative measures proposed.
(5) 
Indicate any irreversible environmental changes that would occur due to the proposed development, including how the loss would affect the development parcel, the adjacent area, and the Township as a whole.
H. 
Copies of all required permits from the United States Army Corps of Engineers, PA DEP, and other governmental agencies as may be applicable shall be attached to the EIA report, or a statement that no permits are required.
I. 
Documentation of the presence of known or suspected hazardous materials or contaminated soils, or a statement that none are known to exist.
(1) 
If hazardous materials or contaminated soils are present, a statement shall be included in the EIA report to the effect of any possible contaminants and their effect on the neighboring properties and community, and a detailed statement about how possible contaminants and hazardous materials are either to be removed and disposed of or, if they are to remain on site, how current and future property owners are to be protected from contamination.
[Ord. No. 2010-09, 8/4/2010]
1. 
The Pennsylvania Department of Environmental Protection (DEP) provides the following option for lot development where lot size otherwise precludes groundwater mitigation. The subdivider should consult with DEP to ascertain the full range of options available at the time of subdivision.
2. 
The developer has the option of using the Township's Act 537 Plan findings or establishing the current background level of nitrates using new hydrogeologic readings, or using USGS quad map contour analysis, obtained at his own expense using a licensed hydrogeologist or engineer.
3. 
For subdivisions where a lot is not large enough to provide the quantity of groundwater recharge sufficient to mitigate the nitrate-nitrogen impact of the on-lot system, reducing the discharge to below an average concentration of 10 mg/l using recorded easements providing the extra land area will be acceptable if:
A. 
The easement is located directly abutting and in the downgradient direction of each individual lot. The determination of downgradient can be achieved either by water level measurements or by use of the topography. As this is an extension of the preliminary hydrogeologic study, the professional hydrogeologist or engineer completing the study must make the recommendation. This is often a plume analysis, and the easement must contain the plume. A plume may terminate in a creek or stream.
B. 
The easement must be clearly located and labeled on the plot plan for recording at the York County Courthouse.
C. 
The plot plan, the narrative, and the deeds for the new lot, plus the lot on which the easement is to be located and any remainder, must note the following:
(1) 
The easement is to provide groundwater recharge for diluting sewage flows on Lot(s) __________.
(2) 
The easement will exist until the lot is served by an off-lot public sewage system.
(3) 
The easement will not be covered with impermeable surfaces.
(4) 
The easement area cannot be used to provide groundwater recharge for diluting other sewage flows.
(5) 
No drinking water wells may be drilled within the easement boundaries.
4. 
The plot plan and narrative must state specifically the easement location. It must also contain all the language found in Subsection 3 above. The narrative must state that failure to record all the appropriate deed restrictions concerning the easements on all the properties involved negates both the Township and state planning approval and the lots cannot be created.
5. 
One easement can be acceptable for multiple lots as long as the recharge easement is directly adjacent to and downgradient from each individual system proposed. At no time can a plume cross another property without the creation of a groundwater easement.
6. 
The applicant shall provide to the Township an agreement signed by the neighboring landowner or landowners, if applicable. This document will disclose what the easement is for, list the restrictions in Subsection 3 above, and provide a statement that the property owner understands this and intends not only to allow the easement but will allow the easement to be written on his property's deed.
7. 
In addition to the above DEP requirements, the Township requires that the easement narrative state that the easement area's usage will remain as it was before the easement; i.e., farm ground or natural land.
8. 
Conditional approval of the use of groundwater easements must be obtained from DEP before final approval of the land development plan. Final approval by DEP is conditioned upon the recording of the easement on the deed(s) at the York County Courthouse.
[Ord. No. 2010-09, 8/4/2010]
1. 
All developers are encouraged to use recognized solar design principles and features that will maximize the use of individual building sites for passive solar building construction.
2. 
Such solar principles include the following:
A. 
Layout of streets to provide a maximum number of sites with a southern orientation to maximize solar heat gain.
B. 
Minimum use of north-facing building exposures.
C. 
Protection of solar access.
D. 
Landscaping to complement solar use and to promote cooling in the summer.
E. 
Protection of trees.
F. 
Shading for summer solar exposures.