[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.
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:
[Amended by Ord. No. 2019-04, 8/7/2019]
|
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
|
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 modifications, as set out in § 22-309 of this chapter, of any requirement under this section.
[Amended by Ord. No. 2023-06, 11/1/2023]
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:
[Amended by Ord. No. 2019-04, 8/7/2019]
|
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%
|
|
Access drive
|
1 1/2%
|
12%
|
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
|
[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.
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.
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. All access drives shall comply with provisions for driveways
and/or private streets, as applicable. In addition, all commercial
and industrial land developments shall provide no fewer than two access
drives.
[Amended by Ord. No. 2019-04, 8/7/2019; and by Ord. No. 2023-06, 11/1/2023]
[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 parking spaces per proposed
residential unit in accordance with the parking requirements in the
Township Zoning Ordinance,[1] 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.
[Amended by Ord. No. 2019-04, 8/7/2019]
[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 not be less than one nor more
than 2 1/2 times the average lot width. This requirement does not
apply to nondeveloped open space lots.
[Amended by Ord. No. 2019-04, 8/7/2019]
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.
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.
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.
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."
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.
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.
[1]
Editor's Note: Former § 22-511, Protection of Critical
Environmental Areas (Ord. No. 2010-09, 8/4/2010) was repealed by Ord.
No. 2019-04, 8/7/2019.
[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.
(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:
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.
[Amended by Ord. No. 2019-04, 8/7/2019]
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]
[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]
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.
[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]
[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:
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]
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.
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:
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:
