Source: https://www.ecode360.com/33406657
Timestamp: 2019-11-13 17:42:14
Document Index: 103455623

Matched Legal Cases: ['§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', 'art 13', '§ 22', 'art 5', 'art 7', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22']

Township of Shrewsbury, PA PLAN REQUIREMENTS
§ 22-400 Cross References.
§ 22-401 General Provisions.
§ 22-402 Sketch Plans (Optional Submission).
§ 22-403 Preliminary Subdivision and Land Development — Plan Requirements.
§ 22-404 Final Subdivision and Land Development - Plan Requirements.
Article V, Subdivision and Land Development, of the Pennsylvania Municipalities Planning Code, Act of 1968, P.L. 805, No. 247 as reenacted and amended.
Commonwealth of Pennsylvania Code, Title 67, Transportation, Department of Transportation, Chapter 441, Access to and Occupancy of Highways by Driveways and Local Roads.
Shrewsbury Township, Construction and Materials Specifications for Subdivision and Development, as adopted by resolution and amended.
Whenever any subdivision of land or development of land is proposed to be made, and before any contract for the sale of, or any offer to sell, any lots in such subdivision or any part thereof is made, and before any permit for the erection of a structure in such proposed subdivision shall be granted, the developer shall apply, in writing, for approval of such proposed subdivision and/or land development in accordance with the following procedures.
A sketch plan is a recommended optional submission. This is a presubmission opportunity to review and discuss the plan informally before a preliminary plan is prepared and officially submitted. Residents are encouraged to utilize this service provided by the Township; residents are not required to enlist the services of a professional engineer, landscape architect, or surveyor in order to provide the information typically submitted during the review of a sketch plan by the Township's Planning Commission. The sketch plan should, at a minimum, include the following information:
Proposed subdivision name or identifying title. Example: Smith Plan, Pleasant Acres, etc.
Name and address of all owners, equitable owners and developers.
A location map with sufficient information to enable Township officials to locate the parcel. Residents may wish to use street maps or atlases, USGS topographic maps, Tax Maps, etc. A local street map or atlas, Shrewsbury Township Tax Maps, and USGS topographic maps are available for public review at the Shrewsbury Township Municipal Building.
Approximate Tract Boundaries. Residents may wish to use copies of a previous survey plan or a Tax Map. Shrewsbury Township Tax Maps are available for public review at the Shrewsbury Township Municipal Building.
Approximate locations of all proposed streets, lots, playgrounds/parks, public areas/buildings, driveways and parcels of land to be dedicated for public use. Residents may wish to sketch the proposed improvements on a plan depicting the tract boundaries.
Recommended Information. The following information is recommended but not required for plan submittal:
Contours. Residents may wish to provide contour information. USGS topographic maps are available for public review at the Shrewsbury Township Municipal Building.
Soils. Residents may wish to provide soil classifications. A copy of the York County Soils Survey is available for public review at the Shrewsbury Township Municipal Building.
Photographs. Residents are encouraged to submit photographs of the parcel.
The location of all existing improvements, including, but not limited to: streets, structures, public and private utilities, wells, sewage disposal systems, stormwater improvements, culverts, bridges, parks, playgrounds and other significant man-made features.
The location of all existing natural features, including, but not limited to: watercourses, wetlands, tree masses, rock outcrops, steep slopes, croplands, and pasture.
Lot numbers for each proposed lot. All lots shall be numbered consecutively (Example: 1, 2, 3, 4, 5).
If in the Agricultural District, the number and location of lots subdivided from the property since November 10, 1976, the areas of productive agricultural land, and the areas of wooded land. For a fee, residents may obtain an official determination on the number of development rights remaining with their parcel by completing the application form available at the Shrewsbury Township Municipal Building.
Preliminary subdivision and land development plans shall be prepared by a professional engineer, land surveyor or registered landscape architect licensed by the Commonwealth of Pennsylvania. Only a professional land surveyor may practice surveying and set monuments and corner markers. The preliminary plan shall include the following information:
Proposed subdivision/land development name or identifying title.
Name and address of all owners, equitable owners, authorized agent and developers.
Notarized signatures of all owners, equitable owners, authorized agent and developers.
Name and address of the licensed professional preparing the plan.
Seal and signature of the licensed professional preparing the plan.
A location map, at a scale not less than 2,000 feet to the inch, showing the proposed development and adjoining areas. Such map shall show sufficient information to enable Township officials to locate the proposed subdivision.
Municipality in which the subdivision is located.
Plan is to be oriented so the top of the plan is approximately due north.
North arrow indicating true and/or magnetic north.
Drawn to a scale of at least one inch equals 100 feet.
Revision block. All revisions shall be noted and dated.
The Tax Map and parcel number of the tract or tracts being subdivided or developed.
The Tax Map and parcel identification number of each adjoining tract or parcel.
A parcel history of all development rights assigned to the parcel as it existed on November 10, 1976, as applicable; a sample history is available in the appendix.
A note shall be placed on the plan specifying which lot or lots shall carry with them the right to erect or place any unused allocation of development rights, as applicable.
Uniform parcel identification chart.
Tables of site data, including, but not limited to, total tract acreage, area of existing and proposed lots, minimum lot size, lot width, minimum setback, maximum lot coverage, maximum building height, water supply, sewage disposal, existing and proposed zoning, existing and proposed use(s), etc.
A signature block for approval of five members of the Board of Supervisors, including date.
A signature block for review of five members of the Township Planning Commission, including date.
A signature block for review of the Township Engineer, Code Enforcement Officer, and Sewage Enforcement Officer, including date.
A signature block for review of the York County Planning Commission, including date.
A note shall be conspicuously placed on the title sheet outlining all variances and special exceptions granted pursuant to the Township Zoning Ordinance with any required conditions, including dates.
A note shall be conspicuously located on the title sheet outlining all waivers requested, including ordinance section, and date of approval by the Board.
Offers of dedication and reservation.
Deed restrictions and/or protective covenants. In the event that no deed restrictions and/or protective covenants are proposed, a note shall be conspicuously placed on the plan indicating such.
The title sheet shall contain in a conspicuous form the notes required by § 22-510, Subsection 4, of this chapter, except that in the event that the proposed residential lots are less than 20,000 square feet or there is proposed a residential density of less than 20,000 square feet per dwelling unit or if commercial or industrial development is proposed, the title sheet shall set forth in conspicuous form the "woodland retention requirements" as set forth in § 22-510, Subsection 2A, of this chapter.
Consistent with the requirements of § 22-510, Subsection 1A, of this chapter, each proposed lot containing more than 20,000 square feet shall contain a large frame insert as follows: "Tree removal shall not exceed 14,000 square feet. See notes below."
Pennsylvania One Call serial number.
All plans shall identify the location and nature of critical environmental areas as defined by Part 13 of the Shrewsbury Township Zoning Ordinance.
Consistent with the requirements of § 22-612 of this chapter, the plan shall include a note stating, "Enough topsoil shall be spread at the site to provide a minimum of nine inches of topsoil throughout the vegetated areas of the site."
Existing Conditions Requirements:
Tract boundaries, including bearings and distances.
Lines of all lots, parcels or tracts included within the subdivision, including those not presently owned by the subdivider, but on November 10, 1976, owned by the same landowner as the tract being subdivided for all parcels located within the Agricultural District.
Contours at vertical intervals of five feet or, in case of relatively level tracts, at such lesser intervals as may be necessary for satisfactory study and planning of the tract.
Datum to which contour elevations refer shall be National Geodetic Survey datum.
The location of all existing improvements, including, but not limited to: streets (including names, cartway width, and right-of-way width), buildings and structures, public and private utilities, wells, sewage disposal systems, stormwater improvements, culverts, bridges, parks, playgrounds and other significant man-made features.
The location of all existing natural features, including, but not limited to: watercourses, tree masses, individual trees 10 inches and greater diameter at breast height (DBH), rock outcrops, and critical environmental areas.
All existing property lines, easements, and rights-of-way.
Names of all adjacent subdivisions and the names of the property owners of adjacent undivided tracts, the zoning classification, use, and Tax Map and parcel number.
Where the subdivision or land development lies partially or completely with the areas identified as being subject to the one-hundred-year flood in the most-current Flood Insurance Study prepared for Shrewsbury Township by the Federal Insurance Administration, or where such activities border on such area, the preliminary plan shall include the following information:
The location and elevation of proposed streets, utilities, structures, fill areas and erosion protection facilities.
Areas subject to deed restrictions.
In the event no floodplains exist on the parcel, a note shall be conspicuously placed on the plan indicating such.
Where the subdivision or land development lies partially or completely within the areas identified by the United States Army Corps of Engineers, United States Department of Agriculture, Natural Resources Conservation Service, the 2002 or most-recent USDA Soil Survey of York County, Pennsylvania, or other qualified professional, as containing wetlands or where such activities border on such area, the preliminary plan shall include the following information:
Any areas subject to deed restrictions.
In the event no wetlands exist on the parcel, a note shall be conspicuously placed on the plan indicating such.
Proposed Conditions Requirements:
Locations of all proposed streets (including names, length, cartway widths and right-of-way widths), proposed lot lines, setback lines, playgrounds/parks, public areas/buildings and parcels of land to be dedicated for public use.
Bearings and distances of all lines of each lot and of each area proposed to be dedicated to public use.
The location and design of all driveways located on corner lots and driveways on other lots as requested by the Board of Supervisors. Such access driveways shall demonstrate the existence of reasonable access to the property and shall not be designed so as to unreasonably erode the private or public road. The design shall demonstrate compliance with Part 5 of this chapter and the Construction and Materials Specifications for Subdivision and Land Development for Shrewsbury Township, as amended.
If access is provided by a street maintained by the Commonwealth of Pennsylvania, the owner shall supply proof that a highway occupancy permit has been issued to permit a driveway to be constructed at the proposed location or certification from an engineer, consistent with the regulations of the Commonwealth of Pennsylvania, Department of Transportation, certifying that a permit can be obtained to permit the driveway as shown on the plan.
Location of the soil percolation tests and core borings when such tests are required, including all test locations necessary to create a sewage reserve area.
The phases, if any, to be followed in the development of public improvements in the proposed development.
Lot numbers for each proposed lot. All lots shall be numbered consecutively.
Typical cross sections and center-line profiles for each proposed street showing existing and proposed grades and, in addition, typical cross-section and center-line profiles for each driveway where the slope of the undisturbed land exceeds 8%, as well as for other driveways where the Board of Supervisors requires such cross sections and center-line profiles because of lengthy slopes, proposed cuts or fills, or other reasons which may indicate the need for stormwater review.
The lengths of all straight lines, radii, tangent bearings, and curve data for all proposed streets.
Profiles for all sanitary sewer improvements, including type, size and location.
Drawings for any new bridges or culverts proposed.
Drawings of all present and proposed grades and facilities for stormwater management, including type, size and location. There shall be included such information as is necessary to establish to the satisfaction of the Township Engineer that the proposed stormwater management facilities will be in compliance with provisions of this chapter and the Construction and Materials Specifications Manual.
Landscaping plans pursuant to Part 7 of this chapter.
Erosion and sedimentation control plans (E&S) and an applicable NPDES permit which has been reviewed and approved by the York County Conservation District (YCCD), as required. The subdivider must pay all fees required by the York County Conservation District in order to secure such review and approval of the applicable permit. The following guidelines are applicable for development:
E&S plans shall be required for all earth disturbances.
E&S plans, approved by the YCCD, shall be required for all earth disturbances in excess of one acre of total disturbed area per site.
NPDES general permits shall be required for sites disturbing between one and five acres with a point-source discharge to surface waters of the commonwealth; or for sites disturbing greater than five areas.
NPDES individual permits shall be required for sites disturbing greater than five acres, in high-quality or exceptional-value waters.
Required Reports and Documentation:
Application for subdivision and land development subject to § 22-305 of this chapter (available from the Township office).
Review comments from the York County Planning Commission. The subdivider must pay all fees required by the York County Planning Commission in order to secure such review and review comments.
A feasibility study for the water facilities for the parcel meeting the requirements of § 22-514 of this chapter.
If applicable, a report prepared by the Fire Chief with respect to the location and water pressure of existing fire hydrants and the location and design of proposed fire hydrants and the review of any other firesafety issues related to the proposed plan.
A feasibility study for sanitary sewer facilities for the tract meeting the requirements of § 22-515 of this chapter.
Certification that the proposed method of sewage disposal has been approved by the Pennsylvania Department of Environmental Protection.
If the subdivision/land development is planned to be served by public sanitary sewer, proof of ownership of sufficient capacity in a public sanitary sewer system to provide for the needs of the subdivision/development.
If connection to an existing public sanitary sewer system is proposed, the subdivider shall submit an agreement committing the public sanitary sewer system to accept and treat all sewage that will be generated by the proposed subdivision for such period of time and under such terms and conditions as the public sanitary sewer system accepts and treats sewage emanating from elsewhere in the service area. All tapping fees must be paid prior to final subdivision approval.
Traffic impact assessment which meets the requirements of § 22-622 of this chapter.
Environmental impact assessment for the proposed subdivision and/or land development if critical environmental areas (CEAs) are present. The report must provide assessment of impact on CEAs, if present, and will plan to avoid or minimize such impacts to the satisfaction of the Township.
In the case of proposed residential subdivisions consisting of more than five proposed dwelling units or any nonresidential subdivision or land development, the following additional data shall be submitted:
Preliminary architectural plans depicting typical architectural elevations and types.
The proposed locations of all buildings, structures, and parking areas. Consistency with the Township Zoning Ordinance shall be required.[1]
An agreement that the subdivider/developer will install all utilities underground and prior to the construction of streets and sidewalks in accordance with § 22-521 of this chapter.
Final subdivision and land development plans shall be prepared by a professional engineer, land surveyor or registered landscape architect licensed by the Commonwealth of Pennsylvania. Only a professional land surveyor may practice surveying and set monuments and corner markers. The final subdivision plan shall include the following information:
Name and address of all owners, equitable owners, authorized agent, and developers.
Notarized signatures of all owners, equitable owners, authorized agent, and developers.
The Tax Map and parcel identification number of the tract or tracts being subdivided or developed.
A parcel history of all development rights assigned to the parcel as it existed on November 10, 1976, as applicable. A sample history is available in the appendix.
A note shall be placed on the plan specifying which lot or lots shall carry with them the right to erect or place any unused allocation of development rights.
A note shall be conspicuously placed on the title sheet outlining all variances and special exceptions granted pursuant to the Township Zoning Ordinance,[1] with any required conditions, including dates.
The title sheet shall contain in a conspicuous form the notes required by § 22-510, Subsection 4, of this chapter; except that, in the event that the proposed residential lots are less than 20,000 square feet or there is proposed a residential density of less than 20,000 square feet per dwelling unit or if commercial or industrial development is proposed, the title sheet shall set forth in conspicuous form the "woodland retention requirements" as set forth in § 22-510, Subsection 2A, of this chapter.
Each final plan proposing residential development or residential uses within the Agricultural District must contain in conspicuous form the following language: "Warning: The dwelling lot or lots proposed by this subdivision plan are in the Agricultural District. The primary use of such district is agricultural, and residents must expect things such as the smell of farm animals and the manure they produce, toxic chemical sprays, slow-moving agricultural machinery on local roads and other by-products of agricultural activity."
Each plan must contain in conspicuous form the following language: "Shrewsbury Township, the Shrewsbury Township Board of Supervisors, and the Shrewsbury Township Planning Commission do not warrant and are not responsible for the accuracy of the proposed lines set forth upon this subdivision plan, nor do they warrant the title to the property set forth upon such plan. Rather, they rely upon the representations made by the subdivider, land developer, engineer, and surveyor who have prepared the plan."
Lines of all lots, parcels or tracts included within the subdivision, including those not presently owned by the subdivider, but on November 10, 1976, owned by the same landowner as the tract being subdivided, for all parcels located within the Agricultural District.
The location of all existing natural features, including, but not limited to: watercourses, tree masses, individual trees 10 inches and greater in diameter at breast height (DBH), rock outcrops, and critical environmental areas.
Where the subdivision or land development lies partially or completely with the areas identified as being subject to the one-hundred-year flood in the Flood Insurance Study prepared for Shrewsbury Township by the Federal Insurance Administration in March 1981, or where such activities border on such area, the plan shall include the following information:
Where the subdivision or land development lies partially or completely within the areas identified by the Army Corps of Engineers, United States Department of Agriculture, Natural Resources Conservation Service, the 2002 USDA Soil Survey of York County, Pennsylvania, or other qualified professional as containing wetlands or where such activities border on such area, the preliminary plan shall include the following information.
Locations of all proposed streets (including names, length, cartway widths and right-of-way widths), proposed lot lines drawn to the center of the road, setback lines, playgrounds/parks, public areas/buildings and parcels of land to be dedicated for public use.
If access is provided by a street maintained by the Commonwealth of Pennsylvania, the owner shall supply proof that a highway occupancy permit has been issued to permit a driveway to be constructed at the proposed location.
Location of all monuments indicating the boundaries of the parcel being subdivided.
Location of all markers indicating the boundaries of all lots.
Location of the soil percolation tests and core borings when such tests are required, including all test locations necessary to create a sewerage reserve area.
Street addresses shall be assigned by Shrewsbury Township and shall appear on the plan.
Typical cross sections and center-line profiles for each proposed street showing existing and proposed grades and, in addition, typical cross-section and center-line profiles for each driveway where slope of the undisturbed land exceeds 8%, as well as for other driveways where the Board of Supervisors requires such cross sections and center-line profiles because of lengthy slopes, proposed cuts or fills, or other reasons which may indicate the need for stormwater review.
Erosion and sedimentation control plans (E&S) and applicable NPDES permit which has been reviewed and approved by the York County Conservation District (YCCD), as required. The subdivider must pay all fees required by the York County Conservation District in order to secure such review and approval of the applicable permit. The following guidelines are applicable for development:
NPDES general permits shall be required for sites disturbing between one and five acres with a point-source discharge to surface waters of the commonwealth; or for sites disturbing greater than five acres.
A feasibility study for the water facilities for the tract meeting the requirements of § 22-514 of this chapter.
A feasibility study for sewer facilities for the tract meeting the requirements of § 22-515 of this chapter.
Environmental impact assessment for the proposed subdivision and/or land development if critical environmental areas (CEAs) are present. The report must provide assessment of impact on CEAs, if present and will plan to avoid or minimize such impacts.
In the case of proposed residential subdivisions consisting more than five proposed dwelling units or any nonresidential subdivisions or land development, the following additional data shall be submitted:
Analysis of marketability and proposed price distribution, including expected sale prices or initial rentals.
The proposed locations of all buildings, structures, and parking areas. Consistency with the Township Zoning Ordinance shall be required.[2]
An estimated timetable of construction activity.
Certification for an engineer employed by the Township that the developer has installed all improvements to the specifications of this chapter and any conditions attached by the Board of Supervisors; or that the developer has posted an improvement bond or other acceptable security in an amount sufficient to assure completion of all required improvements.
An agreement that the subdivider/developer will install all utilities underground and prior to the construction of streets and sidewalks, subject to § 22-521 of this chapter.
A letter from the YCCD stating that the erosion and sedimentation control plan has been received and is administratively complete is required.
Maintenance of Stormwater Management Facilities. All such facilities shall be owned, operated and maintained by the lot owner or a homeowners' association recognized by the Township. In the event of failure to do so, the Township shall notify the owner, either personally or by certified mail, of the inadequate maintenance and the steps needed to correct the deficiencies. Upon failure of the owner to make the corrective measures within 60 days of the notification by the Township, the Township shall have right of entry onto the facility to carry out the maintenance found necessary to correct the stated deficiencies. In the event the Township performs such maintenance, the owner of the land where such maintenance is performed shall indemnify and save the Township harmless of any and all claims for damages to persons or property arising from its maintenance activities. 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 the owner served by the stormwater management facility, with no obligation to apportion, in a total amount not to exceed the costs of maintenance together with costs of collection incurred by the Township, giving notice to the owner 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. 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. The following note shall be placed on all plans containing privately owned stormwater management facilities:
"All stormwater management facilities for this site shall be owned, operated and maintained by the lot owner or a homeowners' association recognized by the Township. Maintenance shall consist of keeping the inlet grate free of debris, repairing or replacing pipes, and any other effort necessary to ensure that all structures remain functional at all times. If the Township determines at any time the stormwater management facilities have been eliminated, altered or improperly maintained, the owner of the property shall be advised of corrective measures required and given 60 days from the date such notices are sent to take necessary corrective action, and the procedures of § 22-517, Subsection 8, shall apply."