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Township of West Goshen, PA
Chester County
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Table of Contents
Table of Contents
[HISTORY: Adopted by the Board of Supervisors of the Township of West Goshen 5-26-2004 by Ord. No. 7-2004. Amendments noted where applicable.]
GENERAL REFERENCES
Alarm devices — See Ch. 25.
Building construction — See Ch. 28.
Existing buildings — See Ch. 29.
Energy conservation — See Ch. 38.
Electrical standards — See Ch. 39.
Fire prevention — See Ch. 41.
Fuel gas standards — See Ch. 43.
Mechanical standards — See Ch. 49.
Mobile home parks — See Ch. 51.
Numbering of buildings — See Ch. 54.
Plumbing — See Ch. 62.
Property maintenance — See Ch. 63.
Subdivision of land — See Ch. 72.
Zoning — See Ch. 84.
The Township hereby elects to administer and enforce the Act and the regulations promulgated under the Act which are found at 34 Pa. Code Chapters 401 through 405 (the Regulations) as the same are amended from time to time, as the Township's Building Code. The Township shall notify the Department within 30 days of adoption of this chapter that the Township has elected to administer and enforce the Act in accordance with this chapter.
A. 
By electing to adopt, administer and enforce the Act, the Township hereby adopts and incorporates as fully as if set out at length herein Chapters 1-29 and 31-35 of the International Building Code, 2003 Edition, (IBC 2003) as now and as hereafter supplemented, reissued, amended and revised and its successor building codes, as published by the International Code Council, Inc., as the Township's Building Code. Not fewer than three copies of the International Building Code, 2003 Edition, have been and now are filed in the office of the Township Secretary and may be examined there without charge. If any provision in Chapter 1 of the IBC 2003 which governs administration of the Building Code is inconsistent with the Regulations, the provisions in the Regulations shall govern the administration and enforcement of the Building Code.
B. 
The Township hereby adopts and incorporates as fully as if set out at length herein all Appendices of the IBC 2003, as now and as hereafter supplemented, reissued, amended and revised and its successor appendices as published by the International Code Council, Inc.
The following sections of the IBC 2003 are hereby amended and revised as follows:
A. 
Section 101.1 is amended by the insertion of "West Goshen Township" in the "[NAME OF JURISDICTION]" blank.
B. 
The title to Section 103 shall be amended to read as follows:
"SECTION 103 BUILDING CODE OFFICIAL."
C. 
Section 103.1 shall be amended to read as follows:
103.1 Creation of enforcement agency. The Board of Supervisors shall, by resolution, appoint a Building Code Official who shall be certified by the Commonwealth of Pennsylvania under the Act. The Building Code Official shall be responsible for administration and enforcement of this Code. The Building Code Official shall be assisted by one or more Building Officials who shall also be appointed by the Board of Supervisors and certified by the Commonwealth of Pennsylvania under the Act.
D. 
Section 103.2 shall be deleted.
E. 
Section 103.3 shall be amended to read as follows:
103.3 Deputies. The Board of Supervisors shall appoint such number of officers, technical assistants, inspectors and other employees as shall be necessary for the administration of this Code. The Board may designate one or more deputies who shall and may exercise all of the powers of the Building Code Official during the temporary absence or disability of the Building Code Official.
F. 
Section 108.2 shall be amended to read as follows:
108.2 Schedule of permit fees. Fees for each plan examination and building permit, including the moving or demolition of buildings and structures, shall be paid in advance in accordance with the fee schedule established by resolution duly adopted by the Board of Supervisors of West Goshen Township, as the same may from time to time be amended.
G. 
Section 112, Board of Appeals, shall be deleted and replaced with the following:
[Amended 7-2-2012 by Ord. No. 05-2012; 8-12-2015 by Ord. No. 5-2015; 12-9-2015 by Ord. No. 8-2015]
SECTION 112
BOARD OF APPEALS
112.1 General. The West Chester Area Council of Governments (WCACOG) has formed a Board of Appeals, which shall hear and decide appeals of orders, decisions or determinations made by the Building Official relative to the application and interpretation of this Code. The Board of Appeals shall be appointed by the WCACOG and shall be governed by the rules and regulations adopted by the WCACOG. The Board of Appeals shall adopt rules of procedure for conducting its business and shall render all decisions and findings in writing to the appellant with a duplicate copy to the Building Official.
H. 
Section 113.4, Violation penalties, shall be amended to read as follows:
113.4 Violation penalties. Any person who violates or permits the violation of any provision of this chapter or who shall fail to comply with any of the requirements thereof or who shall erect, construct, alter or repair any building or structure in violation of either an approved plan, a directive of the Building Official or of a permit or certificate issued under the provisions of this chapter shall, upon conviction thereof in a summary proceeding brought before a District Justice under the Pennsylvania Rules of Criminal Procedure, be guilty of a summary offense and shall be subject to the payment of a fine of not less than $100 and not more than $1,000, plus the costs of prosecution. In default of payment thereof, the defendant may be sentenced to imprisonment in the county prison for a term of not more than 30 days. Each section or provision of this chapter that is violated shall constitute a separate offense, and each day or portion thereof in which a violation of this chapter is found to exist shall constitute a separate offense, each of which violations shall be punishable by a separate fine imposed by the District Justice of not less than $100 and not more than $1,000, plus the costs of prosecution, or upon default of payment thereof, the defendant may be sentenced to imprisonment in the county prison for a term of not more than 30 days. All fines and penalties collected for the violation of this chapter shall be paid to the Township Treasurer.
I. 
Section 1612.3 is amended by the insertion of "West Goshen Township" in the "[NAME OF JURISDICTION]" blank and "November 20, 1996" in the "[DATE OF ISSUANCE]" blank.
J. 
Section 1805.2.1 shall be amended by adding the following sentence at the end of the existing section: "For purposes of this Code, the frost line shall be 36 inches below ground surface level."
K. 
Section 3410.2 is amended by the insertion of "October 4, 1967" in the "[DATE TO BE INSERTED BY THE JURISDICTION]" blank.
The Building Code shall be administered and enforced by the Building Code Official who shall be appointed by resolution of the Board of Supervisors.
Pursuant to Section 104(d)(1) of the Act, the Township may keep in full force and effect any provisions of the Township's existing Building Code which were in effect on or before July 1, 1999, or reenactments of simultaneously repealed ordinances which were originally adopted before July 1, 1999, provided that such provisions meet or exceed the Act. Under such authority, the Township intends to keep in full force and effect the following provisions in its existing Building Code and Fire Prevention Code which meet or exceed the standards in the Act:
A. 
A new Section 105.3.1 shall be added which shall read as follows:
105.3.1. Additional application requirements. In addition to the requirements in Section 105.3 above, each application shall be accompanied by:
(1) 
A description of any and all easements and/or deed restrictions affecting the land on which the construction is proposed to occur. In addition, such application shall be accompanied by a written certification, signed by the landowner specifically describing any and all easements and/or deed restrictions affecting the land or, if there are none, a certification so stating.
(2) 
A description of the water supply facilities and sewer facilities necessary to service the proposed construction.
(3) 
No building permit shall be issued until the applicant supplies proof of and the Building Official has confirmed:
(a) 
That the water supply facilities have been certified as adequate by the appropriate governmental health agency having jurisdiction; and
(b) 
Either public sewers are available or a permit for their construction has been issued by the Pennsylvania Department of Environmental Protection or other agency having jurisdiction, in which case no occupancy permit shall be issued until public sewers are available, or that the Chester County Health Department has issued a permit for on-site sewage disposal facilities for the type and extent of development contemplated by the building permit application.
(4) 
A copy of the approved subdivision plan in accordance with the West Goshen Township Subdivision and Land Development Ordinance or, in the alternative, in the event no such plan is required, the applicant shall submit a written certification of nonapplicability thereof.
B. 
A new section 912 titled, "Additional Provisions regarding Fire Protection" shall be added which shall read as follows:
912.1 Automatic sprinkler equipment required throughout certain buildings. Automatic sprinkler equipment shall be installed and maintained throughout buildings of the types set forth below hereafter erected, converted or substantially altered:
(1) 
High-hazard occupancy buildings.
(2) 
Sanitoriums, nursing homes, convalescent homes and homes for the aged and housing bed or ambulatory patients.
(3) 
Bowling alleys.
(4) 
Non-fire-resistive buildings used as places of public assembly, motion-picture theaters and auditoriums used for theatrical, operatic or musical performances.
(5) 
Fire-resistive buildings having an undivided floor area of 10,000 square feet or more per floor, used in whole or in part for the manufacture, storage or sale of combustible goods, wares or merchandise, including, inter alia, stores, restaurants and supermarkets.
(6) 
Fire-resistive buildings having an undivided floor area of 10,000 square feet or more per floor, used for the housing of automobiles, not including open-deck garages unless the same are over two stories in height.
(7) 
Non-fire-resistive buildings having an undivided floor area of 6,000 square feet or more per floor, used for the housing of automobiles.
912.2 Automatic sprinkler equipment required in certain parts of certain buildings.
(1)
Automatic sprinkler equipment shall be installed and maintained in cellars, subcellars, basements, subbasements, storage rooms, major kitchens and chutes of buildings of the types set forth below, hereafter erected or substantially altered:
(a)
Hotels and motels.
(b)
Apartment houses and apartment hotels.
(c)
Schools, dormitories and other buildings used for educational purposes; provided, however, that in such buildings, automatic sprinkler equipment shall also be installed and maintained in stairways and corridors.
(d)
Public buildings.
(e)
Churches and chapels.
(2)
Automatic sprinkler equipment shall be installed and maintained in all cellars and basements of buildings hereafter erected or substantially altered, which cellars and basements have an undivided area of 2,500 square feet or more and are used for the manufacture, storage or sale of combustible goods, wares or merchandise or for the housing of automobiles.
912.3 Dry standpipe fire lines required in certain buildings. Dry standpipe fire lines shall be installed and maintained in buildings more than 25 feet in height, in accordance with the standards set forth in NFPA No. 14; provided, however, that dry standpipe fire lines shall not be required in the following:
(1)
Single-family dwellings.
(2)
Two-family dwellings.
(3)
Single-family or two-family dwellings converted into apartment houses, dormitories, office buildings, schools or stores after the effective date of this Code.
912.4 Location and size of sprinkler heads, valves and pipes and water supply. The location and size of sprinkler heads, pipes and other fire-extinguishing equipment, appliances and devices shall comply with the standards set forth in the National Fire Protection Association Standard No. 13. Such equipment shall be connected to an adequate water supply, as determined by an approved rating bureau and the Fire Marshal.
912.5 Approval of plans. Before any automatic sprinkler equipment is installed or altered in any building, detailed plans thereof shall first be submitted to and approved in writing by an approved rating bureau, and thereafter the said plans shall be submitted to and approved in writing by the Fire Marshal. Nothing contained herein shall be construed to prevent the installation of other types of automatic fire-protection equipment than those specified herein, when such equipment is approved in writing by an approved rating bureau and the Fire Marshal.
912.6 Exemptions. Nothing herein contained shall be construed to require the installation of automatic sprinkler equipment in:
(1)
Safe deposit or other vaults.
(2)
Rooms or buildings used for the sale, manufacture or storage of aluminum powder, calcium carbide, calcium phosphide, metallic sodium, potassium, quicklime, magnesium powder, sodium peroxide or like substances to which the application of water will cause or increase the fire hazard.
(3)
Any other location where the installation of such equipment may, in the opinion of an approved rating bureau and the Fire Marshal, increase the hazard to life or property or for any other reason be impractical due to existing conditions.
912.7 Fire protection equipment.
(1)
Standpipe systems. In all buildings in which standpipes are required, they shall be carried up as the construction progresses in such a manner so that they will always be ready for Fire Department use on the topmost floor that has been installed.
(2)
Detailed requirements for standpipes shall be as follows:
(a)
Class of system: dry.
(b)
Number and location of risers: one riser per fire tower.
(c)
Number and location of outlets.
[1]
There shall be one outlet valve at each floor level, including the basement and subbasement located in each fire tower. The roof outlets shall be at the direction of the Fire Marshal.
[2]
All outlets shall be two-and-one-half-inch N.S.F.H.T. male couplings equipped with caps or plugs and chains.
[3]
All standpipe risers shall be interconnected at their base.
[4]
The number and location of the Fire Department siamese connections shall be as directed by the Fire Marshal.
[a]
The Fire Department siamese connections shall be located approximately two feet above ground level or as otherwise directed by the Fire Marshal.
[b]
Each Fire Department siamese connection shall be provided with a conspicuous durable and permanently legible sign reading, "Dry Standpipe for Fire Department Use Only."
[c]
The Fire Department siamese connections shall be equipped with two-and-one-half-inch N.S.T. male couplings with caps or plugs equipped with chains and clapper valves.
912.8 Fire protection equipment: minimum requirements for fire alarm systems.
(1)
The following minimum requirements for an approved fire alarm system are hereby established, but additional requirements may be imposed by the Fire Marshal when more stringent regulations are deemed necessary:
(a)
All exposed wiring must be installed in approved metallic raceway or armored cable [BX]. The source of current for fire alarm systems shall be taken from the service side of the main switch and shall terminate in a fused safety switch prominently stenciled "FIRE ALARM." The fused switch shall be located within three feet of the main switch.
(b)
Automatic fire-detecting equipment shall be installed at the top of the basement or cellar stairway and throughout all parts of the basement or cellar. Combination rate-of-rise and fixed-temperature detectors shall be used and shall be installed on the ceiling. A sufficient number of sounding devices approved by the Fire Marshal shall be installed on each floor of the building and be so arranged that they may be heard in all parts of the building above all other normal sounds.
(c)
One hammerless break-glass station shall be installed on the first floor of the building within 10 feet of the primary exit. A spare glass and a key for the same shall be kept at the fire alarm control box.
(d)
An inspection certificate from an approved rating bureau showing that the installation has been inspected and approved shall be supplied to the Fire Marshal by the company which installed the approved fire alarm system.
(2)
After-ring fire alarm. All coded fire alarm systems required by the Department of Labor and Industry of the Commonwealth, except pre-signal systems, shall be provided with a relay that will sound all alarm devices automatically and continuously after the code cycle is completed and until the system is turned off manually at the main control panel.
912.9 Fire protection equipment: regulations applying solely to private fire hydrants.
(1)
Private fire hydrants connected to sufficient water supply for fire-fighting purposes shall be provided in new or existing real estate subdivisions, on new and existing streets, in shopping centers, educational institutions, apartment complexes and similar occupancies at the direction of the Fire Marshal, who shall consult with an approved rating bureau directing such installations. When new streets are taken over and made public by the Township, all private fire hydrants on such streets become public, and thereafter water rental charges for the same are borne by the Township.
(2)
Private fire hydrants shall adhereto the following specifications: four-and-one-half-inch V.O. A-24009-17 hydrants, with two two-and-one-half-inch N.S.T. couplings, one four-and-one-half-inch Pumper Nozzle F-547, one nine-sixteenths-inch pent nut open right and either a six-inch hub shoe or a six-inch mechanical-joint shoe.
912.10 Liquefied petroleum gas.
(1)
Used as fuel for space heaters for drying and winter protection during construction work.
(a)
Only Department of Transportation shipping cylinders not exceeding 100 pounds' capacity shall be used as containers for liquefied petroleum gas. In addition, the valve on the cylinder shall be protected when in storage or transportation by a protective cap or other device approved by the Fire Marshall in order to give adequate protection against valve damage.
(b)
Each cylinder in use shall be adequately supported in an upright position. Where the space heater and cylinder are located on the same floor, not more than one cylinder shall be used for each 400 square feet of floor space to be heated. For concrete protection only where cylinders are placed on the floor below where heaters are in use, not more than one heater shall be used for each 200 square feet of floor space to be heated. Under certain climatic conditions, additional heaters may be used when approved by the Fire Marshal.
(c)
Each heater shall have installed thereon a one-hundred-percent-shutoff safety valve.
(d)
Only two-braid neoprene hose shall be used for connecting the supply cylinder to the heater. Such hose shall be fitted at each end with threaded hose unions, and the hose with fitting shall withstand a prepressure test of 250 pounds per square inch. The length of the hose shall not exceed 20 feet and shall be protected from damage.
(e)
Heaters shall be placed at least six feet from any cylinder or any combustible material in any horizontal direction and at least 10 feet from any tarpaulin cover. They shall not be placed on unprotected wood flooring nor used in any unventilated areas.
(f)
No excess storage of liquefied petroleum gas is permitted in the same area where heaters are being used. Excess cylinders shall be stored in a separate storage structure satisfactory to the Fire Marshal. Such structure shall be kept securely locked when not in actual use and shall be provided with fire extinguishers in accordance with National Fire Protection Association Standard No. 10. All cylinders empty or full shall be treated alike and handled in the same manner.
(g)
Signs shall be installed at the storage areas reading "Keep Open Flames and Fires Away" and "No Smoking in This Area" and in other locations as directed by the Fire Marshal.
(h)
Oxygen cylinders shall not be stored in the same storage area with liquefied petroleum gas cylinders.
(i)
The placement and operation of the heaters shall be under the supervision of two persons whose names are to be registered with the Fire Marshal.
(j)
All cylinders shall be stored and used in an upright position.
(k)
Not more than 300 pounds of liquefied petroleum gas shall be connected to one manifold inside a building. If more than one manifold is required, they shall be separated by 50 feet.
(l)
Suitable means for fire extinguishment shall be provided on each floor where the heaters are used. At least three-fourths-inch hose with running water to reach all points or six water pails (protected from freezing) for each 5,000 square feet or approved-type nonfreezing fire-extinguishing equipment shall be provided.
(2)
Used for temporary space heating in field offices, shanties, trailers or similar enclosures in connection with construction work and temporary tents.
(a)
Cylinders in use shall be adequately supported and braced in an upright position outside the structure wherein the liquefied petroleum gas is being used.
(b)
Cylinders shall be adequately protected from extreme weather conditions, mechanical injury or adjacent sources of heat and also by a permanent protective cap or other device approved by the Fire Marshal, in order to give adequate protection against valve damage.
(c)
Cylinders shall be of a type complying with United States Department of Transportation Specifications for the Storage of Liquefied Petroleum Gases and of a container capacity not to exceed 100 pounds.
(d)
Only two-braid neoprene hose shall be used for connecting the supply cylinder to the heater. Such hose shall be fitted at each end with threaded hose unions, and the hose with fitting shall withstand a prepressure test of 250 pounds per square inch. The length of the hose shall not exceed 20 feet and shall be protected from damage.
(e)
Low-pressure regulators shall be of a type approved by the Underwriters' Laboratories or the American Gas Association.
(f)
When field office trailers are constructed with the heating equipment as an integral part, including copper tubing, the liquefied petroleum gas supply shall be connected to the copper tubing protruding from the trailer with a threaded fining in accordance with the requirements of Subsection 912.10(1)(d).
(g)
No excess storage of liquefied petroleum gas will be permitted in the same area where heaters are being used. Excess cylinders shall be stored in a separate storage structure satisfactory to the Fire Marshal. Such structure shall be kept securely locked when not in actual use and provided with fire extinguishers in accordance with National Fire Protection Association Standard No. 10. All cylinders, empty or full, shall be treated alike and handled in the same manner.
(h)
Signs shall be installed at the storage areas reading "Keep Open Flames and Fires Away" and "No Smoking in This Area" and in other locations as directed by the Fire Marshal.
(i)
Oxygen cylinders shall not be stored in the same storage area with liquefied petroleum gas cylinders.
(j)
The method of manifolding two cylinders with high-pressure copper tubing (short lengths) factory-coupled to the automatic gas regulator is acceptable to the Fire Marshal.
(k)
Fire extinguishers shall be installed in accordance with National Fire Protection Association Standard No. 10.
912.11 Liquefied petroleum gas: used as a fuel for heating tar kettles.
(1)
Only Department of Transportation shipping cylinders not exceeding 100 pounds' capacity shall be used as containers for the liquefied petroleum gas.
(2)
The connecting of liquefied petroleum gas cylinders to tar kettle units shall be conducted outdoors.
(3)
Liquefied petroleum gas cylinders in use shall be adequately supported in an upright position and safeguarded against damage or heat.
(4)
No excess cylinders shall be stored on the job site without permission of the Fire Marshal.
(5)
Each portable tar kettle unit shall be provided with an extinguisher of the carbon-dioxide or dry-chemical type containing at least four pounds of extinguishing agent.
(6)
It shall be unlawful for any person to operate, maintain or use a kindled tar kettle:
(a)
In any building or on roofs of any structure unless the roof is of noncombustible construction.
(b)
Within 15 feet of a fire hydrant.
(c)
On or within two feet of the surface of any asphalt pavement except for the purpose of repairing, removing or constructing the same.
(d)
Without a pressure regulator and excess-flow check valve approved by the Underwriters' Laboratories and also provided with a shutoff valve at the cylinder.
912.12 Restaurants; kitchen protection.
(1)
All institutional and commercial kitchen hood and exhaust duct systems shall be protected against grease fires by a pressure-operated Underwriters' Laboratories listed automatic dry-chemical or Underwriters' Laboratories listed automatic carbon dioxide fire-extinguishing system.
(2)
The system shall also have a manual control so that the plenum area behind the filters and the exhaust duct system can be flooded with a high concentration of dry chemical or carbon dioxide to eliminate the possibility of fire being sustained and expanded.
(3)
The exhaust fan in said duct system shall be either automatically turned off when the system is activated or allowed to continue operating in accordance with the recommendation of the manufacturer and approval of the Fire Marshal.
(4)
After the effective date of this Fire Code, all future installations of fire-extinguishing systems shall be extended to include the deep-fat fryers if the kitchen is equipped with the same. In the event that the deep-fat fryers are gas-fired, an automatic gas shutoff valve shall be installed that will automatically stop the flow of gas when the fire-protection system is activated.
912.13 Restaurants.
(1)
Approval of plans. Before any automatic fire-protection equipment is installed or altered in any restaurant kitchen, detailed plans thereof shall first be submitted to and approved in writing by an approved rating bureau, and thereafter said plans shall be submitted to and approved in writing by the Fire Marshal. Nothing contained herein shall be construed to prevent the installation of other types of automatic fire-protection restaurant equipment than those specified herein, when such equipment is approved, in writing, by an approved rating bureau and by the Fire Marshal.
(2)
Inspection and tests. At least annually, all automatic fire-protection systems in restaurants shall be thoroughly inspected and checked for proper operation by a competent engineer or inspector. Regular service contracts with the manufacturer or installing company are desirable and recommended. The goal of such inspections and testing shall be not only to ensure that the system is in full operating condition but also to indicate the probable continuance of that condition until the next inspection. Attention to each inspection shall be given to any extension of the hazard protected by the system.
(a)
Suitable discharge tests shall be made when any inspection indicates their advisability. The engineer's report with recommendations shall be filed with the owner. Between the regular service contract inspection or tests, the system shall be inspected visually or otherwise by approved or competent personnel following an approved schedule.
(b)
At least semiannually, the contents of all expellent gas containers shall be checked by pressure or weight as stipulated by the manufacturer against the required minimum. Also, at least semiannually, the dry chemical in the system shall be examined to determine whether it is in freely running powdery condition.
(3)
Maintenance. All automatic fire-protection systems in restaurants shall be maintained in full operating condition at air times. Impairment and restoration of the system must be reported promptly to the Fire Marshal. Any difficulties or impairments shall be corrected at once by competent personnel.
(4)
Instruction. All persons who inspect, test, maintain or operate automatic fire-protection systems in restaurants shall be thoroughly trained and kept thoroughly trained in the functions they are expected to perform. Training programs approved by the Fire Marshal shall be established for this purpose.
C. 
The Township shall keep in full force and effect the following requirements in its building code which provisions were in effect as of July 1, 1999:
[Added 9-22-2004 by Ord. No. 21-2004]
(1) 
All repairs and alterations to residential buildings shall comply with the Township's building code adopted on May 26, 2004, and any successor code adopted by the Township pursuant to Act 45 of 1999.
(2) 
Construction, alteration, enlargement, replacement, repair, removal and demolition of utility and miscellaneous use structures which are greater than 500 square feet in area shall comply with the Township's building code adopted on May 26, 2004, and any successor code adopted by the Township pursuant to Act 45 of 1999.