The following land subdivision principles, standards
and requirements shall be applied by the Board of Supervisors in evaluating
plans for proposed subdivisions. These principles, standards and requirements
are minimum provisions for the promotion of public health, safety,
morals and general welfare.
A.
All proposed subdivisions and land developments shall
be suited for the purpose for which they are to be subdivided or developed,
and no parcel of land shall be created, either by inclusion or exclusion
from a proposed subdivision, which cannot be properly utilized for
a permitted use under the existing zoning regulations.[1]
B.
Land subject to hazards to life, health or property,
such as may arise from fire, floods, disease, exposure to toxic or
noxious fumes or excessive noise or other cause, shall not be subdivided
for building purposes or developed unless the hazards have been eliminated
or unless the plans show adequate safeguard against them.
C.
Proposed developments shall be coordinated with existing
nearby neighborhoods and communities, with particular reference to
street layout and interconnection and the provision of sanitary sewage
and water facilities so that the community and region as a whole may
develop harmoniously.
D.
Where either water supply or sanitary sewage disposal
is provided by on-lot facilities, applicable Township, Chester County
and state standards must be fully satisfied and the Chester County
Board of Health must issue a permit for the design and installation
of these facilities.
A.
Proposed streets shall be properly related to such
street plans or parts thereof as have been officially prepared and
adopted by the Township.
B.
Proposed streets shall further conform to such Township,
county and state road and highway plans as have been prepared, adopted
and/or filed as prescribed by law.
C.
Streets shall be logically related to the topography
so as to produce usable lots and reasonable grades.
D.
Minor streets shall be so laid out as to discourage
through traffic, but provisions for street connections into and from
adjacent areas will generally be required.
E.
If lots resulting from original subdivisions are large
enough to permit resubdivision into additional lots or if a portion
of the tract is not subdivided, adequate street rights-of-way to permit
further subdivision shall be provided as necessary.
F.
Where a development abuts an existing public street
of improper width or alignment, the Township may require the dedication
of land sufficient to widen the street or correct the alignment.
G.
Wherever a development abuts or contains an existing
or proposed public street with a right-of-way of 80 feet or more,
the Township shall require restrictions of access to the major street
by provision of reverse-frontage lots.
[Amended 5-25-1993 by Ord. No. 3-1993]
H.
New half or partial streets shall not be permitted,
except where essential to reasonable subdivision of a tract in conformance
with the other requirements and standards of this chapter and where,
in addition, satisfactory assurance for dedication of the remaining
part of the street can be secured.
I.
Wherever a tract to be subdivided borders on an existing
half or partial street, the other part of the street shall be shown
within such tract.
[Amended 5-25-1993 by Ord. No. 3-1993]
J.
Dead-end streets shall be prohibited, except as stubs
to permit future street extension into adjoining tracts or when designed
as culs-de-sac.[1]
[1]
Editor's Note: Former Subsection K, which
dealt with avoiding new reserve strips and which immediately followed
this subsection, was repealed 5-25-1993 by Ord. No. 3-1993.
A.
A cul-de-sac, permanently designed as such, shall
not exceed 1,000 feet in length. No cul-de-sac, permanently designed
as such, shall be less than 500 feet in length. This length shall
be measured along the center line of the street beginning at the intersection
of said center line and the circular right-of-way line of the paved
turnaround and ending at the center line intersection of the next
intersecting street.
[Amended 8-27-1985 by Ord. No. 16-1985; 5-25-1993 by Ord. No. 3-1993]
B.
The cul-de-sac shall be provided at the closed end
with a paved turnaround having a minimum radius to the outer pavement
edge or curbline of 50 feet with a minimum right-of-way radius of
60 feet.
[Amended 5-25-1993 by Ord. No. 3-1993]
C.
Unless future extension is clearly impractical or
undesirable, the turnaround right-of-way shall be placed adjacent
to the property line and a right-of-way of the same width as the street
shall be carried to the property line in such a way as to permit future
extension of the street into the adjoining tract.
A.
Minimum street right-of-way and cartway (roadway)
widths shall be as follows:
[Amended 5-25-1993 by Ord. No. 3-1993]
|
Type of Street
|
Required Right-of-Way
(feet)
|
Required Paved Cartway With Curb
(feet)
| |
|---|---|---|---|
|
Minor
|
50
|
32
| |
|
Collector
|
50
|
36
| |
|
Major
|
80
|
As per PennDOT
| |
|
Limited access
|
150
|
As per PennDOT
|
C.
Construction of all streets and accessory installations thereto, including but not limited to curbs, sidewalks and storm drainage structures, shall conform to the minimum specifications of Appendix I to this chapter.
[Amended 2-27-1990 by Ord. No. 2-1990]
A.
Whenever street lines are deflected in excess of 5°,
connection shall be made by horizontal curves.
B.
To ensure adequate sight distance, minimum center-line
radii for horizontal curves shall be as follows:
|
Type of Street
|
Radius
(feet)
| |
|---|---|---|
|
Minor
|
150
| |
|
Collector
|
300
| |
|
Major
|
500
|
C.
A tangent of at least 100 feet shall be required between
curves.
[Amended 5-25-1993 by Ord. No. 3-1993]
A.
Center-line grades should, whenever possible, be not
less than 1%.
B.
Center-line grades shall, wherever determined feasible
by the Township Engineer, not exceed the following:
[Amended 5-25-1993 by Ord. No. 3-1993]
|
Type of Street
|
Grade of Center Line
| |
|---|---|---|
|
Minor
|
7%
| |
|
Collector
|
6%
| |
|
Major
|
6%
| |
|
Street intersection, right-of-way to right-of-way
|
2%
| |
|
Cul-de-sac, diameter of turnaround
|
4%
|
C.
Vertical curves shall be used at change of grade exceeding
1% and shall be designed in relation to the extent of the grade change
and to provide the following minimum sight distances:
[Amended 5-25-1993 by Ord. No. 3-1993]
|
Type of Street
|
Sight Distance
(feet)
| |
|---|---|---|
|
Minor
|
200
| |
|
Collector
|
300
| |
|
Major
|
400
|
D.
Where the grade of any street at the approach to an
intersection exceeds 6%, a leveling area shall be provided having
a grade not greater than 2% for a distance of 50 feet measured from
the nearest right-of-way line of the intersecting street.
[Amended 5-25-1993 by Ord. No. 3-1993]
E.
All streets shall be graded to:
(1)
The grades shown on the profile and the cross-section
plan submitted and approved with the final plan.
(2)
Two to one beyond the right-of-way line where cut
or fill is necessary.
[Amended 5-25-1993 by Ord. No. 3-1993]
(3)
The satisfaction of the Township Engineer or other
person designated by the Board of Supervisors to inspect and check
the grading of streets for accuracy.
A.
Streets shall be laid out to intersect as nearly as
possible at right angles. No street shall intersect another at an
angle of less than 60°.
[Amended 5-25-1993 by Ord. No. 3-1993]
B.
Multiple intersections involving junction of more
than two streets shall be avoided. Where it proves impossible, such
intersections shall be designed with extreme care for both pedestrian
and vehicular safety.
C.
Clear-sight triangles shall be provided at all public
street intersections. Within such triangles, no vision-obstructing
object shall be permitted. Such triangles shall be established from
a distance of 100 feet from the point of intersection of the center
lines. Clear-sight distances for streets intersecting with collector
and/or major streets shall be determined in accordance with the Pennsylvania
Department of Transportation's Publication No. 201 (current issue),
entitled "Engineering and Traffic Studies."
[Amended 5-25-1993 by Ord. No. 3-1993]
D.
Wherever a portion of the line of such triangles occurs behind the normal building setback line viewed from the street, such portion shall be shown on the final plan of the development and shall be considered a building setback line, as defined in Chapter 84, Zoning, of this Code.
[Amended 5-25-1993 by Ord. No. 3-1993]
E.
To the fullest extent possible, intersections with
major traffic streets shall be located not less than 1,000 feet apart,
measured from center line to center line.
F.
Streets entering opposite sides of another street
shall be laid out directly opposite one another.
[Amended 5-25-1993 by Ord. No. 3-1993]
G.
Minimum curb radii at street intersections shall be
20 feet for intersections involving only minor streets, 30 feet for
all other intersections or such greater radius as is suitable to the
specific intersection as determined by the Township Engineer.
[Amended 5-25-1993 by Ord. No. 3-1993]
H.
Public street right-of-way lines shall be parallel
to (concentric with) curb arcs at intersections.
I.
Street name signs shall be installed at all street
intersections prior to the issuance of the first use and occupancy
permit by the Township Building Official. The design and placement
of such signs and the names of streets shall be subject to the approval
of the Supervisors.
[Amended 5-25-1993 by Ord. No. 3-1993]
[Amended 5-25-1993 by Ord. No. 3-1993]
Traffic flow patterns and parking arrangements
in commercial, industrial and multifamily residential areas shall
follow prevailing engineering standards and shall meet the approval
of the Township Engineer and of the Planning Commission.
[Amended 5-25-1993 by Ord. No. 3-1993]
A.
The length, width and shape of blocks shall be determined
with due regard to provision of adequate sites for buildings of the
type proposed, zoning requirements, topography, and requirements for
safe and convenient vehicular and pedestrian circulation, including
the reduction of intersections with major public streets, and to providing
adequate access for emergency vehicles.
B.
Blocks shall have a maximum length of 1,200 feet and
a minimum length of 800 feet.
C.
Residential blocks shall be of sufficient depth to
accommodate two tiers of lots.
[Amended 5-25-1993 by Ord. No. 3-1993]
A.
Storm drainage required. For all subdivision and land development proposals which are regulated by this chapter, a drainage plan prepared in accordance with Chapter 71 of the West Goshen Code shall be prepared and approved by the Board of Supervisors prior to final subdivision and land development approval.
[Amended 11-12-2003 by Ord. No. 12-2003]
B.
The drainage plan shall be designed in accordance with the regulations in Chapter 71 of the West Goshen Code, titled "Stormwater Management."
[Amended 11-12-2003 by Ord. No. 12-2003[1] ]
[1]
Editor's Note: This ordinance also deleted
former Subsections C, D, F, G, H, I, J, K and L; renumbered former
Subsection E as C and former Subsection M as D.
C.
Minimum grade and size. All storm drain pipes shall
be designated to maintain a minimum grade of 1/2%. All storm pipes
shall have a minimum inside diameter of 15 inches.
D.
The Supervisors reserve the right to order a cease
and desist of all construction where runoff problems arise, even though
an approved erosion and sedimentation control plan is being followed.
This order shall be effective until such time as the problem has been
resolved to the satisfaction of the Supervisors.
B.
Property lines shall be substantially at right angles
or radial to street lines.
C.
(Reserved)[2]
[2]
Editor's Note: Former Subsection C, as amended 5-10-1988 by Ord. No.
6-1988 and 12-8-1999 by Ord. No. 6-1999, and which required
all residential lots to front on a public street and residential subdivisions
of more than 25 single-family dwellings to be served by two or more
public streets, was repealed 6-15-2021 by Ord. No. 9-2021.
D.
Double-frontage lots should be avoided, except where
employed to prevent vehicular access to major traffic streets.
E.
Wherever feasible, lot lines shall follow Township
boundaries rather than cross them in order to avoid jurisdictional
problems.
F.
All lots shall have direct access to a public or private
street and shall have at least 50 feet of frontage on such streets.
[Amended 6-15-2021 by Ord. No. 9-2021]
G.
On any lot abutting a railroad, no dwelling shall
be placed within 75 feet of the nearest existing track, nor within
25 feet of any portion of the right-of-way line.
H.
Every building lot shall have a minimum area in accordance with Chapter 84, Zoning, of this Code.
[Added 12-4-1979 by Ord. No. 9-1979;
amended 1-14-1986 by Ord. No. 1-1986; 8-5-1986 by Ord. No. 8-1986; 5-25-1993 by Ord. No.
3-1993]
I.
(Reserved)
J.
Interior lots shall be permitted subject to the following
minimum regulations:
[Added 11-10-1987 by Ord. No. 15-1987]
(1)
No more than two contiguous interior lots shall be
formed. The creation of such lots shall be minimized and limited to
those circumstances dictated by the configuration of the development
tract. The subdivider shall not be permitted to use interior lot design
to avoid constructing an interior residential street.
(2)
No more than two lots in depth, i.e., one tier of
interior lots, shall be created along a new or existing street.
(3)
The access strip shall be required to meet the minimum
lot width at the street right-of-way line and for its entire depth
established for the use by the applicable zoning district regulations
and shall be entirely included within the title lines of the lot.
The minimum lot area and other dimensional requirements for an entire
lot shall be those of the applicable zoning district and shall be
met on that portion of the lot exclusive of the access strip.
(4)
The lot shall have a front line, which shall be most
nearly parallel to the street right-of-way line and shall extend along
the full length of the rear lot line or lines of those contiguous
lots abutting the street right-of-way line and shall extend across
the access strip.
(5)
The building setback line mandated by the district
regulations shall be measured from the contiguous lot's rear property
line rather than the adjacent right-of-way or street line.
A.
Private driveways on corner lots shall be located
at least 80 feet from the point of intersection of the nearest street
right-of-way lines.
[Amended 5-25-1993 by Ord. No. 3-1993]
B.
In order to provide a safe and convenient means of
access, grades on private driveways shall not exceed 2% for the first
20 feet from the curbline and for the balance shall not exceed 10%.
Driveways shall be paved for the first 20 feet and shall be totally
paved if the balance of the drive exceeds a grade of 7%.
[Amended 5-25-1993 by Ord. No. 3-1993]
C.
In order to provide safe and convenient ingress and
egress, private driveway entrances shall be rounded at a minimum radius
of five feet or shall have a flare constructed that is equivalent
to this radius, at the point of intersection with the cartway edge
(curbline).
D.
Alleys are prohibited in developments of single-family
detached residences.
E.
Easements with a minimum width of 20 feet shall be
provided as necessary for utilities.
[Amended 5-25-1993 by Ord. No. 3-1993]
F.
Easements shall be centered on or adjacent to rear
or side lot lines.
[Amended 5-25-1993 by Ord. No. 3-1993]
G.
Where a subdivision is traversed by a watercourse,
there shall be provided a drainage easement or right-of-way conforming
substantially with the line of such watercourse and of such width
as will be adequate to preserve natural drainage and provide sufficient
width for maintenance.
H.
There shall be a minimum distance of 50 feet, measured
in the shortest distance, between any building and any petroleum products
or natural gas transmission line which traverses the subdivision.
I.
Every driveway shall have a minimum paved cartway
width of 10 feet, and shall be located a minimum distance of five
feet from the lot line.
[Added 12-8-1999 by Ord. No. 6-1999]
J.
There shall be only one driveway with one curb cut
for each single-family residential lot.
[Added 3-10-2004 by Ord. No. 3-2004]
[Amended 5-25-1993 by Ord. No. 3-1993]
Residential lots shall be provided with paved off-street parking spaces in accordance with Chapter 84, Zoning, of this Code.
[Added 6-15-2021 by Ord. No. 9-2021]
Every subdivision or development with 25 or more dwelling units,
including dwelling units within an apartment building shall be accessed
by at least two streets.
[1]
Editor's Note: Former § 72-34, Streetlighting,
was repealed 5-25-1993 by Ord. No. 3-1993.
[Amended 4-26-1988 by Ord. No. 4-1988]
A.
Review procedures; reservation of land required.
(1)
Upon its review of a plan for subdivision or land
development, the Township Planning Commission shall consider the open
space and recreational needs of the additional residents that will
result upon implementation of the subdivision or land development,
discuss its findings and the further requirements of this section
with the subdivider or land developer as it deems necessary in the
furtherance of the public interest and the provisions of this section,
and make such report thereon as it deems necessary for consideration
by the Board of Supervisors in its review and processing of the development
application.
(2)
Subdividers and land developers shall be required
to provide or reserve areas for facilities normally required in residential
neighborhoods, including open space, parks, playgrounds and playfields.
Areas provided or reserved for such community facilities shall be
adequate to provide for building sites, landscaping and off-street
parking as appropriate to the types of facilities required or likely
to develop in the future. Prior to the preparation of plans, subdividers
and land developers shall review with the Township Planning Commission
and the Park and Recreation Board the minimum standards for various
community facilities applicable to the tract being subdivided.
B.
Amount of land required to be set aside; fee in lieu
of acreage.
(1)
In residential subdivisions or land developments which
are proposed to contain, or by resubdivision could contain, 10 or
more residential units, the developer shall be required to set aside,
design and develop for park, open space and recreation (hereinafter
called "POR") use of the residents within the development the amount
of land determined by application of the following formula:
|
Approved Dwelling Units per Acre
|
Required Park and Recreation Area for
Each 10 Dwelling Units
(square feet)
|
|---|---|
|
Less than 2
|
10,000
|
|
Less than 5
|
12,000
|
|
5 or more
|
16,000
|
(2)
In residential subdivisions proposed to contain less than 10 dwelling units or in those residential subdivisions where application of the requirements of Subsection A are impracticable in terms of the criteria and standards established in Subsection C of this section or in those instances where the Board of Supervisors, in the exercise of its discretion, shall require, the Board's general policy is to require a fee in lieu of the minimum acreage otherwise required by application of Subsection A of this section.
(3)
The Supervisors may require the public dedication of land by the developer for all POR, the payment of fees in lieu thereof or the private reservation of land for such purpose, or combination thereof, in accordance with the formally adopted West Goshen Township Recreation Plan. In such instance, the required POR areas and facilities shall be in accordance with the principles and standards otherwise provided for in this chapter or in Chapter 84.
[Amended 10-9-1990 by Ord. No. 7-1990]
(4)
The amount of any fee in lieu of the dedication or
reservation of land and provision of recreational facilities shall
be fixed from time to time by the Supervisors in a resolution designated
for that purpose. All fees so collected shall, upon their receipt
by the Township, be deposited in the West Goshen Township Park, Open
Space and Recreation Reserve Fund, which shall be an interest-bearing
account. Such fees shall be expended only for the acquisition of land
or recreation facilities within West Goshen Township at such locations
as shall be selected by the Supervisors for the establishment, enlargement
or improvement of community or neighborhood parks and recreational
facilities accessible to the subdivision or land development for which
such fees have been paid.
[Added 10-9-1990 by Ord. No. 7-1990]
(5)
Funds from such accounts shall be expended in accordance
with the purposes permitted by the Pennsylvania Municipalities Planning
Code, as may be amended from time to time. Upon request of the developer
who has paid fees under this subsection, the Township shall refund
such fees, plus interest accumulated thereon from the date of payment,
if the Township had used the fee paid for a purpose other than the
purposes set forth in this section.
[Added 10-9-1990 by Ord. No. 7-1990;
amended 6-15-2021 by Ord. No. 9-2021]
C.
In designating areas for POR within a subdivision
or land development, the following criteria and standards shall be
followed by the subdivider or land developer. All land designated
for the foregoing purposes shall be:
(1)
Suitable for both active and passive recreational
uses to the extent deemed necessary by the Planning Commission and
Board of Supervisors, without interfering with adjacent dwelling units,
parking, driveways and roads. Active recreational uses include but
are not necessarily limited to playfields, ball fields, tennis and
racquetball courts, basketball courts, fitness trails, picnic areas,
recreational buildings and similar facilities. The minimum area required
for active recreational open space use, which shall be comprised of
ground suitable for development and construction of such uses thereon,
shall not be less than 50% of the total required POR located as determined
reasonably necessary by the Planning Commission and Board of Supervisors.
(2)
Comprised of no more than 30% environmentally sensitive
lands, including floodplains, woodlands, surface waters and steep
slopes.
(3)
Comprised of areas not less than 100 feet in width,
except when part of a trail system or pathway network.
(4)
Interconnected with common POR areas on abutting parcels
wherever possible, including provisions for pedestrian pathways for
general public use to create a linked pathway system within the Township.
The POR shall be accessible to all dwelling units within the development,
either by abutting the POR or over easements expressly dedicated for
that purpose, but must, nevertheless, be accessible by one or more
public streets.
(5)
Provided with sufficient parking when determined reasonably
necessary by the Planning Commission and Board of Supervisors for
the residents' safe and convenient access and utilization for the
POR, and with safe and convenient access by adjoining street frontage
or other rights-of-way or easements capable of accommodating pedestrian,
bicycle, maintenance and vehicle traffic, and containing customary
and appropriate access improvements.
(6)
Free of all buildings and structures, except those
related to POR use.
(7)
Suitably landscaped, either by retaining existing natural cover and wooded areas and/or by a landscaping plan designed to enhance POR areas by utilization of plantings which are consistent with the purposes of this section, which minimize maintenance costs and which comply with § 84-55C, as applicable.
D.
It shall be incumbent upon the subdivider or land developer to preserve and protect all natural features, such as trees, watercourses, steep slopes, natural drainage areas, historic areas and structures and similar community assets, which will add attractiveness and value to the remainder of the subdivision. Trees shall not be disturbed or removed without the designated approval of the Planning Commission, made a part of the subdivision and land development plan approval, unless in strict compliance with § 69-9N of Chapter 69. Wherever feasible, in the opinion of the Planning Commission and the Board, natural vegetation shall be retained and protected and natural grade alterations shall be kept to a minimum.
[Amended 5-25-1993 by Ord. No. 3-1993]
B.
In selecting and approving trees for removal, the
developer and the Township Engineer or the Building Inspector shall
consider the likely aesthetic worth, durability, longevity and other
arboreal values of the trees.
C.
All lots within a land development and/or a subdivision that are vacant of trees shall have a minimum of one deciduous tree planted for every 5,000 square feet of lot or part thereof and one nondeciduous tree for every 10,000 square feet of lot or part thereof. This requirement shall be in addition to § 84-55A and C of Chapter 84, Zoning, of this Code:
