Township of West Goshen, PA
Chester County
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Table of Contents
Table of Contents
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]
[1]
Editor's Note: See Ch. 84, Zoning.
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
B. 
Additional right-of-way and cartway widths may be required by the Board of Supervisors for the following purposes:
(1) 
To promote public safety and convenience.
(2) 
To provide parking space in commercial and industrial districts and in areas of high-density residential development.
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]
D. 
Short extensions of existing streets with lesser right-of-way and/or cartway widths than prescribed by § 72-24A may be permitted; provided, however, that no section of the new right-of-way is less than 50 feet in width.
E. 
Where a subdivision abuts or contains an existing street of inadequate right-of-way width, additional right-of-way width in conformance with § 72-24A is required.
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.
A. 
Lot dimensions and areas and building setback lines shall meet the requirements of the West Goshen Township Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 84, Zoning.
B. 
Property lines shall be substantially at right angles or radial to street lines.
C. 
All residential lots shall front on a public street. Every residential subdivision of more than 25 single-family dwellings, whether attached or detached, shall be served by a minimum of two or more public streets constructed with the subdivision, both of which shall be attached to and provide vehicular access to and from an existing public street. In determining compliance with this regulation, the following minimum requirements shall apply:
[Amended 5-10-1988 by Ord. No. 6-1988; 12-8-1999 by Ord. No. 6-1999]
(1) 
The existing public street providing such access shall be attached to and provide vehicular access to and from at least two other existing public streets.
(2) 
The requirement stated in this section shall not be satisfied by connection of a new subdivision to an existing subdivision having two or more streets, regardless of the number of proposed housing units, unless the existing subdivision has direct vehicular access to and from at least two existing public streets satisfying the requirement of this § 72-31C(1).
(3) 
The requirement stated in this section shall not be satisfied if the existing public street providing the required access is either a cul-de-sac street or, at the point at which it is attached to and provides vehicular access to the new subdivision, there is only one means of ingress and egress over the existing public street to the two other existing public streets required by § 72-31C(1).
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 street and shall have at least 50 feet of frontage on such streets.
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.
[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 for only and properly allocable portions of the costs incurred to acquire or construct the recreational land and facilities for which the fees were collected. Upon request of the developer who has paid such fees, the Township shall refund such fees, plus interest accumulated thereon from the date of payment, if the Township fails to utilize the fees so paid for such purposes within three years from the date on which such fees were paid, unless the developer specifically waives, in writing, the requirement that such fees be expended within such time or waives, in writing, that such fees be repaid.
[Added 10-9-1990 by Ord. No. 7-1990]
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.
(8) 
Made subject to such declarations, restrictions and covenants and other requirements as specified in § 72-40 of this chapter.
[Amended 10-9-1990 by Ord. No. 7-1990]
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]
A. 
Developments shall be designed to preserve the maximum number of existing trees consistent with accomplishing the development. This shall be in strict compliance with § 69-9N of Chapter 69, Soil Erosion and Sediment Control, of this Code.
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:
D. 
Trees required by this § 72-36 shall have a minimum caliper of 11/2 inches measured at breast height after planting and shall be listed and shown on the conservation plan required by § 72-19 of this chapter.