The following standards shall be complied with in all subdivision and land developments:
A. 
Improvement specifications; general requirements.
(1) 
Physical improvements to the property being developed shall be provided, constructed and installed as shown on the record plan, in accordance with the requirements of the Township.
(2) 
As a condition for approval of a final plan by the Township, the applicant shall enter into an agreement with the Township as to installation of all improvements shown on the plan and required by these regulations. Before the final plan may be endorsed by the Township, the applicant shall submit a completed original copy of the subdivision improvements agreement.
(3) 
All improvements, whether public or private, installed by the applicant shall be designed and constructed in accordance with applicable criteria and specifications referenced herein. If there are no applicable regulations, the Township may authorize that specifications be prepared by a registered professional engineer.
(4) 
Inspection of the installation of the improvements required by this chapter shall in all cases be the responsibility of the Township or the appropriate state regulatory agency.
A. 
The location and width of all public streets shall conform to the Westtown Township Official Map or to such parts thereof as may have been adopted by the Township.
B. 
The proposed public street system shall extend existing or recorded streets at the same or greater width, but in no case at less than the required minimum width.
C. 
Where Westtown Township determines that it is desirable to provide for public street access to adjoining property, public streets shall be extended by dedication to the boundary of such property.
D. 
New minor public streets shall be so designed as to discourage through traffic, but the applicant shall give adequate consideration to provision for the extension and continuation of major and collector streets into and from adjoining properties.
E. 
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.
F. 
The length of a cul-de-sac shall be a minimum of 350 feet and a maximum of 1,500 feet. Any proposed cul-de-sac longer than 1,500 feet must be approved by the Board upon recommendation of the Township Engineer. In no case shall any cul-de-sac street serve more than 25 dwelling units. Cul-de-sac length shall be measured from the radius of the cul-de-sac turnaround to the edge of paving/curbline of the closest through street.
[Amended 7-22-2002 by Ord. No. 2002-5]
A. 
New half or partial streets will not be permitted except where essential to the reasonable development of a tract in conformance with the other requirements and standards of these regulations and where, in addition, satisfactory assurance for dedication of the remaining part of the public street can be obtained.
B. 
The applicant shall provide the entire required right-of-way or as much thereof as lies within his property, along all existing public streets which traverse or abut his property.
A. 
The right-of-way and cartway widths of all new or proposed public and/or private streets shall be determined by the Board of Supervisors and shall be classified as follows:
(1) 
Arterial highway.
(a) 
The right-of-way of Routes 202 and 3 shall be 120 feet.
(b) 
The right-of-way of Routes 926 and 352 shall be 80 feet.
(c) 
The cartway widths will be determined by the Township after consulting with the Chester County Planning Commission and PennDOT.
[Amended 7-22-2002 by Ord. No. 2002-5]
(2) 
Collector street. Right-of-way shall be 60 feet and cartway width shall be 28 feet. See Note 1.
(3) 
Minor street. Right-of-way shall be 50 feet and cartway width shall be 24 feet. See Notes 1 and 2.
(4) 
Cul-de-sac street. A cul-de-sac is a minor street. Turnaround shall have a right-of-way radius of 60 feet. Turnaround cartway paving width shall have a radius of 50 feet. See Notes 1 and 2.
(a) 
When required for future extension, the turnaround right-of-way shall be placed adjacent to the tract boundary with sufficient width along the boundary line to permit extension of the street at full width.
(b) 
The small triangle of land beyond the cul-de-sac to the boundary shall be so deeded that, until the road is continued, maintenance of these corners of land will be the responsibility of the adjoining owners.
(c) 
The Board of Supervisors may approve alternative designs for the end of a cul-de-sac, provided the applicant proves their will be adequate turning space for delivery trucks, snowplows and school buses. For example, the Board of Supervisors may approve a larger cul-de-sac bulb with landscaped space in the middle of the bulb, provided there is an adequate system to ensure proper maintenance of the landscaped space. The Township may also require the establishment of a well-drained snow storage easement at the end of a cul-de-sac to allow snow to be pushed directly down the street onto grass. The provision of this easement may make a landscape island more feasible.
[Amended 7-22-2002 by Ord. No. 2002-5]
(5) 
Service street (alley). Service streets are permitted only in small-lot single-family detached development (see definitions). The right-of-way shall be 20 feet and the cartway width shall be 12 feet.
NOTE 1: Additional right-of-way and cartway widths may be required by Westtown Township for the purpose of promoting the public safety and convenience, or to provide for parking in commercial and industrial areas and in areas of high-density residential development.
NOTE 2: At the sole discretion of the Township Supervisors, the right-of-way of a minor street may be reduced to 40 feet and the cartway width of a minor street may be reduced to 20 feet for properties of one acre or more. Turnaround paved cartway of cul-de-sac streets shall not reduced.
B. 
All streets, whether public or private, shall be designed and constructed in accordance with Township regulations.
C. 
Right-of-way along existing streets.
[Added 7-22-2002 by Ord. No. 2002-5]
(1) 
Where a subdivision or land development is proposed adjacent to an existing public street, the applicant shall dedicate sufficient right-of-way to result in the future right-of-way width provided for in § 170-1511 of the Zoning Chapter. If the applicant only controls land on one side of an existing street, then the applicant shall only be responsible to dedicate land to result in a width from the street cartway center line to the future right-of-way line equal to 50% of the future street right-of-way width. Therefore, for example, if a collector street has a sixty-foot-wide future right-of-way, an applicant on one side would be responsible to ensure that a thirty-foot-wide right-of-way is provided on the applicant's side of the center line.
(2) 
The dedication of future right-of-way shall not be required where the applicant proves to the satisfaction of the Board of Supervisors, based upon any review by the Township Engineer and Planning Commission, that there is not a reasonable relationship between the need for the additional right-of-way and the traffic created by the proposed development.
(3) 
Along a state-owned street or highway, if the State Department of Transportation refuses to accept a dedication of right-of-way, then the future right-of-way shall be dedicated to the Township or be irrevocably committed and reserved for future dedication when the Board of Supervisors determines the right-of-way is needed.
A. 
On all streets there shall be minimum center-line grade of 1% and a maximum of 7%.
B. 
The center-line grade may be increased up to 10% upon the recommendation of the Township Engineer and the approval of the Board of Supervisors.
C. 
The center-line grade on a cul-de-sac public street shall not exceed 7%, and the grade of the diameter of the turnaround shall not exceed 4%.
D. 
Drainage of cul-de-sac public streets shall preferably be toward the open end.
A. 
Whenever public street lines are deflected in excess of five degrees, connections shall be made by horizontal curves.
B. 
To ensure adequate sight distance, minimum center-line radii for horizontal curves shall be as follows:
(1) 
Minor streets: 150 feet.
(2) 
Collector streets: 300 feet.
(3) 
Arterial highways: 500 feet.
(4) 
Service streets: 80 feet.
C. 
A tangent of at least 100 feet shall be introduced between all horizontal curves on collector streets and arterial highways.
At all changes of public street grades where the algebraic difference exceeds 1%, vertical curves shall be provided to permit the following minimum sight distances:
A. 
Minor streets: 200 feet.
B. 
Collector streets: 300 feet.
C. 
Arterial highways: 400 feet.
D. 
Service streets: 100 feet.
A. 
Streets shall intersect as nearly as possible at right angles but in no event at less than an angle of 60°.
B. 
No more than two streets shall intersect at the same point.
C. 
Streets entering the opposite sides of another street shall either be directly opposite each other or shall be offset at least 200 feet on minor and collector streets, measured center line to center line along the center line of the street being intersected.
D. 
Intersections with arterial highways shall be located not less than 1,000 feet apart, measured from center line to center line, along the center line of the arterial highway.
E. 
Where the grade of any street at the approach of an intersection exceeds 4%, a leveling area of at least 75 feet measured from the curbline of the street being intersected shall be provided. The grade of this area shall not exceed 2%.
F. 
Street curb intersections shall be rounded by a tangent arc with a minimum radius of 35 feet.
G. 
Curb and right-of-way radii shall have the same center point of origin.
H. 
Street right-of-way lines shall be parallel to curb lines.
A. 
A minimum clear sight triangle of 75 feet (as measured from the center-line intersections of two streets) shall be provided at all intersections. The minimum clear sight triangle shall be increased to 100 feet if either street is a collector street and to 150 feet if either street is an arterial highway. There shall be no physical obstruction, planting, berm or grade above the height of 18 inches within the right-of way section of this triangle or above the height of 2 1/2 feet elsewhere in this triangle.
B. 
Wherever a portion of the line of such triangle occurs behind (i.e., from the street) the building setback line, such portion shall be shown on the final plan of the development, and shall be considered a building setback line.
C. 
Stopping sight distance at all intersections shall be in accordance with PennDOT standards.
[Amended 7-22-2002 by Ord. No. 2002-5]
A. 
Wherever a development abuts (or contains) an existing or proposed public street or highway with an ultimate right-of-way of 60 feet or more, the development shall be designed to restrict access to that street. If the street is an arterial highway, access to that arterial highway shall be restricted by either:
(1) 
The creation of reverse frontage lots abutting arterial roads which shall have access from a road of lesser classification.
(2) 
The creation of a public or private street which is separated by a reserve strip from the arterial highway. The ownership and maintenance of the reserve strip shall be subject to the review and approval of the Township. Except as specified above, reserve strips shall be prohibited.
B. 
Dead-end public streets are prohibited, except as stubs to permit future street extension into adjoining properties, unless designed as cul-de-sac streets.
C. 
Any public street dead-ended because of authorized staged development shall be provided with a temporary, all-weather turnaround, within the development, and the use of such turnaround shall be guaranteed to the public until such time as the public street is extended.
D. 
Unless future extension is clearly impractical or undesirable, the turnaround right-of-way shall be placed adjacent to the tract boundary line to permit extension of the street at full width.
[Amended 7-22-2002 by Ord. No. 2002-5]
All materials used for the construction of streets and/or roads as herein defined and the method of construction and installation shall be in strict accordance with the requirements of PennDOT Specifications Publication 408 and/or PennDOT Seldom Used Specifications 1983 and/or the latest revision thereof.
A. 
Drainage. All drainage and utility structures, including but not limited to manholes, inlets, pipes, water and electric lines, shall be installed prior to the final grading of the cartway.
B. 
Grading. Grading shall be completed to the full width of the right-of-way. Banks shall be sloped not less than three horizontal to one vertical with top of slopes rounded.
C. 
Subgrade. The subgrade within the limits of the proposed cartway shall be shaped to conform to the line, grade and cross-section of the proposed cartway and shall be thoroughly compacted as per PennDOT Publication 408 as last revised. Subgrade shall be sloped to correspond to the slope of the finished road surface. Before placing the base course, the subgrade shall be dressed with one inch of fine aggregate.
NOTE 1: Backfill of trenches within the cartway and shoulder area shall be mechanically tamped in uniform layers of not more than eight inches, thoroughly compacted, 95% dry volume, prior to application of the base course.
NOTE 2: If, during the installation of any of the aforementioned items, the Township determines that the material used for backfill is unacceptable, the contractor shall be required to use select fill.
D. 
Paving:
(1) 
The Township Supervisors, upon the recommendation of the Township Engineer, shall determine the type of paving which shall be utilized.
(2) 
Type I Base Course. Base course shall be constructed of stone aggregate, rolled with vibratory roller, and thoroughly compacted in two layers to a depth of not less than eight inches for residential and 10 inches for industrial. The materials and construction methods shall be in strict accordance with the requirements of Section 310, "Crushed Aggregate Base Course," PennDOT Seldom Used Specifications.
(3) 
Type II Base Course. Base course shall consist of five inches for residential and six inches for industrial, after compaction, of hot mixed, hot laid bituminous concrete base course placed on a six-inch compacted layer of PennDOT No. 2A course aggregate, Type C or better (no slag material). The materials and construction methods shall be in strict accordance with the requirements of Section 305, Bituminous Concrete Base Course, and Section 305, Subcourse, of PennDOT Publication 408 Specifications. The subbase and base course shall be rolled with a vibratory roller.
(4) 
Bituminous Surface Course ID-2A. Bituminous surface course ID-2A shall consist of constructing a binder course and wearing course of hot mixed, hot laid asphalt concrete on the above prepared base course. The binder course shall be rolled with vibratory roller and compacted to a depth of not less than two inches and the wearing course not less than 1 1/2 inches. The materials and construction methods shall be in strict accordance with the requirements of Section 420, Bituminous Wearing Course ID-2, and Section 421, Bituminous Binder Course ID-2, of PennDOT Publication 408, as amended. The Township may require that the final application of bituminous concrete be withheld until the streets are offered for dedication to the Township if the wearing course is not applied immediately after the binder course. (NOTE: The binder course shall be thoroughly cleaned and tack coated in accordance with PennDOT Publication 408, as amended.)
[Amended 7-22-2002 by Ord. No. 2002-5]
A. 
All materials entering into the construction of curbs and the method of construction and installation shall be in accordance with PennDOT Specifications Publication 408, as amended.
B. 
Vertical curbs meeting the dimensional requirements for plain cement concrete curb contained in the PennDOT Standards for Roadway Construction (RC-64) shall be required on all streets.
A. 
Proposed streets which are obviously in alignment with others already existing and named shall bear the names of the existing streets.
B. 
In no case shall the name of a proposed street duplicate an existing street name in the Township or postal district, irrespective of the use of the suffix street, road, avenue, boulevard, drive, etc.
C. 
All street names shall be subject to the approval of Westtown Township and of the Postmaster.
D. 
Street name signs shall be placed at all intersections, naming all streets at each intersection, and shall be visible from both directions. In general, mounting heights of signs shall be seven feet. Signs shall be mounted on 2 3/8 inch outside diameter galvanized steel tubular posts 10 feet in length. Posts shall be embedded in concrete footings three feet six inches deep by 12 inches in diameter. Signs shall be aluminum (0.08 inch minimum thickness) with a blue baked enamel background and six-inches-high white reflectorized letters. Signs shall be eight inches high and mounted to the top of the pole with appropriate hardware. The type of sign, post and location shall be subject to the approval of the Township.
[Amended 3-1-1999 by Ord. No. 99-1; 7-22-2002 by Ord. No. 2002-5]
E. 
Street signs shall be installed as soon as final grading has been completed.
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 arterial highways.
B. 
Blocks shall have a minimum length of 500 feet.
C. 
In the design of blocks longer than 1,000 feet, special consideration shall be given to the requirements for satisfactory fire protection and pedestrian access.
D. 
Where practicable, blocks along arterial highways and collector streets shall not be less than 1,000 feet long.
E. 
Crosswalks (interior walks) may be required wherever necessary to facilitate pedestrian circulation and to give access to community facilities as well as in blocks of over 1,000 feet in length.
F. 
Such crosswalks (interior walks) shall have an easement width of not less than 10 feet and paved width (if paved) of not less than four feet.
G. 
Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except where reverse frontage lots are required along an arterial highway, or where prevented by the size, topographical conditions or other inherent conditions of property, in which case the Township may approve a single tier of lots.
H. 
Blocks in commercial and industrial areas may vary from the elements of design detail in Subsection G if required by the nature of the use. In all cases, however, adequate provision shall be made for off-street parking and loading areas as well as for traffic circulation and parking for employees and customers.
A. 
The size, shape and orientation of lots shall be appropriate for the type of development and use contemplated and shall conform to zoning regulations.
B. 
Insofar as practical, side lot lines shall be at right angles to straight street lines or radial to curved street lines.
C. 
Interior lots shall not be permitted unless the width of the access strip is at least equal to the minimum lot width at the minimum building setback line for the particular zoning district in which the interior lot is located.
[Amended 7-22-2002 by Ord. No. 2002-5]
D. 
Wherever feasible, lot lines shall follow Township boundaries rather than cross them in order to avoid jurisdictional problems.
E. 
Depth and width of parcels intended for nonresidential uses shall be adequate for the use proposed and sufficient to provide satisfactory space for on-site parking, loading and unloading, setbacks, landscaping, etc.
F. 
If, after subdividing, there exist substandard remnants of land, they shall be either incorporated in existing or proposed lots, or legally dedicated to public use, if acceptable to the Township.
G. 
For any new lot intended for the construction of a principal building, a contiguous and uninterrupted area equal to 75% of the minimum lot area required by the Zoning Chapter shall be provided which is unencumbered by any of the following: wetlands, one-hundred-year floodplains, steep slopes and/or stormwater detention basins. The contiguous area shall be provided for construction of buildings and customary accessory uses without intruding into these features.
[Amended 7-22-2002 by Ord. No. 2002-5]
H. 
All easements and rights-of-way shall abut the property line whenever possible.
I. 
Lots shall be conveniently shaped and the depth of the lots shall, generally, not exceed the width by more than 2 1/2 times.
J. 
All lots shall have frontage on a street in accordance with Chapter 170, Zoning.
K. 
Double or reverse frontage lots shall be avoided except where required to provide separation of residential development from arterial highways or to overcome specific disadvantages of topography or orientation.
L. 
All residential reverse frontage lots shall have a rear yard with a minimum depth of 60 feet (measured along the shortest distance from the proposed dwelling unit to the ultimate right-of-way) and shall, within such rear yard and immediately adjacent to the right-of-way, have a planting screen easement of at least 10 feet in width, across which there shall be no right of access.
A. 
Township approval is required for construction of a driveway. The approval request may be included with a building permit application in the case of new construction.
B. 
A plan shall be submitted with each application for approval of a driveway and shall include the following:
(1) 
Site plan to scale at least one inch equals 50 feet.
(2) 
Location of building, septic tank and disposal field, well and all other structures.
(3) 
Adjacent driveways within 100 feet.
(4) 
Plan of driveway.
(5) 
Topography of lot by field or photogrametric survey with contours at two-foot intervals.
(6) 
Profile of proposed driveway from edge of road to end of driveway, showing existing and proposed grades.
C. 
Private driveways for residences, except for townhouses, apartments and mobile home parks, shall be located at least 60 feet from the point of intersection of the nearest street right-of-way lines and at least five feet from every property line.
D. 
Private driveways in commercial, industrial and business park zoning districts and for townhouse, mobile home parks and apartments shall be located at least 100 feet from the point of intersection of the nearest street right-of-way lines and at least 10 feet from every property line.
E. 
Driveways used jointly by more than one property owner may straddle the property line. The appropriate easement restrictions shall be noted on the final plan.
F. 
All driveways shall be located, designed and constructed in such a manner as not to interfere or be inconsistent with the design, maintenance and drainage of the highway.
G. 
Driveways shall be located in such manner that they will not cause the following: interference to the traveling public; a hazard to the free movement of normal highway traffic; or areas of undue traffic congestion on the highway. In accordance with this principle, driveways should be located where the highway alignment and profile are favorable, i.e., where there are no sharp curves or steep grades, and where sight distance in conjunction with the driveway access would be adequate for safe traffic operation.
H. 
Driveways should not be located in such sections that would interfere with the placement and proper functioning of highway signs, signals, detectors, lighting or other devices that affect traffic control. The location of a driveway near a signalized intersection that has an actuated traffic signal may include a requirement that the permittee provide (without expense to the Township or PennDOT) additional detectors and signal poles and heads for the control of traffic movement from his establishment or for relocation of existing detectors.
[Amended 7-22-2002 by Ord. No. 2002-5]
I. 
Where highway curbs exist, driveway approaches shall be installed 1 1/2 inches above the adjacent highway or gutter grade to maintain the proper drainage.
J. 
Where highway curbs do not exist, driveways shall be constructed in such a manner as not to interfere with the drainage grade line of shoulders. If, in the opinion of the Township Engineer, a pipe is required to maintain the grade line, the permittee shall install such pipe at his expense, parallel to the pavement edge and at a minimum distance of 10 feet therefrom and on the grade line as directed by the Township Engineer. Where a pipe is placed in the shoulder line, the driveway may slope away from the roadway at a lesser gradient than the normal shoulder slope but not less than 1/4 inch per foot from the paving edge to the pipe. The minimum pipe length shall be equal to the width of the driveway plus 10 feet.
K. 
Design requirements.
(1) 
The grade of the driveway within 20 feet of the pavement edge or the curbline of the public road, Township or state, shall not exceed 4%. The maximum grade permitted beyond this point is 15%. Vertical curves shall be used at a change of grades exceeding 5%.
(2) 
Width of driveway within the legal right-of-way of the public road shall be at least 10 feet, and shall be nine feet within the property line. Adequate turnaround surface shall be provided on the property so egress to the street is in a forward direction. Where the grade of the driveway exceeds 10%, at least one level parking space shall be provided just within the property line for emergency parking.
(3) 
The driveway within the legal right-of-way of the public road shall be constructed with crushed aggregate meeting the requirement of Section 350 of PennDOT Form 408 Specifications, compacted to a minimum depth of six inches. It shall be surfaced with a minimum of 2 1/2 inches of ID-2 surface course or approved equal. The remaining length of driveway may be constructed of any suitable stabilized material or bituminous surface adequate for the intended use and vehicle loads.
[Amended 7-22-2002 by Ord. No. 2002-5]
(4) 
Discharge of roof drains or downspouts onto the driveway which slopes toward the street shall not be permitted. No drain pipe from any basement sump pump, foundation drain, disposal field, terrace, roof or pavement shall be discharged onto the public right-of-way.
(5) 
The sight distance at the intersection of a Township or state roadway and the proposed driveway shall be provided in accordance with the following tabulation. The clear sight line shall be described by a line from a point within the driveway, 10 feet from the edge of pavement or curbline, to a point in the center of the near lane of the roadway.
Posted Speed
(miles per hour)
Required Sight Distance
(feet)
20
200
25
250
30
350
35
440
40
540
45
635
50
760
55
875
(6) 
In addition to these requirements, all driveway intersections with state highways shall also be designed in accordance with PennDOT criteria. A PennDOT highway occupancy permit shall be obtained for all driveway intersections with state highways.
[Amended 7-22-2002 by Ord. No. 2002-5]
Sidewalks, bike paths and other paths may be required to be installed at the discretion of the Board of Supervisors upon the recommendation of the Planning Commission.
A. 
All materials entering into the construction of sidewalks and the method of construction and installation shall be in accordance with PennDOT Specifications Publication 408, except that the compacted thickness of the aggregate bed shall be four inches. Sidewalks across driveways and driveway aprons shall be constructed with six inches of concrete reinforced with six by six w1.4 by w1.4 welded wire fabric placed two inches from the finished surface. Sidewalks shall have a minimum width of four feet and be located four feet behind the curbline unless approved otherwise.
[Amended 7-22-2002 by Ord. No. 2002-5]
B. 
Sidewalks at intersections shall be constructed to provide for handicapped access.
C. 
Details and specifications for the construction of bike paths and other paths shall be submitted with preliminary plans for review and approval by the Township Planning Commission and Township Engineer.
A. 
Central water supply systems (community, public). All subdivisions and land developments comprised of the following uses shall be served by a central water supply system:
(1) 
Residential single-family detached dwellings on lots of less than one acre.
(2) 
Residential multifamily dwellings.
(3) 
Residential attached dwellings.
(4) 
Mobile home parks.
(5) 
Commercial and/or industrial uses.
B. 
On-site water supply systems (private). Subdivisions and land developments comprised of residential single-family detached dwellings on lots of one acre or larger may be served by an on-site water supply system.
C. 
Procedures. All applicants for subdivision or land development shall state in the preliminary plan whether water supply will be community, public or private on-site. A water study (Article VIII) shall be submitted upon request of the Planning Commission and/or Board.
D. 
Community central water systems. All proposed community central water supply systems shall be designed, connected and installed to furnish potable water to meet the specifications and requirements of the Insurance Service Office of Pennsylvania, Department of Environmental Protection (DEP), Chester County Health Department (CCHD) and all Township ordinances for domestic use and fire protection.
E. 
Residential on-site water supply system. All proposed on-site water supply systems shall have a permit certified by the Chester County Health Department.
A. 
Plan requirements. All proposed water distribution systems shall be designed, connected and installed to meet the specifications and requirements of the DEP, Pennsylvania Utility Commission (PUC), CCHD and all Township ordinances. The complete design of the proposed distribution system and the following information shall be provided as a part of all preliminary and final plans:
(1) 
Design standards.
(a) 
The design shall include the pipe material and the size of the water mains to be utilized, the size of the existing water system main(s) at the point(s) of interconnect, and the existing and proposed placement of all valves and fire hydrants.
(b) 
Distribution systems for a residential district shall be laid out in a grid pattern and looped where possible to avoid the use of dead ends. In the event dead ends cannot be avoided, the dead end of a main shall have a fire hydrant, flushing hydrant or blowoff for flushing purposes.
(c) 
Mains within a residential district shall be a minimum of six inches in diameter where the lengths between intersecting mains are no more than 600 feet. Mains shall be a minimum of eight inches in diameter for distances greater than 600 feet.
(d) 
Mains located on principal streets and arterial mains shall be a minimum of eight inches in diameter unless a larger size is specified by the Township Engineer for future interconnect design potential.
(e) 
Distribution systems and main sizes for commercial and industrial developments shall comply with those for a residential district unless greater sizes are specified by the engineer of the appropriate water utility company, the Township Engineer and/or Fire Marshal.
(2) 
Materials.
(a) 
Standards and materials for the construction of all water distribution systems shall meet or exceed those requirements described in the most recent edition of the Public Water Supply Manual of the DEP and shall be subject to the approval of the Township Engineer.
(b) 
The water mains shall be as follows:
[1] 
Polyvinyl chloride pipe shall conform to AWWA Standard C 900-75. Polyvinyl chloride pressure pipe shall be Class 150 and shall meet the requirements of DR 18.
[2] 
Ductile cast iron pipe Class 52 shall conform to Federal Specification for Pipe, Water, Ductile Cast Iron WW-P-421 C, be coated on the outside and cement-lined.
[Amended 7-22-2002 by Ord. No. 2002-5]
(3) 
Storage. Adequate storage shall be provided to ensure the capacity, gallonage and pressure as specified in § 149-804B of this chapter. Additional capacity shall be provided as a reserve for fire protection when requested by the Fire Marshal or Township Engineer.
[Amended 8-26-2001 by Ord. No. 2001-5; 7-22-2002 by Ord. No. 2002-5]
(4) 
Fire hydrants. Whenever a central water distribution system is provided, fire hydrants shall be installed as specified by the Insurance Services Office of Pennsylvania, the Fire Marshal, the Township Engineer and the following regulations:
[Amended 7-22-2002 by Ord. No. 2002-5]
(a) 
For purposes of fire protection in detached residential districts, fire hydrants shall be installed within 500 feet of all existing and proposed structures, measured by way of accessible streets.
(b) 
For purposes of fire protection in commercial and/or industrial districts, semidetached and multifamily developments, fire hydrants shall be installed within 400 feet of all existing and proposed structures, measured by way of accessible streets.
B. 
Approvals and reviews. No construction of any water distribution system shall commence prior to written approvals and/or comments from the DEP, CCHD, Fire Marshal and Township Engineer.
A. 
There shall be a minimum distance of 50 feet, measured in the shortest distance between any proposed dwelling unit and any petroleum products or natural gas transmission line which traverses the subdivision.
B. 
Where easements are required, they shall be a minimum width of 20 feet. No structures shall be placed within such easements.
C. 
To the fullest extent possible, easements shall be centered on or adjacent to rear and side lot lines.
A. 
In reviewing subdivision and land development plans, the Planning Commission shall consider whether community facilities, including schools, in the area are adequate to serve the needs of the additional dwellings proposed by the development and shall make such report thereon as it deems necessary in the public interest.
B. 
Applicants shall provide 10% of the gross area of tracts larger than two acres for open space, which are proposed for two or more dwelling units or residential lots.
[Amended 7-22-2002 by Ord. No. 2002-5]
C. 
Open space shall comply with the following standards:
(1) 
The open space shall be laid out to the satisfaction of the Board in accordance with the best principles of site design, and shall be consistent with the intent of Chapter 170, Zoning, and the Township's Comprehensive Plan and Parks, Recreation and Open Space Plan.
(2) 
Within the required acreage of open space, or elsewhere on the tract, an area equivalent to at least 10% of the gross tract acreage shall be suitable and available to serve the particular recreational needs of the residents of the development (and/or the general public). The Board may require that all, or a portion of, this recreational area be suitable for active recreation, and may further require that such area be prepared and developed for such purposes.
(3) 
Where applicable or deemed appropriate or contained in the Township's Comprehensive Plan or Parks, Recreation and Open Space Plan, provision for pedestrian trails for public and/or private use shall be provided. This provision need not be in addition to the 10% requirement of Subsection B above unless the Board determines that the entire 10% minimum must be designated for active recreation.
(4) 
The plan shall designate the use of common open space, the type of maintenance to be provided, and a planting plan or schedule. In designating use and maintenance, the following classes may be used:
(a) 
Lawn. A grass area with or without trees which may be used by the residents for a variety of purposes and which shall be mowed regularly to ensure a neat and tidy appearance.
(b) 
Natural area. An area of natural vegetation undisturbed during construction, or replanted; such areas may contain pathways. Meadows shall be maintained as such. Maintenance may be minimal but shall prevent the proliferation of undesirable plants. Litter, dead trees and brush shall be removed and streams kept in free-flowing condition.
(c) 
Recreation area. An area designated for a specific recreational use, including by way of example tennis, swimming, playfields and totlots. Such areas shall be located and maintained in such manner as not to create a hazard or nuisance and shall perpetuate the proposed use.
(d) 
Stormwater detention/retention and sewage disposal areas. Detention or retention areas or land used for surface (land application) or subsurface sewage disposal and holding or settlement ponds.
(5) 
At least 60% of the minimum required common open space area shall be located outside floodplain areas and areas of greater than 25% slope.
(6) 
The following design standards, as deemed appropriate by the Board, shall apply to areas of common open space. Such areas shall be:
(a) 
Not less than 75 feet in width at any point and not less than 1/2 acre of contiguous area, except when part of a trail system or pathway network.
(b) 
Interconnected with common open space areas on abutting parcels wherever possible, including provisions for pedestrian pathways for general public use to create linked pathway systems within the Township.
(c) 
Provided with sufficient perimeter parking when necessary, and with safe and convenient access from adjoining public road frontage or other rights-of-way or easements capable of accommodating pedestrian, bicycle and maintenance and vehicle traffic, and containing appropriate access improvements. Areas required for parking may be included in calculating the minimum acreage required for open space.
(d) 
Undivided by any crossings of public or private roads, except where necessary for proper traffic circulation, and then only upon recommendation of the Township Engineer and Planning Commission.
(e) 
Free of all structures, except those related to outdoor recreational use or as otherwise provided herein.
(f) 
Suitably landscaped by retaining existing natural cover and wooded areas and/or by a landscaping plan which is consistent with the purposes of this article and which minimizes maintenance costs.
(g) 
Made subject to such agreement with the Township and such deed restrictions, duly recorded in the office of the Chester County Recorder of Deeds, as may be required by the Board of Supervisors for the purpose of preserving the common open space for such use.
(7) 
To count towards the required common open space, land must be:
[Added 7-22-2002 by Ord. No. 2002-5]
(a) 
Landscaped in trees, shrubs and other vegetation;
(b) 
Preserved in woods or natural vegetation;
(c) 
Developed as active or passive recreational facilities;
(d) 
Part of an approved agricultural use (such as crop farming or a wholesale tree nursery); or
(e) 
Approved under Subsection C(10) below.
(8) 
Common open space shall be interconnected with common open space areas on abutting parcels where possible, including provisions for pedestrian pathways for general public use to create linked pathway systems within the Township.
[Added 7-22-2002 by Ord. No. 2002-5]
(9) 
Common open space areas are not required to be served by their own off-street parking unless they are developed for active recreation facilities.
[Added 7-22-2002 by Ord. No. 2002-5]
(10) 
A stormwater detention or retention basin shall not be permitted to be counted towards the minimum common open space requirement unless the applicant proves to the satisfaction of the Board of Supervisors that such basin would be designed and constructed to serve a recreation use during the vast majority of weather conditions or would function as a scenic open space asset and/or will result in the infiltration of stormwater runoff into the ground.
[Added 7-22-2002 by Ord. No. 2002-5]
(11) 
The following areas shall not be permitted to be counted towards the minimum common open space requirement:
[Added 7-22-2002 by Ord. No. 2002-5]
(a) 
Areas within the lot lines of a fee simple building lot; nor
(b) 
Areas within 20 feet of the front, rear or side of a principal building.
(12) 
If land is proposed for dedication to the Township for recreation purposes, the applicant may be required by the Board of Supervisors to provide a professional assessment of such land to determine whether evidence exists of environmental contamination. If such contamination is found, the applicant shall ameliorate the contamination in a manner as to make the land suitable for its intended use.
[Added 7-22-2002 by Ord. No. 2002-5]
D. 
Ownership. Any of the following methods may be used, either individually or together, to preserve, own, and maintain common open space: condominium, homeowners' association, dedication in fee simple, dedication of easements, and transfer of fee simple title and easements to a private conservation organization. Such land shall not be eligible for transfer to another party except for transfer to another method of ownership permitted under this section, and then only where there is no change in the open space ratio. The following specific requirements are associated with each of the various methods:
(1) 
Homeowners' association. The common open space may be held in common ownership by a homeowners' association. This method shall be subject to all of the provisions for homeowners' associations set forth in Subsection D(2) below, and the homeowners' association agreement shall be recorded.
(2) 
Fee simple dedication. The Township may, but shall not be required to, accept any portion or portions of the common open space, provided that:
(a) 
Such land is accessible to the residents of the Township;
(b) 
There is no cost of acquisition (other than any costs incidental to the transfer of ownership); and
(c) 
The Township agrees to and has access to maintain such lands.
(3) 
Transfer to a private conservation organization. With permission of the Township, an owner may transfer either the fee simple title, with appropriate deed restrictions running in favor of the Township, or a conservation easement to a private nonprofit organization, among whose purposes is to conserve open space land and/or natural resources, provided that:
(a) 
The organization is acceptable to the Township as a bona fide conservation organization with perpetual existence;
(b) 
The conveyance contains appropriate provision for proper reverter or retransfer in the event that the organization becomes unwilling or unable to continue carrying out its functions; and
(c) 
A maintenance agreement acceptable to the Township is reached.
(4) 
Dedication of easements. The Township may, but shall not be required to, accept easements for public use of any portion or portions of open space land, title to which is to remain in ownership by condominium or homeowners' association, provided that:
(a) 
Such land is accessible to the residents of the Township;
(b) 
There is no cost of acquisition (other than any costs incidental to the transfer of ownership); and
(c) 
A maintenance agreement acceptable to the Township is reached.
(5) 
Condominium. The common open space may be controlled through the use of condominium agreements. Such agreements shall be in conformance with the Uniform Condominium Act of 1980.[1] All such common open space land shall be held as "common element."
[1]
Editor's Note: See 68 Pa.C.S.A. § 3101 et seq.
E. 
Maintenance of open space.
(1) 
In the event that the organization established to own and maintain common open space, or any successor organization, shall at any time fail to maintain the common open space in reasonable order and condition in accordance with the development plan, the Township may serve written notice upon such organization, or upon the residents and owners of the development, setting forth the manner in which the organization has failed to maintain the common open space in reasonable condition, and said notice shall include a demand that such deficiencies of maintenance be cured within 30 days thereof, and shall state the date and place of a hearing thereon which shall be held within 14 days of the notice. At such hearing the Township may modify the terms of the original notice as to the deficiencies and may give an extension of time within which they shall be corrected. If the deficiencies set forth in the original notice or in the modifications thereof shall not be corrected within said 30 days or any extension thereof, the Township, in order to preserve the taxable values of the properties within the development and to prevent the common open space from becoming a public nuisance, may, in its discretion, enter upon said common open space and maintain the same for a period of one year. Said entry and maintenance shall not constitute a taking of said common open space, and shall not vest in the public any rights to use the common open space except when the same is voluntarily dedicated to the public by the residents and owners and such dedication is acceptable to the Township. Before the expiration of said year, the Township shall, upon its initiative or upon the request of the organization theretofore responsible for the maintenance of the common open space, call a public hearing upon notice to such organization, or to the residents and owners of the development, to be held by the Township, at which hearing such organization or the residents and owners of the development shall show cause why such maintenance by the Township shall not, at the election of the Township, continue for a succeeding year. If the Township shall determine that such organization is ready and able to maintain said common open space in reasonable condition, the Township shall cease to maintain said common open space at the end of said year. If the Township shall determine such organization is not ready and able to maintain said common open space in a reasonable condition, the Township may, in its discretion, continue to maintain said common open space during the next succeeding year and, subject to a similar hearing and determination, in each year thereafter. The decision of the Township in any case shall constitute a final administrative decision subject to judicial review.
(2) 
The cost of such maintenance and enforcement proceedings by the Township shall be assessed ratably against the properties within the development that have a right of enjoyment of the common open space and shall become a lien on said properties. Said assessments or charges shall be subordinate in lien to the lien of any prior mortgage or mortgages on the property which is subject to such assessments or charges. The Township, at the time of entering upon such said common open space for the purpose of maintenance, shall file notice of such lien, in the office of the Prothonotary of Chester County, upon the properties affected by such lien within the development.
(3) 
Included in any terms of ownership shall be protection of the open space against development in perpetuity by means of a conservation easement prohibiting development. The required easement shall be conveyed either to the Township directly (in which case the development's property owners shall be named as third-party beneficiary) or to a conservation organization acceptable to the Board (in which case the Township and property owners of the development shall be named as third-party beneficiaries).
F. 
Recreation fees.
[Added 7-22-2002 by Ord. No. 2002-5]
(1) 
Purposes. To provide adequate open spaces, recreational lands and recreational facilities to serve new inhabitants/occupants of new developments, for both active and passive recreation. To recognize and work to carry out the parks, recreation and open space recommendations of the Growth Management Plan, which are hereby adopted as the official Recreation Plan of Westtown Township.
(2) 
If there is mutual agreement between an applicant and the Board of Supervisors, or if the applicant cannot feasibly provide common open space that would meet all of the requirements, of this § 149-921, then recreation fees shall be required in place of dedicating common open space. However, fees shall not be required in place of common open space if a subdivision or land development would involve 10 or more acres of land.
(3) 
Applicability. This subsection shall apply to any subdivision or land development for which a preliminary plan or a combined preliminary/final plan is submitted after the enactment date of this amendment.
(a) 
This § 149-921F shall not apply to plans that the Board of Supervisors determines only involve adjustments or corrections to an approved preliminary plan or a preliminary plan that was actively before the Township for consideration as of the date of the adoption of this subsection, provided the adjustments do not increase the number of proposed dwelling units or involve a new principal nonresidential building.
(4) 
Limitations on use of fees.
(a) 
Any fees collected under this subsection shall be placed within an interest-bearing account and shall be accounted for separately from other Township funds.
(b) 
To make sure that the lands and facilities are accessible to the inhabitants of the developments that paid fees towards their cost, such fees should only be used within a five-mile radius of the boundaries of the subdivision or land development that paid the fees, unless the fees are used within a recreation area open to the public that the Township intends to serve the entire Township.
(c) 
Such fees shall only be used for the following: acquisition of public open space and related debt payments, development of public recreational facilities, landscaping of public open space and closely related engineering and design work.
(d) 
Unless the Township identifies fees for a different set of facilities or recreation area, then the fees shall be used for the further development of Oakbourne Park, which may include the adjacent Cope Tract, on South Concord Road, as a generally centrally located recreation area providing programs and facilities for all inhabitants of the entire Township.
(5) 
The fee requirements of this subsection shall be based upon the number of new dwelling units that would be allowed on the lots of a subdivision or land development after approval. No fee or land requirement shall be required for agricultural, livestock or poultry buildings.
(6) 
Fees. If the Board of Supervisors determines that a proposed subdivision or land development is required to pay fees-in-lieu of dedicating open space, this fee shall be as established by the Township Fee Schedule, which may be updated by resolution of the Board of Supervisors. Until such time as a different fee may be established or revised by resolution, a fee of $1,100 shall apply per dwelling unit.
(7) 
Timing of residential fees. Fees required by this subsection for all of the dwelling units shall be paid prior to the recording of the final plan, except as follows:
(a) 
If the required fee would be greater than $2,000, and the applicant and the Township mutually agree to provisions in a binding development agreement to require the payment of all applicable recreation fees prior to the issuance of any building permits within each clearly defined phase or subphase of the development, then fees are not required to be paid prior to recording of the final plan but may instead be paid within the requirements of that development agreement.
(b) 
If the applicant agrees to pay such fees in installments, then all such fees shall not be considered to be paid for the purposes o any applicable time limitations for utilization under the state Municipalities Planning Code[2] until all such fees are paid in full, including all installments and phases.
[2]
Editor's Note: See 53 P.S. § 10101 et seq.
A. 
The buffer shall be a landscaped area free of structures. No driveway or street shall be permitted in the buffer except at points of ingress or egress. Parking shall be permitted only when specifically authorized by Chapter 170, Zoning.
B. 
All buffers shall include a completely planted visual barrier or landscape screen. Such visual barrier shall be fully attainable within a three-year period.
(1) 
Existing tree masses shall be retained wherever possible and, at the Township's discretion, cleared of any undesirable flora (vines, etc.) and debris which would hinder tree and shrub growth.
(2) 
Where the existing tree masses do not fully screen the area or where there are no existing tree masses, plantings shall be added to complete the visual barrier within the prescribed time period.
(3) 
The landscape screen shall be composed of both high-level and low-level plantings.
(a) 
The high-level screen shall consist of a combination of evergreen trees (initially not less than eight feet in height) and deciduous trees (initially with caliper of not less than 2 1/2 inches measured one foot from ground level). Trees shall be planted in staggered rows and centered no more than 18 feet apart.
(b) 
The low-level screen shall consist of evergreen shrubs (initially not less than three feet in height). Shrubs shall be spaced in staggered rows and centered no more than five feet apart.
C. 
Plantings shall be resistant to disease and insect infestation and known as "long-lived."
D. 
The area of the buffer not covered by the planting screen shall be planted with grass seed, sod or ground cover, and shall be maintained and kept clean of all debris and rubbish.
E. 
The applicant shall guarantee required plantings in the buffer for 18 months from the date of dedication or closeout of the escrow accounts.
F. 
The applicant shall post a maintenance bond for 18 months in the amount of 15% of the actual cost of the installed plantings.
G. 
Care and maintenance of the buffer including plantings shall be the sole responsibility of the property owner.
Consideration will be shown for all natural features, such as large trees, watercourses, steep slopes, historic areas and structures, and similar community assets which, if preserved, will add attractiveness and value to the remainder of the developments. Trees shall be preserved wherever possible.
A. 
Neither portions of tree masses nor specimen trees shall be cleared unless absolutely necessary. Applicants shall make all reasonable efforts to harmonize their plans in order to preserve these existing trees.
B. 
When development of a proposed subdivision and/or land development necessitates the clearing of trees or portions of tree masses, applicants shall be guided by the following criteria in selecting trees and ornamentals for retention or clearing:
(1) 
Aesthetic values (autumn coloration, type of flowers and fruit, bark and crown characteristics, amount of dieback present).
(2) 
Susceptibility of tree to insect and disease attack and to air pollution.
(3) 
Species longevity.
(4) 
Wind firmness and characteristic of soil to hold trees.
(5) 
Wildlife values (e.g., oak, hickory, pine, walnut, and dogwood have high food value).
(6) 
Comfort to surroundings (e.g., hardwoods reduce summer temperatures more effectively than pines or cedars).
(7) 
Existence of disease, rot or other damage to the tree.
(8) 
Protection of buildings (e.g., dead or large limbs hanging over buildings shall be removed).
(9) 
The size of the tree at maturity.
C. 
Applicants shall exercise care to protect trees which remain from damage during construction. The following procedures shall be required for the protection of the remaining trees and shall be noted on the plan. All remedial work shall be performed by qualified personnel.
(1) 
Where existing ground levels are changed, drainage tile will be placed at the old soil level and open into a well built around the base of the tree. Such well may be left open or can be filled with coarse stones or gravel. Tiles may be installed in a radiating pattern or laid in parallel lines.
(2) 
Those trees which have been delineated on the plan and are within 25 feet of a proposed building excavation or other locations deemed appropriate by the Township Engineer shall be protected by installing and maintaining a fence at the drip line.
(3) 
No boards or other material shall be nailed to trees during construction.
(4) 
Heavy equipment operators shall avoid damaging existing tree trunks and roots. Feeder roots shall not be cut closer than 25 feet from tree trunks.
(5) 
Tree trunks and exposed roots damaged during construction shall be protected from further damage and treated immediately. Tree limbs damaged shall be properly pruned and treated immediately.
(6) 
The operation of heavy equipment over root systems of such trees shall be minimized in order to prevent soil compaction.
(7) 
Damaged trees shall be fertilized to aid in their recovery.
(8) 
Construction debris shall not be disposed of near or around the bases of such trees.
D. 
A tree protection management plan must be submitted at the time of preliminary plan application if there are 10 or more viable trees proposed to be cut or removed from a property. Tree protection management plan shall contain the following information on a plot plan:
[Added 7-22-2002 by Ord. No. 2002-5]
(1) 
Applicant's name, street address, telephone number.
(2) 
Lot owner's name, street address, telephone number.
(3) 
Lot owner's consent to the application.
(4) 
Unified parcel index number.
(5) 
Location of all existing or proposed buildings, driveways, septic fields, easements, underground utility lines and other improvements.
(6) 
Existing and proposed rights-of-way.
(7) 
Existing topography within 20 feet of the proposed disturbed area and proposed grading, if any.
(8) 
Location of existing natural features, including wooded areas, watercourses, wetlands and floodplains.
(9) 
The limits of tree protection zone, according to the following distances from proposed improvements:
(a) 
House or building: 12 feet.
(b) 
Pavement (parking lot, driveway, sidewalk): five feet.
(c) 
Septic fields, underground utilities, the base of berm grading of stormwater basins, pools, sheds, picnic shelters and other improvements: 10 feet.
(d) 
Streets: 10 feet beyond right-of-way.
(10) 
Each tree, six inches or greater, to be removed or transplanted shall be clearly marked.
(11) 
A chart tabulating the diameter inches being removed, the required diameter inches to be replaced and the equivalent number of compensatory trees.
(12) 
Compensatory planting.
(a) 
In the event that preservation of existing trees within the tree protection zone is impossible, and/or relocation of improvements impractical, then compensatory planting shall be required for each viable tree within the tree protection zone and each specimen tree anywhere on the site.
(b) 
Compensatory trees shall be provided in the following ratios, based on the sum total of the diameter inches of trees being removed. The standards are applicable to both deciduous and evergreen trees. Compensation is not required for shrubs, unless otherwise required by the Board of Supervisors.
[1] 
For viable nonspecimen: one inch of new tree caliper shall be provided for every four inches of existing tree diameter cut or removed. For example, if a single-trunked, twenty-inch diameter oak is removed, five diameter inches shall be replanted.
[2] 
For viable specimen: one inch of new tree diameter for every one inch of existing tree diameter cut or removed. Where it has been determined by the Zoning Officer that a specimen tree has been or is proposed to be cut or removed, the person responsible shall be fined no more than $1,000.
[3] 
For existing street trees within the right-of-way, one tree, with a caliper of 3 1/2 inches shall be replanted as a canopy tree in accordance with § 149-925I(6).
(c) 
A chart tabulating the diameter inches being removed, the diameter inches to be replaced and the resultant number of compensatory trees shall be provided on the tree protection management plan. The number of compensatory trees should be calculated from the total diameter inches to be replaced, divided by 3 1/2, rounded up to the next whole number.
(d) 
Compensatory trees shall be 3 1/2 inches in caliper and planted in accordance with the standards contained within § 149-925. Evergreen trees may be substituted at a ratio of two evergreens to one deciduous tree. Alternative types of compensatory planting may be permitted, when approved by the Board of Supervisors.
(e) 
Locations of compensatory trees must clearly be labeled on the landscape plan. They may be placed anywhere on the site. Compensatory trees are in addition to other required trees.
(f) 
Constraints incident to the land.
[1] 
In the event that the applicant establishes to the satisfaction of the Board of Supervisors that constraints incident to the land itself (including, without limitation, extreme topography, unsuitable soils, rock outcrops and existing dense canopy) render it impractical to locate on the lot the required number of compensatory trees, then, at the election of the Board of Supervisors, the applicant shall:
[a] 
Install a portion of the required compensatory trees on other public lands within the Township.
[b] 
Contribute to the Township the estimated cost of those trees which cannot practically be installed on the property for later installation of trees on public lands.
[c] 
Install fewer, larger or more valuable compensatory trees on the lot with an aggregate cost as installed and guaranteed not less than the estimated aggregate cost of the required number of compensatory trees.
[2] 
Whichever alternative is elected by the Board shall serve as the basis for calculating the required financial security in conformance with § 149-403 of this chapter.
A. 
The requirements and standards prescribed herein shall be considered minimum requirements and standards for new planting materials, which shall apply to all nonresidential subdivisions and land developments, and to all residential subdivisions and developments except those involving three or fewer single-family detached dwelling lots where no new streets are proposed and to a mobile home park developed in conformance with § 149-928 of this chapter.
B. 
A reduction in the number of trees or shrubs actually planted may be authorized by the Board of Supervisors and/or Planning Commission only after it can be demonstrated that:
(1) 
Planting in the quantities normally prescribed would be injurious to existing significant tree masses or individual specimen plantings; and
(2) 
Existing tree masses or individual specimen plantings have survived all construction activities and are reasonably assured of continued maintenance and survival.
C. 
Trees and shrubs shall be of nursery-grown stock of noncolumnar varieties, and shall be insect, pest and disease resistant.
D. 
In the design of a landscape plan, plantings shall be provided in the varieties, quantities and site location necessary to:
(1) 
Provide seasonal color variety.
(2) 
Reduce glare and reflection, and to buffer noise and objectionable views.
(3) 
Moderate ground surface, building and stream water temperatures.
(4) 
Provide moisture retention, soil stabilization, wind breaks and air purification.
(5) 
Complement existing landscaping on adjoining properties.
E. 
Planting varieties shall be selected with due consideration of their function; local growing habits; rooting, branching and leafing characteristics; and climate, moisture, soil and nutrient requirements.
F. 
Plantings shall not be installed where they will:
(1) 
Block, impede or interfere with the construction, maintenance or operation of roadways, drainage facilities, sanitary sewers or other above- or below-ground utilities.
(2) 
Diminish sight distance along roadways.
(3) 
Cast dense winter shadow on roadways or public sidewalks (in the case of evergreen plantings).
G. 
Minimum plant quantities required. All portions of a property not utilized by building or paved surfaces shall be landscaped utilizing combinations of trees, shrubbery, lawns, fencing, ground cover, rock formations, contours and existing foliage in the quantities, sizes and locations specified below:
(1) 
Lot or perimeter yard requirements. Each yard shall be landscaped as follows:
Landscaping Per 100 Linear Feet
Canopy Trees Mature Height Over 30 Feet
Ornamental Flowering Trees
Shrubs
Single-family detached dwelling
Street frontage
1.5
0.5
All other property lines
0.5
0.5
All other dwellings
Street frontage(s)
1.0
0.5
4.0
All other property line
0.5
0.5
2.0
Nonresidential
Street frontage(s)
2.0
1.5
6.0
All other property lines
1.0
1.0
3.0
(2) 
Parking area requirements.
(a) 
Each planter island which is 20 feet or less in length shall contain one tree and 10 shrubs.
(b) 
Each planter island which is more than 20 feet in length shall contain two trees and 20 shrubs.
(3) 
Stormwater retention/detention basins.
(a) 
Deciduous or evergreen trees at the rate of one tree per 2,000 square feet of basin area; and
(b) 
Shrubs, hedges or yews at the rate of one plant per 200 square feet of basin area.
H. 
Minimum planting sizes.
(1) 
Deciduous trees: 3 1/2 inch caliper.
(2) 
Evergreen trees: eight feet in height.
(3) 
Shrubs, hedges, yews: two feet in height.
I. 
General landscape provisions.
(1) 
All landscape plans shall be prepared and sealed by a landscape architect registered in the Commonwealth of Pennsylvania.
(2) 
A two-year maintenance and replacement guaranty shall be provided to the Township by the landscape contractor. All plantings which do not survive after the expiration of the maintenance guaranty shall be replaced by the owner.
(3) 
Individual trees and plantings may be clustered together.
(4) 
Trees and other plantings within stormwater basin areas shall be installed to stabilize steep embankments and to provide visual screening of the basin, but shall not be installed in a manner which will block or impede the flow of water from the basin.
(5) 
Shrubs and trees shall not be placed closer than 10 feet from any side or rear property line or five feet from the street line (right-of-way).
(6) 
Unless specifically required otherwise by the Township, or where it is impractical because of the location of existing trees, canopy trees required by this § 149-925 along the street frontage shall be planted with the trunk between five feet and 15 feet from the street right-of-way. These trees shall be intended to provide a canopy over the edges of streets. The Board of Supervisors may approve alternative locations for these trees, such as within a street right-of-way or less than five feet from the right-of-way. The species of these trees shall be subject to approval by the Township.
[Added 7-22-2002 by Ord. No. 2002-5]
No on-site burying or burning of construction debris shall be permitted except under conditions specifically approved by the Township.
A. 
The applicant shall provide sanitary sewage disposal facilities consistent with the existing physical, geographical and geological conditions and in conformance with all applicable Township, state, county and federal ordinances and/or regulations.
B. 
If the subdivision or land development is in an area served by a public system the applicant shall be required to connect to the system if capacity is available.
C. 
Where the Westtown Township Act 537[1] states that the area to be subdivided or developed shall be served in a reasonable time by a collection system, capped sewers will be installed. The sewer lines shall be suitably capped at the limits of the subdivision, and the laterals shall be capped at the street right-of-way line. When capped sewers are provided, on-site disposal facilities shall also be provided.
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
D. 
The applicant shall comply with all requirements of Westtown Township, the Chester County Health Department and the Pennsylvania DEP and shall so certify prior to final plan approval.
E. 
Sewer design criteria.
(1) 
Construction drawings. All drawings shall be submitted on eighteen-inch-by-twenty-four-inch or twenty-four-inch-by-thirty-six-inch sheets with a scale of one inch equals 50 feet horizontal and one inch equals five feet vertical unless otherwise specified by Westtown Township.
(a) 
All elevations shall be based on NGVD datum with bench mark noted and described and shall be tied into any bench marks established by Westtown Township.
(b) 
Drawings shall contain a note that all construction of sanitary sewers shall be in accordance with the standards and specifications adopted by Westtown Township.
(c) 
Drawings shall contain the name of the design engineer, the applicant and the development. All drawings will be signed and sealed by a professional engineer registered in the Commonwealth of Pennsylvania.
(d) 
If required by the Township, an index map at the scale of one inch equals 400 feet (or as specified by Westtown Township) shall be included showing sewer sizes, manhole numbers, streets and approximate property lines. Manhole numbers shall conform to the Township numbering system.
(e) 
Plan and profile sheets.
[1] 
The following information shall be shown on the plan view of each plan and profile sheet:
[a] 
Location of each existing building with elevation of any basement. If existing, the invert elevation of any vent trap will be shown.
[b] 
Manhole numbers corresponding to those on index map (plan view and profile view).
[c] 
Location of proposed laterals.
[d] 
Location and size of all existing and proposed underground utilities including Act 187 information and file number.
[Amended 7-22-2002 by Ord. No. 2002-5]
[e] 
All easements shown with width, distances and courses as necessary.
[f] 
Each set of plans will contain a sheet showing standard construction details. These may be from the standard Township detail sheet which may be included in the plan set. In addition, a detail of bedding of pipe will be put on one of the plan and profile sheets.
[g] 
All lots without basement service to be noted clearly on plan view and title plan.
[2] 
The following information shall be shown on the profile view of each plan and profile sheet:
[a] 
Top elevations of proposed manholes (Profile view).
[b] 
Accurate existing and proposed ground surface elevations.
[c] 
Proposed invert elevations of manhole.
[d] 
Manhole numbers corresponding to those on Index Map.
[e] 
Distance between manholes from center line to centerline of manhole.
[f] 
Grade of proposed sewer.
[g] 
Size of proposed sewer with type and class of pipe noted.
[h] 
Location of proposed laterals.
[i] 
Location, size and elevation of all existing and proposed underground utilities.
(2) 
The following information will be submitted as a supplement to the construction drawings and planning modules:
(a) 
Number of persons or units to be served initially.
(b) 
Number of persons or units to be served in the future.
(c) 
Number of acres to be served initially.
(d) 
Number of acres to be served in the future.
(e) 
Initial and future sanitary sewer flows if the development is other than residential.
(f) 
Design assumptions and source material.
(3) 
As-built drawings. Prior to acceptance of the work, copies of as-built drawings shall be submitted by the applicant. As-built drawings will be copies of the approved construction drawings. Existing design numbers (top and invert elevations, pipe lengths and slopes) shall be crossed out with one line so that the original numbers can still be determined. As-built numbers will be indicated below the crossed-out numbers. A statement that the drawings are as-built shall also be submitted. In addition to other information, plans will show locations and depths of all lateral stubs. Locations shall provide a minimum of three dimensions and depth shall be from a permanent object such as curbing, etc. All easements shall be shown and shall be fully described. Property lines shall be located accurately by scale with respect to the sewer.
(4) 
Design criteria. All design shall be in accordance with Pennsylvania Department of Environmental Protection criteria as well as additional criteria from other agencies having jurisdiction. The following criteria are not intended to be all-inclusive. Criteria will apply to public or private sewers. Private sewers will be constructed and inspected to municipal standards.
(a) 
Service. Sewers will be of a depth that will provide service to all basements. (All lots that cannot have basement service must be noted on the plans.) Design engineers shall note the required first-floor elevations of proposed buildings in the low-lying areas where necessary to ensure service. Any basements that are not served must be approved by the Township Engineer. Land adjacent to off-site sewers that are to be constructed by the developer will be investigated for possible future connections to prevent future road openings. The municipality may require installation of wyes and lateral stubs as appropriate.
(b) 
Laterals. Minimum diameter from the lateral/main connection to the cleanout/trap assembly shall be six inches. Where a larger lateral is required it will be noted on the plans. Minimum grade on a lateral will be 1/4 inch per foot unless otherwise approved by the Township Engineer. Maximum length of a lateral will be 150 feet unless approved otherwise by the Township Engineer. Cleanouts will be installed at fifty-foot intervals.
[Amended 7-22-2002 by Ord. No. 2002-5]
(c) 
Manholes. Maximum manhole spacing will be 350 feet. In special cases manholes may be spaced 400 feet apart with approval of the Township Engineer. Manholes will not be located in or near the gutterline of the road where they will be exposed to surface flooding. All manholes will have a drop of 0.2 feet between the inlet and outlet built-in. Manhole cones will be a minimum of three feet. Shorter cones and slab top manholes may be used only with permission of the Township Engineer. Watertight lids will be used and noted on the plans when the manhole is within a one-hundred-year floodplain or may become submerged. Manholes will be provided at all changes in grade, size or alignment. In junction manholes pipes entering and leaving shall be oriented so that the flow angle is more than 90°.
(d) 
Sewer design.
[1] 
Minimum sewer size will be eight inches in diameter with a minimum grade of 1/2% for eight-inch sewer. Sewer runs to terminal manholes shall have a minimum grade of 1%.
[2] 
Minimum cover over the top of the sewer shall be 4 1/2 feet unless special construction precautions such as cast iron pipe or concrete encasement are specified and approved.
[3] 
When sewers are designed with a grade in excess of 20%, steep slope anchors will be installed in accordance Pennsylvania DEP rules and regulations.
[Amended 7-22-2002 by Ord. No. 2002-5]
[4] 
Sewer easements outside of public rights-of-way shall have a minimum permanent width of 20 feet and a construction width of 30 feet.
[5] 
When a sewer crosses a stream or ditch, the design shall be in accordance with Pennsylvania DEP rules and regulations.
[6] 
Sewers shall be located a minimum of 15 feet horizontally from any obstruction such as a building. Sewers must be a minimum of 10 feet from a water main or 18 inches (measured from top of sewer to bottom of water main) from same. When a sanitary sewer line crosses above or under any other pipeline with a vertical separation of less than 18 inches, the sanitary line will be provided with concrete encasement that extends 10 feet on either side of the pipe being crossed.
[Amended 7-22-2002 by Ord. No. 2002-5]
[7] 
When connecting to an existing manhole which contains an existing pipe of larger diameter, the designer will match elevations of the tops of both pipes.
[8] 
Depths of sewers along a stream shall be adequate to serve the other side of the stream.
(5) 
Erosion and sedimentation control plans will be submitted whenever sewers are being constructed through land not covered by the overall erosion and sedimentation plan.
(6) 
Pump station and/or meter pit plans and specifications will be complete and detailed and must be reviewed and approved by the Township Engineer. Shop drawings shall be submitted prior to construction.
(7) 
All permit forms must be filled out by the applicant and will be submitted to Pennsylvania DEP by Westtown Township.
(8) 
Plan reviews, inspections during construction, and final inspections will be by the Township Engineer.
F. 
All improvements installed shall be constructed in accordance with the design standards and specifications adopted by Westtown Township. If there are no applicable Township, county or state regulations, the Township may authorize that specifications be prepared by a registered professional engineer.
G. 
If a private or community sewage disposal system (other than individual on-lot) is proposed, the Township shall review and approve the plans and inspect the construction.
A. 
Landscaping.
(1) 
Any portion of a site which is not used for buildings, structures, loading and parking spaces and aisles, sidewalks or other impervious surfaces shall be left in its natural state or planted and maintained with all-season ground cover approved by the Board of Supervisors. A replacement program for nonsurviving plantings shall be established.
(2) 
Existing trees shall be preserved wherever possible. The protection of trees six inches or more in caliper shall be a factor in determining the location of buildings, structures, roads and other improvements.
(3) 
A master landscaping plan shall be prepared by a registered landscape architect and approved by the Board of Supervisors. The landscape plan shall depict all proposed plantings as required within buffer areas in the form of a buffer planting area, and in other landscaped areas which relate to, complement, screen or accentuate buildings, roads, parking areas, sidewalks, walkways, sitting areas, service or maintenance structures, courtyards and other site features.
(4) 
Design criteria for landscape planting plans.
(a) 
Planting shall be installed and maintained in the buffer areas to form a continuous visual buffer. In addition to groundcover and evergreen shrubs, the buffer planting strip shall be comprised of evergreen trees which are a minimum of eight feet in height at the time of planting and shall be spaced in two alternating rows on ten-foot centers. The combined evergreen shrub and tree plantings shall constitute a continuous visual screen at the time of occupancy of any buildings and/or at the time of initiation of any use. In the event such plantings do not provide a continuous visual buffer, the plantings shall be placed upon a berm at the height from three to five feet to increase their effectiveness.
(b) 
The outer perimeter of all parking areas shall be screened. Effective screens may be accomplished through the use of plant materials, fencing or walls and/or mounding through the use of earthen berms.
(c) 
Plantings shall be provided in association with each mobile home in accordance with the following criteria: At least two minimum 3 1/2 inch caliper specimen deciduous trees and one minimum eight-foot height specimen evergreen tree shall be planted for every mobile home. These specimen trees shall be clustered or grouped to provide a pleasing, natural effect. Existing trees of comparable size which have survived all construction activities and are reasonably assured of continued maintenance and survival may be utilized to satisfy this requirement.
(d) 
Other plantings, including trees, shrubs and groundcover, shall be provided along walkways, in courtyards, around sitting areas, at the entrance to the site and in other highly visible locations, especially on the outer side of any internal access roads which are visible from a public street which may adjoin the tract, at the entrance to buildings and around structures used for service, storage or maintenance purposes.
(e) 
Shrubs and trees shall not be placed closer than 10 feet from any property line or public right-of-way.
(f) 
The location, type, size, height and other characteristics of landscaping shall be subject to review by the Planning Commission and approval of the Board of Supervisors.
(5) 
Standards for the quality and maintenance of plant material.
(a) 
Planting varieties shall be selected with due consideration of their function; local growing habits; rooting, branching and leafing characteristics; and climate, moisture, soil and nutrient requirements.
(b) 
Trees and shrubs shall be of nursery-grown stock and shall be insect, pest and disease resistant.
(c) 
A two-year maintenance and replacement guaranty shall be provided by the landscape contractor. All plantings which do not survive after the expiration of the maintenance guaranty shall be replaced by the owner.
B. 
Park road system.
(1) 
Regardless of whether dedicated to the Township or not, all roads in a mobile home park shall be developed in conformance with §§ 149-901 through 149-910 of this chapter.
(a) 
No right-of-way in excess of cartway width shall be required (unless such road is dedicated to the Township).
(b) 
Roads providing access to no more than 10 mobile homes may be developed with cartway widths of 20 feet.
(c) 
Roads providing access to more than 10 mobile homes shall be developed with cartway widths of 24 feet.
(2) 
Grades, horizontal curves, vertical curves, intersections and sight distances of all roads shall conform to the standards for public streets in this chapter, regardless of whether such roads are dedicated to the Township.
C. 
Curbs. Upright cement concrete curbs, as required by § 149-911 of this chapter, shall be provided on all park roads providing access to more than 10 mobile homes.
D. 
Sidewalks and crosswalks.
(1) 
The Board of Supervisors may require sidewalks and/or crosswalks to be installed to facilitate pedestrian circulation.
(2) 
Any sidewalk or crosswalk required shall be developed in conformance with the standards of § 149-916 of this chapter.
E. 
Off-street parking.
(1) 
Off-street parking shall be provided in conformity with Article XVII of Chapter 170, Zoning, of 1991.
(2) 
On-street parking shall be prohibited on internal roads, and it shall be the duty of the owner of the park to enforce this provision.
(3) 
Two parking spaces shall be provided for each mobile home.
F. 
Utilities.
(1) 
All utilities shall be installed and maintained in accordance with utility company specifications regulating such systems and shall be underground.
(2) 
Centralized water system service and sanitary sewer system service shall be provided for each mobile home.
(3) 
Fire hydrants shall be provided to meet the specifications of the Insurance Services Office of Pennsylvania (or its successors) and in every case in sufficient numbers so every mobile home and structure shall be within 600 feet of a hydrant (measured by way of accessible streets).
(4) 
Stormwater and runoff control facilities shall be developed in conformity with the requirements of Chapter 80, Erosion, Sediment Control and Grading.
G. 
Fuel supply and storage.
(1) 
Liquefied petroleum gas systems. The design, installation, construction and maintenance of containers and pertinent equipment for the storage and handling of liquefied petroleum gases shall conform to the provisions of the National Fire Code, NFPA 58, latest revision.
(2) 
Fuel oil supply systems.
(a) 
All fuel oil supply systems provided for mobile homes, service buildings and other structures shall be installed and maintained in conformity with Chapter 57, Building Construction, Article II, Building Code.
(b) 
Storage tanks located in areas subject to traffic shall be protected against physical damage and screened from view on all sides.
H. 
Mobile home pad and skirts.
(1) 
Every mobile home shall be placed on a reinforced concrete pad at least six inches thick, with proper subgrade, with at least six tie-downs, provided either:
(a) 
On the pad (if such pad is equal in length and width to the mobile home placed thereon); or
(b) 
Piers 12 inches in diameter by 30 inches deep placed greater than 10 feet on center under each side of the lateral frame.
(2) 
Every mobile home placed shall, prior to occupancy or other use, have a skirt installed which is designed to complement the appearance of the mobile home. Skirting material shall be specifically designed for this purpose and adequately vented to allow for access to all utility connections. In no instance shall the area beneath the mobile home be used for storage.
I. 
Maintenance of facilities.
(1) 
The operator and owner shall be responsible for maintaining all common facilities, including, but not limited to, roads, parking areas, sidewalks or pathways, common open spaces, water supply and sewage disposal systems and service buildings, in a condition of proper repair, maintenance and cleanliness in compliance with applicable Township ordinances, codes and regulations.
(2) 
If, upon inspection by the Zoning Officer or other Township representative, it is determined that the mobile home park is not in compliance with this standard of maintenance, the owner and operator shall be considered to be in violation of this chapter, and the Zoning Officer shall notify the operator or licensee of the particulars of any such violation.
J. 
Refuse disposal.
(1) 
The storage, collection and disposal of refuse in the mobile home park shall be so managed as to prevent health hazards, rodent harborage, insect breeding areas, accident or fire hazards or air pollution.
(2) 
All refuse shall be stored in flytight, watertight, rodentproof containers, which shall be located not more than 200 feet from any mobile home space. Containers shall be provided in sufficient number and capacity to properly store all refuse.
(3) 
Racks or holders shall be provided for all refuse containers. Such containers, racks or holders shall be so designed as to prevent containers from being tipped to minimize spillage and container deterioration and to facilitate cleaning around them.
(4) 
All refuse shall be collected at least once weekly. Where suitable collection service is not available from municipal or private agencies, the mobile home park operator shall provide this service. All refuse shall be collected and transported in covered vehicles or covered containers.
(5) 
All refuse storage shall be completely screened from view from any public right-of-way and contiguous residential use. Screening shall consist of evergreen plantings and an architectural masonry or wooden screen.
K. 
Exterior lighting.
(1) 
An electrical outlet supply of at least 110 volts of sixty-cycle alternating current shall be provided for each mobile home space. Such electrical outlets shall be grounded and weatherproof.
(2) 
Public streets, driveways and walkways shall be lighted at night with a minimum illumination of at least 0.6 footcandles. Lighting fixtures shall be so spaced and so equipped as to provide adequate levels of illumination throughout the park for the safe movement of vehicles and pedestrians and shall be of a nonglare type.
(3) 
Each mobile home lot will be provided with a walkway light located between the mobile home and parking area.
A. 
Specific intent: to avoid noise conflicts between Route 202 and new construction.
B. 
When a use including dwelling units is to be constructed within 300 feet of the future right-of-way line of U.S. Highway 202, the following requirements shall be in effect:
(1) 
A continuous earthen berm shall be constructed between Route 202 and any proposed residential building sites within 300 feet of the future right-of-way of Route 202. The berm shall be designed to deflect noise from the highway away from any proposed residences.
(2) 
The Board of Supervisors may waive the requirement for this berm along all or part of the tract's Route 202 frontage in the following circumstances:
(a) 
The applicant can prove, by submission of a detailed noise study prepared by a professional engineer with significant experience in noise analysis, that the berm is not needed because the noise levels from the highway would not create a nuisance for future residents. A noise nuisance shall be defined as a sound level at any proposed residential building footprint of greater than 62 dB(A) Ldn in sound level. The sound level shall be measured at times between 3:30 p.m. and 6:00 p.m.
(b) 
Construction of the berm requires the removal of numerous mature and attractive trees.
(c) 
The topography of the site makes construction of the berm unreasonable.
(d) 
The Board determines that construction of the berm would interfere with preservation of a significant viewshed.
(e) 
The berm would interfere with future logical access points to Route 202.
(3) 
The design and landscaping of a required earthen berm shall be reviewed by the Township Engineer and shall be subject to approval by the Board based upon the following criteria:
(a) 
The earthen berm shall be covered with an all-season groundcover and shall be well landscaped with evergreen trees and shrubs.
(b) 
The design of the earthen berm should generally follow the standards of the U.S. Federal Highway Administration.
(c) 
The berm should generally be located within the required setback from Route 202.
(d) 
The berm should average 10 feet in height above the average ground level and not have side slopes with a horizontal to vertical ratio of less than 2.5:1. The top of the berm shall not be less than four feet wide.
(e) 
The berm should vary in height and alignment, especially if longer than 300 feet.
(f) 
No earthen berm shall obstruct the site distance requirements of this chapter.
(4) 
The Board may require that existing trees and major vegetation within 200 feet of the future road right-of-way not be substantially removed or altered except as is essential for construction in order to provide buffering and screening from highway noise.
(5) 
Provisions for ownership and maintenance of the berm must be approved by the Board of Supervisors.
(6) 
The following definitions shall apply to the noise protection provisions of this chapter:
A-WEIGHTING SOUND LEVEL
The sound pressure level in decibels as measured on a sound level meter using the A-weighting network. The level so read is designated dB(A).
DECIBEL (dB)
A unit for measuring the sound pressure level equal to 20 times the logarithm to the base 10 of the ratio of the pressure of sound measured to the reference pressure, which is 20 micropascels (20 micronewtons per square meter).
Ldn
Day-night average calculated in accordance with the Department of Housing and Urban Development.
NOISE
Any sound which annoys or disturbs humans or which causes or tends to cause adverse psychological or physiological effects on humans.
NOISE BARRIER
An earthen berm or a solid wall situated between a noise source and a point so as to reduce the sound level at the point.
SOUND LEVEL
The weighted sound pressure level obtained by the use of a sound level meter and frequency weighting network, such as A, B or C, as specified in American National Standards Institute specifications for sound level meters (ANSI S1.4-1983, or the latest revision thereof). If the frequency weighting employed is not indicated, the A-weighting shall apply.
SOUNDS
An oscillation in pressure, particle displacement, particle velocity or other physical parameter, in a medium with internal forces that causes compression and rarefaction of that medium. The description of sound may include any characteristics of such sound including duration, intensity and frequency.