The following standards shall be complied with
in all subdivisions and land developments.
A.
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.
B.
As a condition for approval of a final plan by the
Township, the applicant shall enter into an agreement with the Township
as to installations of all improvements shown on the plan and required
by those regulations. Before the record plan may be endorsed by the
Township, the applicant shall submit a completed original copy of
the subdivision improvements agreement.
C.
All improvements, whether public or private, installed
by the applicant shall be constructed in accordance with the design
specifications of the Township. If there are no applicable county
or state regulations, the Township may authorize that specifications
be prepared by a registered professional engineer.
D.
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 official plans or to such parts thereof as may have
been adopted by the Township and/or the county.
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, in the opinion of the Township Board of Supervisors
or upon the recommendation of the Planning Commission, 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/local 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 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 250
feet and a maximum of 1,500 feet. Any proposed cul-de-sac longer than
1,500 feet long must be approved by the Township Supervisors upon
recommendation of the Township Engineer.
G.
All streets, whether public or private, shall be constructed
in accordance with Township regulations.
H.
If an applicant proposes private streets, the documentation
concerning the maintenance, repair and use of the private street shall
be submitted to the Township for review and approval with the preliminary
plan.
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.
An expressway serves inter-regional and through trips with access limited to interchanges. The right-of-way and cartway widths will be determined by the Township after consulting with the County Planning Commission and the Pennsylvania Department of Transportation. See Subsection E(1).
B.
An arterial street/highway serves moderate- to long-distance
travel with moderate to very high traffic volumes. The right-of-way
shall be 100 feet unless another width is established by the Board
of Supervisors after seeking comment from the County Planning Commission
and the Pennsylvania Department of Transportation.
C.
A collector street serves short- to moderate-distance travel at speeds usually averaging 40 to 45 miles per hour, and typically intended for 2,000 to 10,000 trips per day. These streets serve a mix of intra-regional, intermunicipal and intramunicipal trips. The right-of-way shall be 80 feet and the cartway width shall be 25 feet. See Subsection E(1).
D.
A minor or local street primarily serves local access for very short-distance travel with typical speeds of 15 to 25 miles per hour and with average daily traffic typically of less than 2,000 trips per day. The right-of-way shall be 50 feet and the cartway width shall be 22 feet if abutting properties are one acre or more and 25 feet if abutting properties are less than one acre. See Subsection E(1) and (2).
E.
A cul-de-sac street is a minor street. Turnaround shall have a right-of-way diameter of 120 feet. Turnaround cartway paving width shall be 40 feet with a ten-foot radius center island. See Appendix and Subsection E(1) and (2).
(1)
Additional right-of-way and cartway widths may be
required by the Township Planning Commission and/or Board of Supervisors
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.
(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 18 feet for properties
of one acre or more and 20 feet for properties of less than one acre.
Turnarounds for cul-de-sac streets shall not be reduced.
A.
On all streets there shall be a 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.
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.
Streets shall intersect as nearly as possible at right
angles but in no event at less than an angle of 60º.
B.
No more than two streets shall intersect at the same
point.
C.
There shall be a minimum of 150 feet, measured from
center line to center line, between intersections. A street which
converts a T-intersection into an intersection of two streets which
cross one another shall be permitted.
D.
Where the grade of any street at the approach of an
intersection exceeds 6%, 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%.
E.
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.
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 curblines.
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. No physical obstruction,
planting, berm or grade shall obscure vision above a height of two
feet in such triangle.
B.
Wherever a portion of the line of such triangle occurs
behind (i.e., from the street) the building reserve (setback) line,
such portion shall be on the final plan of the development, and shall
be considered a building setback (reserve) line.
C.
Sight distance at all intersections shall be in accordance
with PADOT standards.
A.
Wherever a development abuts (or contains) an existing
or proposed public street with an ultimate right-of-way of 60 feet
or more, the Planning Commission shall require restrictions of access
to the arterial highway by either:
(1)
A development that creates reverse frontage lots abutting
arterial roads. These lots shall have access from the road of lesser
classification; or
(2)
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 unless designed
as cul-de-sac streets or designed for future access to adjoining properties.
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.
E.
Where access from any subdivision or land development
is proposed to a state street or highway, in addition to the issuance
of a highway occupancy permit by PADOT, the applicant shall also secure
approval from the Township at the time of final plan approval, the
feasibility of which shall be demonstrated upon submission of the
preliminary plan. The approval authorizing connection to state streets
or highways shall be approved subject to the condition that if PADOT
denies a highway occupancy permit for the proposed access, the approval
by the Township shall be deemed to have been denied. If the Township
denies approval of the access, the approval of a PADOT highway occupancy
permit shall be deemed to have been denied.
[Added 7-18-2000 by Ord. No. 129-G-00]
All materials entering into the construction
of streets and/or roads as hereinbefore defined and the method of
construction and installation shall be in strict accordance with the
requirements of PADOT Publication 408, as amended, and/or PADOT Seldom
Used Specifications 1983, or the latest revision thereof (see Appendix).
A.
Drainage. All drainage and utility structures, including
but not limited to manholes, inlets, pipes, water lines 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 1 1/2
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 PADOT
Publication 408, as amended. 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.
(1)
Backfill of trenches within the road right of way
shall be in conformance with Section 206.3(b) of PADOT Publication
408, as amended. The Township shall be provided with reports, on a
weekly basis, signed by a licensed engineer, confirming that the backfill
has been compacted in accordance with PADOT standards and referencing
the testing method used to ascertain this. This reporting requirement
may be waived by the Township if the trenches are backfilled with
2A modified aggregate meeting PADOT requirements.
(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.
(3)
If during the installation of any of the aforementioned
items the Township determines that subgrade drainage is necessary,
the contractor shall be required to provide subgrade drains. They
shall be constructed in accordance with PADOT Publication 408, as
amended and placed where designated by the Township Engineer and approved
by the Board of Supervisors.
D.
Paving.
(1)
The Township Supervisors, upon the recommendation
of the Township Engineer, shall determine the type of paving and curbs
which shall be utilized.
(2)
Type I base course. Base course shall be constructed
of stone aggregate, rolled with a vibratory roller and thoroughly
compacted 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, PADOT 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. The materials
and construction methods shall be in strict accordance with the requirements
of Section 305, Bituminous Concrete Base Course, PADOT Publication
408, as amended. The 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 or the above-prepared
base course. The binder course shall be rolled with a vibratory roller
and compacted to a depth of not less than two inches and the wearing
course not less than one inch. The materials and construction methods
shall be in strict accordance with the requirements of Section 620,
Bituminous Wearing Course ID-2, and Section 421, Bituminous Binder
Course ID-2, of PADOT Publication 508. 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. (NOTE: The binder course
shall be thoroughly cleaned and tack-coated in accordance with PADOT
Publication 408, as amended.)
All materials entering into the construction
of curbs and/or gutters and the method of construction and installation
shall be in accordance with PADOT Publication 408, as amended (see
Appendix). Cement concrete with a twenty-eight-day strength of 3,000
pounds per square inch is the minimum required in the construction
of both curbs and sidewalks in East Goshen Township.
A.
Proposed streets that are in alignment with existing
streets shall bear the name of the existing street.
B.
In no case shall the name of a proposed street duplicate
an existing public street name in the Township or in the 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 the Board of Supervisors, the Chester County Department Emergency
Services and the postmaster.
D.
Street name signs shall be placed at all intersections
and shall be visible from both directions. The type of sign, post
and location shall be subject to approval of the Township.
A.
The lengths, width and shape of blocks shall be determined
with due regard to the 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 600 feet.
C.
In the design of blocks longer than 1,000 feet, special
consideration shall be given to the requirements of 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 a 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 detailed 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 Chapter 240, Zoning.
B.
Side lot lines shall be at right angles to straight
street lines or radial to curved street lines.
C.
Flag lots will be permitted, provided that they meet the applicable requirements of Chapter 240, Zoning. The flag section of the lot shall meet the minimum applicable zoning requirements.
D.
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.
In all lots intended for the construction of buildings, at least 80% of the lot area (based on the minimum lot area regulated by Chapter 240, Zoning) shall be unencumbered by floodplains, wetlands, easements or stormwater management structures.
H.
All easements and rights-of-way shall abut the property
line whenever possible.
I.
Lot dimensions and areas shall not be less than specified by Chapter 240, Zoning, for the area in which the development is located.
J.
Lots shall be conveniently shaped and the depth of
the lots shall, generally, not exceed the width by more than 2 1/2
times.
L.
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.
M.
All residential reverse frontage lots shall have a
rear yard with a minimum depth of 60 feet (measured in 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.
Sidewalks and/or paths may be required to be installed
at the discretion of the Board of Supervisors upon the recommendation
of the Planning Commission and Conservancy Board.
B.
The Supervisors, in their sole discretion, shall determine
the width, location and type of material used for the construction
of all sidewalks and pathways. Sidewalks at intersections shall be
constructed to provide for handicapped access.
Driveways constructed within street rights-of-way
shall be subject to the following requirements:
A.
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.
B.
Private driveways in commercial, industrial and business
park zoning districts and for townhouses, 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.
C.
Where driveways are used jointly by more than one
property owner, they may straddle the property line. The appropriate
easement restrictions shall be noted on the final plan.
D.
Construction.
(1)
Grade. The driveway within the right-of-way of the
road shall not have a grade in excess of 5%. That portion of the driveway
that extends from the right-of-way for a distance of 25 feet shall
not have a grade exceeding 10%.
(2)
Material. The driveway within the legal right-of-way
of the public road, Township or state shall be constructed with a
base of Pennsylvania 3A stone compacted to six inches and a surface
of a minimum of 1 1/2 inches ID-2A bituminous concrete.
(3)
Width. No driveway shall be less than 12 feet wide
within the limits of the right-of-way.
(4)
Sight distance. Sight distance, in accordance with
PADOT standards, shall be provided.
A.
In reviewing subdivision and land development plans,
the Township 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.
The applicant shall give consideration to the desirability
of providing or reserving areas for facilities normally required in
residential neighborhoods such as schools and/or other public buildings,
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 use
proposed.
C.
For subdivisions that are to be developed under the single-family cluster or planned residential development sections of Chapter 240, Zoning, the Township Planning Commission shall take the following into consideration:
(1)
Designated open space areas shall be consistent with
the Township's Comprehensive Plan or, where applicable, open space
plan.
(2)
Open space areas shall be consistent with the needs
of the future residents of the proposed subdivision and/or land development
and shall be located so as to be easily accessible by said residents.
(3)
Open space areas shall include land suitable for active
and passive recreation for all age groups. Passive recreation areas
where the site includes a watercourse, steep slope or wooded area
shall be left in their natural state.
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 development.
Trees shall be preserved wherever possible.
A.
The buffer yard shall be a landscaped area free of
structures, materials and vehicular parking. No driveways or streets
shall be permitted in the buffer yard except at points of ingress
or egress.
B.
All buffer yards 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.) under 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.
D.
In all buffer yards, the exterior width beyond the
planting screen shall be planted with grass seed, sod or ground cover
and shall be maintained and kept clean of all debris, rubbish, weeds
and tall grass (no more than 12 inches).
E.
Planted areas shall be irrigated either by a permanent
water system or by hose. Irrigation plans, including pipe size, length,
layout and type of head shall be approved by the Township.
F.
The applicant shall guarantee required plantings in
the buffer yard for 18 months from the date of dedication or closeout
of the escrow account.
G.
The applicant shall post a maintenance bond for 18
months in the amount of 15% of the actual cost of the installed plantings.
H.
Care and maintenance of buffer yard, including plantings,
shall be the sole responsibility of the property owner.
[Amended 3-18-2003 by Ord. No. 129-D-03; 12-5-2006 by Ord. No. 129-H-06; 7-12-2011 by Ord. No. 129-G-11]
A.
Neither portions of tree masses nor specimen trees shall be cleared
unless absolutely necessary. Applicants shall make all reasonable
efforts to preserve the existing trees.
B.
When 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)
Aesthetics (autumn coloration, type of flowers and fruit, bark and
crown characteristics and 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)
Climate (e.g., hardwoods reduce summer temperatures to surroundings
more effectively than pines or cedars).
(7)
Existence of disease, rot or other damage to the tree.
(8)
Protection of buildings (e.g., dead and large limbs hanging over
buildings shall be removed).
(9)
The size of the tree at maturity.
(10)
Preservation of specimen trees.
C.
Unless otherwise provided in § 205-61D below, no more than 20% of the trees on any wooded lot may be cleared or removed, and the remaining 80% shall be retained.
D.
A maximum of 50% of the trees on a wooded lot may be removed if all
of the following requirements are met:
(1)
The trees removed that are in excess of the 20% permitted pursuant to § 205-61C shall be replaced on an inch-for-inch basis.
(2)
The diameter breast height (dbh) of the trees to be removed that
are in excess of the 20% shall be determined.
(3)
All replacement trees shall be a minimum three-inch caliper, unless
specifically approved by the Board of Supervisors.
(4)
The total diameter of the replacement trees shall equal the dbh of
the trees removed (e.g., if a tree having a dbh of 12 inches is removed,
it shall be replaced by four trees each having a minimum three-inch
caliper or equivalent).
(5)
The replacement trees shall be planted in accordance with a plan
prepared by a licensed landscape architect and approved by the Board
of Supervisors to ensure that the replacement trees are not located
in such a manner that they crowd each other and consequently fail
to thrive.
(6)
The Board of Supervisors shall review and approve the species of
trees to be used for replacement, and such trees shall be selected
from a list of trees approved by the Board in a resolution, as amended
from time to time.
(7)
Plantings required pursuant to the buffer yard and landscaping requirements
of this chapter may not be considered in calculating the replanting
requirements of this section.
(8)
The replanting shall occur on the wooded lot that is being developed
or at another location within the Township that is acceptable to the
Board of Supervisors.
E.
A list of species that are recommended for planting shall be adopted
by the Board in a resolution as amended from time to time.
[Amended 7-12-2011 by Ord. No. 129-G-11]
Trees with a minimum caliper of three inches shall be provided
where deemed advisable by the Township Planning Commission and/or
Supervisors. Street trees shall be installed on forty-foot centers
on the same side of the street. Tree varieties permitted will be determined
by the Board of Supervisors but must be chosen from a list adopted
by the Board in a resolution as amended from time to time.
[Added 7-12-2011 by Ord.
No. 129-G-11]
Trees to be retained after development must be protected from
damage during construction activities. The following procedures shall
be observed in order to protect those trees that are to remain.
A.
Protection from mechanical injury and construction.
(1)
All trees to be retained shall be protected from equipment damage
by enclosing the tree(s) at the edge of the tree protection zone (TPZ)
with sections of snow fence or other fencing attached to posts which
are buried 12 inches into the ground with at least four feet above
the ground and set no more than 12 feet apart. This fencing shall
not be removed without Township permission.
(2)
Construction equipment shall not operate within the TPZ nor shall
dirt, rocks, debris or other materials be placed therein. The area
within the TPZ shall not be built upon, nor shall any materials be
stored there either temporarily or permanently. Vehicles and equipment
shall not be parked in the TPZ.
(3)
Trees shall not be used for roping, cables, signs or fencing. Nails
and spikes shall not be driven into trees.
(4)
Heavy equipment operators shall not operate or park any equipment
within the TPZ.
(5)
Exposed roots damaged during construction shall be protected from
further damage and cleanly pruned.
(6)
Tree limbs damaged during construction shall be laterally pruned
immediately.
(7)
Construction debris shall not be disposed of within the dripline.
(8)
Trenching and root pruning shall not take place within the TPZ.
(9)
Root pruning should not be done unless absolutely necessary, and
if necessary, then no more than one side of the root system shall
be pruned in a given year. Optimum timing is autumn.
(10)
Feeder roots shall not be cut closer than 25 feet to tree trunks.
No on-site burying or burning of construction
debris shall be permitted except under conditions specifically approved
by the Township.
Application. The following standards shall be
complied with in all mobile home park developments.
A.
Improvement specifications. The standards for improvements shall be the same as those described in Article IX.
B.
Mobile/manufactured home park.
[Amended 12-1-1998 by Ord. No. 129-G-11]
(1)
Specific intent. The specific intent is to provide
regulations which will guide the design and development of attractive
mobile home parks. The terms "mobile home" and "manufactured home"
shall have the same meaning.
(2)
Mobile/manufactured home park standards.
(a)
Minimum lot area. A mobile home park shall have
an area of not less than five acres.
(b)
Maximum density. Four mobile homes per acre
based upon the lot area of the park.
(e)
Common open space.
[1]
At least 20% of the total lot area of a mobile
home park shall be in common open space for the use and enjoyment
of the residents of the mobile home park.
[3]
Such common open space shall be substantially
free of structures (except for those designed for recreational purposes)
and shall be located and designed so as to be easily accessible by
residents of the mobile home park and to preserve natural features.
At least 20% of the required common open space area shall be suitable
for active recreational use. No such active recreational area shall
be less than 1/4 acre in size.
[4]
Walking paths shall be provided throughout the
common open spaces. Areas along waterways shall be preserved as natural
greenways.
(f)
Landscaping.
[1]
In addition to the plantings required by § 205-60B, all existing deciduous trees and evergreen trees greater than four inches in caliper or six feet in height within the buffer area shall be preserved except where clearance is required to provide accessways or required sight distances or except where replaced by healthier trees or trees of a different species which comply with the standards of § 205-60B(3)(a).
[2]
Every mobile home lot or space shall contain
at least two trees, with the deciduous trees having an initial caliper
of two inches and the evergreen trees having an initial height of
four feet.
(g)
Mobile home 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 the standards required for a minor residential service street
in this chapter except:
[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.
(h)
Curbs. Type B or Type C curbs (as required by
this chapter) shall be provided on all park roads providing access
to more than 10 mobile homes.
(k)
Utilities.
[1]
All utilities shall be installed and maintained
in accordance with utility company specifications regulating such
systems and shall be underground.
[2]
All mobile homes shall be served by a centralized
water supply system and a centralized sewage disposal system.
[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 that every
mobile home and structure shall be within 600 feet of a hydrant (measured
by way of accessible streets).
(l)
Fuel supply systems.
[1]
Liquified petroleum gas systems. The design,
installation, construction and maintenance of containers and pertinent
equipment for the storage and handling of liquified 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 100, Building Construction.
[b]
Storage tanks located in areas
subject to traffic shall be protected against physical damage and
screened from view on all sides.
(m)
Mobile home pad and skirts. The provisions for individual mobile/manufactured homes in § 240-31C(3)(r) of Chapter 240, Zoning, shall apply.
(n)
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 space, 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 a Zoning Officer or other 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 Chapter 240, Zoning, and the Zoning Officer shall notify the operator or licensee of the particulars of any such violation.
A.
All proposed streets, and those existing streets which
may be increased in width, shall be monumented along one side of the
right-of-way:
(1)
At points of curvature and points of tangency.
(2)
For easements to be dedicated to the Township as may
be determined by the Township Engineer.
(3)
At such places where topographical or other conditions
make it impossible to sign between two otherwise required monuments,
intermediate monuments shall be placed.
(4)
At such other place along the line of streets as may
be determined by the Township Engineer so that any street may be readily
defined for the future.
B.
All lot corners shall be clearly identified by either
a monument or an iron pin. Where iron pins are used, they shall be
a minimum of 1/2 inch diameter solid bar or reinforcing rod, shall
be a minimum of 18 inches in length and shall be driven level with
finished grade.
C.
All monuments shall be placed by a registered professional
engineer or surveyor so that the scored point (an indented cross or
drill hole of not more than 1/4 inch diameter in the top of the monument)
shall coincide exactly with the point of intersection of the lines
being monumented. Monuments placed on street rights-of-way and easements
for public, drainage or utility use shall be concrete or stone, tapered
(four-inch square top and five-inch square bottom) and 30 inches in
length.
D.
The tops of monuments shall be set level with the
finished grade of the surrounding ground, except:
(1)
Monuments which are placed within the lines of existing
or proposed sidewalks shall be located beneath the sidewalks so that
their tops will not be affected by lateral movement of the sidewalks.
(2)
Where monuments are located beneath a sidewalk, proper
access to them shall be assured.
(3)
In wooded areas, monuments shall protrude six inches
above the surface of the ground.
A.
Central water supply systems (public). All subdivisions
and land developments comprised of the following uses shall be served
by a central water supply system.
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.
Procedure. All applicants for subdivision or land development shall state in the preliminary plan whether water supply will be public or private on-site. A water study (see Article VIII) shall be submitted upon request of the Planning Commission and/or Board of Supervisors.
D.
Central water systems. All proposed central water
supply systems shall be designed, connected and installed to furnish
potable water to meet the specifications and requirements of the Insurance
Services Office of Pennsylvania, the Department of Environmental Protection,
the Chester County Health Department 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 Department of Environmental Protection, the
Pennsylvania Utility Commission, the Chester County Health Department,
the National Fire Prevention Association, the Township Engineer 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-end mains. In the event that 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 accesses 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 the
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 Department of Environmental Protection and shall be subject
to the approval of the Township Engineer.
(b)
The water mains shall be:
[1]
Polyvinyl chloride pipe and 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 50 and shall conform
to Federal Specification for Pipe, Water, Ductile Cast Iron WW-P-421
C, and shall be coated on the outside and cement-lined.
(3)
Storage. Adequate storage shall be provided to ensure the capacity gallonage and pressure as specified in § Subsection A(1). Additional capacity shall be provided as a reserve for fire protection when requested by the Fire Marshal or the Township Engineer.
(4)
Fire hydrants. Whenever a central water distribution
system is provided, blue hydrants shall be installed as specified
by the Insurance Services Office of Pennsylvania, the Fire Marshal,
the Township Engineer and the following regulations:
(a)
For the purposes of fire protection in detached
residential districts, fire hydrants shall be installed within 600
feet of all existing and proposed structures, measured by way of accessible
streets.
(b)
For the purposes of fire protection in attached
commercial and/or industrial districts and semidetached and multi
developments, fire hydrants shall be installed within 400 feet of
all existing and proposed structures, measured by way of accessible
streets.
B.
Approvals/reviews. No construction of any water distribution
system shall commence prior to written approvals and/or comments from
the Department of Environmental Protection, the Chester County Health
Department, the Fire Marshal and the Township Engineer.
A.
The applicant shall provide a sanitary sewage disposal
facility suitable for 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 it shall appear that the area to be subdivided
or developed shall be served in a reasonable time by a collection
system, capped sewers shall 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.
D.
All sanitary collection systems and treatment facilities
shall be installed according to the standards and specifications as
adopted by the East Goshen Municipal Authority.
E.
The applicant shall comply with all requirements of
the Chester County Health Department and the Pennsylvania Department
of Environmental Protection and shall so certify prior to final plan
approval.
F.
All community on-lot disposal systems (COLDS) shall
be subject to Township approval and offered for dedication to the
Township.
G.
All individual on-site sewer systems shall be located
on the lot they shall serve.
H.
If a sand-mound system is warranted, all sewage shall
be aerated prior to being disposed of in the sand mound.
I.
All COLDS shall be offered for dedication to the Township
or the Municipal Authority.
The method of construction and materials used
in the installation of the above systems will be in accordance with
the requirements of PADOT Publication 408, as amended, unless otherwise
stated by the Engineer. All designs will be subject to the approval
of the 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.
Sanitary sewage collection and treatment facilities
shall be provided in a manner consistent with the design standards
and requirements of this chapter. Where the area to be developed and/or
subdivided will be served within a reasonable time by a public sewer
system, capped sewers shall be provided and approved by the Township.
B.
Sanitary sewage collection system 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 (or with a scale of one inch equals
40 feet horizontal and one inch equals four feet vertical or as required
and approved by the Township).
(a)
All elevations shall be based on USGS datum
with bench marks noted and described and shall be tied into any bench
marks established by the East Goshen Municipal Authority.
(b)
Drawings shall contain a note that all construction
of sanitary sewers shall be in accordance with the standards and specifications
adopted by the East Goshen Municipal Authority.
(c)
Drawings shall contain the name of the design
engineer, the applicant and the development name. 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 other scale to conform to
the water sewer plan of the 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. Plan view drawn to
a scale of one inch equals 50 feet and a vertical scale of one inch
equals five feet (or as otherwise approved) and having the following
items included thereon:
[1]
Location of each existing building with elevation
of any basement (plan view). If existing, the invert elevation of
any vent trap will be shown.
[2]
Top elevations of proposed manholes (profile
view).
[3]
Accurate existing and proposed ground surface
elevations (profile view).
[4]
Proposed invert elevations of manhole (profile
view).
[5]
Manhole numbers corresponding to those on Index
Map (plan view and profile view).
[6]
Distance between manholes from center line to
center line of manhole (profile view).
[7]
Grade of proposed sewer (profile view).
[8]
Size of proposed sewer with type and class of
pipe noted (profile view).
[9]
Location of proposed laterals (plan view and
profile view).
[10]
Location, size and elevation of all existing
and proposed underground utilities. Include Act 287 information and
file number (plan view and profile view).
[11]
All easements shown with width, distances and
courses as necessary.
[12]
A sheet showing standard construction details
with each set of plans. These may be from the standard Township detail
sheet which may be included in the plan set. In addition a detail
of bedding of the pipe will be put on one of the plan and profile
sheets.
[13]
All lots without basement service to be noted
clearly on plan view and title plan.
(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 designs shall be in accordance
with Pennsylvania Department of Environmental Protection criteria
as well as additional criteria from other agencies having jurisdiction
such as PADOT and county or local agencies. The following are general
criteria that are not meant to be all inclusive. Criteria will apply
to public or private sewers. Private sewer systems 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 Authority 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 shall be four 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 Authority Engineer. Maximum length of a lateral will
be 150 feet unless approved otherwise by the Authority Engineer. Cleanouts
will be installed as required by other ordinances.
(c)
Manholes. Maximum manhole spacing will be 350
feet. Spacing of 400 feet between manholes may be used with the permission
of the Authority Engineer in special cases. Manholes will not be located
in or near the gutter line 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
the permission of the Authority 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 of pipe or alignment. In all manholes, the
pipes entering and leaving shall be oriented so that the flow angle
is more than 90º.
(d)
Sewer design.
[1]
Minimum sewer size will be eight inches in diameter
with a minimum grade of 1/2% for eight-inch sewer.
[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.
[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 10 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) under the same. When a sanitary
sewer line crosses above or under any other pipeline with separation
of less than 18 inches, the sanitary line will be provided with concrete
encasement per the standard detail that extends 10 feet on either
side of the pipe being crossed.
[7]
When connecting to an existing manhole which
contains an existing pipe of larger diameter, the contractor 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
wherever 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 Authority 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 the East Goshen Municipal
Authority.
(8)
Plan reviews, inspections during construction and
final inspections will be by the Municipal Authority Engineer.
C.
All improvements installed shall be constructed in
accordance with the design standards and specifications adopted by
East Goshen Municipal Authority. If there are no applicable Township,
county or state regulations, the Township may authorize that specifications
be prepared by a registered professional engineer.
D.
Sanitary sewage treatment facilities design criteria.
(1)
All facilities shall be in accordance with the requirements
of the Department of Environmental Protection.
(2)
If a private or community sewage disposal system (other
than an on-lot system serving one dwelling unit) is proposed, the
Township shall review and approve the plans and inspect the construction.
