A.
The standards and requirements outlined herein shall
be considered minimum standards and requirements for the promotion
of public health, safety and general welfare. However, the Board of
Supervisors reserves the right in any case to increase the same if
conditions so warrant.
B.
Whenever the Township or other applicable regulations
impose more restrictive standards and requirements than those outlined
herein, such other regulations shall control.
C.
The Board of Supervisors may grant a modification
of the requirements of one or more provisions of this chapter if the
literal enforcement will exact undue hardship because of peculiar
conditions pertaining to the land in question, provided that such
modification will not be contrary to the public interest and that
the purpose and intent of this chapter are observed. All requests
for a modification shall be in writing and shall accompany and be
a part of the application for development. The request shall state
in full the grounds and facts of unreasonableness or hardship on which
the request is based, the provision or provisions of the chapter involved
and the minimum modification necessary.
A.
All portions of a tract being subdivided shall be
taken up in lots, streets, public lands or other proposed uses so
that remnants and landlocked areas shall not be created.
B.
Lot lines shall in general follow municipal boundary
lines rather than cross them.
C.
All performance standards as stated in Chapter 175, Zoning, relating to natural features and other environmental controls shall be adhered to.
D.
Subdivisions and land developments shall be laid out
so as to avoid the necessity for excessive cut and/or fill.
E.
Land subject to flooding or other hazards to life,
health or property and land deemed to be topographically unsuitable
shall not be platted for residential occupancy nor for such other
uses as may be dangerous to health, life or property or aggravate
erosion or flood hazard.
F.
Where flooding is known to have occurred within the area shown on the plan, such area shall be clearly marked "Subject to periodic flooding," and no building or streets shall be permitted in this area except as may be permitted by Chapter 175, Zoning.
G.
When only a portion of a tract is being reviewed but
where future subdivision or development is possible, the applicant
shall demonstrate that the remainder of the tract or parcel may be
subdivided or developed in conformance with the existing zoning classification
in a logical and satisfactory manner.
H.
Applicants shall observe the ultimate rights-of-way of contiguous existing streets within the Township. Additional portions of the corridors of such streets shall be offered to the governmental agency having jurisdiction at the time the subdivision or land development is consummated. Applicable building setback lines as defined in Chapter 175, Zoning, shall be delineated as measured from the ultimate right-of-way.
I.
Proposed subdivision and land development shall be
coordinated with the existing nearby neighborhood so that the community
as a whole may develop harmoniously. Existing stub streets on contiguous
parcels shall be extended into new developments where such stub streets
were designed to be connected to new streets on adjacent parcels.
J.
Improvement construction requirements shall be completed
under the construction specifications of Doylestown Township, the
specifications of the Pennsylvania Department of Transportation, Department
of Environmental Resources, the Bucks County Conservation District
or other appropriate agencies or specifications included herein, whichever
shall result in the most restrictive interpretation of this chapter
and whichever standard exacts the highest quality.
A.
General.
(1)
Conformance with adopted plans.
(a)
Proposed streets shall conform in all respects to the Comprehensive
Plan of Doylestown Township or to such other street plans or parts
thereof as have been officially adopted.
[Amended 11-19-2013 by Ord. No. 369]
(b)
Proposed streets shall further conform to such
state street or highway plans as have been prepared, adopted and/or
filed as prescribed by law.
(2)
Arrangement.
(a)
Streets shall be arranged in a manner to meet
with the approval of the Board of Supervisors, considered in relation
to both existing and planned streets and located so as to allow proper
development of surrounding properties. Residential streets shall be
laid out to discourage their use as through streets.
(b)
If lots resulting from original subdivisions
are large enough to permit resubdivision or if a portion of the tract
is not subdivided, adequate street rights-of-way to permit further
subdivision shall be provided as necessary.
(3)
Conformity with topography. Streets shall be adjusted
to the contour of the land so as to produce usable building sites
and streets of reasonable grade, alignment and surface drainage.
(4)
Grading. The street shall be graded to the full width
of the right-of-way and provisions made for the slopes beyond the
right-of-way.
(5)
Dead-end streets. Dead-end streets shall be prohibited
except as stubs, not greater in length than one lot depth to permit
future street extension into adjoining tracts or when designated as
culs-de-sac.
(6)
Street names and signs.
(a)
Streets that are extensions of or obviously
in alignment with existing streets shall bear the names of the existing
streets. Street names shall not be repeated within the Township, and
names which may be confused with the name of an existing street shall
be prohibited. All street names shall be subject to the approval of
the Board of Supervisors.[1]
(b)
Signposts and nameplates shall be installed
by the Township according to the Township's requirements, at the expense
of the developer.
(7)
Half streets. The dedication of half streets at the
edges of a new subdivision is prohibited. If circumstances render
this impractical, adequate provisions for the concurrent dedication
of the remaining half of the street must be furnished by the subdivider,
developer or builder. When there exists a half street on an adjoining
subdivision, the remaining half shall be provided by the proposed
development.
(8)
Private streets. Private streets will be approved
only if they are designed to meet Township street standards in all
respects, including but not limited to construction, width and alignment.
B.
Right-of-way and paving width.
(1)
Streets. The minimum widths of the right-of-way and the paved cartway shall not be less than those of an existing street of which the new street is to be a continuation, nor less than shown in § 153-24K.
[Amended 11-19-2013 by Ord. No. 369]
(2)
Existing streets.
(a)
Subdivisions along existing streets shall effect a widening of the cartway and right-of-way to provide a width from center line to side line of cartway and right-of-way equal to 1/2 of the total widths noted in § 153-24K, unless core borings reveal that the existing roadway is inadequate and must be reconstructed.
[Amended 11-19-2013 by Ord. No. 369]
(b)
The area between an existing right-of-way line
and the ultimate right-of-way line shall be offered for dedication
to the authority having jurisdiction over the road when land is subdivided
or developed.
(c)
Where there are existing streets, the Board
of Supervisors may grant such reasonable exceptions to the requirements
for grading and width of cartway provided for in this chapter as will
not be contrary to the public interest, subject to conditions necessary
to assure adequate streets and other public improvements.
(d)
Any applicant who encroaches within the legal
right-of-way of a state highway is required to obtain a highway occupancy
permit from the Pennsylvania Department of Transportation.
(e)
Street hierarchy. The following street hierarchy is established
for the purpose of determining the status and requirements of existing
streets:
[Amended 11-19-2013 by Ord. No. 369]
Regional arterials:
|
East State Street (202 Parkway to Swamp Road)
Route 611 Bypass
Route 202 Parkway
South Easton Road (Rt 611) (Bypass to Kelly Road)
York Road (Route 263)
| |
Community arterials:
|
Butler Avenue
North Easton Road (Doylestown Boro line to Swamp Road)
South Easton Road (Doylestown Boro line to the 611 Bypass)
Swamp Road (Route 313)
(West) State Street (Doylestown Boro line to the 611 Bypass)
| |
Community collectors:
|
Almshouse Road/Tamanend Avenue
Broad Street
Bristol Road
Cherry Lane
East Road
Edison-Furlong Road
Ferry Road
Limekiln Road
Lower State Road
Old Dublin Pike (Doylestown Boro line to Pine Run Road)
Pebble Hill Road (Doylestown Boro line to Edison-Furlong Road)
Pine Run Road (Old Dublin Pike to Swamp Road)
Spring Valley Road
Turk Road (Wells Road to Pebble Hill Road)
Upper State Road
| |
Neighborhood collector:
|
Burpee Road
Iron Hill Road (Shady Retreat Road to Sandy Ridge Road)
Kelly Road
Meetinghouse Road
New Britain Road
Old New Road
Pebble Hill Road (Sauerman Road to Edison-Furlong Road)
Pebble Hill Road (Edison-Furlong Road to Sugar Bottom Road)
Pine Run Road (Limekiln Road to Old Dublin Pike)
Rodgers Road
Sandy Ridge Road
Sauerman Road
Shady Retreat Road
Short Road
Sugar Bottom Road
Turk Road (Bristol Road to Almshouse Road)
Wells Road
Wilkshire Road
| |
Residential access (local) streets
|
All other streets
|
(3)
Islands, medial strips and channelization. In any
area where traffic volumes warrant the use of islands, medial strips
or channelization for safety and efficiency, the Board of Supervisors
may require or may permit such items.
C.
Culs-de-sac.
(1)
A permanent or temporary cul-de-sac shall not serve
more than 10 dwelling units.
(2)
Culs-de-sac shall have at the closed end a turnaround
with a right-of-way having a minimum outside radius of not less than
60 feet and shall be paved to a radius of not less than 50 feet. An
unobstructed paved moving lane of 14 feet shall be provided. The center
of the cul-de-sac may contain a planted island, the ownership and
maintenance of which shall be the responsibility of an adjacent lot
owner or otherwise clearly designated. The applicant shall indicate
the ultimate responsibility on the plans.
(3)
A cul-de-sac permanently terminated will not be approved
when a through street is practical.
(4)
Temporary culs-de-sac are those culs-de-sac constructed
with the turnaround right-of-way line tangent to an abutting property
line with the intention that such roads will be extended onto the
adjoining property at a future date as a logical step in the circulation
network of the neighborhood, block or area. Temporary culs-de-sac
shall be required by the Board when conditions so warrant. Temporary
culs-de-sac shall be governed by the same design standards as permanent
culs-de-sac. Removal of the cul-de-sac and restoration of the yard
shall be the responsibility of the developer extending the roadway.
(5)
Construction shall be in accordance with the Township
roadway specifications.
D.
Alleys. Alleys may be necessary when providing access
to narrow lots where curb cuts along the street would be hazardous
and would interfere with efficient on-street parking. They will be
allowed only in residential developments where lot widths are 40 feet
or less and in commercial and industrial districts to provide access
to off-street parking, loading and unloading facilities.
(1)
Right-of-way and paving width. The width of the right-of-way shall
not be less than 25 feet and the width of the paving not less than
12 feet. The paving requirements shall be the same as the Township
street paving requirements.
[Amended 11-19-2013 by Ord. No. 369]
(2)
Turning area. An alley terminating in a barrier will
not be approved unless adequate turning area at the end is provided.
(3)
Intersections of right-of-way lines shall be rounded
by a tangential arc with a minimum radius of 10 feet and the edge
of the paving at intersections shall be rounded by a tangential arc
with a minimum radius of 15 feet.
(4)
Obstructions. No fences, hedges, trees, shrubbery,
walls, planting or other obstructions shall be provided at intersections
with streets.
(5)
Frontage on an alley shall not be construed as satisfying
the requirement of this chapter regarding frontage on an approved
public street.
(6)
Street systems within which alleys are a part shall
be designed to discourage through traffic on alleys.
(7)
Street access. Alleys may only intersect residential
access or subcollector streets.
E.
Intersections.
(1)
Angle of intersection. Wherever practicable, right-of-way
lines shall intersect at right angles and shall be rounded by a tangential
arc having a minimum radius of 20 feet. Where right angles are not
possible, the angle of intersection shall not be less than s 65°.
(2)
Number of intersections. Multiple intersections involving
the junction of more than two streets shall be avoided.
(3)
Clear sight triangles. Clear sight triangles of 50
feet along right-of-way lines from their points of junction shall
be provided at all intersections; and no buildings, structures, grades
or plantings higher than two feet or lower than 10 feet above the
center lines of the street shall be permitted within such sight triangles.
Any obstruction to sight shall be removed at the time the street is
graded or at a time a building or structure is erected, whichever
shall first occur.
(4)
Intersection spacing. Collectors and residential access
streets shall not intersect on the same side of a collector or arterial
street at an interval of less than 1,000 feet. For streets on opposite
sides of an existing street, there shall be a minimum of 175 feet
between an existing road and a proposed new road intersecting on the
other side.
(5)
Curb radii. Curblines shall be rounded by a tangential arc, the minimum radius of which shall be in accordance with the chart below. The curbline radius shall be concentric with that of the right-of-way line, excepting at the intersections of streets having different widths between the curb and right-of-way lines. Required curb radii are show in § 153-24K.
[Amended 11-19-2013 by Ord. No. 369]
(6)
Approach grades. All approaches from the street of
a lower order to an intersection shall not exceed 3% for a distance
of 100 feet measured from the nearest right-of-way line of the intersection
street.
(7)
Approach alignment. All approaches to an intersection
shall follow a straight course for a distance of at least 50 feet
before the intersection along the right-of-way line.
(8)
Minimum sight distance. The minimum sight distance
at a subcollector or residential access street or driveway which intersects
a collector or arterial street shall be in accordance with the following
standards. The standards as listed are the minimum and any intersections
involving a state road would also be subject to PENNDOT standards
and regulations. Sight distance shall be measured from the lower order
street at a point 10 feet behind the pavement edge of the intersection
and 3.5 feet above the level of the pavement.
[Amended 2-16-2021 by Ord. No. 400]
Posted Speed on Higher Order Street
(miles per hour)
|
Minimum Sight Distance
(feet)
|
---|---|
25
|
150
|
30
|
200
|
35
|
250
|
40
|
325
|
45
|
400
|
50
|
475
|
55
|
550
|
F.
Alignment.
(1)
Vertical curves. Vertical curves shall be used at
changes of grades exceeding 1%. The length of the curve shall approximate
50 feet on primary and collector streets and 25 feet on secondary
streets for each 1% of change in grade. Vertical curves shall not
produce excessive flatness in grade for either over crests (summits)
or under crests (sags). The high or low point on a vertical curve
must be definitely and clearly shown.
(2)
Horizontal curves. Horizontal curves shall be used
at all changes in street lines in excess of 5°. Long-radius curves
shall be used rather than a series of short curves and tangents.
(a)
Curvature. The minimum radius at the center
line for horizontal curves on residential access streets shall be
150 feet; for subcollector streets, it shall be 300 feet; and for
collector streets, it shall be 500 feet.
(b)
Tangents. All streets shall have a tangent of
at least 100 feet between reverse curves.
H.
Street paving. All street paving must conform to the
standards of Doylestown Township and be approved by the Township Engineer
prior to acceptance by the Board. Doylestown Township encourages the
use of porous paving at locations where site conditions could support
this design. Specific construction and maintenance operations are
required with porous paving. The standards and criteria outlined in
the Pennsylvania Handbook of Best Management Practices promulgated
by the Pennsylvania Department of Environmental Protection shall be
met. All grades, horizontal curves, vertical curves, intersections,
sight distances and tangents shall conform to the requirements established
by this chapter and shall be subject to the approval of the Township
Engineer.
[Amended 10-17-2000 by Ord. No. 295]
I.
Turning lanes. Acceleration and deceleration turning
lanes may be required by the Township along existing and proposed
collector, arterial and/or subcollector roads whenever these intersect
other roads or driveways.
J.
Private streets. Private streets will be permitted
only where they meet all the standards of the Township for public
streets.
[Amended 9-30-1997 by Ord. No. 265]
A.
Required locations: sidewalks.
(2)
Sidewalks shall be provided in multiple-dwelling districts
and nonresidential districts along all streets and also at other locations
where convenience and safe access to buildings, common areas and parking
areas require sidewalks.
(3)
Instead of sidewalks at the edge of a roadway, walking
paths which do not parallel roadways but which provide for pedestrian
circulation may be allowed within a subdivision or land development.
Such walkways shall be built to the same standards as sidewalks or
may be constructed of stone and bituminous materials in accordance
with standards acceptable to the Township Engineer and shall be placed
within easements designated for this purpose.
B.
Design standards: sidewalks.
(1)
Sidewalks shall not be less than five feet in width, except in commercial
areas where the minimum sidewalk shall be six feet.
[Amended 11-19-2013 by Ord. No. 369]
(2)
On public streets, sidewalks shall be located between the curb and
the right-of-way with a four-foot-wide planting strip between the
sidewalk and curb.
[Amended 11-19-2013 by Ord. No. 369]
(3)
On-site sidewalks shall be located for convenience
and access to all building units, parking areas and common areas.
(4)
All sidewalks shall be designed with consideration
to pedestrian traffic and shall provide adequate and reasonable access
for the safe and convenient movement of physically handicapped persons
in accordance with Section 228 of the 1973 Highway Safety Act (23
U.S.C. § 402F). Handicap ramps shall be provided at all
intersections with sidewalks.
(5)
The alignment and gradient of sidewalks shall be coordinated
with the grading plan to prevent the passage of concentrated surface
water on or across the walk and to prevent the ponding of surface
water on walks. The grade of any sidewalk shall not exceed 7%.
C.
Required locations: bike/hike paths. All subdivision
and land developments are required to establish a bike/hike path in
accordance with the Township's Pedestrian/Bicycle Transportation Path
Plan, which is a part of this chapter.
D.
Design standards: bike/hike paths. All bike/hike paths
shall be constructed or installed in accordance with the following
standards:
(1)
The near edge of the path shall not be less than five
feet from the face of the curb along any street.
(2)
Where the bike/hike path abuts or is in close proximity
to an arterial and collector street, or is part of the arterial loop
shown in the Pedestrian/Bicycle Transportation Path Plan, the width
of the path shall be 12 feet. On all other streets, the width of the
path shall be eight feet. The Board of Supervisors may permit the
installation of bike/hike paths in lieu of sidewalks. Where bike/hike
paths are provided in areas other than along streets, such as through
parks or open spaces, the bike path shall be 10 feet in width.
(3)
Bike/hike paths shall as near as possible follow the
contour lines of the particular area where the paths are to be installed.
(4)
Curb ramps, the same width as the bike path, shall
be installed to permit the crossing of intersecting streets. Curb
ramps shall have a maximum slope of six to one with sides having maximum
slope of two to one.
(5)
The bike/hike path shall be constructed in accordance
with Township specifications for bicycle path construction and with
the Pennsylvania Department of Transportation's Statewide Bicycle
and Pedestrian Master Plan Guidelines and Design Standards.
(6)
All bike/hike paths shall be constructed in such a
manner to ensure adequate and proper drainage and to prevent the bike
path from being inundated by surface drainage.
A.
Required locations.
(2)
Where concrete curb is not required, paved shoulders
shall be installed in accordance with the Township construction specifications.
Transitions between shoulder and curb shall be made to the satisfaction
of the Township.
(3)
Along the existing street on which the subdivision
or land development abuts (hereinafter called "boundary streets"),
curbs shall be constructed and the existing paved cartway shall be
widened to the curb. The location of curbing along a boundary street
shall be determined by the width of the required cartway of the road
as established by the Board of Supervisors.
B.
Design standards.
(1)
All curbs shall be designed with consideration to
pedestrian traffic and shall provide adequate and reasonable access
for the safe and convenient movement of physically handicapped persons
in accordance with the 1973 Highway Safety Act. Curbs shall be constructed
in accordance with the curb standards of the Pennsylvania Department
of Transportation.
(2)
All residential access streets or other streets shall
connect with existing or proposed streets with curbs in order to form
a harmonious development and in accordance with the requirements of
the Township Engineer.
A.
Location and design.
(1)
Driveways for multiple-dwelling developments and nonresidential
developments shall be provided on the site where necessary for convenient
access to parking areas, service entrances to buildings, collection
of refuse and all other necessary services. Driveways shall enter
public streets at safe locations and shall be planned for convenient
circulation suitable for traffic needs and safety.
(2)
Driveways for private use shall be located and designed so as to provide sight distance in accordance with the standards in § 153-24E(8) at intersections with streets and a level stopping distance with a grade not exceeding 4% for a distance of 20 feet behind the right-of-way line. There shall be a twenty-five-foot level area at the garage entrance. Excessive driveway grades that may create a hazard will not be permitted.
(3)
Intersections. All driveways for private residences
shall be located not less than 40 feet, measured along the right-of-way
line, from a street intersection and shall provide access to the street
of a lesser classification in the street hierarchy when these are
streets of different classes.
(4)
All driveways shall be at least 10 feet from any side
or rear lot line for single-family detached development and five feet
for single-family attached development.
(5)
Driveways shall be constructed to a maximum grade
of 8%.
B.
Construction.
(1)
All driveways shall be designed and constructed in
such a manner as not to interfere or be inconsistent with the design,
maintenance and drainage of the highway.
(2)
Where sidewalks are required, the driveway apron between
the curb and the sidewalks shall have a minimum thickness of six inches
of concrete for the full width of the driveway in residential areas
and eight inches in commercial and industrial areas.
(3)
The owner and all successors of any property who uses
any driveway serving as a private street shall be fully responsible
for the permanent improvement of the driveway(s) and for the construction
thereof in accordance with Township standards and the maintenance
thereof in a good and safe condition.
A.
General.
(1)
Automobile parking facilities shall be provided off-street in accordance with the requirements of Chapter 175, Zoning, and shall be provided on the same lot as the proposed subdivision or land development.
(2)
All parking areas shall be paved and constructed in
accordance with the standards established by the Township.
(3)
At no time shall angle or perpendicular parking be
permitted along public streets.
(4)
All parking lots shall be physically separated from
the street and contained by curbing or other suitable separating device.
B.
Arrangement. No one area for off-street parking of motor vehicles in residential areas shall exceed 36 cars in capacity. Separate parking areas on a parcel shall be physically separated from one another by ten-foot planting strips. Additional parking layout requirements of Chapter 175, Zoning, shall be met. Design standards for parking stalls shall not apply where the primary purpose is that of vehicle storage related to sales or service of vehicles, either commercial or noncommercial.
C.
Planting strips. The distance between the required
parking area setback and the future right-of-way line and all property
lines shall be maintained as planting strips.
D.
Parking area dimensions.
(1)
In order to provide flexibility in parking lot design
and layout, angle parking may be appropriate. Where angle parking
is utilized, the width of the stalls shall be in accordance with the
following table:
Angle of Parking
|
Stall Width
(feet)
|
Stall Depth
(feet)
|
Driveway Width
| |
---|---|---|---|---|
One-Way
(feet)
|
Two-Way
(feet)
| |||
90°
|
10
|
20
|
24
|
24
|
60°
|
10
|
20
|
18
|
21
|
45°
|
10
|
20
|
15
|
18
|
(2)
No less than a five-foot radius of curvature shall
be permitted for all curblines in all parking areas.
(3)
Where any driveway is required to provide access or
egress for fire vehicles, the minimum driveway width shall be 24 feet
regardless of the angle of parking.
E.
Parking lot construction standards. Parking lots shall
be constructed in accordance with Township specifications.
F.
All parking lots of 10 or more parking spaces shall
be buffered, except at entrances or exits, from streets and from residential
or other uses with less intensive parking requirements. All parking
lots shall be screened for the purpose of minimizing views of parked
cars and associated nuisances, i.e., glare, from the public right-of-way
and from adjacent residential uses and/or districts. Such buffer shall
consist of one of the following, with the Township's preference being
option number one, unless site specific conditions warrant otherwise:
[Added 10-17-2000 by Ord. No. 295; amended 2-16-2021 by Ord. No. 400]
(1)
Naturalistic groupings of evergreen and deciduous
shrubs and trees, which cannot be seen through. Deciduous shrubs used
for parking area buffer plantings shall be a thirty-inch minimum height.
Evergreen shrubs shall be a twenty-four-inch minimum height and eighteen-inch
minimum spread.
(2)
A compact hedge which cannot be seen through. Such
hedge shall contain overlapping evergreen and deciduous shrubs. Deciduous
shrubs used for parking area buffer plantings shall be a thirty-inch
minimum height. Evergreen shrubs shall be a twenty-four-inch minimum
height and eighteen-inch minimum spread.
(3)
A four-foot-high, durable ornamental fence or wall
consistent with the architectural character of the surrounding uses.
(4)
A landscaped earthen berm, not less than four feet
in height.
H.
Points of vehicular ingress or egress shall not be
closer than 300 feet from any intersection.
[Added 4-15-2003 by Ord. No. 310]
I.
All parking areas for nonresidential uses, and any
parking lot of 10 or more spaces, shall be located a minimum of 10
feet from any side or rear property line.
[Added 4-14-2004 by Ord. No. 316]
A.
Design criteria.
(1)
Depth. Lots excessively deep in relation to width
are to be avoided. A proportion of 2.5 to 1 is generally regarded
as a desirable maximum for lots 60 feet or more in width.
(3)
Frontage. Every lot shall have frontage along the
right-of-way of a public street or an approved private street.
(4)
Side lines. Whenever practicable, the side lines of
a lot shall be set at right angles or radial to the right-of-way line.
B.
Numbering.[2]
(1)
Lot numbers. For the purpose of development, each
subdivision may have an overall system of lot numbers, the number
one being assigned to a lot in the first section to be developed.
(Such system of lot numbers shall not be confused with the regular
house or building numbering system based on a Township-wide plan.)
(2)
Building numbers. House or building numbers shall
be assigned by the Township based on an overall street plan. Numbers
will be assigned in such a way as to allow for vacant parcels and
future development.
C.
Existing structures. The subdivision or land development
of a tract which creates nonconforming side and rear yards for existing
buildings will not be approved. Nonconforming front yards may be approved
if necessary to obtain proper street alignments.
D.
Grading.
(1)
General. All grading and earth disturbance activities shall be in compliance with Chapter 145, Soil Erosion and Sediment Control. All lots shall be graded to secure proper drainage away from buildings and to prevent collection and/or impoundment or surface runoff except where drainage facilities are constructed or a natural watercourse exists. The developer shall cause to have constructed such drainage facilities as are necessary to prevent flooding, erosion and sedimentation and to satisfactorily convey surface runoff to the most practical point of discharge as acceptable to the Township Engineer. Where conditions are favorable for groundwater recharge, grading activities should be completed with emphasis on infiltration through land intensive devices, such as infiltration berms, vegetated swales and on-site seepage pits. Grading activities shall be conducted to minimize disturbance and compaction of soil. Grading should minimize any decrease in the natural infiltration capacity of the soil.
[Amended 10-17-2000 by Ord. No. 295]
(2)
Topsoil preservation. No topsoil shall be removed
from the site. Topsoil shall be removed from the area of construction
and temporarily stored until it can be redistributed uniformly on
the site.
(3)
Encroachments. Fills shall not encroach on natural
watercourses or constructed channels.
A.
Length.
(1)
All blocks in a subdivision shall have a minimum length
of 500 feet and a maximum length of 1,200 feet unless special conditions
warrant a waiver.
(2)
Interior crosswalks will be required in blocks more than 800 feet long where sidewalks are required. Crosswalks shall be designed in accordance with § 153-25 of this chapter, with a minimum width of four feet and with the safe and convenient movement of handicapped persons of prime consideration.
B.
Width. Blocks shall be of such width as to provide
two tiers of lots of the minimum size permitted under the applicable
zoning classification except in cases of lots along a major thoroughfare
where the lots front on the interior street.
C.
Through lots. Double frontage lots are to be avoided
and will not be permitted except where reversed frontage is provided
away from an arterial or collector street to a street of lesser traffic
volume.
A.
General.
(1)
Reserve strips. Reserve strips controlling access
to streets, alleys, subdivisions, land developments or adjacent areas
are prohibited.
(2)
Easements shall be centered on or adjacent to rear
or side property lines.
(3)
Building setback lines shall be measured from the
nearest side of the ultimate right-of-way line.
(4)
No right-of-way or easement for any purposes whatsoever
shall be recited or described in any deed unless the same has been
shown on the approved subdivision or land development plan.
(5)
There shall be no planting or construction within
rights-of-way or easements and the plans shall so indicate these restrictions
by note on the plans.
(6)
Metes
and bounds description shall be provided for all easements. All easements
shall be monumented at beginning, end, and all changes of direction.
[Added 2-16-2021 by Ord. No. 400]
B.
Utilities. Easements with a minimum width of 20 feet
shall be provided as necessary for utilities.
C.
Drainage.
(1)
Watercourses. Where a subdivision or land development
is traversed by a watercourse, there shall be provided a drainage
easement or right-of-way conforming substantially with the line of
such watercourse and of such width as will be adequate to preserve
natural discharge but not less than 50 feet or as may be required
or directed by the Pennsylvania Department of Environmental Resources.
(2)
Water runoff. Where the stormwater or surface runoff
will be gathered within the subdivision or land development and discharged
or drained in volume over lands within or beyond the boundaries of
the subdivision or land development, the applicant or owner shall
reserve or obtain easement over all lands affected thereby, which
easements shall be adequate for such discharge of drainage and for
the conveying of such water and the maintenance, repair and reconstruction
of the same, including the right of passage over and upon the same
by vehicles, machinery and other equipment for such purposes, and
which shall be of sufficient width for such passage and work. The
owner shall convey, free of cost or charge, such easements to the
Township.
A.
General.
(1)
The density, parking, lot area, building and other requirements shall in all respects conform to Chapter 175, Zoning.
(2)
Preliminary approval of the land development plan
must be obtained for the entire proposed multiple-dwelling development.
Final approval may be obtained section by section, but such development
sections shall be specified on the preliminary plan and must be numbered
in the proposed order that they are to be developed. Such order of
development must be adhered to, and if changes are desired, revised
plans must be submitted and approved.
B.
Arrangement.
(1)
All the elements of the land development plan shall
be organized harmoniously and efficiently in relation to topography,
the size and shape of the plot, the character of the adjoining properties
and the type and size of the buildings in order to produce a usable,
efficient and economical land use pattern.
(2)
Arrangements of buildings shall be in favorable relation
to the natural topography, existing desirable plantings, bodies of
water, views within and beyond the site and exposure to the sun and
other buildings in the site.
C.
Access and circulation.
(1)
Access to the dwellings and circulation between buildings
and other important project facilities for vehicular and pedestrian
traffic shall be comfortable and convenient for the occupants.
(2)
Access and circulation for fire trucks and other emergency
equipment, moving vans, fuel trucks, garbage and trash collection,
deliveries and snow removal shall be planned for efficient operation
and convenience.
B.
Arrangement of buildings and facilities. All of the
elements of the land development plan shall be organized harmoniously
and efficiently in relation to topography, the size and shape of the
plot, the character of the adjoining properties and the type and size
of the buildings in order to produce a usable, efficient and economical
land use pattern.
C.
Access and circulation.
(1)
Access to and circulation between buildings and other
important project facilities for vehicular and pedestrian traffic
shall be comfortable and convenient for the owner, employees and customers.
(2)
Access and circulation for fire trucks and other emergency
equipment, fuel trucks, garbage and trash collection, deliveries and
snow removal shall be planned for efficient operation and convenience.
D.
Grading. Grading shall be designed for buildings, lawns, paved areas and other facilities to assure adequate surface drainage, safe and convenient access to and around the buildings and shall meet all the requirements of Chapter 145, Soil Erosion and Sediment Control.
E.
Streets and alleys.
(1)
Additional width of streets adjacent to areas proposed
for nonresidential use may be required as deemed necessary to assure
the free flow of through traffic with vehicles entering or leaving
parking areas.
(2)
When adjacent lots proposed for nonresidential uses
front on a collector or arterial street, the owner may be required
to provide a service road for ingress and egress, or in lieu thereof,
the owner may be required to provide an area adjacent to the proposed
lots for off-street parking purposes.
(3)
Streets carrying nonresidential traffic shall not
normally be extended to the boundaries of the adjacent existing or
potential residential areas nor connected to streets intended for
predominantly residential traffic.
F.
Driveways.
(1)
Driveways shall be provided on the site where necessary
for convenient access to parking areas, service entrances to buildings,
collection of refuse and all other necessary services. Driveways shall
enter public streets at safe locations and shall meet the requirements
for driveway spacing and clear-sight areas as required herein.
(2)
Driveways shall be planned for convenient circulation
suitable for traffic needs and safety.
G.
Parking.
H.
Sidewalks.
(1)
Street sidewalks and on-site walks shall be provided
for convenient and safe access to all buildings from streets, driveways,
parking areas or garages and for convenient circulation and access
to all facilities.
(2)
Width, alignment and gradient of walks shall provide
safety and convenience for pedestrian traffic.
(3)
The alignment and gradient of walks shall be coordinated
with the grading plan to prevent the passage of concentrated surface
water on or across the walk and to prevent the pocketing of surface
water by walks.
J.
Planting. Existing trees, shrubs and plants shall
be retained wherever feasible in the land development, and additional
trees and new plant material shall be added for privacy, shade and
appearance.
A.
Intent. The intent of this section is to provide for
landscaping requirements for subdivisions and land developments in
order to maintain the Township's natural vegetation, to provide for
harmonious development of contiguous properties and to retard environmental
pollution.
B.
Required locations. The following landscape requirements
shall be the minimum provided in any subdivision or land development:
[Amended 6-1-1993 by Ord. No. 226; 10-1-1996 by Ord. No.
253; 1-18-2000 by Ord. No. 281; 9-21-2010 by Ord. No. 354; 7-16-2019 by Ord. No. 396]
(1)
Overall landscaping. Land used for development shall devote a minimum
of 10% of the total developed area to the landscape requirements.
This means that of the total net buildable site area, 10% of the area
must be devoted to planted buffer yards, street trees, landscaping
on individual lots and/or planted landscape islands. For all residential
developments, there shall be a minimum of 35 caliper-inches of deciduous
trees per acre of net buildable area in addition to the requirement
for street trees. This requirement can be met with existing trees
preserved on the property or with new trees to be planted as part
of the site improvement or reforestation process.
(2)
Buffer yards. Buffer yards shall be provided in accordance with the requirements of Chapter 175, Zoning, and shall meet the following requirements:
(a)
Existing vegetation should be maintained in buffer and yard
areas and may be used to meet or partially meet buffer requirements.
However, any existing vegetation proposed to be used to meet or partially
meet buffer requirements shall be free of noxious weeds and invasive
species. If the existing vegetation contains noxious weeds and/or
invasive species, these plants shall be removed and eradicated prior
to the acceptance of such areas of existing vegetation as meeting
or partially meeting buffer requirements.
(b)
All buffer yards shall be planted with ground cover and trees
and shrubs and shall be maintained and kept clean of debris, rubbish,
noxious weeds and invasive species.
(c)
No structure, manufacturing or processing activity, vehicle
parking or storage of materials shall be permitted in required buffer
areas.
(e)
It is recommended that a landscape architect licensed in the
Commonwealth of Pennsylvania be consulted to ensure the proper use
and arrangement of plant material.
(f)
Buffer yards shall include along their entire length a mix of
shrubs, evergreens and shade/flowering trees so as to provide a complete
visual screen.
(g)
Recommended landscape and buffer plants include the following:
[1]
Deciduous shade trees:
Acer saccharum - sugar maple
|
Betula nigra - river birch
|
Carpinus caroliniana - ironwood/American hornbeam
|
Carya alba - mockernut hickory
|
Carya glabra - pignut hickory
|
Carya ovata - shagbark hickory
|
Celtis occidentalis - hackberry
|
Fagus grandifolia - American beech
|
Gleditsia triacanthos inermis - thornless honey locust
|
Liquidambar styraciflua - sweetgum
|
Liriodendron tulipifera - tulip poplar Nyssa sylvatica - black
gum/tupelo
|
Ostrya virginiana - Eastern hophornbeam
|
Oxydendrum arboreum - sourwood
|
Platanus occidentalis - American sycamore
|
Quercus alba - white oak
|
Quercus bicolor - swamp white oak
|
Quercus coccinea - scarlet oak
|
Quercus imbricaria - shingle oak
|
Quercus phellos - willow oak
|
Quercus prinus - chestnut oak
|
Quercus rubra - red oak
|
Quercus velutina - black oak
|
Sassafras albidum - sassafras
|
Tilia americana - American linden
|
[2]
Flowering trees:
Amelanchier arborea - downy serviceberry
|
Amelanchier canadensis - shadblow serviceberry
|
Amelanchier laevis - shadbush/Allegheny serviceberry
|
Cercis canadensis - Eastern redbud
|
Chionanthus virginicus - fringetree
|
Cornus florida - flowering dogwood
|
Crataegus viridis "Winter King" - Winter King hawthorne
|
Magnolia virginiana - sweetbay magnolia
|
Prunus americana - American plum
|
Prunus pensylvanica - pin cherry
|
[3]
Evergreen trees:
Ilex opaca - American holly
|
Juniperus virginiana - Eastern red cedar
|
Pinus strobus - Eastern white pine
|
Pinus virginiana - Virginia pine
|
[4]
Shrubs:
Aesculus parviflora - bottlebrush buckeye
|
Aesculus pavia - red buckeye
|
Aronia arbutifolia - red chokeberry
|
Aronia melanocarpa - black chokeberry
|
Callicarpa americana - American beautyberry
|
Calycanthus floridus - sweetshrub
|
Ceanothus americanus - New Jersey tea
|
Clethra alnifolia - summersweet
|
Cornus alternifolia - pagoda dogwood
|
Cornus amomum - silky dogwood
|
Cornus racemosa - gray dogwood
|
Cornus sericea - red osier/red-twig dogwood
|
Corylus americana - American hazelnut
|
Hamamelis virginiana - witchhazel
|
Hydrangea quercifolia - oakleaf hydrangea
|
Hydrangea arborescens - smooth hydrangea
|
Ilex glabra - inkberry holly
|
Ilex verticillata - winterberry
|
Itea virginica - Virginia sweetspire
|
Lindera benzoin - spicebush
|
Morella pensylvanica - bayberry (aka Myrica)
|
Physocarpus opulifolius - ninebark
|
Rhododendron calendulaceum - flame azalea
|
Rhus aromatica - fragrant sumac
|
Rhus hirta - staghorn sumac
|
Rubus odoratus - purple flowering raspberry
|
Rubus strigosus - American red raspberry
|
Salix discolor - pussy willow
|
Salix nigra - black willow
|
Sambucus canadensis - elderberry
|
Vaccinium corymbosum - highbush blueberry
|
Vaccinium angustifolium - lowbush blueberry
|
Viburnum acerifolium - mapleleaf viburnum
|
Viburnum dentatum - arrowwood viburnum
|
Viburnum lentago - nannyberry viburnum
|
Viburnum nudum - possumhaw viburnum
|
Viburnum prunifolium - blackhaw viburnum
|
[5]
Grasses:
Andropogon gerardii - big bluestem
|
Carex pensylvanica - Pennsylvania sedge
|
Carex vulpinoidea - fox sedge
|
Chasmanthium Iatifolium - northern sea oats
|
Deschampsia cespitosa - tufted hair grass
|
Eragrostis spectabilis - purple lovegrass
|
Panicum virgatum - switch grass
|
Schizachyrium scoparium - little bluestem
|
Sorghastrum nutans - indian grass
|
[6]
Ferns:
Athyrium filix-femina - lady fern
|
Dennstaedtia punctilobula - hay-scented fern
|
Matteuccia struthiopteris - ostrich fern
|
Onoclea sensibilis - sensitive fern
|
Osmunda cinnamomea - cinnamon fern
|
Polystichum acrostichoides - christmas fern
|
[7]
Ground covers:
Mitchella repens - partridgeberry
|
Pachysandra procumbens - Allegheny spurge
|
Senecio aureus - golden ragwort
|
[8]
Vines:
Bignonia capreolata - cross vine
|
Lonicera sempervirens - trumpet honeysuckle
|
Parthenocissus quinquefolia - Virginia creeper
|
(3)
Street trees. Within any land development or subdivision, street
trees shall be planted along all streets where suitable street trees
do not exist.
(a)
Large trees shall be planted at intervals of not more than 40
feet. An equivalent number of trees may be planted in an informal
arrangement, subject to Township approval. Flowering trees shall be
planted at intervals of not more than 30 feet.
(b)
Street trees shall not be planted opposite each other but shall
be staggered. Trees shall be planted outside the right-of-way and
within five feet of the right-of-way line.
(c)
At intersections, street trees shall be located no closer than
60 feet to the intersection of the street right-of-way.
(d)
Street trees shall be of nursery stock. They shall be of symmetrical
growth, free of insects, pests and disease and suitable for street
use and durable under the maintenance contemplated.
(e)
The minimum trunk diameter, measured at six inches above the
finished grade, shall be 2.5 inches.
(f)
The developer shall provide for the replacement of plantings
that do not survive an eighteen-month period after dedication of the
public improvements. In the absence thereof, the developer shall provide
for the replacement of plantings that do not survive a two-year period.
(g)
Recommended street trees include the following. Other species
may be substituted upon approval by the Township. Native species are
preferred.
[1]
Large trees:
Acer saccharum - sugar maple
|
Gleditsia triacanthos inermis - thornless honey locust
|
Liquidambar styraciflua - sweetgum
|
Nyssa sylvatica - black gum tupelo
|
Quercus alba - white oak
|
Quercus rubra - northern red oak
|
Quercus coccinea - scarlet oak
|
Tilia americana - American linden
|
[2]
Flowering trees:
Cornus florida - flowering dogwood
|
Crataegus viridis "Winter King" - Winter King hawthorne
|
Magnolia virginiana - sweetbay magnolia
|
(4)
Selection criteria. In selecting plants, the following criteria should
be followed:
(a)
Species longevity.
(b)
Native to the area.
(c)
Maintaining the diversity of species in the area.
(d)
Hardiness (wind firmness, climate requirements, characteristics
of soil to hold tree).
(e)
Susceptibility of insect and disease attack and to pollution.
(f)
Aesthetic values (autumn coloration, type of flowers or fruit,
form characteristics).
(g)
Maintenance and care (pruning, etc.).
(h)
Wildlife values.
(i)
Comfort to surroundings (summer shade).
(j)
Protection of buildings, vehicles and pedestrians.
(k)
Size at maturity.
(l)
Effect of soil retention and erosion control.
(m)
Value as a noise buffer.
(n)
Ability of mix of proposed plantings to create a complete visual
screen.
(5)
Landscape requirements for stormwater detention facilities. Landscaping
and planting in detention basins shall be provided which will not
have a negative effect on the hydrological function of the basin,
which are aesthetically pleasing and compatible with surrounding land
uses, and which require a minimum of maintenance. The guidelines which
follow are contained in the following report: "A Landscape Strategy
for Detention Basins," prepared by the Morris Arboretum of the University
of Pennsylvania, September 1980. They shall be used in preparing planting
plans for detention basin areas.
(a)
Basin floors. A meadow of native and naturalized wildflowers
and grasses shall be provided for. This shall be planted through hydroseeding,
which shall contain seed, water and fertilizer. A mix of the following
plants is recommended:
Asclepias incarnata - swamp milkweed
|
Helianthus - sunflower
|
Iris versicolor - blue flag iris
|
Lobelia cardinalis - cardinal flower
|
Panicum virgatum - switch grass
|
Pycnanthemum virginianum - mountain mint
|
Rudbeckia nitida - shining coneflower
|
Vernonia fasciculata - ironweed
|
Symphyotrichum novae-angliae - New England aster
|
(b)
Wet edges. In areas that remain wet all or most of the time,
a mixture of woody and herbaceous swamp species shall be planted,
such as:
Agastache scrophulariifolia - giant purple hyssop
|
Aronia arbutifolia - red chokeberry
|
Caltha palustris - marsh marigold
|
Cephalanthus occidentalis - buttonbush
|
Chelone glabra - white turtlehead
|
Gentiana andrewsii - bottle gentian
|
Eupatorium dubium - common joe-pye weed
|
Hibiscus moscheutos - swamp rose mallow
|
Typha - cattails
|
Woody Species:
|
Amelanchier canadensis - shadbush
|
Betula nigra - river birch
|
Cercis canadensis - eastern redbud
|
Cornus sericea - red osier dogwood
|
Ilex verticillata - winterberry holly
|
Liquidambar styraciflua - sweet gum
|
Nyssa sylvatica - black gum
|
Populus tremuloides - quaking aspen
|
Salix discolor - pussy willow
|
(c)
Wooded areas. Where detention basins adjoin wooded areas, trees
and shrubs should be planted which blend with the surroundings. Plantings
shall be of sufficient density to eliminate the need for mowing.
[1]
Plants to be located within the basins should be tolerant of
wet soils and include the following species:
[a]
Trees:
Acer rubrum - red maple/swamp maple
|
Amelanchier canadensis - Shadblow serviceberry
|
Amelanchier arborea - downy serviceberry
|
Carpinus caroliniana - American hornbeam
|
Ilex opaca - American holly
|
Liquidambar styraciflua - sweet gum
|
Magnolia virginiana - sweet bay magnolia
|
Platanus occidentalis - American plane tree
|
Quercus bicolor - swamp white oak
|
Thuja occidentalis - eastern arborvitae
|
Tilia americana - American linden
|
Betula nigra - river birch
|
Nyssa sylvatica - blackgum/tupelo
|
Chamaecyparis thyoides - Atlantic white cedar
|
Liriodendron tulipifera - tuliptree
|
Cercis canadensis - eastern redbud
|
Populus tremuloides - quaking aspen
|
[b]
Shrubs:
Aesculus parviflora - bottlebrush buckeye
|
Aronia arbutifolia - red chokeberry
|
Aronia melanocarpa - black chokeberry
|
Calycanthus floridus - Carolina allspice/sweetshrub
|
Chionanthus virginicus - white fringe tree
|
Comptonia peregrina - sweet fern
|
Cornus sericea - red osier dogwood
|
Ilex glabra - inkberry holly
|
Ilex verticillata - winterberry holly
|
Lindera benzoin - spicebush
|
Salix nigra - black willow
|
Salix discolor - pussy willow
|
Viburnum nudum - withe-rod
|
Viburnum dentatum - arrowwood viburnum
|
Viburnum lentago - nannyberry
|
Viburnum opulus - American cranberry bush
|
Cephalanthus occidentalis - button bush
|
Morella caroliniensis - swamp bayberry
|
Itea virginica - Virginia sweetspire
|
Cornus amomum - silky dogwood
|
Physocarpus opulifolius - ninebark
|
Sambucus nigra - elderberry
|
[2]
Trees and shrubs planted on rims or banks shall be tolerant
of dry soil conditions and shall be of the following types:
Celtis occidentalis - hackberry
|
Gleditsia triacanthos var. inermis - thornless honey locust
|
Juniperus virginiana - eastern red cedar
|
Quercus coccinea - scarlet oak
|
Quercus macrocarpa - bur oak
|
Robinia pseudoacacia - black locust
|
Sassafras albidum - sassafras
|
Nyssa sylvatica - blackgum/tupelo
|
Quercus rubra - red oak
|
Thuja occidentalis - eastern arborvitae
|
Comptonia peregrina - sweet fern
|
Cornus racemosa - gray dogwood
|
Hamamelis virginiana - common witchhazel
|
Morella pensylvanica - northern bayberry
|
Rhus aromatica - fragrant sumac
|
Rhus glabra - smooth sumac
|
Rhus typhina - staghorn sumac
|
Salix nigra - black willow
|
Viburnum lentago - nannyberry
|
Clethra alnifolia - summersweet
|
Viburnum acerifolium - mapleleaf viburnum
|
(d)
Slopes. On slopes of less than 15%, a mixture of meadow grasses
and wildflowers is recommended. On slopes of 15% or greater, an herbaceous
ground cover or dense-spreading shrubs is required. If seeding is
utilized, a nurse crop such as perennial rye may be required to provide
cover while the permanent plants become established. Suitable shrub
plantings are:
Comptonia peregrina - sweet fern
|
Cytisus x. praecox - Warminster broom
|
Diervilla sessilifolia - southern bush honeysuckle
|
Morella pensylvanica - northern bayberry
|
Rhus aromatica - fragrant sumac
|
Rhus copallinum - shining sumac
|
Rosa nitida - shining rose
|
Viburnum lentago - nannyberry
|
(e)
General. Deciduous trees and shrubs should be planted during
the spring or fall. Evergreens should be moved in late summer or early
fall. Trees of one- to 1.5-inch caliper are required. Shrubs should
be two to three feet in height. Balled and burlapped nursery stock
is required. The plantings shall be maintained permanently, and any
plant material which does not live shall be replaced within six months.
A performance bond shall be posted with the Township in an amount
equal to the estimated cost of trees and plantings, to be released
only after the passage of the third growing season following planting.
(6)
Requirements for landscape conservation plan.
(a)
General. The purpose of the landscape conservation plan is to
identify the natural characteristics of the property to be developed
and to demonstrate to the Township that adequate care has been taken
to protect trees and woodlands on the site. The Township standards
are designed to avoid tree removal where possible, to minimize disturbance
of the landscape where removal is necessary, and to require the replacement
of trees where a major disturbance is necessary.
(b)
Preservation requirements. The plan shall show that the preservation requirements, as set forth in § 153-34C, Woodlands and tree preservation requirements, of this chapter are met. The plan shall indicate areas of existing woodlands, trees on the property by size category (six inches to 12 inches, 13 inches to 24 inches, 25 inches to 48 inches, and greater than 48 inches), trees to be preserved, trees to be removed, areas of woodlands to be preserved and areas of woodland to be removed, and a table indicating the caliper-inches of trees to be preserved and removed by tree size category. The table shall demonstrate that the preservation requirements of the Doylestown Township Code have been met.
C.
Overall landscaping. Land used for development shall devote a minimum
of 10% of the total developed area to the landscape requirements.
This means that of the total net buildable site area, 10% of the area
must be devoted to planted buffer yards, street trees, landscaping
on individual lots and/or planted landscape islands. For all residential
developments, there shall be a minimum of 35 caliper-inches of deciduous
trees per acre of net buildable area in addition to the requirement
for street trees. This requirement can be met with existing trees
preserved on the property or with new trees to be planted as part
of the site improvement or reforestation process.
D.
Buffer yards. Buffer yards shall be provided in accordance with the requirements of Chapter 175, Zoning, and shall meet the following requirements:
(1)
Existing vegetation should be maintained in buffer and yard areas
and may be used to meet or partially meet buffer requirements. However,
any existing vegetation proposed to be used to meet or partially meet
buffer requirements shall be free of noxious weeds and invasive species.
If the existing vegetation contains noxious weeds and/or invasive
species, these plants shall be removed and eradicated prior to the
acceptance of such areas of existing vegetation as meeting or partially
meeting buffer requirements.
(2)
All buffer yards shall be planted with ground cover and trees and
shrubs and shall be maintained and kept clean of debris, rubbish,
noxious weeds and invasive species.
(3)
No structure, manufacturing or processing activity, vehicle parking
or storage of materials shall be permitted in required buffer areas.
(5)
It is recommended that a landscape architect licensed in the Commonwealth
of Pennsylvania be consulted to ensure the proper use and arrangement
of plant material.
(6)
Buffer yards shall include along their entire length a mix of shrubs,
evergreens and shade/flowering trees so as to provide a complete visual
screen.
(7)
Recommended landscape and buffer plants include the following:
(a)
Deciduous shade trees:
Acer saccharum - sugar maple
|
Betula nigra - river birch
|
Carpinus caroliniana - ironwood/American hornbeam
|
Carya alba - mockernut hickory
|
Carya glabra - pignut hickory
|
Carya ovata - shagbark hickory
|
Celtis occidentalis - hackberry
|
Fagus grandifolia - American beech
|
Gleditsia triacanthos inermis - thornless honey locust
|
Liquidambar styraciflua - sweetgum
|
Liriodendron tulipifera - tulip poplar Nyssa sylvatica - black
gum/tupelo
|
Ostrya virginiana - Eastern hophornbeam
|
Oxydendrum arboreum - sourwood
|
Platanus occidentalis - American sycamore
|
Quercus alba - white oak
|
Quercus bicolor - swamp white oak
|
Quercus coccinea - scarlet oak
|
Quercus imbricaria - shingle oak
|
Quercus phellos - willow oak
|
Quercus prinus - chestnut oak
|
Quercus rubra - red oak
|
Quercus velutina - black oak
|
Sassafras albidum - sassafras
|
Tilia americana - American linden
|
(b)
Flowering trees:
Amelanchier arborea - downy serviceberry
|
Amelanchier canadensis - shadblow serviceberry
|
Amelanchier laevis - shadbush/Allegheny serviceberry
|
Cercis canadensis - Eastern redbud
|
Chionanthus virginicus - fringetree
|
Cornus florida - flowering dogwood
|
Crataegus viridis "Winter King" - Winter King hawthorne
|
Magnolia virginiana - sweetbay magnolia
|
Prunus americana - American plum
|
Prunus pensylvanica - pin cherry
|
(c)
Evergreen trees:
Ilex opaca - American holly
|
Juniperus virginiana - Eastern red cedar
|
Pinus strobus - Eastern white pine
|
Pinus virginiana - Virginia pine
|
(d)
Shrubs:
Aesculus parviflora - bottlebrush buckeye
|
Aesculus pavia - red buckeye
|
Aronia arbutifolia - red chokeberry
|
Aronia melanocarpa - black chokeberry
|
Callicarpa americana - American beautyberry
|
Calycanthus floridus - sweetshrub
|
Ceanothus americanus - New Jersey tea
|
Clethra alnifolia - summersweet
|
Cornus alternifolia - pagoda dogwood
|
Cornus amomum - silky dogwood
|
Cornus racemosa - gray dogwood
|
Cornus sericea - red osier/red-twig dogwood
|
Corylus americana - American hazelnut
|
Hamamelis virginiana - witchhazel
|
Hydrangea quercifolia - oakleaf hydrangea
|
Hydrangea arborescens - smooth hydrangea
|
Ilex glabra - inkberry holly
|
Ilex verticillata - winterberry
|
Itea virginica - Virginia sweetspire
|
Lindera benzoin - spicebush
|
Morella pensylvanica - bayberry (aka Myrica)
|
Physocarpus opulifolius - ninebark
|
Rhododendron calendulaceum - flame azalea
|
Rhus aromatica - fragrant sumac
|
Rhus hirta - staghorn sumac
|
Rubus odoratus - purple flowering raspberry
|
Rubus strigosus - American red raspberry
|
Salix discolor - pussy willow
|
Salix nigra - black willow
|
Sambucus canadensis - elderberry
|
Vaccinium corymbosum - highbush blueberry
|
Vaccinium angustifolium - lowbush blueberry
|
Viburnum acerifolium - mapleleaf viburnum
|
Viburnum dentatum - arrowwood viburnum
|
Viburnum lentago - nannyberry viburnum
|
Viburnum nudum - possumhaw viburnum
|
Viburnum prunifolium - blackhaw viburnum
|
(e)
Grasses:
Andropogon gerardii - big bluestem
|
Carex pensylvanica - Pennsylvania sedge
|
Carex vulpinoidea - fox sedge
|
Chasmanthium Iatifolium - northern sea oats
|
Deschampsia cespitosa - tufted hair grass
|
Eragrostis spectabilis - purple lovegrass
|
Panicum virgatum - switch grass
|
Schizachyrium scoparium - little bluestem
|
Sorghastrum nutans - indian grass
|
(f)
Ferns:
Athyrium filix-femina - lady fern
|
Dennstaedtia punctilobula - hay-scented fern
|
Matteuccia struthiopteris - ostrich fern
|
Onoclea sensibilis - sensitive fern
|
Osmunda cinnamomea - cinnamon fern
|
Polystichum acrostichoides - christmas fern
|
(g)
Ground covers:
Mitchella repens - partridgeberry
|
Pachysandra procumbens - Allegheny spurge
|
Senecio aureus - golden ragwort
|
(h)
Vines:
Bignonia capreolata - cross vine
|
Lonicera sempervirens - trumpet honeysuckle
|
Parthenocissus quinquefolia - Virginia creeper
|
E.
Street trees. Within any land development or subdivision, street
trees shall be planted along all streets where suitable street trees
do not exist.
(1)
Large trees shall be planted at intervals of not more than 40 feet.
An equivalent number of trees may be planted in an informal arrangement,
subject to Township approval. Flowering trees shall be planted at
intervals of not more than 30 feet.
(2)
Street trees shall not be planted opposite each other but shall be
staggered. Trees shall be planted outside the right-of-way and within
five feet of the right-of-way line.
(3)
At intersections, street trees shall be located no closer than 60
feet to the intersection of the street right-of-way.
(4)
Street trees shall be of nursery stock. They shall be of symmetrical
growth, free of insects, pests and disease and suitable for street
use and durable under the maintenance contemplated.
(5)
The minimum trunk diameter, measured at six inches above the finished
grade, shall be 2.5 inches.
(6)
The developer shall provide for the replacement of plantings that
do not survive an eighteen-month period after dedication of the public
improvements. In the absence thereof, the developer shall provide
for the replacement of plantings that do not survive a two-year period.
(7)
Recommended street trees include the following. Other species may
be substituted upon approval by the Township. Native species are preferred.
(a)
Large trees:
Acer saccharum - sugar maple
|
Gleditsia triacanthos inermis - thornless honey locust
|
Liquidambar styraciflua - sweetgum
|
Nyssa sylvatica - black gum tupelo
|
Quercus alba - white oak
|
Quercus rubra - northern red oak
|
Quercus coccinea - scarlet oak
|
Tilia americana - American linden
|
(b)
Flowering trees:
Cornus florida - flowering dogwood
|
Crataegus viridis "Winter King" - Winter King hawthorne
|
Magnolia virginiana - sweetbay magnolia
|
F.
Selection criteria. In selecting plants, the following criteria should
be followed:
(1)
Species longevity.
(2)
Native to the area.
(3)
Maintaining the diversity of species in the area.
(4)
Hardiness (wind firmness, climate requirements, characteristics of
soil to hold tree).
(5)
Susceptibility of insect and disease attack and to pollution.
(6)
Aesthetic values (autumn coloration, type of flowers or fruit, form
characteristics).
(7)
Maintenance and care (pruning, etc.).
(8)
Wildlife values.
(9)
Comfort to surroundings (summer shade).
(10)
Protection of buildings, vehicles and pedestrians.
(11)
Size at maturity.
(12)
Effect of soil retention and erosion control.
(13)
Value as a noise buffer.
(14)
Ability of mix of proposed plantings to create a complete visual
screen.
G.
Landscape requirements for stormwater detention facilities. Landscaping
and planting in detention basins shall be provided which will not
have a negative effect on the hydrological function of the basin,
which are aesthetically pleasing and compatible with surrounding land
uses, and which require a minimum of maintenance. The guidelines which
follow are contained in the following report: "A Landscape Strategy
for Detention Basins," prepared by the Morris Arboretum of the University
of Pennsylvania, September 1980. They shall be used in preparing planting
plans for detention basin areas.
(1)
Basin floors. A meadow of native and naturalized wildflowers and
grasses shall be provided for. This shall be planted through hydroseeding,
which shall contain seed, water and fertilizer. A mix of the following
plants is recommended:
Asclepias incarnata - swamp milkweed
|
Helianthus - sunflower
|
Iris versicolor - blue flag iris
|
Lobelia cardinalis - cardinal flower
|
Panicum virgatum - switch grass
|
Pycnanthemum virginianum - mountain mint
|
Rudbeckia nitida - shining coneflower
|
Vernonia fasciculata - ironweed
|
Symphyotrichum novae-angliae - New England aster
|
(2)
Wet edges. In areas that remain wet all or most of the time, a mixture
of woody and herbaceous swamp species shall be planted, such as:
Agastache scrophulariifolia - giant purple hyssop
|
Aronia arbutifolia - red chokeberry
|
Caltha palustris - marsh marigold
|
Cephalanthus occidentalis - buttonbush
|
Chelone glabra - white turtlehead
|
Gentiana andrewsii - bottle gentian
|
Eupatorium dubium - common joe-pye weed
|
Hibiscus moscheutos - swamp rose mallow
|
Typha - cattails
|
Woody Species:
|
{i1}Amelanchier canadensis - shadbush
|
{i1}Betula nigra - river birch
|
{i1}Cercis canadensis - eastern redbud
|
{i1}Cornus sericea - red osier dogwood
|
{i1}Ilex verticillata - winterberry holly
|
{i1}Liquidambar styraciflua - sweet gum
|
{i1}Nyssa sylvatica - black gum
|
{i1}Populus tremuloides - quaking aspen
|
{i1}Salix discolor - pussy willow
|
(3)
Wooded areas. Where detention basins adjoin wooded areas, trees and
shrubs should be planted which blend with the surroundings. Plantings
shall be of sufficient density to eliminate the need for mowing.
(a)
Plants to be located within the basins should be tolerant of
wet soils and include the following species:
[1]
Trees:
Acer rubrum - red maple/swamp maple
|
Amelanchier canadensis - Shadblow serviceberry
|
Amelanchier arborea - downy serviceberry
|
Carpinus caroliniana - American hornbeam
|
Ilex opaca - American holly
|
Liquidambar styraciflua - sweet gum
|
Magnolia virginiana - sweet bay magnolia
|
Platanus occidentalis - American plane tree
|
Quercus bicolor - swamp white oak
|
Thuja occidentalis - eastern arborvitae
|
Tilia americana - American linden
|
Betula nigra - river birch
|
Nyssa sylvatica - blackgum/tupelo
|
Chamaecyparis thyoides - Atlantic white cedar
|
Liriodendron tulipifera - tuliptree
|
Cercis canadensis - eastern redbud
|
Populus tremuloides - quaking aspen
|
[2]
Shrubs:
Aesculus parviflora - bottlebrush buckeye
|
Aronia arbutifolia - red chokeberry
|
Aronia melanocarpa - black chokeberry
|
Calycanthus floridus - Carolina allspice/sweetshrub
|
Chionanthus virginicus - white fringe tree
|
Comptonia peregrina - sweet fern
|
Cornus sericea - red osier dogwood
|
Ilex glabra - inkberry holly
|
Ilex verticillata - winterberry holly
|
Lindera benzoin - spicebush
|
Salix nigra - black willow
|
Salix discolor - pussy willow
|
Viburnum nudum - withe-rod
|
Viburnum dentatum - arrowwood viburnum
|
Viburnum lentago - nannyberry
|
Viburnum opulus - American cranberry bush
|
Cephalanthus occidentalis - button bush
|
Morella caroliniensis - swamp bayberry
|
Itea virginica - Virginia sweetspire
|
Cornus amomum - silky dogwood
|
Physocarpus opulifolius - ninebark
|
Sambucus nigra - elderberry
|
(b)
Trees and shrubs planted on rims or banks shall be tolerant
of dry soil conditions and shall be of the following types:
Celtis occidentalis - hackberry
|
Gleditsia triacanthos var. inermis - thornless honey locust
|
Juniperus virginiana - eastern red cedar
|
Quercus coccinea - scarlet oak
|
Quercus macrocarpa - bur oak
|
Robinia pseudoacacia - black locust
|
Sassafras albidum - sassafras
|
Nyssa sylvatica - blackgum/tupelo
|
Quercus rubra - red oak
|
Thuja occidentalis - eastern arborvitae
|
Comptonia peregrina - sweet fern
|
Cornus racemosa - gray dogwood
|
Hamamelis virginiana - common witchhazel
|
Morella pensylvanica - northern bayberry
|
Rhus aromatica - fragrant sumac
|
Rhus glabra - smooth sumac
|
Rhus typhina - staghorn sumac
|
Salix nigra - black willow
|
Viburnum lentago - nannyberry
|
Clethra alnifolia - summersweet
|
Viburnum acerifolium - mapleleaf viburnum
|
(4)
Slopes. On slopes of less than 15%, a mixture of meadow grasses and
wildflowers is recommended. On slopes of 15% or greater, an herbaceous
ground cover or dense-spreading shrubs is required. If seeding is
utilized, a nurse crop such as perennial rye may be required to provide
cover while the permanent plants become established. Suitable shrub
plantings are:
Comptonia peregrina - sweet fern
|
Cytisus x. praecox - Warminster broom
|
Diervilla sessilifolia - southern bush honeysuckle
|
Morella pensylvanica - northern bayberry
|
Rhus aromatica - fragrant sumac
|
Rhus copallinum - shining sumac
|
Rosa nitida - shining rose
|
Viburnum lentago - nannyberry
|
(5)
General. Deciduous trees and shrubs should be planted during the
spring or fall. Evergreens should be moved in late summer or early
fall. Trees of one- to 1.5-inch caliper are required. Shrubs should
be two to three feet in height. Balled and burlapped nursery stock
is required. The plantings shall be maintained permanently, and any
plant material which does not live shall be replaced within six months.
A performance bond shall be posted with the Township in an amount
equal to the estimated cost of trees and plantings, to be released
only after the passage of the third growing season following planting.
H.
Requirements for landscape conservation plan.
(1)
General. The purpose of the landscape conservation plan is to identify
the natural characteristics of the property to be developed and to
demonstrate to the Township that adequate care has been taken to protect
trees and woodlands on the site. The Township standards are designed
to avoid tree removal where possible, to minimize disturbance of the
landscape where removal is necessary, and to require the replacement
of trees where a major disturbance is necessary.
(2)
Preservation requirements. The plan shall show that the preservation requirements, as set forth in § 153-34C, Woodlands and tree preservation requirements, of this chapter are met. The plan shall indicate areas of existing woodlands, trees on the property by size category (six inches to 12 inches, 13 inches to 24 inches, 25 inches to 48 inches, and greater than 48 inches), trees to be preserved, trees to be removed, areas of woodlands to be preserved and areas of woodland to be removed, and a table indicating the caliper-inches of trees to be preserved and removed by tree size category. The table shall demonstrate that the preservation requirements of the Doylestown Township Code have been met.
I.
Woodlands and tree preservation requirements.
[Added 6-1-1993 by Ord. No. 226]
(1)
Ninety percent of the total area of woodlands in floodplains,
wetlands and on slopes over 25% shall be preserved. This preservation
requirement is based upon area covered by woodlands, not on the number
of individual trees within these areas; the requirement is to preserve
90% of the land area covered by woodlands. This requirement shall
be distinct and separate from other requirements which apply to all
parts of the site not affected by floodplains, wetlands, steep slopes
of greater than 25% or the area within the ultimate right-of-way.
(2)
On all parts of the site which are not located in
floodplains, wetlands, on steep slopes (in excess of 25%) or within
the ultimate right-of-way of existing roads, all trees (including
those which are within woodlands or outside woodlands, as defined
herein) shall be protected in accordance with the following requirements:
Tree Size
(inches)
|
Amount of Preservation Required*
|
---|---|
6 to 12
|
60%; 40% if replacement trees are provided
|
13 to 24
|
70%; 50% if replacement trees are provided
|
25 to 48
|
90%
|
Over 48
|
100%
|
*Total caliper (diameter) inches is determined
for all trees of each size; the preservation percentage requirement
is multiplied by the total caliper-inches to determine how many caliper-inches
should be preserved.
|
(3)
Trees which are diseased and which should be removed
for safety or for the protection of other healthy trees, as certified
by a trained arborist, may be removed and will not be subject to the
requirements for tree preservation or tree replacement if the report
of the arborist is submitted to and approved by the Township.
(4)
Tree removal necessary to accommodate public utilities
or public facilities to be constructed or installed by the Township
or the Township Authority shall be exempt from the woodland and tree
preservation standards.
(5)
Reforestation procedures.
(a)
Up to 60% of the total caliper-inches of trees
between six inches and 12 inches and up to 50% of the total caliper-inches
of trees between 13 inches and 24 inches on a lot may be removed only
under the conditions set forth in Subsection C(5)(b). Under no circumstances
shall an owner or developer be permitted to remove more than 60% of
the total caliper-inches of trees sized six inches to 12 inches, or
more than 50% of the caliper-inches of trees sized 13 inches to 24
inches.
(b)
In the event that an applicant removes between
40% and 60% of the caliper-inches of those trees of six inches to
12 inches in caliper, or between 30% and 50% of the caliper-inches
of those trees of 13 inches to 24 inches in caliper, then the applicant
shall be required to reforest the lot in accordance with the following
formula:
[1]
The total number of caliper-inches removed in
excess of the amount permitted to be removed by right without reforestation
shall be determined.
[2]
The resulting figure shall be multiplied by
0.60 to determine the total number of caliper-inches of trees to be
replaced on the lot.
[3]
The amount of caliper-inches determined in Subsection
C(5)(b)[2] above shall then be divided by three to determine the total
gross number of trees to be planted on the lot for reforestation.
[4]
Replacement trees shall meet the following specifications:
[a]
Trees shall meet the following
minimum size requirements:
[i]
Deciduous trees shall be a minimum
of three inches to 3 1/2 inches in caliper (meeting the American
Association of Nurserymen Specifications).
[ii]
Coniferous trees shall be a minimum
of eight feet to 10 feet in height.
[iii]
Two flowering trees may be substituted
for one deciduous tree or one evergreen tree, provided that the minimum
size of the flowering trees shall be 2 1/2 inches to three inches
in caliper.
[b]
The types of trees to be planted
shall be selected on the basis of the tree list and guidelines found
in this chapter.
[c]
Up to 25% of the new trees to be
planted may be of the coniferous variety.
[d]
Where 25 or more trees need to
be planted to meet the reforestation requirements, a minimum of three
tree species shall be planted.
[5]
Trees required to be planted under these reforestation
procedures shall be in addition to any street trees or buffer requirements
which this or any other applicable ordinance shall require.
J.
When new trees are dug in the nursery for transplanting,
many of the tree roots are left in the soil. A newly planted tree
needs all the leaves it has available to it to help produce food to
support the growth of new roots. Pruning trees before planting adversely
affects the food-producing capability of the tree, which hurts the
trees' ability to become established. Only prune broken, poorly shaped
or damaged branches from the tree to be planted.
[Added 1-18-2000 by Ord. No. 281]
A.
Protection from mechanical injury. Prior to construction
the tree protection area shall be delineated by the following methods:
(1)
The tree protection area that is delineated on the
site prior to construction shall conform to the approved development
plans.
(2)
All trees scheduled to remain shall be marked; where
groups of trees exist, only the trees on the edge need to be marked.
(3)
A forty-eight-inch-high snow fence or other suitable
fence, mounted on steel posts located eight feet on center, shall
be placed along the boundary of the tree protection area.
(4)
When the fencing has been installed, it shall be inspected
and approved by the Township prior to commencing clearing and further
construction. The fencing along the tree protection area shall be
maintained until all work and construction has been completed. Any
damages to the protective fencing shall be replaced and repaired before
further construction shall begin.
(5)
Trees being removed shall not be felled, pushed or
pulled into a tree protection area or into trees that are to be retained.
(6)
Grade changes and excavations shall not encroach upon
the tree protection area.
(7)
No toxic materials shall be stored within 100 feet
of a tree protection area, including petroleum based and/or derived
products.
(8)
The area within the tree protection area 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
tree protection area.
(9)
When tree stumps are located within 10 feet of the
tree protection area, the stumps shall be removed by means of a stump
grinder to minimize the effect on surrounding root systems.
(10)
Tree roots which must be severed shall be cut
by a backhoe or similar equipment aligned radially to the tree. This
method reduces the lateral movement of the roots during excavation,
which if done by other methods could damage the intertwined roots
of adjacent trees.
(11)
Within four hours of any severance of roots,
all tree roots that have been exposed and/or damaged shall be trimmed
cleanly and covered temporarily with moist peat moss, burlap or other
biodegradable material to keep them from drying out until permanent
cover can be installed.
(12)
Sediment, retention and detention basins shall
not discharge into the tree protection area.
(13)
Sediment, retention and detention basins shall
not be located within the tree protection area.
(14)
Trees shall not be used for roping, cables,
signs or fencing. Nails and spikes shall not be driven into trees.
B.
Protection from grade change.
(1)
When the original grade cannot be retained at the
tree protection area line, a retaining wall shall be constructed outside
the tree protection area.
(2)
The retaining wall shall be designed to comply with
the municipal standards for retaining walls.
(3)
To ensure the survival of trees, the following methods
shall be used:
(a)
The top of the wall shall be four inches above
the finished grade level.
(b)
The wall shall be constructed of large stones,
brick, building tile, concrete blocks or treated wood beams not less
than six by six inches. A means for drainage through the wall shall
be provided so water will not accumulate on either side of the wall.
Weep holes shall be required within any wall.
(c)
Any severed roots as a result of excavation
shall be trimmed so that their edges are smooth and are cut back to
a lateral root if exposed.
C.
Trees damaged during construction.
(1)
Tree trunks and exposed roots damaged during construction
shall be protected from further damage. Damaged branches shall be
pruned according to National Arborist Association standards. All cuts
shall be made sufficiently close to the trunk or parent limb but without
cutting into the branch collar or leaving a protruding stub. All necessary
pruning cuts must be made to prevent bark from being torn from the
tree and to facilitate rapid healing.
(2)
All trees which have been disturbed or have experienced
damage to their roots or branches shall be fertilized. Trees shall
be fertilized in early fall or midspring. Fertilizer grade shall have
approximately three parts nitrogen to one part phosphorus and potassium
(ratio of 3:1:1). Fertilizer shall be broadcast over the soil surface
in an area twice the size of the tree protection area at a rate of
one pound of nitrogen per 1,000 square feet.
D.
Protection from excavations. When there is no alternative
but to locate an electrical or other small utility line within a tree
protection area, the Township shall determine the most desirable location
for the line and the following guidelines shall be used:
A.
Lighting requirements.
(1)
Lighting shall be required for all commercial, office
and industrial land developments, for all multifamily and townhouse
residential areas and, at the discretion of the Board of Supervisors,
for all or portions of single-family residential subdivisions. Where
required above, the owner shall install or cause to be installed,
at the owner's expense, streetlights serviced by underground conduits
in accordance with a plan approved by the Philadelphia Electric Company
and the Board of Supervisors.
(2)
The owner shall be responsible for all costs involved
in lighting the streets until such time as the streets are accepted
as public streets of the Township. Provision shall be made for energizing
said lighting after 50% or more of the dwellings or buildings in a
given subdivision or land development or section of a subdivision
or land development have been occupied.
B.
Streetlights.
(1)
Proposed intersections with any collector street or
arterial street shall have streetlights.
(2)
Where all lots abutting a street have a lot width
at the street line of 150 feet or more, streetlights shall not be
required except at intersections and shall be placed in accordance
with the recommendations of the Township Engineer.
C.
Lighting standards.
(1)
Glare.
(a)
The lighting plan in and around the parking
areas shall provide for nonglare lights focused downward. The incident
light intensity provided at ground level shall be a minimum of 0.3
footcandle anywhere in the area to be illuminated. Lighting shall
be provided by fixtures with a mounting height not more than 25 feet
or the height of the building.
(b)
Any other outdoor lighting, such as building
and sidewalk illumination, driveways with no adjacent parking and
ornamental lighting, shall be shown on the lighting plan in sufficient
detail to allow determination of the effects to adjacent properties,
traffic safety and overhead sky glow. The objective of these specifications
is to minimize undesirable off-premises effects. No use shall produce
glare off the premises by illumination originating on the premises.
No bare or direct light source shall be visible beyond the lot lines.
Only diffused or reflected lights shall be visible beyond the lot
line. Illumination from light originating on the site shall not exceed
0.5 footcandle at the lot line. No light shall shine directly into
windows or onto streets and driveways in such manner as to interfere
with or distract driver's vision.
(c)
No sodium vapor lights shall be used.
(2)
Footcandle requirements. Horizontal footcandle requirements
for development areas shall be as follows:
Type of Development
|
Minimum Average Footcandle Level
| |
---|---|---|
Shopping centers and other commercial areas
|
2.0
| |
Industrial and office developments
|
1.0
| |
Recreational areas
|
1.0
| |
Multifamily, townhouse residential areas
|
0.6 - 0.8
| |
Residential streets
|
0.4
| |
Sidewalks
|
0.2
| |
Pedestrian walkways
|
0.4
|
(3)
Lighting plan. A lighting plan prepared by a design
engineer and approved by the Township and Philadelphia Electric Company
(PECO) shall be submitted as part of the final plans. If the construction
of the subdivision or land development is to take place in more than
one phase, an energizing plan indicating the phasing of streetlighting
shall be submitted as part of the final plans. Details of all lighting
fixtures and poles shall be submitted with final plans. The preliminary
plan shall contain preliminary location of the poles.
(4)
Lighting details.
(a)
The spacing of light poles along streets shall
be indicated.
(b)
Photogrammetric detail indicating coverage area
of proposed luminaire shall be indicated.
(c)
All lighting and accessory equipment shall be
standard equipment provided by PECO or variations approved by PECO
and the Board of Supervisors.
(d)
Type of pole, foundation, luminaire, etc., shall
be noted.
A.
General. The standards and requirements for open space
preservation, ownership and maintenance outlined in this section shall
be considered when reviewing all subdivisions and land developments.
B.
Open space requirements. Ownership of any open space required by the provisions of Chapter 175, Zoning, shall be designated.
C.
Recreation land/fee requirements.
[Amended 12-21-1993 by Ord. No. 231]
(1)
Purpose. All residential subdivision or land development
plans shall provide for suitable and adequate recreation land and/or
fees as set forth in this chapter in order to:
(a)
Ensure adequate recreational areas and facilities
to serve the future residents of the Township.
(b)
Maintain compliance with recreation standards
as recommended by the Doylestown Township Park and Recreation Comprehensive
Plan as adopted by the Doylestown Township Board of Supervisors.
(c)
Minimize overuse of and excessive demand for
existing recreational areas and facilities by future residents.
(d)
Allow for orderly acquisition and development
of recreational areas to serve new residents.
(e)
Ensure that dedicated recreation land is suitable
for the intended use.
(2)
Recreation land dedication requirements.
(a)
All residential subdivision or land development
plan submissions to the Township shall be required to provide for
public dedication of land suitable for park and/or recreation use
in accordance with the provisions of this chapter.
(b)
A minimum of 2,075 square feet of suitable recreation land shall be provided per dwelling unit within all residential subdivision or land developments, unless the applicant agrees to a fee in lieu as set forth in Subsection C(4) of this section. This requirement is based on the goal of providing 16 acres of recreation land per 1,000 population in accordance with the standards of the National Park and Recreation Association as reflected by the Township Comprehensive Park and Recreation Plan and an average household of 2.988 persons as determined by the United States census in 1990.
(3)
Criteria for determining the location and suitability
of recreation areas.
(a)
Site(s) shall be easily and safely accessible,
have good ingress and egress and have access to a public road.
(b)
Site(s) shall have suitable topography for the
development as a particular type of recreation area.
(c)
Size and shape of the site(s) shall be suitable
for the development as a recreation area.
(d)
Site(s) shall meet the minimum size with respect
to usable acreage as recommended by the Park and Recreation Plan of
Doylestown Township.
(e)
Site(s) designated for recreation land shall not contain lands with natural resources restrictions, as defined by Chapter 175, Zoning, stormwater detention facilities or lands designated for any other purpose.
(f)
The recreational activities and/or facilities
for which the area is intended must be specified on the development
plans and recorded on the approved plans.
[Amended 2-16-2021 by Ord. No. 400]
(g)
Recreation areas shall not be traversed by utility
easements unless said utilities are placed underground and no part
of them or their supportive equipment protrudes above ground level.
(h)
The configuration of the recreation area must
be able to accommodate recreation activities proposed by the development
plans. The required area shall not include narrow or irregular pieces
which are remnants from lotting and/or street and parking areas.
(i)
On-site improvements shall be commensurate with
the adjacent on-site development improvements, including but not limited
to grading, curbing and utilities.
(4)
Ownership/dedication to Township of recreation land.
(a)
The Doylestown Township Planning Commission
and Park and Recreation Board shall provide recommendations to the
Board of Supervisors concerning any proposed recreation land dedication
and any proposed assessment of recreation fees in lieu of land dedication.
(b)
If the Board of Supervisors determines that
a recreation land dedication would be in the public interest, such
recreation land shall be owned and maintained by an entity that the
Board of Supervisors determines is acceptable to ensure proper long-term
oversight and maintenance of the land. This may be any of, but not
limited to, any of the following entities, subject to the approval
of the Board of Supervisors, if said entity has agreed to accept such
land and is willing to be considered as permanent owner of the recreation
space:
[1]
Retention by the owner of the development if
such dwelling units are to be rented.
[2]
Dedication to a formal homeowner or condominium
association, which such agreement shall be subject to the approval
of the Board of Supervisors after review by the Township Solicitor.
If any entity responsible for such recreation land should dissolve
or become inactive or decide that it no longer wishes to be responsible
for such land, it shall offer such land at no cost to the Township
or to another entity that the Township so designates for continued
use as recreation land.
[3]
Dedication to an established state, county or
regional organization acceptable to the Board of Supervisors.
[4]
Dedication to Doylestown Township.
(c)
If the Board of Supervisors deems it to be in
the public interest to accept dedicated land for recreational purposes,
such acceptance shall be by adoption of a resolution by the Board
of Supervisors and acceptance of a deed of dedication from the developer.
(d)
Recreation land shall include deed restrictions
to permanently restrict its use for recreation and to prohibit the
construction of buildings on the land, except buildings for noncommercial
recreation or to support the maintenance of the land.
(5)
Fee in lieu of dedication. Where, upon agreement with
the applicant or developer, it is determined that the dedication of
all or any portion of the land area required for recreational purposes
is not feasible under the criteria set forth in this section, the
Township shall require the applicant or developer to pay a fee in
lieu of dedication of any such land or to construct recreational facilities
in lieu of recreation land dedication to the Township as follows:
(a)
The fee shall be equal to the average fair market
value of the land otherwise required to be dedicated and, based upon
1992 land values, the fee in lieu is fixed at $1,880 per dwelling
unit. The fee may be amended, from time to time, by the Board of Supervisors
by resolution based upon the then fair market value of land.
(b)
Limitations on use of fees.
[1]
Any recreation fees collected under this subsection
shall be placed within an interest-bearing recreation fee account
which shall function as a capital reserve fund and shall be segregated
from other Township funds.
[2]
To ensure that the lands and facilities are
accessible to the residents of the development that paid fees toward
their costs, the attached Recreation Fee District Map[1] designates two service areas for neighborhood parks and
one Township-wide service area for a Township-wide community park.
Any such fees collected under this subsection shall only be expended
within the same recreation fee district as the subdivision or land
development that contributed the fee if the fee is used for neighborhood
parks. Fees collected from any district may be expended for the Township-wide
Central Park.
[1]
Editor's Note: Said map is on file in the
Township offices.
[3]
All fees and interest within the recreation
fee account shall only be used for acquisition of recreation land,
development of and capital improvement to public recreational facilities,
landscaping of recreation land, engineering, legal, planning, architecture,
landscape architecture and the payment of debt directly resulting
from such expenditures. Such fees specifically shall not be used for
maintenance, routine repairs, operating expenses or recreational programs.
(c)
Fees required under this subsection shall be
paid prior to the recording of the applicable final plan or as determined
by the Board of Supervisors.
(d)
If such fees are paid in installments or prior
to the issuance of each building permit, then for the purpose of determining
limits for the time within which such funds are required to be expended
under state law, such time limit shall not begin until the total fees
related to the final approval are paid in full, and not from the date
of payment of any portion of such fees. Upon request, the Township
shall refund such fee, plus interest accumulated thereon from the
date of payment, if the Township has failed to utilize the fee paid
for the purposes set forth in this subsection within three years of
the effective date of payment.
A.
General. The applicant shall construct and/or install
such drainage structures, on site and off site, as necessary to:
(1)
Prevent erosion damage and to satisfactorily carry
off or detain and control the rate of release of surface waters.
(2)
Encourage all runoff control measures to percolate
the stormwater into the ground to aid in the recharge of groundwater.
(3)
Carry surface water to the nearest adequate street,
storm drain, detention basin, natural watercourse or drainage facility.
(4)
Take surface water from the bottom of vertical grades,
to lead water away from springs and to avoid excessive use of cross
gutters at street intersections and elsewhere.
(5)
Handle the anticipated peak discharge from the property
being subdivided or developed and the existing runoff being contributed
from all land at a higher elevation in the same watershed.
(6)
Maintain the adequacy of the natural stream channels.
Accelerated bank erosion shall be prevented by controlling the rate
and velocity of runoff discharge to these watercourses so as to avoid
increasing the occurrence of stream bank overflow.
(7)
Preserve the adequacy of existing culverts. Bridges
and similar structures shall be preserved by suppressing the new flood
peaks created by new land development.
B.
Retention of existing watercourses and natural drainage
features.
(1)
Whenever a watercourse, stream or intermittent stream
is located within a development site, it shall remain open in its
natural state and location and shall not be piped.
(2)
The existing points of natural drainage discharge
onto adjacent property shall not be altered without the written approval
of the affected landowners.
(3)
No stormwater runoff or natural drainage shall be
so diverted as to overload existing drainage systems or create flooding
or the need for additional drainage structures on private properties
or public lands.
(4)
The Board of Supervisors may require the developer
to provide a permanent easement along any watercourse located within
or along the boundary of any property being subdivided or developed.
The purpose of such easement shall be for the maintenance and/or relocation
of the channel of any watercourse, The required width of such easement
shall be determined by the Township Engineer, United States Army Corps
of Engineers, Pennsylvania Department of Environmental Resources or
public agency having jurisdiction, but in no case shall such easement
be less than 50 feet in width.
C.
Design criteria for stormwater management. The Doylestown
Township Neshaminy Creek Watershed Stormwater Management Ordinance,
a true and correct copy of which is available from the Township, is
incorporated into this chapter by reference. In the event the provisions
of this chapter (the Doylestown Township Subdivision and Land Development
Ordinance) conflict with the provisions of the Doylestown Township
Neshaminy Creek Watershed Stormwater Management Ordinance, the stricter
provisions shall apply.[1]
[Amended 2-2-1993 by Ord. No. 220; 4-5-2005 by Ord. No.
321]
(1)
No regulated activities, as outlined in § 148-5 of the Doylestown Township Neshaminy Creek Watershed Stormwater Management Ordinance, shall be approved unless approval has been received for a stormwater management plan which complies with the provisions of this chapter and the Doylestown Township Neshaminy Creek Watershed Stormwater Management Ordinance.
(2)
This section and the provisions of the Doylestown
Township Neshaminy Creek Watershed Stormwater Management Ordinance
shall apply to all areas of the Township.
D.
Design criteria for detention and retention basins.
(2)
Unless permitted as a special exception by the Zoning
Hearing Board, detention basins shall not be located within floodplains,
nor within areas of floodplain soils, with the exception that areas
of alluvial soils may be utilized if proof is accepted by the Board
of Supervisors that the area is not subject to flooding.
(3)
Detention basins shall be designed to facilitate regular
maintenance, mowing and periodic desilting and reseeding.
(4)
Whenever possible, the side slopes and basin shape
shall conform to the natural topography. When such design is impractical,
the construction of the basin shall utilize slopes as flat as possible
to blend the structure into the terrain.
(5)
In residential development, shallow broad basins shall
be provided.
(6)
The maximum slope of the earthen detention basin embankments
shall be four horizontal to one vertical.
(7)
The top or toe of any slope shall be located a minimum
of five feet from any property line.
(8)
The minimum top width of the detention basin berm
shall be 10 feet.
(10)
For rate control facilities only, a minimum
grade of 2% shall be maintained for areas of sheet flow. For channel
flow, a minimum grade of 1% shall be maintained. For structural infiltration
BMPs, flat bottoms are permissible for volume control.
[Amended 2-16-2021 by Ord. No. 400]
(12)
If permanent ponds are used, the developer shall
demonstrate that such ponds are designed to protect the public health
and safety.
(13)
Emergency spillways.
(a)
Emergency overflow facilities shall be provided
for detention facilities to handle runoff in excess of design flows.
(b)
Whenever possible, the emergency spillway for
detention basins shall be constructed on undisturbed ground.
(c)
Emergency spillways shall be constructed of
grass pavers or other material approved by the Township Engineer.
(d)
All emergency spillways shall be constructed
so that the detention basin berm is protected against erosion.
(e)
The minimum capacity of all emergency spillways
shall be the peak flow rate from the one-hundred-year design storm
after development.
(f)
The construction material of the emergency spillways
shall extend along the upstream and downstream berm embankment slopes.
(g)
The upstream edge of the emergency spillway
shall be a minimum of three feet below the spillway crest elevation.
(h)
The downstream slope of the spillway shall,
as a minimum, extend to the toe of the berm embankment.
(i)
The emergency spillway shall not discharge over
earthen fill and/or easily eroded material.
(j)
The minimum freeboard shall be one foot. Freeboard
is the difference between the design flow elevations in the emergency
spillway and the top of the settled detention basin embankment.
[Amended 4-5-2005 by Ord. No. 321]
(k)
All detention basins shall be landscaped in accordance with the standards set forth in § 153-34B(5), Landscape requirements for detention basins.
(14)
Antiseep collars.
(a)
Antiseep collars shall be installed around the
pipe barrel within the normal saturation zone of the detention basin
berms and shall be poured in place.
(b)
The antiseep collars and their connections to
the pipe barrel shall be watertight.
(c)
The antiseep collars shall extend a minimum
of two feet beyond the outside of the principal pipe barrel.
(d)
The maximum spacing between the collars shall
be 14 times the minimum project of the collar measured perpendicular
to the pipe.
(e)
A minimum of two antiseep collars shall be installed
on each outlet pipe.
(f)
Antiseep collars shall not be required for rain gardens.
[Added 2-16-2021 by Ord. No. 400]
(15)
Outlet pipes.
(a)
All outlet pipes through the basin berm shall
be reinforced concrete pipe with watertight joints.
(b)
Energy dissipating devices (riprap, end sills,
etc.) shall be placed at all basin outlets.
(c)
Outlet pipes shall discharge to a defined watercourse
having a capacity to carry proposed discharge flows.
(16)
Perforated risers.
(a)
A perforated riser shall be provided at each
outlet of all detention basins during construction for sediment control.
(b)
The riser shall extend to a maximum elevation
of two feet below the crest elevation of the emergency spillway.
(c)
The perforated riser shall be designed so that
the rate of outflow is controlled by the pipe barrel through the basin
berm when the depth of water within the basin exceeds the height of
the riser.
(d)
Circular perforations with a maximum diameter
of one inch shall be spaced eight inches vertically and 12 inches
horizontally.
(e)
The perforations shall be clearly cut and shall
not be susceptible to enlargement.
(f)
All metal risers shall be suitably coated to
prevent corrosion and wrapped with geotextile fabric to filter sediment.
(g)
A trash rack or similar appurtenances shall
be provided to prevent debris from entering the riser.
(h)
All risers shall have a concrete base attached
with a watertight connection.
(i)
The base shall be sufficient weight to prevent
flotation of the riser.
(j)
An antivortex device, consisting of a thin vertical
plate normal to the basin berm, shall be provided on the top of the
riser.
[Amended 2-16-2021 by Ord. No. 400]
D.1.
|
Design criteria for groundwater recharge via
best management practices
| |||
(1)
|
Designers are referred to the Pennsylvania Handbook
of Best Management Practices for Developing Areas, dated Spring 1998
or latest edition as amended, as prepared for the Pennsylvania Association
of Conservation District, Inc., and the Pennsylvania Department of
Environmental Protection.
| |||
(2)
|
Stormwater runoff peak rate determinations will be determined as outlined in § 153-38C. The volume of groundwater recharge on sites shall be maintained at predevelopment levels to assure that there is no reduction of the annual recharge to the groundwater reservoir resulting in a lowering of the base flow of streams and of the water supplied to wells.
| |||
(3)
|
The suitability of soils for infiltration shall
be determined from the Soil Survey of Bucks County (1975 Edition)
or latest edition as amended and from on-site soil testing. A minimum
infiltration of 0.5 inches per hour is required in the soil horizon
in which the infiltration device bottom is situated.
| |||
(4)
|
Best management practices shall be selected
with primary emphasis on infiltration through upper soil horizons,
through wooded grounds, grassy areas and infiltration berms, with
secondary emphasis on below ground infiltration devices.
| |||
(5)
|
Design criteria for infiltration systems.
| |||
(a)
|
Soil infiltration tests shall be made to a depth
of not less than three feet below the bottom of the infiltration beds
established by the Bucks County Department of Health. All infiltration
methods shall be designed to handle the ten-year storm. Seventy-five
percent of the tested percolation rate shall be used to determine
the storage volume required.
| |||
(b)
|
All infiltration systems shall be sized to store
the net increase in stormwater volume resulting from site disturbance,
using the two-year frequency rainfall (3.3 inches in 24 hours) without
consideration of infiltration during precipitation.
| |||
(c)
|
All infiltration systems shall mitigate the
peak rate of runoff from the site to the predisturbance condition,
using the one-hundred-year frequency rainfall (7.2 inches in 24 hours)
with consideration of the estimated soil infiltration during precipitation.
| |||
(d)
|
All roof drains shall discharge into infiltration
systems, with appropriate measures to prevent vegetative clogging.
| |||
(e)
|
Where sediment transport is anticipated in the
stormwater runoff reaching the infiltration systems, appropriate measures
to prevent or collect sediment shall be installed prior to discharge.
| |||
(f)
|
Infiltration systems shall not be situated within
50 feet of any sewage bed or stream. They shall have a minimum setback
of 15 feet from any residential structure, and if possible, shall
be situated down gradient from such structures.
| |||
(g)
|
All surface and subsurface infiltration systems
shall have positive overflow controls, and storage volumes shall be
computed from this invert.
| |||
(h)
|
All infiltration systems shall be designed to
empty the total design storm volume within 24 hours or less following
rainfall.
| |||
(i)
|
All subsurface infiltration systems shall utilize
a permeable geotextile to separate aggregate beds or structures from
soil, to prevent loss of bed capacity.
| |||
(6)
|
Maintenance of best management practices.
| |||
(a)
|
A description of maintenance activities and
a maintenance schedule and management plan for best management practices
shall be submitted and made part of the Stormwater Management Plan.
| |||
(b)
|
Individual lot best management facilities are
the responsibility of each lot owner. Their performance shall be guaranteed
with a written and executed maintenance agreement with perpetual deed
restrictions. This agreement must provide assurances that no action
will be taken by the lot owner to disrupt in any way or impair the
effectiveness of the best management facilities. This agreement must
be attached to and made part of the building permit requirements for
the lot.
| |||
(c)
|
Where Doylestown Township has accepted an offer
of dedication, including maintenance responsibilities for stormwater
management facilities, a financial security and/or maintenance fee
shall be provided by the developer.
|
E.
Design criteria for drainage channels and swales.
(1)
All drainage channels shall be designed to prevent
erosion of the bed and banks.
(2)
The maximum permissible flow velocity shall not exceed
those outlined in Table 1.
TABLE 1
| |||||
---|---|---|---|---|---|
ALLOWABLE WATER VELOCITIES
| |||||
Permissible velocities for channels lined
with vegetation1
| |||||
The values apply to average, uniform stands
of each type of cover.
| |||||
Permissible Velocity
(feet per second)
| |||||
Cover
|
Slope Range2
(percent)
|
Erosion-Resistant Soils
|
Easily Eroded Soils
| ||
Bermuda grass
|
0-5
|
3
|
6
| ||
5-10
|
7
|
5
| |||
Over 10
|
6
|
4
| |||
Buffalo grass, Kentucky bluegrass, smooth brome
or blue grama
|
0-5
|
7
|
5
| ||
5-10
|
6
|
4
| |||
Over 10
|
5
|
3
| |||
Grass mixture2
|
0-5
|
5
|
4
| ||
5-10
|
4
|
3
| |||
Lespedeza sericea,3 weeping love grass,3 yellow bluestem,3 kudzu, alfalfa3 or crabgrass3
|
0-5
|
3.5
|
2.5
| ||
Common lespedeza4 or Sudan grass4
|
0-5
|
3.5
|
2.5
|
NOTES:
1Use velocities exceeding
five feet per second only where good covers and proper maintenance
can be obtained.
| |||||
2Do not use on slopes
steeper than 10% except for side slopes on a combination channel.
| |||||
3Do not use on slopes
steeper than 5% except for side slopes in a combination channel.
| |||||
4Annuals: used on
mild slopes or as temporary protection until permanent covers are
established. Use on slopes steeper than 5% is not recommended.
|
(3)
Suitable stabilization shall be provided where required
to prevent erosion of the drainage channels.
(4)
Any vegetated drainage channel requiring mowing of
the vegetation shall have a maximum grade of four horizontal to one
vertical on those areas to be mowed.
F.
Design criteria for stormwater collection and pipe
system.
(1)
Storm sewers, culverts and related installations shall
be provided:
(a)
To permit the unimpeded flow of natural watercourses
in such a manner as to protect the natural character of said watercourses
and to provide regulated discharge.
(b)
To ensure adequate drainage of all low points
along the line of streets.
(c)
To intercept stormwater runoff along streets
at intervals reasonably related to the extent and grade of the area
drainage and to prevent substantial flow of water across intersections.
(2)
The design discharge from drainage areas contributing
to the system may be determined by use of the rational equation (Q
= CIA) when the total drainage area does not exceed 100 acres.
(a)
The following runoff factors shall be utilized
for the rational equation:
Description of Area
|
Runoff Coefficient (C)
| ||
---|---|---|---|
Residential
| |||
2-acre single-family detached lots
|
0.40
| ||
1-acre single-family detached lots
|
0.46
| ||
1/2-acre single-family detached lots
|
0.50
| ||
1/4-acre single-family detached lots
|
0.56
| ||
Two-family and multifamily
|
0.70
| ||
Commercial
|
0.75
| ||
Industrial
|
0.80
| ||
Parks and cemeteries
|
0.38
| ||
Unimproved
|
0.35
| ||
Where the table is not applicable, the following
factors may be used:
| |||
Roofs and all impervious surfaces
|
0.90
| ||
All other surfaces except forest
|
0.40
| ||
Forest
|
0.30
|
(b)
The coefficients in the above tabulations are
applicable for storms of ten-year frequency and less. The coefficients
are based on the assumption that the design storm does not occur when
the ground is frozen. Less frequent, higher-intensity storms will
require the use of higher coefficients.
(c)
For less frequent storms the coefficients can
be used if they are multiplied by the following factors for the return
frequency required:
Storm Frequency
(years)
|
Factors
| |
---|---|---|
10 and less
|
1.0
| |
25
|
1.1
| |
50
|
1.2
|
(d)
The rainfall intensity I-curves presented in
Figure 1 shall be used in determining stormwater runoff.[5]
[5]
Editor's Note: Figure 1 is included at the end of this chapter.
(e)
Storm frequency.
(f)
Storm duration.
[1]
A five-minute storm duration shall be used if
this duration does not result in a maximum expected discharge that
exceeds the capacity of a thirty-inch pipe.
[2]
If a five-minute storm duration results in a
pipe size exceeding 30 inches, the time of concentration approach
shall be used in determining storm duration.
[3]
If a five-minute storm duration results in a
pipe size exceeding 30 inches within any run of pipe, the time of
concentration approach may be used for sizing of pipes from that point
on by adjusting the time of concentration.
(3)
Pipes.
(a)
Pipes shall be sized by use of Manning's equation
with the pipes flowing full. The design shall be based on gravity
(nonpressure) flow.
(b)
The roughness coefficient (n) shall be in compliance
with the Pennsylvania Department of Transportation Design Manual,
Part 2, as amended.
(c)
The minimum diameter of all storm drainage pipes
shall be 15 inches or an equivalent thereto, for stormwater conveyance
and structural BMP discharge. Smaller diameter pipes are permitted
for BMP underdrains.
[Amended 2-16-2021 by Ord. No. 400]
(d)
Abrupt changes in direction or slope of storm
drainage pipe shall be avoided. Where such abrupt changes are required,
an inlet or manhole shall be placed at the point of change.
(e)
The minimum grade of piping shall provide a
minimum velocity of 2.5 feet per second and shall have a minimum slope
of 0.5%.
(f)
Storm sewers shall be placed within a street
right-of-way, parallel to the cartway, and shall be designed as a
combination storm sewer and under-drain. When located outside of a
right-of-way, they shall be placed within an easement having a width
of not less than 20 feet, if required by the Township.
(g)
The top of storm drainage pipes beneath cartways
shall be at least six inches below subgrade elevation. Outside of
cartways, all pipes shall have a minimum cover of two feet.
(4)
Manholes.
(a)
Manholes shall neither be more than 300 feet
apart on sizes up to 24 inches nor more than 450 feet apart on greater
sizes.
(b)
Inlets may be substituted for manholes, on approval
of the Township Engineer, at the same spacing as required for manholes.
(c)
Manhole covers and frames shall conform to Pennsylvania
Department of Transportation specifications.
(5)
Inlets.
(a)
At street intersections, inlets shall be placed
in the tangent portion rather than the curved portion of the curbing.
(b)
Where there is a change in pipe size in an inlet,
the elevation for the top of the pipes shall be the same or the smaller
pipe shall be higher. A minimum drop of two inches shall be provided
in the inlet between the lowest inlet pipe invert elevation and the
outlet pipe invert elevation.
(c)
If the capacity of the shoulder, swale, curb
section or depressed median section exceeds the assumed inlet capacity,
the inlet capacities shall govern the spacing of inlets.
(d)
If the capacity of the shoulder, swale, curb
section or depressed median section is less than the inlet capacities,
then the shoulder, swale, curb section or depressed section capacity
shall govern the spacing of inlets.
(e)
Type C inlets.
[1]
Type C inlets shall be installed in unmountable
curbs.
[2]
In order to achieve greater efficiency, Type
C inlets shall be spaced so as to permit 5% of the gutter flow to
bypass the inlet.
[3]
The capacity of a Type C inlet at a low point
of a street's vertical curve may be designed to accept four cubic
feet per second from each direction or a maximum of eight cubic feet
per second.
[4]
Inlet capacities shall be based on Figure 2,
Inlet Capacity and Gutter Flow Curves.[6]
[6]
Editor's Note: Figure 2 is included at the end of this chapter.
(f)
Type M and S inlets.
[1]
Type S inlets shall be installed in shoulder
swale areas with back slopes of six horizontal to one vertical and
steeper.
[2]
Type M inlets shall be installed in swale areas
where the back slope is flatter than six horizontal to one vertical.
[3]
Inlet capacities shall be based on Table 2,
Type M and S Inlet Capacities (In Swale).
[4]
All field inlets shall be put in swales.
Table 2
| ||||||
---|---|---|---|---|---|---|
Type M and S Inlet Capacities (In Swale)
| ||||||
Back Slope
| ||||||
Grade
|
2:1
|
4:1
|
6:1
|
12:1
|
Dike
| |
1.0
|
3.2
|
3.6
|
3.9
|
4.1
|
9.1
| |
2.0
|
3.5
|
3.5
|
3.5
|
3.7
|
8.3
| |
3.0
|
2.5
|
2.8
|
3.5
|
3.5
|
7.4
| |
4.0
|
1.6
|
2.0
|
3.4
|
3.2
|
6.4
| |
5.0
|
1.6
|
2.0
|
3.5
|
3.0
|
6.3
| |
6.0
|
1.6
|
2.0
|
3.3
|
2.8
|
6.1
| |
7.0
|
1.5
|
2.0
|
3.0
|
2.6
|
6.0
| |
8.0
|
1.5
|
2.0
|
2.8
|
2.4
|
5.8
|
[5]
Where a drainage dike is used, the side slope
of the dike shall be eight horizontal to one vertical or flatter.
[6]
The capacity of an inlet at a low point in a
swale (sump condition) shall be 16 cubic feet per second maximum.
(g)
Inlets shall conform to Pennsylvania Department
of Transportation specifications, with the exception that the use
of red brick for inlet construction is not permitted.
(h)
Shoulders in cut areas (without swales).
[1]
Water flowing in the shoulder shall not encroach
more than 2/3 the shoulder width during a ten-year frequency storm
of five minutes' duration.
[2]
The maximum velocity as determined by Manning's
equation shall not exceed the allowable velocities in Table 2 for
the specific type of shoulder material.
[3]
Inlets shall be provided to control the shoulder
encroachment and water velocity.
(i)
Swales adjacent to shoulders.
[1]
Swales in cut areas shall be designed to prevent
the passage of water onto the cartway during a ten-year frequency
storm of five minutes' duration.
[2]
The maximum velocity as determined by Manning's
equation shall not exceed the allowable velocities in Table 1 for
the specific type of shoulder material.
A.
General provisions and compliance.
(1)
No changes shall be made in the contour of the land
and no grading, excavation, removal or destruction of the topsoil,
trees or other vegetative cover of the land shall be commenced until
such time as a plan for minimizing erosion and sedimentation has been:
(2)
The Board of Supervisors, in its consideration of
all preliminary subdivision and land development plans, shall condition
its approval upon the execution of erosion and sediment control measures
as contained in the standards and specifications of the Bucks County
Conservation District, the local designee for the Pennsylvania Department
of Environmental Resources, Bureau of Soil and Water Conservation.
(3)
Final approval of plans and specifications for the
control of erosion and sedimentation shall be concurrent with the
approval of the final subdivision or land development plans and become
a part thereof.
(4)
Final plans for minimizing erosion and sedimentation
as approved will be incorporated into the agreement and bond requirements
as required by the Township.
(5)
No subdivision or land development plan shall be approved
unless:
(a)
There has been an erosion and sedimentation
plan approved by the Township Engineer and the Bucks County Conservation
District that provides for minimizing erosion and sedimentation and
an improvement bond or other acceptable security is deposited with
the Township in the form of an escrow guaranty which will ensure installation
and completion of the required improvements; or
(b)
There has been a determination by the Board
of Supervisors that a plan for minimizing erosion and sedimentation
is not necessary. The Board of Supervisors may waive the above requirement
for minor subdivisions.
(6)
At the time a building permit is applied for, a review shall be conducted by the Township Engineer to ensure conformance with the plan as approved. In addition, all the standards and requirements of Chapter 145, Soil Erosion and Sediment Control, shall be met as a condition of receiving a building permit. During the construction, further consultative technical assistance will be furnished, if necessary, by the Township Engineer and the Bucks County Conservation District. During this development phase, the Township Engineer shall inspect the development site and enforce compliance with the approved plans.
(7)
The Township Engineer shall review stream channel
construction on watersheds with a drainage area in excess of 320 acres
or in those cases where downstream hazards exist and shall submit
a review of said construction to the Pennsylvania Department of Environmental
Resources. Said construction shall be approved by the Department of
Environmental Resources prior to final plan approval.
(8)
Permission for clearing and grading prior to recording
of plans may be obtained under temporary easements or other conditions
satisfactory to the Township Manager.
B.
General erosion control standards.
(1)
Measures used to control erosion and reduce sedimentation
shall, as a minimum, meet the standards and specifications of the
Bucks County Conservation District, the local designee for the Pennsylvania
Department of Environmental Resources, Bureau of Soil and Water Conservation.
(2)
In cases where the Bucks County Conservation District
does not have standards and specifications for erosion and sedimentation
control, other known and commonly accepted standards and specifications
may be used as approved by the Township Engineer.
(3)
The following standards to minimize erosion and sedimentation
shall be followed:
(a)
Stripping of vegetation, regrading or other
development shall be undertaken in a manner that will minimize erosion.
(b)
Development plans shall preserve salient natural
features, keeping fill operations to a minimum and ensuring conformity
with topography so as to create the least erosion potential and adequately
handle the volume and velocity of surface water runoff.
(c)
Whenever feasible, natural vegetation shall
be retained, protected and supplemented.
(d)
The disturbed area and the duration of exposure
shall be kept to a practical minimum. Disturbed soil shall be stabilized
within 20 days.
(e)
Temporary vegetation and/or mulching shall be
used to protect exposed critical areas during development.
(f)
The permanent (final) vegetation and mechanical
erosion control and drainage facilities shall be installed as soon
as practical.
(g)
Provisions shall be made to effectively accommodate
the increased runoff caused by changed soil and surface conditions
during and after development. Where necessary, the rate of surface
water runoff shall be mechanically retarded.
(h)
Sediment in the water runoff shall be trapped
until the disturbed area is stabilized by the use of debris basins,
sediment basins, silt traps or similar measures.
(i)
Swales shall be sodded, utilize jute matting
or other similar measures to ensure proper growth of ground cover.
(j)
Tire cleaning areas shall be provided and properly
maintained at each point of egress from the development site.
C.
General grading standards.
(1)
In addition to the standards set forth herein, all construction shall be subject to the provisions of Chapter 145, Soil Erosion and Sediment Control. Earth disturbance requirements shall be met for each lot on which grading and/or construction is to occur.
(2)
All lots, tracts or parcels shall be graded to provide
proper drainage away from buildings and dispose of it without ponding.
(3)
All land within a development shall be graded to drain
and dispose of surface water without ponding, except where ponding
in detention basins is part of the stormwater management plan for
the site.
(4)
Concentration of surface water runoff shall be permitted
only in swales, watercourses or detention basins.
(5)
Edges of slopes shall be a minimum of five feet from
property lines or right-of-way lines in order to permit the normal
rounding of the edge without encroaching on the abutting property.
(6)
During grading operations, necessary measures for
dust control shall be exercised.
(7)
Driveway slopes shall be less than 8% where feasible.
Where driveway slopes in excess of 8% are unavoidable, an adjoining
walk with steps should be provided (for pedestrian use during conditions
of ice or snow).
(8)
In general, lot slope shall not be flatter than 2%.
(9)
Swales for surface runoff shall have a minimum slope
of 2%.
(10)
Garage floor elevations shall be shown on the
proposed grading plan. First-floor elevations shall be based on architectural
details of the proposed building.
(11)
A fifteen-foot protection slope around the building
shall be provided with at least a six-inch fall.
(12)
Perimeter grades at the corners of the building
shall be shown on the grading plan.
(13)
Proposed spot elevations for swale high points
and at lot corners shall be shown on the grading plan.
(14)
Where inlets are proposed at low points in street
or lot grading, adequate relief shall be provided to prevent excessive
ponding in the event of inlet clogging.
(15)
The grading plan shall not allow concentrated
runoff on adjoining properties.
(16)
Drainage swales necessary to control surface
drainage between lots shall be centered about the common property
lines.
(17)
On-lot drainage swales shall be designed to
provide positive conveyance of surface water from the individual lot.
Each individual lot shall convey stormwater from the lot to a storm
sewer system, street or major drainageway without crossing or combining
with stormwater from more than the adjacent lot.
(18)
Drainageways for major surface runoff (swales)
shall be confined to open space areas or along property lines. Drainageways
on adjoining private property may require drainage easements for maintenance
purposes.
D.
Excavation and fills.
(1)
No excavation or fill shall be made with a face or
surface slope steeper than four horizontal to one vertical unless
a retaining wall, constructed in accordance with approved standards
and approved by the Township Engineer, is provided to support the
face or surface slope of said excavation or fill.
(2)
Adequate provisions shall be made to prevent surface
water from damaging the cut face of excavations and the sloping surfaces
of fills.
(3)
Cut and fill shall not endanger adjoining property.
(4)
Fill shall be placed and compacted so as to minimize
sliding or erosion of the soil.
(5)
Fills shall not encroach in floodplain areas or wetlands.
(6)
Fills placed adjacent to floodways shall have suitable
protection against erosion during flooding.
E.
Responsibility.
(1)
Each person, corporation or other entity which makes
any surface changes shall be required to:
(a)
Collect on-site surface runoff and control it
to a point of discharge into the natural watercourse of the drainage
area having adequate capacity.
(b)
Adequately handle existing off-site runoff through
his development.
(c)
Provide and install all temporary and permanent
drainage and erosion control improvements as required by the approved
sedimentation and erosion control plan.
(2)
Whenever sedimentation is caused by stripping of vegetation,
regrading or other development, it shall be the responsibility of
the person causing such sedimentation to remove it from all affected
surfaces, drainage systems and watercourse on-site and off-site and
to repair any damage at his expense as quickly as possible following
the storm event.
(3)
Maintenance of all drainage facilities and watercourses,
both existing and proposed, within any proposed subdivision or land
development shall be the responsibility of the developer until such
time as one of the following is accomplished:
(a)
The right-of-way for these facilities is offered
for dedication by the developer and is accepted by the Township; it
shall then be the responsibility of the Township.
(b)
An easement acceptable to the Township is established.
In the case of a subdivision, the maintenance shall then be the responsibility
of the individual lot owners over whose property the easement passes.
For land developments, the maintenance shall then be the responsibility
of the owner.
(c)
A homeowners' association, approved by the Township,
assumes responsibility for the maintenance of the development, including
the maintenance of the watercourses and/or drainage facilities.
(4)
It is the responsibility of any person, corporation
or other entity doing work on or across a watercourse, swale, floodplain
or right-of-way to return such areas to their original or equal condition
after such activity is completed.
(5)
No person, corporation or other entity shall block,
impede the flow of, alter, construct any structure, deposit any material
or thing or perform any work which will affect the normal or flood
flow in any communal watercourse without having obtained prior approval
from the Township and/or Pennsylvania Department of Environmental
Resources, whichever is applicable.
A.
General. This section shall be applicable to all subdivision
and land developments, whether utilizing public or private streets
or driveways serving as private streets; and in the case of a subdivision
or land development utilizing private streets, the applicant shall
execute a recordable covenant with the Township that, for the purpose
of sewer connections, assessments and rentals and the rights and liabilities
on himself, his grantees, heirs, succors and assigns, shall be the
same as if his property abutted a public street.
B.
Sewers.
(1)
Wherever practicable, sanitary sewers shall be installed
and connected to the Township Authority sanitary sewer system, the
Bucks County Sewer and Water Authority system or any other appropriate
sanitary sewer system following the review of plans and approval by
the Pennsylvania Department of Environmental Resources. In areas not
presently served by public sanitary sewers, appropriate sewage disposal
must be provided for in accordance with the regulations of DER, and,
in addition, the installation and capping of sanitary sewer mains
and house laterals may be required if studies by the Township and/or
the Township Authority indicate that extension of public sanitary
sewer trunks or laterals to serve the property subdivided appears
probable or necessary to protect public health.
(2)
When consistent with the Township Sewage Facilities
Plan, sanitary sewer systems, with connections to each building in
a subdivision or land development, shall be installed at the expense
of the applicant or subdivider and connected to the Township sanitary
sewer system.
(4)
If outfall sewers are not available in the vicinity
but are considered reasonably necessary in the near future by the
Township for the area in question, a system of sewers, together with
all necessary laterals extending from mains to the street right-of-way
line, shall be installed at the expense of the subdivider or applicant.
The sewer lines shall be suitably capped at the limits of the subdivision
or land development and laterals shall be capped at the right-of-way
line. The sewer installation shall include the construction within
rights-of-way or easements to bring the sewer to the future connection
with the Township sanitary sewer system.
(5)
If sanitary sewers are not to be installed at the
time of subdivision or development, subdividers or applicants shall
grant, reserve and set aside easements in streets and roads for installation
and maintenance of sewer lines at such time as the subdivision or
land development shall be part of the Township sanitary sewer system.
(6)
A sewer shall be considered to be planned for extension
to a given area any time after preliminary engineering and related
studies have been completed and the construction of facilities adequate
to serve the area containing the subdivision has been programmed for
completion within a reasonable time.
(7)
When capped sewers are provided, on-site disposal
facilities shall also be provided.
(8)
All sanitary sewage facilities located in any designated
floodplain district, whether public or private, shall be floodproofed
up to the regulatory flood elevation.
C.
Design and construction.
(1)
The design and construction of the sanitary sewer
system, including size and grade of sewer pipe, manholes, laterals,
pumping stations, trenches and all appurtenant work thereto, shall
be in accordance with the standards of Doylestown Township Municipal
Authority.
(2)
Laterals. Lateral connections to each lot shown on
the final plan shall be installed to the right-of-way line of the
street prior to paving. Each building shall have a separate connection
to the sanitary sewer system.
(3)
Pumping station. The installation of a pumping station
shall be permitted if approved by the Board of Supervisors and the
Township Municipal Authority. The design, plans and specifications
for the installation of a pumping station shall be approved by the
Authority prior to the approval of the subdivision or land development
plans.
(4)
The sanitary sewer system shall be tested in accordance
with the standards of the Township Authority and shall be approved
by the Township before buildings are permitted to be connected to
the laterals.
D.
On-lot disposal system. If public sewage disposal
is not available and the sewage treatment is on a project or individual
lot basis, such private facilities must be installed by the subdivider
or applicant in accordance with the provisions of Act 537, the Pennsylvania
Sewage Facilities Act,[3] and the individual sewage disposal system application
and certification procedure for Bucks County.
(1)
The usable area for sewage disposal shall be shown
on the preliminary plan for each lot. The usable area shall be situated
beyond the radius of the water supply well and shall conform to all
rules, regulations or future amendments thereto of the Pennsylvania
Department of Environmental Resources, the Bucks County Health Department
and Doylestown Township.
(2)
Proximity to wells. In no instance shall a septic
tank, tile field or other effluent disseminating system be located
closer than 100 feet to any well or less than 10 feet from any dwelling
or property line.
(3)
Building permit. When on-site sewage disposal facilities
are proposed, a satisfactory Bucks County Health Department feasibility
report must be received by the Township before final plan approval
will be granted and a sewer permit must be received before a building
permit will be issued.
[3]
Editor's Note: See 35 P.S. § 750.1
et seq.
A.
General.
(1)
If available, the owner shall provide public water
service to each lot within a subdivision or to each building within
a land development.
(2)
All water supply facilities, whether public or private,
located in any designated floodplain district shall be floodproofed
up to the regulatory flood elevation.
(3)
Where no public water service is available and it
would be an undue hardship for the subdivider or land developer to
have the public water service extended, the subdivider shall construct
a well on each lot or the land developer shall construct a well or
wells to serve each building.
B.
Public water supply.
(1)
Public water supply systems shall be constructed in
accordance with the standards of the Doylestown Township Municipal
Authority, the Bucks County Department of Health and the Pennsylvania
Department of Environmental Resources.
(2)
The system shall be designed with adequate capacity
and appropriately spaced fire hydrants for fire protection. Review
and approval by the Township Fire Marshal shall be required in order
to ensure that adequate fire protection is provided.
C.
Private water supply.
(1)
The proposed location of the wells shall be shown
on the preliminary plan for each lot. Where there are existing wells
on the property or adjoining lots, they must also be shown.
(2)
A circular area with a radius conforming to the rules
and regulations or future amendments thereto of the Pennsylvania Department
of Environmental Resources, the Bucks County Health Department and
the Township shall be shown around each well to denote clear space
in which no sewage system is to be located.
(3)
All wells shall meet the standards of Article I, Well Drilling, of Chapter 170, Water. All applications for subdivisions and/or land developments which involve a groundwater withdrawal of 1,000 gallons of water per day or more shall be accompanied by the reports and analyses required by Article I, Well Drilling, of Chapter 170, Water. Preliminary plan approval shall not be granted for any subdivision or land development until the requirements of Article I of Chapter 170, Water, have been met and the applicant demonstrates that the water quality and quantity standards as stated in the Well Ordinance have been met.
(4)
If water is to be provided by means other than by
private wells owned and maintained by the individual owners of lots
within the subdivision or development, applicants shall present evidence
to the Board of Supervisors that the subdivision or land development
is to be supplied by a certified public utility, a bona fide cooperative
association of lots owners or by a municipal corporation, authority
or utility. A copy of a certificate of public convenience from the
Pennsylvania Public Utility Commission or an application for such
certification, a cooperative agreement or a commitment or agreement
to serve the area in question, whichever is appropriate, shall be
acceptable evidence.
A.
All electric, telephone and communication service
facilities, including cable television, both main and service lines,
shall be provided by underground cables installed in accordance with
the prevailing standards and practices of the utility and other companies
providing such services. All utilities shall be laid in a common trench
and installed at the same time.
B.
All public utilities located in any designated floodplain
district shall be floodproofed up to the regulatory flood elevation.
C.
Where practicable, all utilities shall be located
within the street right-of-way; otherwise, easements or rights-of-way
of sufficient width for installation and maintenance shall be provided.
A.
General.
(1)
Monuments shall be made of precast concrete or durable
stone. The minimum size shall be four inches square at the top, six
inches square at the bottom and 24 inches in length. The top edges
shall be rounded or beveled.
(2)
Lot corner markers shall be malleable iron and shall
be at least one inch in outside diameter and at least 22 inches in
length.
(3)
Monuments shall be indicated on all plans.
(4)
Monuments and iron pipes shall be placed in the ground
after final grading is completed. The top surface of the monument
or pipe shall be at final grade.
(5)
Accuracy of distance between monuments shall be within
0.03 of a foot and their accuracy certified by the surveyor.
(6)
Metes
and bounds description shall be provided for all easements. All easements
shall be monumented at beginning, end, and all changes of direction.
[Amended 2-16-2021 by Ord. No. 400]
B.
Boundary monuments. Survey monuments shall be set
at all corners and angle points of the original tract to be subdivided
or developed except at those corners and angle points where natural
or artificial monumentation exists.
C.
Street monuments. Monuments shall be set on the right-of-way
line on one side of each street at angle points and at the beginning
and end of curves, including corner radii. A minimum of two monuments
shall be set at T-intersections and three monuments at four-way intersections.
D.
Lot corner markers. The surveyor shall set pipes at
all lot corners.
[1]
Editor's Note: Former § 153-44, Signs, was repealed
1-15-2019 by Ord. No. 393.
[Added 3-15-2011 by Ord. No. 359]
A.
For all dwelling units and buildings proposed to be provided with
basements and/or other below-grade areas (i.e. crawl spaces, tuck-under
garages, etc.), the seasonal high-water table (SHWT) and/or permanent
groundwater elevation within the building envelope for the lot(s)
where the dwelling units and buildings are proposed to be constructed
shall be identified and provided to the Township with the preliminary
and final plans. The SHWT and/or permanent groundwater elevation shall
be determined for each dwelling unit or building by on-site testing
completed prior to the preliminary plan submission. The test results
shall be certified by a qualified geologist or soil scientist. The
SHWT shall be identified by soil indicators such as mottled and gleyed
conditions. The permanent groundwater elevation is defined as the
peak seasonal water elevation of the saturated zone of the ground.
The SHWT and/or permanent groundwater elevation shall be identified
by soil test pits or borings to a depth below the proposed structure
depth.
B.
All basements and below-grade areas (finished floor elevations) shall
be set a minimum of two feet above the seasonal high-water table and/or
permanent groundwater elevation, whatever is highest. In areas where
the seasonal high-water table or permanent groundwater elevation is
located within three feet of the proposed ground surface, basements
and other below-grade areas shall be prohibited unless nonmechanical
means of drainage are provided, such as French drains.
C.
Should the applicant demonstrate a hardship in accordance with § 153-22C whereby the Board of Supervisors may grant a waiver from the requirements of this section, all basements and/or other below-grade areas so permitted shall employ gravity or mechanical devices to remove water from the below-grade areas. The water removed mechanically from below-grade areas must be discharged to a groundwater recharge facility sized to accommodate the flow from the below-grade area(s). Direct connection to the Township's existing stormwater management or piping system is not permitted unless the system is sized to accommodate the additional flow.