Township of Doylestown, PA Design Standards

Conformance with adopted plans.

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]

Proposed streets shall further conform to such state street or highway plans as have been prepared, adopted and/or filed as prescribed by law.

Arrangement.

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.

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.

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.

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.

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.

Street names and signs.

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]

Editor's Note: See also Ch. 68, Buildings, Numbering of.

Signposts and nameplates shall be installed by the Township according to the Township's requirements, at the expense of the developer.

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.

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.

Right-of-way and paving width.

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]

Existing streets.

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]

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.

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.

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.

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

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.

Culs-de-sac.

A permanent or temporary cul-de-sac shall not serve more than 10 dwelling units.

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.

A cul-de-sac permanently terminated will not be approved when a through street is practical.

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.

Construction shall be in accordance with the Township roadway specifications.

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.

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]

Turning area. An alley terminating in a barrier will not be approved unless adequate turning area at the end is provided.

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.

Obstructions. No fences, hedges, trees, shrubbery, walls, planting or other obstructions shall be provided at intersections with streets.

Frontage on an alley shall not be construed as satisfying the requirement of this chapter regarding frontage on an approved public street.

Street systems within which alleys are a part shall be designed to discourage through traffic on alleys.

Street access. Alleys may only intersect residential access or subcollector streets.

Intersections.

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°.

Number of intersections. Multiple intersections involving the junction of more than two streets shall be avoided.

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.

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.

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]

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.

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.

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

Alignment.

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.

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.

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.

Tangents. All streets shall have a tangent of at least 100 feet between reverse curves.

Street grades.

There shall be a minimum center-line gradient of not less than 1%.

There shall be a maximum center-line gradient of 10% on subcollector and residential access streets and 6% on primary and collector streets.

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]

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.

Private streets. Private streets will be permitted only where they meet all the standards of the Township for public streets.

Roadway. pedestrian. and bicycle requirements based on street hierarchy. Refer to Chapter 153 Attachment 2.

[Added 11-19-2013 by Ord. No. 369; amended 2-16-2021 by Ord. No. 400]

§ 153-25 Sidewalks and bike/hike paths.

[Amended 9-30-1997 by Ord. No. 265]

Required locations: sidewalks.

Sidewalks shall be provided as noted in § 153-24K.

[Amended 11-19-2013 by Ord. No. 369]

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.

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.

Design standards: sidewalks.

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]

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]

On-site sidewalks shall be located for convenience and access to all building units, parking areas and common areas.

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.

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%.

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.

Design standards: bike/hike paths. All bike/hike paths shall be constructed or installed in accordance with the following standards:

The near edge of the path shall not be less than five feet from the face of the curb along any street.

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.

Bike/hike paths shall as near as possible follow the contour lines of the particular area where the paths are to be installed.

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.

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.

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.

§ 153-26 Curbs.

Required locations.

Curbs shall be installed as noted in § 153-24K.

[Amended 11-19-2013 by Ord. No. 369]

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.

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.

Design standards.

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.

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.

§ 153-27 Driveways. [1]

Location and design.

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.

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.

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.

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.

Driveways shall be constructed to a maximum grade of 8%.

Construction.

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.

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.

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.

Editor's Note: See Ch. 83, Driveways.

§ 153-28 Parking facilities.

General.

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.

All parking areas shall be paved and constructed in accordance with the standards established by the Township.

At no time shall angle or perpendicular parking be permitted along public streets.

All parking lots shall be physically separated from the street and contained by curbing or other suitable separating device.

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.

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.

Parking area dimensions.

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
Angle of Parking	Stall Width (feet)	Stall Depth (feet)	One-Way (feet)	Two-Way (feet)
90°	10	20	24	24
60°	10	20	18	21
45°	10	20	15	18

No less than a five-foot radius of curvature shall be permitted for all curblines in all parking areas.

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.

Parking lot construction standards. Parking lots shall be constructed in accordance with Township specifications.

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]

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.

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.

A four-foot-high, durable ornamental fence or wall consistent with the architectural character of the surrounding uses.

A landscaped earthen berm, not less than four feet in height.

(Reserved)[1]

Editor's Note: Former Subsection G, regarding planting islands, added 10-17-2000 by Ord. No. 295, was repealed 7-16-2019 by Ord. No. 396.

Points of vehicular ingress or egress shall not be closer than 300 feet from any intersection.

[Added 4-15-2003 by Ord. No. 310]

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]

In order to proactively plan for and accommodate the anticipated future growth in market demand for electric vehicles, applicants of a subdivision or land development permit for any use with a parking area of 25 or more spaces shall address the siting of electric vehicle charging stations and/or electric-vehicle-ready infrastructure as part of the proposed project.

[Added 6-12-2024 by Ord. No. 424]

§ 153-29 Lots.

Design criteria.

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.

Width. The minimum width of a lot shall be that width specified for the applicable zoning district.[1]

Editor's Note: See Ch. 175, Zoning.

Frontage. Every lot shall have frontage along the right-of-way of a public street or an approved private street.

Side lines. Whenever practicable, the side lines of a lot shall be set at right angles or radial to the right-of-way line.

Corner lots. Corner lots shall be of such dimensions as to permit desired or required building and driveway location while complying with the yard requirements specified in Chapter 175, Zoning.

Lane lots. Lane or flag lots shall be permitted only in accordance with the requirements set forth in Chapter 175, Zoning.

Numbering.[2]

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.)

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.

Editor's Note: See also Ch. 68, Buildings, Numbering of.

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.

Grading.

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]

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.

Encroachments. Fills shall not encroach on natural watercourses or constructed channels.

Drainage. Drainage shall be planned and constructed in accordance with Chapter 145, Soil Erosion and Sediment Control.

§ 153-30 Blocks.

Length.

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.

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.

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.

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.

§ 153-31 Rights-of-way and easements.

General.

Reserve strips. Reserve strips controlling access to streets, alleys, subdivisions, land developments or adjacent areas are prohibited.

Easements shall be centered on or adjacent to rear or side property lines.

Building setback lines shall be measured from the nearest side of the ultimate right-of-way line.

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.

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.

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]

Utilities. Easements with a minimum width of 20 feet shall be provided as necessary for utilities.

Drainage.

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.

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.

§ 153-32 Multiple-dwelling developments.

General.

The density, parking, lot area, building and other requirements shall in all respects conform to Chapter 175, Zoning.

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.

Arrangement.

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.

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.

Access and circulation.

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.

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.

§ 153-33 Nonresidential developments.

General.

Lotting of individual lots for nonresidential developments shall be avoided in favor of a comprehensive design of the land to be used for such purposes.

The density, parking, lot areas and building requirements shall in all respects conform to Chapter 175, Zoning.

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.

Access and circulation.

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.

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.

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.

Streets and alleys.

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.

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.

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.

Driveways.

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.

Driveways shall be planned for convenient circulation suitable for traffic needs and safety.

Parking.

Parking areas shall be located or designed in such a manner that they are visibly secluded from eye level in the surrounding areas through grading, landscaping, berms or fencing.

Parking areas shall conform to the standards and requirements of this chapter and those of Chapter 175, Zoning.

Sidewalks.

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.

Width, alignment and gradient of walks shall provide safety and convenience for pedestrian traffic.

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.

Refuse collection.

Outdoor collection stations shall be provided for garbage and trash removal when indoor collection is not provided.

Collection stations shall be located to avoid being offensive and shall be screened from view and landscaped.

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.

§ 153-34 Landscape regulations.

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.

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]

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.

Buffer yards. Buffer yards shall be provided in accordance with the requirements of Chapter 175, Zoning, and shall meet the following requirements:

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.

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.

No structure, manufacturing or processing activity, vehicle parking or storage of materials shall be permitted in required buffer areas.

Buffers shall be planted in accordance with the provisions of Chapter 175, Zoning.

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.

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.

Recommended landscape and buffer plants include the following:

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

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

Evergreen trees:

Ilex opaca - American holly

Juniperus virginiana - Eastern red cedar

Pinus strobus - Eastern white pine

Pinus virginiana - Virginia pine

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

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

Street trees. Within any land development or subdivision, street trees shall be planted along all streets where suitable street trees do not exist.

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.

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.

At intersections, street trees shall be located no closer than 60 feet to the intersection of the street right-of-way.

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.

The minimum trunk diameter, measured at six inches above the finished grade, shall be 2.5 inches.

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.

Recommended street trees include the following. Other species may be substituted upon approval by the Township. Native species are preferred.

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

Flowering trees:

Cornus florida - flowering dogwood

Crataegus viridis "Winter King" - Winter King hawthorne

Magnolia virginiana - sweetbay magnolia

Selection criteria. In selecting plants, the following criteria should be followed:

Species longevity.

Native to the area.

Maintaining the diversity of species in the area.

Hardiness (wind firmness, climate requirements, characteristics of soil to hold tree).

Susceptibility of insect and disease attack and to pollution.

Aesthetic values (autumn coloration, type of flowers or fruit, form characteristics).

Maintenance and care (pruning, etc.).

Wildlife values.

Comfort to surroundings (summer shade).

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.

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.

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

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

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.

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

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

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

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.

Requirements for landscape conservation plan.

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.

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.

Reforestation. If an applicant is proposing to reforest part of the property in accordance with the provisions of § 153-34C, then the landscape conservation plan shall show the number, species, size and proposed locations for all replacement trees.

Buffer yards. Buffer yards shall be provided in accordance with the requirements of Chapter 175, Zoning, and shall meet the following requirements:

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.

No structure, manufacturing or processing activity, vehicle parking or storage of materials shall be permitted in required buffer areas.

Buffers shall be planted in accordance with the provisions of Chapter 175, Zoning.

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.

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.

Recommended landscape and buffer plants include the following:

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

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

Evergreen trees:

Ilex opaca - American holly

Juniperus virginiana - Eastern red cedar

Pinus strobus - Eastern white pine

Pinus virginiana - Virginia pine

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

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

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

Ground covers:

Mitchella repens - partridgeberry

Pachysandra procumbens - Allegheny spurge

Senecio aureus - golden ragwort

Vines:

Bignonia capreolata - cross vine

Lonicera sempervirens - trumpet honeysuckle

Parthenocissus quinquefolia - Virginia creeper

Street trees. Within any land development or subdivision, street trees shall be planted along all streets where suitable street trees do not exist.

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.

At intersections, street trees shall be located no closer than 60 feet to the intersection of the street right-of-way.

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.

The minimum trunk diameter, measured at six inches above the finished grade, shall be 2.5 inches.

Recommended street trees include the following. Other species may be substituted upon approval by the Township. Native species are preferred.

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

Flowering trees:

Cornus florida - flowering dogwood

Crataegus viridis "Winter King" - Winter King hawthorne

Magnolia virginiana - sweetbay magnolia

Selection criteria. In selecting plants, the following criteria should be followed:

Species longevity.

Native to the area.

Maintaining the diversity of species in the area.

Hardiness (wind firmness, climate requirements, characteristics of soil to hold tree).

Susceptibility of insect and disease attack and to pollution.

Aesthetic values (autumn coloration, type of flowers or fruit, form characteristics).

Maintenance and care (pruning, etc.).

Wildlife values.

Comfort to surroundings (summer shade).

Protection of buildings, vehicles and pedestrians.

Size at maturity.

Effect of soil retention and erosion control.

Value as a noise buffer.

Ability of mix of proposed plantings to create a complete visual screen.

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

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

Plants to be located within the basins should be tolerant of wet soils and include the following species:

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

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

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

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

Requirements for landscape conservation plan.

Woodlands and tree preservation requirements.

[Added 6-1-1993 by Ord. No. 226]

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.

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.

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.

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.

Reforestation procedures.

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.

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:

The total number of caliper-inches removed in excess of the amount permitted to be removed by right without reforestation shall be determined.

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.

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.

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.

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.

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]

§ 153-35 Tree protection standards.

Protection from mechanical injury. Prior to construction the tree protection area shall be delineated by the following methods:

The tree protection area that is delineated on the site prior to construction shall conform to the approved development plans.

All trees scheduled to remain shall be marked; where groups of trees exist, only the trees on the edge need to be marked.

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.

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.

Trees being removed shall not be felled, pushed or pulled into a tree protection area or into trees that are to be retained.

Grade changes and excavations shall not encroach upon the tree protection area.

No toxic materials shall be stored within 100 feet of a tree protection area, including petroleum based and/or derived products.

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.

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.

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.

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.

Sediment, retention and detention basins shall not discharge into the tree protection area.

Sediment, retention and detention basins shall not be located within the tree protection area.

Trees shall not be used for roping, cables, signs or fencing. Nails and spikes shall not be driven into trees.

Protection from grade change.

When the original grade cannot be retained at the tree protection area line, a retaining wall shall be constructed outside the tree protection area.

The retaining wall shall be designed to comply with the municipal standards for retaining walls.

To ensure the survival of trees, the following methods shall be used:

The top of the wall shall be four inches above the finished grade level.

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.

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.

Trees damaged during construction.

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.

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.

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:

Where possible, trenches should bypass the root area.

Where trenches must be dug past the side of a tree, the following precautions shall be observed:

Trenches shall be no closer to the trunk than half the distance from the drip line.

Cut as few roots as possible.

If roots have to be cut, cut them as cleanly as possible.

Backfill the trench as soon as possible, avoiding soil compaction.

§ 153-36 Lighting.

Lighting requirements.

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.

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.

Streetlights.

Proposed intersections with any collector street or arterial street shall have streetlights.

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.

Streetlights shall be installed:

At all street intersections.

At all other spots determined to be hazardous by the Board of Supervisors on the advice of the Township Engineer.

At a maximum spacing of 200 feet.

Lighting standards.

Glare.

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.

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.

No sodium vapor lights shall be used.

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

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.

Lighting details.

The spacing of light poles along streets shall be indicated.

Photogrammetric detail indicating coverage area of proposed luminaire shall be indicated.

All lighting and accessory equipment shall be standard equipment provided by PECO or variations approved by PECO and the Board of Supervisors.

Type of pole, foundation, luminaire, etc., shall be noted.

§ 153-37 Open space and recreational facilities.

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.

Open space requirements. Ownership of any open space required by the provisions of Chapter 175, Zoning, shall be designated.

Recreation land/fee requirements.

[Amended 12-21-1993 by Ord. No. 231]

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:

Ensure adequate recreational areas and facilities to serve the future residents of the Township.

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.

Minimize overuse of and excessive demand for existing recreational areas and facilities by future residents.

Allow for orderly acquisition and development of recreational areas to serve new residents.

Ensure that dedicated recreation land is suitable for the intended use.

Recreation land dedication requirements.

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.

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.

This recreation land requirement shall in no way diminish the requirement for open space where an open space requirement is set by Chapter 175, Zoning.

Criteria for determining the location and suitability of recreation areas.

Site(s) shall be easily and safely accessible, have good ingress and egress and have access to a public road.

Site(s) shall have suitable topography for the development as a particular type of recreation area.

Size and shape of the site(s) shall be suitable for the development as a recreation area.

Site(s) shall meet the minimum size with respect to usable acreage as recommended by the Park and Recreation Plan of Doylestown Township.

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.

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]

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.

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.

On-site improvements shall be commensurate with the adjacent on-site development improvements, including but not limited to grading, curbing and utilities.

Ownership/dedication to Township of recreation land.

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.

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:

Retention by the owner of the development if such dwelling units are to be rented.

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.

Dedication to an established state, county or regional organization acceptable to the Board of Supervisors.

Dedication to Doylestown Township.

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.

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.

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:

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.

Limitations on use of fees.

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.

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.

Editor's Note: Said map is on file in the Township offices.

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.

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.

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.

§ 153-38 Stormwater management and surface runoff control.

General. The applicant shall construct and/or install such drainage structures, on site and off site, as necessary to:

Prevent erosion damage and to satisfactorily carry off or detain and control the rate of release of surface waters.

Encourage all runoff control measures to percolate the stormwater into the ground to aid in the recharge of groundwater.

Carry surface water to the nearest adequate street, storm drain, detention basin, natural watercourse or drainage facility.

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.

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.

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.

Preserve the adequacy of existing culverts. Bridges and similar structures shall be preserved by suppressing the new flood peaks created by new land development.

Retention of existing watercourses and natural drainage features.

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.

The existing points of natural drainage discharge onto adjacent property shall not be altered without the written approval of the affected landowners.

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.

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.

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]

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.

This section and the provisions of the Doylestown Township Neshaminy Creek Watershed Stormwater Management Ordinance shall apply to all areas of the Township.

Editor’s Note: See Ch. 148, Stormwater Management.

Design criteria for detention and retention basins.

(Reserved)[2]

Editor's Note: Former Subsection D(1), regarding providing a flow system to carry runoff to a detention basin, was repealed 4-5-2005 by Ord. No. 321.

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.

Detention basins shall be designed to facilitate regular maintenance, mowing and periodic desilting and reseeding.

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.

In residential development, shallow broad basins shall be provided.

The maximum slope of the earthen detention basin embankments shall be four horizontal to one vertical.

The top or toe of any slope shall be located a minimum of five feet from any property line.

The minimum top width of the detention basin berm shall be 10 feet.

(Reserved)[3]

Editor's Note: Former Subsection D(9), regarding the required time period for a detention basin to return to normal conditions after a storm, was repealed 2-2-1993 by Ord. No. 220.

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]

(Reserved)[4]

Editor's Note: Former Subsection D(11), regarding collecting swales, was repealed 2-16-2021 by Ord. No. 400.

If permanent ponds are used, the developer shall demonstrate that such ponds are designed to protect the public health and safety.

Emergency spillways.

Emergency overflow facilities shall be provided for detention facilities to handle runoff in excess of design flows.

Whenever possible, the emergency spillway for detention basins shall be constructed on undisturbed ground.

Emergency spillways shall be constructed of grass pavers or other material approved by the Township Engineer.

All emergency spillways shall be constructed so that the detention basin berm is protected against erosion.

The minimum capacity of all emergency spillways shall be the peak flow rate from the one-hundred-year design storm after development.

The construction material of the emergency spillways shall extend along the upstream and downstream berm embankment slopes.

The upstream edge of the emergency spillway shall be a minimum of three feet below the spillway crest elevation.

The downstream slope of the spillway shall, as a minimum, extend to the toe of the berm embankment.

The emergency spillway shall not discharge over earthen fill and/or easily eroded material.

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.

Antiseep collars.

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.

The antiseep collars and their connections to the pipe barrel shall be watertight.

The antiseep collars shall extend a minimum of two feet beyond the outside of the principal pipe barrel.

The maximum spacing between the collars shall be 14 times the minimum project of the collar measured perpendicular to the pipe.

A minimum of two antiseep collars shall be installed on each outlet pipe.

Antiseep collars shall not be required for rain gardens.

[Added 2-16-2021 by Ord. No. 400]

(15)

Outlet pipes.

All outlet pipes through the basin berm shall be reinforced concrete pipe with watertight joints.

Energy dissipating devices (riprap, end sills, etc.) shall be placed at all basin outlets.

Outlet pipes shall discharge to a defined watercourse having a capacity to carry proposed discharge flows.

(16)

Perforated risers.

A perforated riser shall be provided at each outlet of all detention basins during construction for sediment control.

The riser shall extend to a maximum elevation of two feet below the crest elevation of the emergency spillway.

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.

Circular perforations with a maximum diameter of one inch shall be spaced eight inches vertically and 12 inches horizontally.

The perforations shall be clearly cut and shall not be susceptible to enlargement.

All metal risers shall be suitably coated to prevent corrosion and wrapped with geotextile fabric to filter sediment.

A trash rack or similar appurtenances shall be provided to prevent debris from entering the riser.

All risers shall have a concrete base attached with a watertight connection.

The base shall be sufficient weight to prevent flotation of the riser.

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.

Design criteria for drainage channels and swales.

All drainage channels shall be designed to prevent erosion of the bed and banks.

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.

Suitable stabilization shall be provided where required to prevent erosion of the drainage channels.

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.

Design criteria for stormwater collection and pipe system.

Storm sewers, culverts and related installations shall be provided:

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.

To ensure adequate drainage of all low points along the line of streets.

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.

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.

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

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.

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

The rainfall intensity I-curves presented in Figure 1 shall be used in determining stormwater runoff.[5]

Editor's Note: Figure 1 is included at the end of this chapter.

Storm frequency.

A ten-year storm frequency shall be used for the design of all stormwater systems.

In all cases where storm drainage is picked up by means of a headwall or inlet structure and hydraulic inlet or outlet conditions control, the pipe shall be designed as a culvert for a twenty-five-year storm.

Storm duration.

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.

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.

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.

Pipes.

Pipes shall be sized by use of Manning's equation with the pipes flowing full. The design shall be based on gravity (nonpressure) flow.

The roughness coefficient (n) shall be in compliance with the Pennsylvania Department of Transportation Design Manual, Part 2, as amended.

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]

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.

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%.

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.

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.

Manholes.

Manholes shall neither be more than 300 feet apart on sizes up to 24 inches nor more than 450 feet apart on greater sizes.

Inlets may be substituted for manholes, on approval of the Township Engineer, at the same spacing as required for manholes.

Manhole covers and frames shall conform to Pennsylvania Department of Transportation specifications.

Inlets.

At street intersections, inlets shall be placed in the tangent portion rather than the curved portion of the curbing.

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.

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.

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.

Type C inlets.

Type C inlets shall be installed in unmountable curbs.

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.

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.

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.

Type M and S inlets.

Type S inlets shall be installed in shoulder swale areas with back slopes of six horizontal to one vertical and steeper.

Type M inlets shall be installed in swale areas where the back slope is flatter than six horizontal to one vertical.

Inlet capacities shall be based on Table 2, Type M and S Inlet Capacities (In Swale).

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

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.

Inlets shall conform to Pennsylvania Department of Transportation specifications, with the exception that the use of red brick for inlet construction is not permitted.

Shoulders in cut areas (without swales).

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.

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.

Inlets shall be provided to control the shoulder encroachment and water velocity.

Swales adjacent to shoulders.

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.

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.

Curbed sections.

The maximum encroachment of water on the cartway shall not exceed two inches in depth at the curb during a ten-year frequency storm of five minutes' duration.

Inlets shall be provided to control the encroachment of water on the cartway.

§ 153-39 Soil erosion and sedimentation control.

General provisions and compliance.

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:

Processed and reviewed by the Township Engineer and the Bucks County Conservation District; and

Approved by the Board of Supervisors.

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.

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.

Final plans for minimizing erosion and sedimentation as approved will be incorporated into the agreement and bond requirements as required by the Township.

No subdivision or land development plan shall be approved unless:

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

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.

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.

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.

Permission for clearing and grading prior to recording of plans may be obtained under temporary easements or other conditions satisfactory to the Township Manager.

In the event the developer proceeds to clear and grade prior to recording plans without satisfying conditions specified under Subsection A(6), the Township may revoke its approval of the development plan.

General erosion control standards.

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.

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.

The following standards to minimize erosion and sedimentation shall be followed:

Stripping of vegetation, regrading or other development shall be undertaken in a manner that will minimize erosion.

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.

Whenever feasible, natural vegetation shall be retained, protected and supplemented.

The disturbed area and the duration of exposure shall be kept to a practical minimum. Disturbed soil shall be stabilized within 20 days.

Temporary vegetation and/or mulching shall be used to protect exposed critical areas during development.

The permanent (final) vegetation and mechanical erosion control and drainage facilities shall be installed as soon as practical.

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.

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.

Swales shall be sodded, utilize jute matting or other similar measures to ensure proper growth of ground cover.

Tire cleaning areas shall be provided and properly maintained at each point of egress from the development site.

General grading standards.

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.

All lots, tracts or parcels shall be graded to provide proper drainage away from buildings and dispose of it without ponding.

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.

Concentration of surface water runoff shall be permitted only in swales, watercourses or detention basins.

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.

During grading operations, necessary measures for dust control shall be exercised.

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).

In general, lot slope shall not be flatter than 2%.

Swales for surface runoff shall have a minimum slope of 2%.

Garage floor elevations shall be shown on the proposed grading plan. First-floor elevations shall be based on architectural details of the proposed building.

A fifteen-foot protection slope around the building shall be provided with at least a six-inch fall.

Perimeter grades at the corners of the building shall be shown on the grading plan.

Proposed spot elevations for swale high points and at lot corners shall be shown on the grading plan.

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.

Excavation and fills.

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.

Adequate provisions shall be made to prevent surface water from damaging the cut face of excavations and the sloping surfaces of fills.

Cut and fill shall not endanger adjoining property.

Fill shall be placed and compacted so as to minimize sliding or erosion of the soil.

Fills shall not encroach in floodplain areas or wetlands.

Fills placed adjacent to floodways shall have suitable protection against erosion during flooding.

Responsibility.

Each person, corporation or other entity which makes any surface changes shall be required to:

Collect on-site surface runoff and control it to a point of discharge into the natural watercourse of the drainage area having adequate capacity.

Adequately handle existing off-site runoff through his development.

Provide and install all temporary and permanent drainage and erosion control improvements as required by the approved sedimentation and erosion control plan.

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.

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:

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.

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.

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.

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.

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.

§ 153-40 Sanitary sewers and on-site sewage disposal. [1]

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.

Sewers.

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.

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.

When not consistent with the Township Sewage Facilities Plan, the applicant must request a revision to the plan in accordance with Act 537, the Pennsylvania Sewage Facilities Act, in order to allow installation of a sewer system.[2]

Editor's Note: See 35 P.S. § 750.1 et seq.

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.

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.

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.

When capped sewers are provided, on-site disposal facilities shall also be provided.

All sanitary sewage facilities located in any designated floodplain district, whether public or private, shall be floodproofed up to the regulatory flood elevation.

Design and construction.

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.

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.

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.

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.

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.

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.

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.

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.

Editor's Note: See 35 P.S. § 750.1 et seq.

Editor's Note: See Ch. 136, Sewers.

§ 153-41 Water supply. [1]

General.

If available, the owner shall provide public water service to each lot within a subdivision or to each building within a land development.

All water supply facilities, whether public or private, located in any designated floodplain district shall be floodproofed up to the regulatory flood elevation.

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.

Public water supply.

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.

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.

Private water supply.

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.

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.

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.

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.

Editor's Note: See Ch. 170, Water.

§ 153-42 Public utilities.

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.

All public utilities located in any designated floodplain district shall be floodproofed up to the regulatory flood elevation.

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.

§ 153-43 Survey monuments and corner markers.

General.

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.

Lot corner markers shall be malleable iron and shall be at least one inch in outside diameter and at least 22 inches in length.

Monuments shall be indicated on all plans.

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.

Accuracy of distance between monuments shall be within 0.03 of a foot and their accuracy certified by the surveyor.

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]

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.

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.

Lot corner markers. The surveyor shall set pipes at all lot corners.

§ 153-44 (Reserved) [1]