[Ord. No. 1974-1, 2/18/1974]
The standards and requirements outlined herein shall be considered minimum standards and requirements for the promotion of the public health, safety, morals and general welfare. However, Borough Council reserves the right in any case to increase the same if conditions so warrant to ensure conformity with the spirit of the regulation herein set forth.
[Ord. No. 1974-1, 2/18/1974]
1. 
All portions of a tract subdivided shall be taken up in lots, streets, public lands, or other proposed uses, so that remnants and landlocked areas shall not be created.
2. 
Reserve strips controlling access to lots, public rights-of-way, public lands or adjacent private land shall be prohibited unless their control is definitely placed in the Borough under conditions approved by the Borough Council.
3. 
In general, lot lines shall follow Borough boundary lines, rather than cross them.
4. 
Where trees, groves, waterways, scenic points, historic spots, or other community assets and landmarks are located within a proposed subdivision or land development, every possible means to the fullest extent shall be used to preserve these features.
5. 
Subdivisions or land developments shall be properly designed in order to prevent the necessity for excessive cut or fill.
6. 
Land subject to flooding or other hazards to life, health, or property and land deemed to be topographically unsuitable shall not be subdivided or developed, except as specified in the Doylestown Borough Zoning Ordinance,[1] for residential occupancy or for such other uses as may endanger health, life, or property, or aggravate erosion or flood hazards until all such hazards have been eliminated or unless adequate safeguards against such hazards are provided by the final plans. Such land within a subdivision or land development shall be set aside on the plan for uses that will not be endangered by periodic or occasional inundation or will not produce unsatisfactory living conditions.
[Amended by Ord. No. 1984-10, 5/17/1984]
[1]
Editor's Note: See Ch. 27, Zoning.
7. 
Land areas designated as Floodway (FW), Flood Fringe (FF) and/or General Floodplain (FA) District on the Borough Zoning Map and/or Floodplain Map shall be clearly marked and restricted from development or improvement as specified in the Doylestown Borough Zoning Ordinance.
[Amended by Ord. No. 1984-10, 5/17/1984]
8. 
If the Borough determines that only a part of a proposed plat can be safely developed due to the presence of any of the floodplain districts, it shall limit development to that part and shall require that development proceed consistent with this determination.
[Added by Ord. No. 1984-10, 5/17/1984]
9. 
When a developer does not intend to develop the plat himself and the Borough determines that additional controls are required to ensure safe development, it may require the developer to impose appropriate deed restrictions on the land. Such deed restrictions shall be inserted in every deed and noted on every recorded plat.
[Added by Ord. No. 1984-10, 5/17/1984]
[Ord. No. 1974-1, 2/18/1974]
1. 
The arrangement, character, extent, grade, and location shall conform to the Doylestown Borough Street Plan and shall be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by such streets.
2. 
Proposed streets shall further conform to such county and state street and highway plans as have been prepared.
3. 
Where such is not in the Doylestown Borough Street Plan, the arrangement of streets in a subdivision or land development shall provide for the continuation of appropriate projection of existing principal streets in surrounding areas.
4. 
Residential streets shall be so laid out that their use by through traffic will be discouraged.
5. 
Where a subdivision or development abuts or contains an existing or proposed expressway, arterial or collector street, Borough Council with the advice of the Planning Commission may require either marginal access streets, reverse frontage with screen planting along the rear property line, extra deep lots with rear service roads, or such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic.
6. 
Streets that are an extension of or obviously in alignment with existing streets shall bear the names of the existing streets. Street names shall not be repeated, and all street names shall be subject to the approval of Borough Council.
7. 
If the lots resulting from the original subdivision are large enough for resubdivision, or if a portion of the tract is not subdivided, suitable access to street openings for such an eventuality shall be provided.
8. 
Where the subdivision or development adjoins unsubdivided acreage, stub streets shall be provided to the boundary lines with temporary easements for turnarounds.
9. 
Whenever an applicant proposes to establish a street which is not offered for dedication and not required to be offered for dedication, he shall submit a copy of a statement signed by the Borough Solicitor that he has made an agreement on behalf of his heirs and assigns with the Borough. Said agreement shall be subject to the Borough Solicitor's approval and shall be recorded with the subdivision plan. Said agreement shall establish the conditions under which the streets may later be offered for dedication and stipulate, among other things:
A. 
That the street shall be in good state of repair as certified by the Borough Engineer or that the owners of the lots along it agree to include with the offer of dedication sufficient money, as estimated by the Borough Engineer, to restore the street to conform with Borough specifications.
B. 
That an offer to dedicate the street shall be made only for the street as a whole.
C. 
That the method of assessing repair costs shall be as stipulated.
D. 
The agreement to offer the street for dedication by the owners of 60% of the lots shall be binding on owners of the remaining lots.
10. 
The finished elevation of proposed streets shall not be more than the one foot below the regulatory flood elevation. The Borough may require profiles and elevations of streets to determine compliance with the requirements. Drainage openings shall be sufficient to discharge flood flows without unduly increasing flood heights.
[Added by Ord. No. 1984-10, 5/17/1984]
[ Ord. No. 1974-1, 2/1/1974]
1. 
Streets shall be considered in accordance with the following requirements:
Street Classification
Classification of Development
Minimum Requirements
Right-of-Way
(feet)
Cartway***
(feet)
Curb
Sidewalk**
Arterial street
A, B, C, D
60-80 min.
36-48
Yes
Yes
Collector street
A, B, C, D
50-70
36
Yes
Yes
Primary street
A, B, C, D
50-60
32-36
Yes
Yes
Secondary street
A, B, C
50
26-36
Yes
Yes
Alleys
B&C one side service
20
12
***
**
B&C two side service
25
22
***
**
D
25
22
***
**
Marginal access street
A
34
22
Yes
Yes
B
50
26
Yes
Yes
C&D
56
31
Yes
Yes
Classification of Land Development or Subdivision
A
Residential - Density up to 6 dwelling units per acre
B
Residential - Density of 6-12.4 dwelling units per acre
C
Residential - Density over 17 dwelling units per acre
D
Nonresidential (commercial, office, or industrial)
NOTES:
*
Dimension of pavement width alone where no curbs are used but face to face where curbs are used.
**
Sidewalks shall be provided along both sides of all streets, unless in the opinion of Borough Council with the advice of the Planning Commission they are unnecessary for the public safety and convenience.
***
As determined by Borough Council with the advice of the Borough Engineer or the Pennsylvania Department of Transportation where state roads are involved.
2. 
Where a subdivision or development abuts or contains an existing street of inadequate right-of-way width, a future right-of-way width shall be indicated on the plan to conform to the standards above.
3. 
Provision for additional street width may be required by Borough Council in specific cases for:
A. 
Public safety and convenience.
B. 
Parking in commercial or industrial areas and in areas of high-density residential development.
C. 
Widening existing streets where the minimum width outlined above does not meet with the specific requirements for the individual street.
4. 
Half streets shall be prohibited, except where essential to the reasonable development of the subdivision in conformity with other requirements of these regulations, and where Borough Council finds it will be practicable to require the dedication of the other half when the adjoining property is subdivided or developed. Whenever a half street is adjacent to a tract to be subdivided or developed, the other half of the street shall be recorded within such tract.
[Ord. No. 1974-1, 2/18/1974]
1. 
Horizontal Alignment.
A. 
Horizontal curves shall be used when center lines are deflected in excess of 5°.
B. 
The minimum radius at the center line for curves on collector streets shall be 500 feet; for primary streets, 350 feet; and for secondary streets or rural roads, 150 feet.
C. 
In horizontal alignment of streets, a minimum tangent length measured at the center line of 100 feet shall be provided on collector and primary streets between the PT of the first curve and the PC of the second curve, unless otherwise approved by the Engineer. In no case shall two curves in reverse direction be joined together without the minimum 100-foot tangent length provided for the above two classifications of streets. Secondary streets shall be exempted from the above-stipulated requirement of minimum tangent lengths between curves and shall be as required or approved by the Engineer.
D. 
A long radius curve shall be preferred in all cases to a series of short curves and tangents.
E. 
All curves for collector and arterial streets shall be super-elevated in accordance with Pennsylvania Department of Transportation standards.
2. 
At changes in grade of more than 1%, vertical curves shall be used. The length of the curve shall be a minimum of 100 feet on collector and primary streets and a minimum of 50 feet on secondary streets for every 1% change in grade. Vertical alignment shall conform as much as practical to the existing contour of ground within the limitations hereinabove stipulated.
3. 
Proper sight distances shall be provided for both horizontal and vertical alignment, measured along the center line. Minimum sight distances shall be 500 feet for collector streets, 400 feet for primary streets and 250 feet for secondary streets. Proper sight lines shall be maintained at all intersections. Measured along the center line, there shall be a clear sight triangle of 75 feet from the point of intersection for fifty-foot rights-of-way and 130 feet for sixty-foot and eighty-foot rights-of-way. This sight line shall be indicated on all plans of street alignment. No existing or proposed structures or plantings, the highest point of which is two feet above road center line, shall be permitted in this area.
[Ord. No. 1974-1, 2/18/1974]
1. 
A minimum grade of 1% shall be established on all primary or secondary streets and a minimum grade of 0.5% shall be established for all collector streets upon prior approval by the Engineer.
2. 
A combination of minimum radius horizontal curves and maximum grades will not be approved.
[Ord. No. 1974-1, 2/18/1974]
1. 
Multiple intersections involving junction of more than two streets shall be avoided. Where this proves impossible, such intersections shall be designed with extreme care for both pedestrian and vehicular safety.
2. 
Streets shall be laid out to intersect as nearly as possible at right angles. No street shall intersect another street at an angle of less than 60°.
3. 
Primary and secondary residential streets shall not intersect on the same side of a major thoroughfare at an interval of less than 800 feet.
4. 
Proper sight distances shall be provided for both horizontal and vertical alignment, measured along the center line. Minimum sight distances shall be 500 feet for collector streets, 400 feet for primary streets and 250 feet for secondary streets. Proper sight lines shall be maintained at all intersections. Measured along the center line, there shall be a clear sight triangle of 75 feet from the point of intersection for fifty-foot rights-of-way and 130 feet for sixty-foot and eighty-foot rights-of-way. This sight line shall be indicated on all plans of street alignment. No existing or proposed structures or plantings, the highest point of which is two feet above road center line, shall be permitted in this area.
5. 
Street curb intersections shall be rounded by a tangential arc with a minimum radius of 20 feet for secondary streets and 30 feet for intersections which incorporate primary or collector streets.
6. 
Secondary streets shall be so laid out that through traffic will be discouraged. In general, the intersection interval of secondary streets entering any existing or proposed streets from opposite directions shall be located at not less than 125 feet, from center line to center line, of the next nearest intersection point of the entering street from the opposite side.
7. 
Intersections shall be approached from all sides by leveling areas. Where the grade exceeds 7%, such leveling areas shall have a minimum length of 50 feet measured from the edge of pavement of the transverse street within which no grade shall exceed 4%.
[Ord. No. 1974-1, 2/18/1974]
1. 
Cul-de-sac streets, permanently designed as such, shall not exceed in length the maximum length permitted for any block in accordance with this chapter, except as variances are permitted by Borough Council, upon petition may be granted if it can be clearly shown that by reason of unfavorable contours, or irregular shape of the plot from which the subdivision is being made, that a normal street pattern cannot be established, or that land would be wasted by not granting such a variance.
2. 
The minimum right-of-way shall be 50 feet and the minimum cartway shall be 34 feet.
3. 
The turnaround shall have a minimum right-of-way radius of 60 feet and an outer paving radius of 38 feet.
4. 
A temporary cul-de-sac shall be designed the same as a permanent cul-de-sac.
5. 
Drainage, where feasible, shall be toward the open end.
[Ord. No. 1974-1, 2/18/1974]
1. 
Alleys are prohibited in developments of single-family detached residences but may be permitted in other types of residential development.
2. 
For standards for all alley widths, see § 503.
3. 
Alley intersections and sharp changes in alignment shall be avoided, but, where necessary, corners shall be rounded or cut back sufficiently to permit safe vehicular circulation.
4. 
The minimum width of the right-of-way and the paving shall not be less than the following:
Minimum Width
(feet)
Right-of-Way
Paving
Collector streets
80
40
Primary streets
60
36
Secondary streets
50
30
Cul-de-sacs (radius)
60
50
5. 
Intersections of right-of-way lines shall be rounded by a tangential arc, the minimum radius of which shall be 10 feet, and the edge of paving at intersections shall be rounded by a tangential arc, the minimum radius of which shall be 15 feet.
[Ord. No. 1974-1, 2/18/1974]
1. 
Driveways shall be so located, designed, and constructed as to provide a reasonable sight distance at intersections with streets. A stopping area, measured 20 feet behind the right-of-way line, shall be provided not to exceed a 4% grade.
2. 
Driveways, where provided, shall be located not less than 40 feet from the intersection corner of corner lots and shall provide access to the street of lower classification when a corner lot is bounded by streets of two different classifications as herein defined.
3. 
Minimum design standards for the various types of development shall be as follows:
Driveway
Classification of Development
Minimum Width (feet)
Minimum Radius at Curb
(feet)
Maximum Grade
Maximum Change of Grade per 10 Feet
A
8
3-5
8%
10%
B
12 (one-way)
10
8%
10%
24 (two-way)
10
8%
10%
C
12 (one-way)
10
5%
7%
24 (two-way)
15
5%
7%
D
12 (one-way)
15
5%
7%
24 (two-way)
15
5%
7%
Classification of Land Development or Subdivision
A
Residential - Density up to 6 dwelling units per acre
B
Residential - Density of 12.4 dwelling units per acre
C
Residential - Density over 17 dwelling units per acre
D
Nonresidential (commercial, industrial)
[Ord. No. 1974-1, 2/18/1974]
1. 
Automobile parking facilities shall be provided off street in accordance with the requirements of the Doylestown Borough Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 27, Zoning.
2. 
At no time shall angle or perpendicular parking be permitted along the public streets. All parking lots and bays permitting parking other than parallel shall be physically separated from the street and confined by curbing.
3. 
No one area for off-street parking of motor vehicles in the B and C classification of development shall exceed 36 cars in capacity. Separate areas on a parcel shall be physically separated from one another by eight-foot planting strips.
4. 
No less than 20 feet of open space shall be provided between the curbline of any parking area and the outside wall of the dwelling unit in a B and C classification of development.
5. 
Parking lot dimensions shall be no less than those listed in the following table:
Angle of Parking
(degrees)
Parking
Driveway
Stall Width
(feet)
Stall Depth
(feet)
One-Way
(feet)
Two-Way
(feet)
90
9
18 1/2
20
24
60
9
20
18
21
45
9
19
15
18
30
9
17
12
15
Parallel
8
22
12
18
6. 
All dead-end parking lots shall be designed to provide sufficient backup area for the end stalls of the parking lot.
7. 
Parking areas shall be designed so that each motor vehicle may proceed to and from the parking space provided for it without requiring the moving of any other vehicle.
8. 
No less than a five-foot radius of curvature shall be permitted for all curblines in all parking stalls.
9. 
Except at entrance and exit drives, all parking areas shall be set back from the future right-of-way line at least five feet. The distance between this required setback and the future cartway shall be maintained as a planting strip.
10. 
The construction of all automobile parking areas shall be in accordance with standards approved by Borough Council.
11. 
The depth and width of lots reserved or laid out for commercial and industrial uses shall be adequate to provide for the off-street parking generated by the use.
[Ord. No. 1974-1, 2/18/1974]
1. 
The minimum width of combination sidewalk and curb shall be six feet. Where the sidewalk and curb are separated by an unpaved section, the minimum width of the sidewalk alone shall be four feet along all streets.
2. 
The grades and paving of the sidewalks shall be continuous across driveways except in nonresidential and high-density residential developments and in certain other cases where heavy traffic volume dictates special treatment.
3. 
The thickness of all sidewalks shall be in accordance with standards adopted by Borough Council.
4. 
Sidewalks shall be laterally pitched at a slope not less than 1/8 inch per foot to provide for adequate surface drainage.
5. 
At corners and pedestrian street crossing points, sidewalks shall be extended to the curbline with an adequate apron area for anticipated pedestrian traffic.
6. 
Sidewalks shall not exceed a 10% grade. Steps or a combination of steps and ramps shall be utilized to maintain the maximum grades.
7. 
Sidewalks adjacent to angle-type parking shall have sufficient additional width to permit pedestrian movement beyond the bumper overhang area.
8. 
Sidewalks shall be built in accordance with standards approved by Borough Council.
[Ord. No. 1974-1, 2/18/1974]
1. 
Street nameplates shall be of metal construction; all corners shall be rounded; and the lettering shall be of standard proportions and spacing in accordance with one of the alphabets used by the U.S. Bureau of Public Roads. The lettering shall be such as required by Borough Council. The plates shall be horizontal. The lower edge of the nameplate shall be seven feet above the ground level or curb. The nameplate shall be attached to the standard by rustproof metal fasteners.
2. 
The standard shall be rustproof metal and shall be of sufficient length to permit the same to be embedded in the ground a distance of not less than three feet, as hereinafter provided, and to permit the lower edge of the street nameplate to be seven feet above the ground level or curb, as hereinafter provided. Upon erection, the standard shall be embedded in a concrete base for a depth of not less than three feet below the surface of the ground. Suitable backfill material shall be placed in the hole around the post in successive layers not exceeding 12 inches in depth, measured loose. Each layer of backfill shall be thoroughly tamped to secure maximum practical density so that the post will be plumb and rigid. Posts shall not be installed in freezing or thawing weather. The standard shall be of such metal construction as to hold the nameplate rigidly in a proper and permanent position and prevent it from swaying in the wind.
3. 
The signs shall be located with a view to making them seen at all times with a minimum of effort by both pedestrian and vehicular traffic and as close to the side of the cartway or curb as practical, but no part of the nameplate shall be permitted to overhang any part of the cartway or curb. The lettering shall be made of light-reflecting material.
4. 
Street nameplates, standards, installations and locations shall be subject to the approval and inspection of the Borough Engineer.
[Ord. No. 1974-1, 2/18/1974]
All curbs shall be constructed in accordance with standards approved by Borough Council.
[Ord. No. 1974-1, 2/18/1974]
1. 
The lengths, widths, and shapes of blocks shall be determined with regard to:
A. 
The planned use of the land.
B. 
Zoning requirements as to lot size, dimension, and minimum lot area per dwelling unit.
C. 
Need for convenient access.
D. 
Control and safety of street traffic.
E. 
The limitations and opportunities of the topography.
2. 
In general, all blocks in a subdivision shall have a minimum length of at least 500 feet and a maximum length of 1,600 feet.
3. 
Whenever practicable, 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 the case of lots along a major thoroughfare where the lot fronts on an interior street.
4. 
Modifications of the above requirements are possible in multi-dwelling commercial and industrial developments.
5. 
Pedestrian walkways, with a right-of-way, not less than 10 feet wide and with a concrete paving not less than four feet wide shall be required where deemed essential to provide circulation or access to schools, playgrounds, shopping centers, transportation, and other community facilities.
[Ord. No. 1974-1, 2/18/1974]
1. 
The size, shape, and orientation of lots shall be appropriate for the location of the subdivision and for the type of development and use contemplated.
2. 
Lot dimensions shall conform to the requirements of the Doylestown Borough Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 27, Zoning.
3. 
All lots shall abut on a street. Lots where the front and rear property lines abut streets shall be prohibited, except in the case of reverse frontage along major thoroughfares.
4. 
In general, side lot lines shall be at right angles or radial to the street line.
5. 
The depth and width of lots reserved or laid out for commercial and industrial uses shall be adequate to provide for off-street parking.
6. 
Lots excessively deep in relation to width, or lots excessively irregular in shape, are to be avoided. A proportion of 2 1/2 in depth to one in width is generally accepted as a proper maximum.
7. 
House numbers shall be assigned in accordance with Borough requirements.
[Ord. No. 1974-1, 2/18/1974]
1. 
Blocks and lots shall be graded to secure proper drainage away from buildings and to prevent the collection of stormwater in pools.
2. 
All drainage provisions shall be such design as to carry surface waters to the nearest practical street, storm drain, or natural watercourse.
3. 
The owner shall construct and/or install such drainage structures and/or pipes which are necessary to prevent erosion damage and to satisfactorily carry off such surface waters.
4. 
No excavation shall be made with a cut face steeper in slope than one horizontal to one vertical, except under one or more of the following conditions:
A. 
The excavation is located so that a line having a slope of one horizontal to one vertical and passing through any portion of the cut face will be entirely inside of the property lines of the property on which the excavation was made.
B. 
The material in which the excavation is made is sufficiently stable to sustain a slope of steeper than one horizontal to one vertical, and a written statement of a civil engineer, licensed by the Commonwealth of Pennsylvania and experienced in erosion control, to that effect is submitted to the Borough Engineer and approved by him. The statement shall state that the site has been inspected and that the deviation from the slope specified thereinbefore will not result in injury to persons or damage to property.
C. 
A concrete or stone masonry wall constructed in accordance with approved standards is provided to support the face of the excavation.
5. 
No fill shall be made which creates any exposed surface steeper in slope than 1 1/2 horizontal to one vertical except under one or more of the following conditions:
A. 
The fill is located so that settlement, sliding or erosion will not result in property damage or be a hazard to adjoining property, streets, alleys, or buildings.
B. 
A written statement from a civil engineer, licensed by the commonwealth and experienced in erosion control, certifying that he has inspected the site and that the proposed deviation from the slope specified above will not endanger, is submitted to and approved by the Borough Engineer.
C. 
A concrete or stone masonry wall constructed in accordance with approved standards is provided to support the face of the excavation.
6. 
The top or bottom edge of slopes shall be a minimum of five feet from property or right-of-way lines of streets or alleys in order to permit the normal rounding of the edge without encroaching on the abutting property.
7. 
Where any excavation or grading is proposed or where any existing trees, shrubs or other vegetative cover will be removed, the developer shall consult the County Conservation District representative concerning plans for erosion and sediment control and to also obtain a report on the soil characteristics of the site so that a determination can be made as to the type and degree of development the site may accommodate.
[Added by Ord. No. 1984-10, 5/17/1984]
[Ord. No. 1974-1, 2/18/1974]
1. 
Easements with a minimum width of 20 feet shall be provided as necessary for utilities and drainage.
2. 
To the fullest extent possible, easements shall be centered on or adjacent to rear or side lot lines.
3. 
No structure shall be placed within the area of an easement.
4. 
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 drainage, but not less than 20 feet, or as may be required or directed by the Department of Environmental Resources. The owner shall properly grade and seed slopes and fence any open ditches when it is deemed necessary by Borough Council.
5. 
Where stormwater or surface water 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 carrying off of such water and for 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 charge, or cost, such easements to the Borough upon demand.
[Ord. No. 1974-1, 2/18/1974]
1. 
Storm drains and appurtenances shall be required to be constructed by the owner to 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. The system shall ensure proper drainage along streets, and provide positive drainage away from buildings. Drainage plans shall be consistent with local and regional drainage plans. The facilities shall be designed to prevent the discharge of excess runoff onto adjacent properties.
[Amended by Ord. No. 1984-10, 5/17/1984]
2. 
Unless otherwise directed by Borough Council, watercourses shall remain open and shall not be piped or incorporated into a storm sewer system.
3. 
Storm sewerage systems shall be designed and constructed in accordance with Section 3.2 of the Doylestown Borough Specifications and Design Standards for Roads and Streets.
4. 
In the design of storm sewerage systems, the future use of undeveloped areas upstream shall be taken into account in calculating pipe sizes.
[Ord. No. 1974-1, 2/18/1974]
1. 
Bridges and culverts shall be designed to meet current Pennsylvania State Highway Department standards to support expected lands and to carry expected flows. They shall be constructed to the full width of the right-of-way.
2. 
Approval of the Water and Power Resources Board of the commonwealth is required when the area drained upstream of the point under consideration exceeds an area of 1/2 square mile.
[Ord. No. 1974-1, 2/18/1974; as amended by Ord. No. 1999-19, 12/20/1999; by Ord. No. 2001-8, 7/16/2001; by Ord. No. 2004-6, 5/17/2004; by Ord. No. 2015-3, 2/23/2015; by Ord. No. 2021-1, 1/25/2021; by Ord. No. 2023-12, 11/20/2023]
1. 
Definitions. As used in this section, the following terms shall have the meanings indicated:
INVASIVE PLANT
An invasive plant is one which grows aggressively, spreads, displaces other plants and has generally been introduced from other continents. Lacking natural predators, disease, or other natural controls, these plants can dominate large areas, diminish and/or limit biodiversity, are expensive to control and are directly responsible for the extinction and loss of natural plants that have evolved in communities with other plants, wildlife, insects and microorganisms. A plant is considered invasive under this chapter if it appears on the Pennsylvania Department of Conservation and Natural Resources list of invasive plants, or the United States or Pennsylvania Department of Agriculture list of invasive or noxious plants.
NATIVE PLANT
A native plant is one that occurs naturally in an area without human intervention and that was growing in the area prior to the time of European settlement. Such plants are adapted to the local climate and tend to be more drought-, disease- and insect-resistant than introduced varieties and they help preserve the balance and beauty of natural ecosystems. For purposes of this chapter, a plant shall be considered native if it appears listed herein in Subsection 14, Approved Plants.
NOXIOUS WEED
An invasive plant that, once declared noxious, becomes illegal to sell, transport, plant, or otherwise propagate within the commonwealth. For purposes of this chapter, a plant shall be considered noxious if it appears on the Pennsylvania Department of Conservation and Natural Resources list of invasive plants, or the United States or Pennsylvania Department of Agriculture list of invasive or noxious plants.
PENNSYLVANIA CERTIFIED HORTICULTURIST (PCH)
A horticulturist registered under the laws of Pennsylvania.
PLANT EXPERT
A registered landscape architect (RLA) or Pennsylvania certified horticulturist (PCH) registered under the laws of Pennsylvania or an International Society of Arboriculture certified arborist.
REGISTERED LANDSCAPE ARCHITECT (RLA)
A landscape architect registered under the laws of Pennsylvania.
SCREEN BUFFER
A predominantly evergreen perimeter landscape planting intended to provide a formal visual separation between neighboring developments. "Screen buffer" is intended to be an impenetrable visual screen. However, it is not intended to be a monocultural planting.
SOFTENING BUFFER
A mixed perimeter landscape planting intended to provide an informal separation between neighboring developments. It is not intended to be an impenetrable screen.
2. 
General Requirements.
A. 
The standards of design of this section shall be used to judge the adequacy of subdivision or land development proposals. The Borough Council may modify or adjust the standards to permit reasonable utilization of property while securing substantial conformance with the objectives of the regulations.
B. 
The standards included in these regulations are minimum design requirements. The Borough Council reserves the right, in any case, to request that the requirements listed herein exceed these standards if conditions so warrant. All landscape plans shall be prepared by a landscape designer familiar with this landscape section in order to promote the proper use and arrangement of plant materials.
C. 
All required plants shall be native plants to Pennsylvania and hardy to USDA Planting Zone 6b. Approved plant species are listed herein in Subsection 14, Approved Plants.
D. 
All plant material shall meet the standards of American Standard for Nursery Stock (ANSI Z60.1) and the height, spread and/or caliper for trees and shrubs listed in § 520, Subsection 13.
E. 
All plant material shall be suited for specific site conditions and shall be installed in accordance with the planting practices stated in the American Standard for Nursery Stock (ANSI Z60.1).
F. 
Plant species classified as invasive species or noxious weeds according to the most recent lists provided by Pennsylvania Department of Conservation and Natural Resources list of invasive plants, or the United States or Pennsylvania Department of Agriculture list of invasive or noxious plants shall not be permitted.
G. 
Plant species known to be susceptible to disease or insect infestation shall not be permitted.
H. 
Guaranty. All plant material shall be guaranteed for 18 months from the day of final approval of the landscape installation by the Borough and in accordance with the provisions of the Borough's developer's agreements, escrow agreements and maintenance easements. Any plant material 25% or more of which is dead shall be considered dead. A tree shall be considered dead when the main leader has died or 25% of the crown is dead. Any dead plant material shall be replaced and installed according to the approved planting practices.
I. 
Nonconforming Uses of Land or Structures, Alteration or Extension. Proposed alterations or extensions of nonconforming uses of land or structures must comply with the most restrictive landscape requirements for either the land use or the zoning district in which it is located or the zoning district which would normally permit the nonconforming use.
3. 
Plan Required.
A. 
A landscape plan is required on all subdivisions and/or land developments, except for the following:
(1) 
Residential subdivisions involving three or fewer dwelling units or lots. A plan is not required, but the planting requirements of (Table 1) street trees still apply.[1]
4. 
Landscape Plan Requirements.
A. 
The landscape plan will show the following information:
(1) 
Plan scale, date, North arrow and location map with zoning district designations for the site and adjacent properties.
(2) 
Property lines, setback lines, easements and the adjacent district(s).
(3) 
Location of all existing and proposed buildings.
(4) 
Location of all existing and proposed roads, parking, service areas and other paved areas.
(5) 
Location of all outside storage and trash receptacle areas.
(6) 
Location of sidewalks, berms, fences, walls, freestanding signs and the site lighting.
(7) 
Location of existing and proposed underground, surface and above-grade utilities such as utility lines, utility easements, transformers, hydrants, manholes and mechanical equipment.
(8) 
Location of existing individual trees with trunks eight inches in diameter or more, measured at 12 inches above the ground. Trees in hedgerows, groves and woodlands with trunk diameters of eight inches in diameter or more may be shown by indicating the outer canopy or dripline of the tree grouping. Existing trees shown as masses must be labeled with an approximate quantity and caliper (measured 12 inches above the ground) as calculated.
(9) 
Location, caliper and common name of all trees 24 inches or greater in caliper measured 12 inches above the ground. All such trees shall be shown on the existing conditions plan or landscape plan whether these trees exist in open areas, hedgerows or continuous wooded areas.
(10) 
A replacement tree planting schedule indicating the specifications for trees proposed for replacement of existing trees of eight-inch or greater caliper designated for removal. The schedule shall indicate the botanical and common name, height, spread, caliper, quantity and special remarks for all proposed replacement trees. This may be made a part of the general planting schedule.
(11) 
A planting schedule listing all new plant materials (trees, shrubs, and ground cover) proposed for planting. This schedule shall indicate the botanical and common name, height, spread, caliper, quantity and special remarks for all proposed plant materials.
(12) 
Plans will be drawn to a scale of not less than one inch equals 50 feet and show all existing and proposed contours.
(13) 
Details for the planting, saucering and staking of trees, the planting of shrubs and any other details which depict other related installations.
(14) 
Existing natural features such as water bodies, floodplain, wetlands, rock outcroppings, and slopes in excess of 15%.
(15) 
Location of all proposed plant species to include trees, shrubs, ground cover, perennials and lawn.
(16) 
Information, in the form of notes or specifications, concerning planting and lawn areas. Such information shall specify the quality requirements and material for planting, seeding, sodding, ground cover, mulching and the like.
(17) 
Limits and details of temporary fencing to be used for protection of existing trees and shrubs during construction.
(18) 
Interior parking lot green space calculations for parking lots larger than 2,000 square feet will appear on the drawings in the following form:
Total Area of Interior Planting Islands _____ S.F.__divided by Parking Lot Area Outside Curb to Outside Curb S.F. equals Percent of Parking Lot Devoted to Green Space __________%.
5. 
Street Tree Planting Requirements.
A. 
Street trees shall be provided according to the standards listed under general requirements, and the specific planting requirements of this section.
B. 
When Required. Street trees shall be required for any subdivision or land development where suitable street trees do not exist as part of the design and construction of:
(1) 
New streets.
(2) 
New sidewalks or pedestrian ways.
(3) 
Existing streets, sidewalks, pedestrian ways, highways, bicycle trails or pathways when they abut or lie within the subdivision or land development.
(4) 
Access and/or private driveways to residential developments serving four or more dwelling units.
C. 
Location.
(1) 
Street trees shall be spaced to permit the healthy growth of each tree, but in no instance shall they be closer than 30 feet on center for each side of the street.
(2) 
Street trees shall be planted one foot outside the ultimate street right-of-way and no closer than three feet to any public sidewalk.
(3) 
At intersections, trees shall be located no closer than 50 feet to the intersection of the curb.
(4) 
Where trees are existing along a roadway, the existing shade trees over four inches in caliper within 20 feet of the curb face may be counted toward the street tree requirement. (The caliper of existing trees is measured at a height of 12 inches above ground level.) Where such existing street trees are over 75 feet apart, new shade trees shall be planted between those existing street trees at no greater than 50 feet on center and no less than 25 feet from any existing tree.
(5) 
When appropriate due to existing groups of trees at or near the street right-of-way, street trees may be grouped in an informal arrangement. If this method of street tree arrangement is selected, the distance between tree groupings or other street trees may not exceed 80 feet and the number of trees shall be equivalent to the three trees per 100 linear feet of street frontage per side.
(6) 
Street trees are not to be planted beneath utility lines. If utility lines are present, the street tree row is to be moved to a distance not less than 15 feet nor more than 25 feet away from the line of the poles. Where this is not possible due to space limitations or other reasons, the species of street tree is to be changed to a lower growing variety.
D. 
Street trees shall be a minimum of three inches in caliper and shall be a species listed in Subsection 14. Trees shall have a single, straight trunk and central leader and shall be free of disease and mechanical damage.
E. 
Trees shall meet the general specifications for height and spread in relationship to caliper for shade trees as stated in American Standard for Nursery Stock (ANSI Z60.1).
F. 
All main branches shall be pruned to a clearance height of seven feet above the ground. Secondary branching from main branches will be allowed to a height of six feet eight inches from the ground.
6. 
Softening Buffer Planting Requirements.
A. 
When required.
(1) 
Refer to Table 1[2] for softening buffer planting requirements in each zoning district or land use.
(2) 
The buffer area shall be used for no purpose other than planting of trees, shrubs, lawn, and other plantings to meet planting requirements and may include a wall or fence that meets the standards outlined in §§ 507, 512, 516, 520, and 614 regarding fences and walls of the Borough of Doylestown Zoning Code.[3] Any wall or fence shall be constructed in such a manner that it will not conflict with sight lines or conflict with the character of the abutting district.
[3]
Editor's Note: See Ch. 27, Zoning.
(3) 
The applicant shall not be required to provide a buffer yard planting if existing planting, topography or man-made structures are acceptable to the Borough Council.
(4) 
Within the buffer area, no slopes shall be steeper than one foot in height for each three feet in width (33%).
(5) 
A softening buffer is not required where a screen buffer is provided.
B. 
Location. Softening buffers, when required, shall be aligned adjacent and parallel to the side and rear property lines or right-of-way boundaries but may be sited on any position of the property if permitted by the Borough Council. Plant material used in the softening buffer shall be located within 20 feet of the property line or right-of-way lines and may be grouped informally.
C. 
Quantity. Four shade trees and eight deciduous, evergreen or semi-evergreen shrubs shall be included for each 100 feet of property perimeter. Refer to Table 1, minimum planting requirements, for each zoning district.[4]
D. 
Plant Material Requirements.
(1) 
Not more than 20% of plants shall be evergreen.
(2) 
Deciduous and evergreen shrubs may be used to provide color, and a softer, more interesting natural effect.
(3) 
All plant material used shall meet minimum height requirements as stated in § 520, Subsection 13.
(4) 
Refer to Subsection 14 herein for approved plant material.
E. 
When there is a dimensional nonconformity, the applicant should attempt to comply with these standards. However, alternate compliance may be accepted, provided it meets the spirit and intent of the chapter.
7. 
Screen Buffer Planting Requirements.
A. 
When Required.
(1) 
Refer to Table 1[5] for requirements in each zoning district or land use.
(2) 
In addition, all truck loading, outside storage areas, mechanical equipment and trash receptacles shall be screened from view from streets and abutting residential areas in accordance with the standards for screen buffer size and type [Subsection 7C(1) and (2) below].
B. 
Location.
(1) 
The screen buffer is to provide a visual barrier between adjacent land uses. The screen buffer shall be aligned adjacent and parallel to side and rear property lines and ultimate right-of-way boundaries or may be sited in any position on the property if permitted by the Council.
(2) 
Screen buffers shall be located within 20 feet of the property lines or right-of-way lines.
(3) 
A screen buffer may be required adjacent to the front yard or street right-of-way if a residential district is the adjacent land use.
(4) 
The screen buffer shall be arranged to provide clear sight triangles at street intersections and shall not obstruct sight distance requirements of the Borough. The screen planting shall be continuous and shall be broken only at points of vehicular or pedestrian access.
C. 
Screen Buffer Size and Type.
(1) 
Trees used for screen buffers shall be composed of 100% evergreen varieties. Shrubs may be a combination of evergreen and deciduous varieties. The required plant material shall be so arranged as to provide immediate visual screen of 50% and at least eight feet in height at the time of planting. Where the screen buffer planting requires more than 50 trees, no more than 1/2 of these trees will be of a single variety.
(2) 
Walls, fences and/or earth berms may be used in combination with plant material subject to the approval of the Borough Council and in conformance with § 507, fences and walls, of the Zoning Ordinance.[6]
[6]
Editor's Note: See Ch. 27, Zoning.
8. 
Parking Area Landscaping Requirements.
A. 
Refer to Table 1[7] for requirements in each zoning district or land use.
B. 
In addition to the trees and shrubs required for buffers and parking areas, a minimum of 10% of any parking lot facility over 2,000 square feet in gross area, outside curb to outside curb, shall be devoted to landscaping.
C. 
One landscaped island will be required for every 15 parking spaces in a row. If required, this island shall be nine feet by 18 feet in area, underlain by soil and protected by curbing or bollards. Each planting island shall contain one shade tree plus shrubs and/or ground cover to cover the entire area.
D. 
Parking areas shall be buffered as required by § 803 by utilizing continuous low hedge composed of deciduous and evergreen shrubs around the outside perimeter.
E. 
Large parking areas shall be subdivided into smaller parking areas of no more than 100 cars by planting strips. These divider islands shall be a minimum of eight feet wide and run the length of the parking row. They shall be underlain by soil, protected by bollards or curb and wheel stops. Planting strips shall contain plantings of the street tree type shade trees at intervals of 30 feet to 40 feet, plus shrubs and ground cover to cover the entire area.
F. 
Additional Landscaping for Shopping Centers. In addition to the other requirements, the following shall be required for shopping centers with 200 or more required parking spaces (paved plus reserve):
(1) 
Storefront Landscaping. A minimum of 25% of the area between the curbline of the storefront driveway and the principal buildings (stores) shall be landscaped with ornamental plant materials, including flowering and evergreen trees and shrubs. All criteria for sight distance must be adhered to.
(2) 
Softening Buffers. A softening buffer shall be provided and maintained along all primary entrance driveways and boundaries of each shopping center in compliance with the planting requirements of § 520, Subsections 13 and 14, of the Borough Code, unless the primary entrance driveways or boundaries are also road frontages. (NOTE: In which case street trees are required by § 520, Subsections 13 and 14, and will be provided.)
(3) 
Screen Buffers. A screen buffer shall be provided and maintained along all boundaries that abut existing residential development, in compliance with the planting requirements of Table 1[8] herein and buffering requirements of the Borough ordinances.
(4) 
Calculation of Minimum Landscaped Coverage. The landscaped areas required herein may be included in calculation of the minimum landscaped, green area.
9. 
Stormwater Basin Landscaping.
A. 
The basin shall be designed so that the planting in and adjacent to it shall not have a negative effect on the hydrological function of the basin.
B. 
Drainage ways, detention basins, and retention ponds should be aesthetically pleasing and compatible with the adjacent land use. Creative grading and innovative basin forms are encouraged. Where basins adjoin existing woodlands, it is recommended that plantings be selected to replicate and blend with the natural surroundings and function with existing neighboring systems.
C. 
Basin Floors.
(1) 
Floors dry most of the year shall be landscaped in one or a combination of the following:
(a) 
Seeded in native low-maintenance wildflowers and meadow grasses.
(b) 
Wildflower sod.
(c) 
All-season native ground cover.
(d) 
)Seeded or sodded native grass lawn.
(2) 
Basin Slopes. Slopes shall be seeded with an appropriate seed mix as approved by the Borough.
(3) 
Basin Perimeter Plantings. There shall be a minimum of one shade tree and two shrubs for each 30 linear feet of basin perimeter. To promote diversity, up to 50% of the shade trees may be substituted with an option of two flowering trees or two evergreen trees. No tree planting shall be placed on the fill area of the berm.
10. 
Individual Lot Landscaping.
A. 
When Required. Individual lot landscaping includes those areas of the site not covered by § 520, Subsections 5 through 9, above. Refer to Table 1[9] for requirements in each zoning district or land use.
B. 
Location. Trees specified under this section shall be planted either on the lot or within the general open space of the subdivision, at the discretion of the Borough Council. They may be planted in the front, side or rear yard of the property.
C. 
Size and Type. Trees shall be a minimum of three inches in caliper and of the recommended species listed in § 520, Subsection 14.
D. 
Landscaping of Other Areas. Any area not used for buildings, structures, paved areas, planting bed, or screening shall be planted in native ground cover or all-season lawn and other landscape materials in accordance with the landscape plan. Existing noninvasive vegetative materials shall be preserved wherever possible.
E. 
Existing Vegetation. In cases where preserved natural features existing on-site duplicate or essentially duplicate the planting requirements of this chapter, these requirements may be waived or amended by the Borough Council.
11. 
Preservation and Protection of Existing Trees.
A. 
All subdivisions and land developments shall be laid out in such a manner so as to preserve the healthy trees and shrubs on the site whenever possible.
B. 
Every effort should be made to preserve any individual tree or trees of significant size or historical value as determined by the Borough.
C. 
The tree protection area that is delineated on the site prior to construction shall conform to the approved development plans.
D. 
During the construction of any site, trees and shrubs, as defined herein, shall be protected by a forty-eight-inch-high snow fence or other suitable fence, mounted on steel posts located eight feet on center, placed along the boundary of the tree protection area or similar protection fencing to ensure that there is no encroachment within the area of their drip line by changing grade, trenching, stockpiling of building materials or topsoil or the compaction of the soil and roots by any motor vehicle, unless the following regulations are met:
(1) 
The root area within the drip line of any tree or group of trees may be encroached upon to a maximum of 1/4 of the total root area.
(2) 
Existing trees whose root area (drip line) has been encroached upon by more than 1/4 of the total area will not be considered to be preserved and must be replaced.
(3) 
At the direction of the Borough, existing trees which have not been adequately protected are to be removed and replaced.
(4) 
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.
(5) 
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 burlap or other biodegradable material until permanent cover can be installed.
E. 
When the fencing has been installed, it shall be inspected and approved by the Borough 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.
F. 
The foregoing requirements for trees, softening buffers and individual lot landscaping shall, whenever possible, be met by preserving existing trees, and, to that end, the number of trees required by these sections may be reduced by a credit for approved preserved trees as follows:
(1) 
Approved preserved trees remaining on an individual lot may offset the individual lot landscaping requirements for that lot and that lot only.
(2) 
Approved preserved trees remaining around the perimeter of the site development may offset the softening buffer requirements for that site.
(3) 
The same tree may not be used to offset both individual lot landscaping and softening buffer requirements.
(4) 
Any tree preserved within 20 feet of any building or five feet of a road or sidewalk shall not be considered as a preserved tree.
(5) 
Credit for approved preserved trees to offset softening buffer and individual lot landscaping requirements are to be calculated as follows:
Diameter of Trunk of Approved Preserved Tree*
(inches)
Number of Trees Credited
36 or greater
6
12 to 35
4
8 to 11
2
NOTE:
*
Inches in caliper measured at a height of one foot above natural grade for trees greater than four inches in caliper.
G. 
When the original grade cannot be retained at the tree protection area line, a tree protection wall shall be constructed outside the tree protection area.
12. 
Replacing Trees Destroyed by Development.
A. 
Every tree with a trunk diameter of eight inches or greater, measured at 12 inches above the natural ground line, which is destroyed because of street alignment, building placement, parking area location, grading or otherwise shall be replaced with one or more trees whose total trunk diameter, or combined diameters as the case may be, as measured at six inches above the ground line, equals the caliper of the tree removed; provided, however, that the caliper of any such individual replacement tree shall not be less than three inches.
B. 
Such new trees shall be planted in addition to the trees required to be planted pursuant to the planting requirements otherwise set forth in this § 520.
C. 
It is recommended that replacement trees be planted in common areas between lots rather than as foundation plantings at individual homes.
D. 
Refer to § 520, Subsection 11D, for sizes and types of shade trees, evergreen trees, flowering trees and shrubs recommended.
E. 
Calculation and estimation of existing trees shall be performed before any clearing commences and shall be performed in the presence of the Borough and shall be based on the following procedure:
(1) 
Trees 24 inches and larger, as measured 12 inches above natural grade, will be documented individually and noted on the landscape plan or existing conditions plan.
(2) 
The quantity of all trees eight inches up to 24 inches standing in areas of over 20 trees shall be estimated by the following method:
(a) 
Three 100-foot-by-100-foot-square areas will be staked out in locations acceptable to the owner/developer and the Borough.
(b) 
The quantity of trees in each area will be counted and the totals averaged to determine the average number of trees per 10,000 square feet of wooded area.
(c) 
This average quantity per area will be used to determine both the quantity of trees being removed and the quantity of trees to remain in large masses.
F. 
Calculation and estimation of existing trees remaining after construction shall be performed by the Borough based on a procedure similar to that noted above.
G. 
An estimated quantity of replacement trees required is to be shown on the landscape plan or on a schedule as replacement trees to be contributed to the Borough. Refer to § 520, Subsections 13 and 14.
H. 
A maximum of 30% of the required trees may be replaced as ornamental/flowering trees or evergreen trees at a ratio of two flowering or two evergreen trees per required three-inch-caliper shade tree. A maximum of 20% of the required trees may be replaced as shrubs at a ratio of 10 shrubs per required tree.
13. 
Recommended Plant Characteristics. All required plants shall be native plants. However, the Borough Council may permit other planting types if they are hardy to the area, noninvasive, not subject to blight, disease, or insect infestation, and of the same general character and growth habit. The following sizes listed for shade trees, evergreen trees, ornamental trees, deciduous shrubs, evergreen shrubs, and ground cover are the minimum acceptable sizes:
A. 
Shade Trees. Minimum three-inch caliper,* 14 to 18 feet high, clear trunk to seven feet zero inches above the ground and full branching structure. (*NOTE: Trees of four-inch caliper and less are the measurement of the trunk diameter at six inches above ground level as defined in the American Standard Stock by the American Association of Nurserymen. Nursery grown trees of greater than four-inch caliper are measured at 12 inches above the ground level.)
B. 
Evergreen Trees. Minimum eight feet high, four-foot minimum spread,* single leader, symmetrically branching to the ground. (*NOTE: Spread may be less than four feet for upright or columnar varieties.)
C. 
Ornamental/Flowering Trees. Minimum eight feet high, five-foot minimum spread, symmetrically branched to within four feet from the ground.
D. 
Deciduous Shrubs. Thirty-inch minimum height, twenty-four-inch minimum spread and symmetrically branched to the ground.
E. 
Evergreen Shrubs. Twenty-four-inch minimum height, eighteen-inch minimum spread and symmetrically branched to the ground. (NOTE: Height and spread requirements may be reversed for spreading varieties of evergreen shrubs.)
F. 
Ground Cover Plants. Two-year-old plants provided in pots of 2 1/4 inches and spaced a maximum of 12 inches on center.
G. 
Heavily rooted plants provided in four-inch pots and spaced a minimum of 18 inches on center.
14. 
Approved Plants.
Type
Botanical Name
Common Name
Large shade tree
Acer rubrum
Red Maple
Large shade tree
Carya cordiformis
Bitternut Hickory
Large shade tree
Carya glabra
Pignut Hickory
Large shade tree
Carya ovata
Shagbark Hickory
Large shade tree
Carya tomentosa
Mockernut Hickory
Large shade tree
Catalpa speciosa
Northern Catalpa
Large shade tree
Celtis occidentalis
Hackberry
Large shade tree
Fagus grandifolia
American Beech
Large shade tree
Gleditsia triacanthos v. inermis
Thornless Honeylocust
Large shade tree
Larix laricina
American Larch
Large shade tree
Liquidambar styraciflua
Sweetgum
Large shade tree
Magnolia acuminata
Cucumbertree Magnolia
Large shade tree
Magnolia grandiflora
Southern Magnolia
Large shade tree
Magnolia macrophylla
Big Leaf Magnolia
Large shade tree
Nyssa sylvatica
Black Gum
Large shade tree
Platanus occidentalis
American Sycamore
Large shade tree
Populus tremuloides
Quaking Aspen
Large shade tree
Prunus serotina
Black Cherry
Large shade tree
Quercus alba
White Oak
Large shade tree
Quercus bicolor
Swamp White Oak
Large shade tree
Quercus coccinea
Scarlet Oak
Large shade tree
Quercus macrocarpa
Burr Oak
Large shade tree
Quercus muehlenbergii
Chinquapin Oak
Large shade tree
Quercus phellos
Willow Oak
Large shade tree
Quercus prinus
Chestnut Oak
Large shade tree
Tilia americana
American Linden
Large shade tree
Ulmus americana
American Elm
Small to medium shade tree
Amelanchier arborea
Downy Serviceberry
Small to medium shade tree
Amelanchier canadensis
Shadblow Serviceberry
Small to medium shade tree
Amelanchier laevis
Allegheny Serviceberry
Small to medium shade tree
Asimina triloba
Paw-Paw
Small to medium shade tree
Betula lenta
Sweet Birch
Small to medium shade tree
Betula nigra
River Birch
Small to medium shade tree
Carpinus caroliniana
American Hornbeam
Small to medium shade tree
Cercis canadensis
Eastern Redbud
Small to medium shade tree
Chionanthus virginicus
White Fringetree
Small to medium shade tree
Cornus florida
Flowering Dogwood
Small to medium shade tree
Crataegus viridis
Winter King Hawthorn
Small to medium shade tree
Diospyros virginiana
Common Persimmon
Small to medium shade tree
Magnolia virginiana
Sweetbay Magnolia
Small to medium shade tree
Malus angustifolia
Narrowleaf Crabapple
Small to medium shade tree
Malus coronaria
American Crabapple
Small to medium shade tree
Malus ioensis
Prairie Crabapple
Small to medium shade tree
Morus rubra
Red Mulberry
Small to medium shade tree
Ostrya virginiana
Eastern Hophornbeam
Small to medium shade tree
Oxydendrum arboreum
Sourwood
Small to medium shade tree
Prunus americana
American Plum
Small to medium shade tree
Prunus pensylvanica
Pin Cherry
Small to medium shade tree
Prunus virginiana
Chokecherry
Small to medium shade tree
Quercus ilicifolia
Bear Oak
Small to medium shade tree
Quercus marilandica
Blackjack Oak
Small to medium shade tree
Quercus stellata
Post Oak
Small to medium shade tree
Sassafras albidum
Sassafras
Evergreen tree
Chamaecyparis thyoides
Atlantic White Cedar
Evergreen tree
IIex opaca
American Holly
Evergreen tree
Juniperus virginiana
Eastern Red Cedar
Evergreen tree
Pinus strobus
White Pine
Evergreen tree
Thuja occidentalis
Eastern Arborvitae
Evergreen tree
Thuja plicata
Western Arborvitae
Evergreen tree
Tsuga canadensis
Eastern Hemlock
Deciduous shrub
Alnus serrulata
Hazel Alder
Deciduous shrub
Aronia arbutifolia
Red Chokeberry
Deciduous shrub
Aronia melanocarpa
Black Chokeberry
Deciduous shrub
Calycanthus floridus
Sweetshrub
Deciduous shrub
Castanea pumila
Allegheny Chinkapin
Deciduous shrub
Ceanothus americanus
New Jersey Tea
Deciduous shrub
Cephalanthus occidentalis
Buttonbush
Deciduous shrub
Clethra alnifolia
Summersweet
Deciduous shrub
Comptonia peregrina
Sweetfern
Deciduous shrub
Cornus alternifolia
Pagoda Dogwood
Deciduous shrub
Cornus amomum
Silky Dogwood
Deciduous shrub
Cornus racemosa
Gray Dogwood
Deciduous shrub
Cornus sericea
Red Twig Dogwood
Deciduous shrub
Corylus americana
American Hazelnut
Deciduous shrub
Dirca palustris
Leatherwood
Deciduous shrub
Gaylussacia baccata
Black Huckleberry
Deciduous shrub
Gaylussacia frondosa
Blue Huckleberry
Deciduous shrub
Hamamelis virginiana
Witch Hazel
Deciduous shrub
Hydrangea arborescens
Smooth Hydrangea
Deciduous shrub
Hydrangea quercifolia
Oakleaf Hydrangea
Deciduous shrub
Hypericum densiflorum
St. Johnswort
Deciduous shrub
Hypericum prolificum
Shrubby St. Johnswort
Deciduous shrub
Ilex laevigata
Smooth Winterberry
Deciduous shrub
Ilex verticillata
Winterberry Holly
Deciduous shrub
Itea virginica
Virginia Sweetspire
Deciduous shrub
Leucothoe racemosa (or fontanesiana)
Drooping Leucothoe
Deciduous shrub
Lindera benzoin
Spicebush
Deciduous shrub
Morella caroliniensis
Swamp Bayberry
Deciduous shrub
Myrica pensylvanica
Northern Bayberry
Deciduous shrub
Physocarpus opulifolius
Ninebark
Deciduous shrub
Potentilla fruticosa
Cinquefoil
Deciduous shrub
Prunus maritima
Beach Plum
Deciduous shrub
Rhododendron arborescens
Sweet Azalea
Deciduous shrub
Rhododendron atlanticum
Coast Azalea
Deciduous shrub
Rhododendron calendulaceum
Flame Azalea
Deciduous shrub
Rhododendron canadense
Rhodora
Deciduous shrub
Rhododendron canescens
Piedmont Azalea
Deciduous shrub
Rhododendron periclymenoides
Pinxterbloom Azalea
Deciduous shrub
Rhododendron vaseyi
Pinkshell Azalea
Deciduous shrub
Rhododendron viscosum
Swamp Azalea
Deciduous shrub
Rhus aromatica
Fragrant Sumac
Deciduous shrub
Rhus copallina
Flameleaf Sumac
Deciduous shrub
Rhus glabra
Smooth Sumac
Deciduous shrub
Rhus typhina
Staghorn Sumac
Deciduous shrub
Ribes americanum
Black Currant
Deciduous shrub
Ribes rotundifolium
Eastern Gooseberry
Deciduous shrub
Rosa carolina
Pasture Rose
Deciduous shrub
Rosa palustris
Swamp Rose
Deciduous shrub
Rubus odoratus
Purple Flowering Raspberry
Deciduous shrub
Rubus strigosus
American Red Raspberry
Deciduous shrub
Salix discolor
Pussy Willow
Deciduous shrub
Salix humilis
Prairie Willow
Deciduous shrub
Sambucus canadensis
American Elderberry
Deciduous shrub
Sambucus racemosa
Red Elderberry
Deciduous shrub
Spiraea alba
White Meadowsweet
Deciduous shrub
Spiraea tomentosa
Steeplebush
Deciduous shrub
Staphylea trifolia
American Bladdernut
Deciduous shrub
Symphoricarpos albus
Snowberry
Deciduous shrub
Symphoricarpos orbiculatus
Coralberry
Deciduous shrub
Vaccinium angustifolium
Lowbush Blueberry
Deciduous shrub
Vaccinium corymbosum
Highbush Blueberry
Deciduous shrub
Vaccinium macrocarpon
Cranberry
Deciduous shrub
Vaccinium pallidum
Early Lowbush Blueberry
Deciduous shrub
Vaccinium stamineum
Deerberry
Deciduous shrub
Viburnum acerifolium
Mapleleaf Viburnum
Deciduous shrub
Viburnum dentatum
Arrowwood Viburnum
Deciduous shrub
Viburnum lentago
Nannyberry Viburnum
Deciduous shrub
Viburnum nudum
Possumhaw Viburnum
Deciduous shrub
Viburnum prunifolium
Blackhaw Viburnum
Deciduous shrub
Viburnum trilobum
American Cranberrybush
Evergreen shrub
Ilex glabra
Inkberry Holly
Evergreen shrub
Juniperus communis
Common Juniper
Evergreen shrub
Kalmia angustifolia
Sheep Laurel Kalmia
Evergreen shrub
Kalmia latifolia
Mountain Laurel
Evergreen shrub
Rhododendron
Rhododendron - Native Crosses
Evergreen shrub
Rhododendron carolinianum
Carolina Rhododendron
Evergreen shrub
Rhododendron catawbiense
Catawba Rhododendron
Evergreen shrub
Rhododendron maximum
Rosebay Rhododendron
Evergreen shrub
Taxus canadensis
Canada Yew
Evergreen shrub
Yucca filamentosa
Adam's Needle
Perennial
Actaea pachypoda
Doll's Eyes
Perennial
Ageratina altissima
White Snakeroot
Perennial
Anemone canadensis
Canadian Anemone
Perennial
Anemone virginiana
Thimbleweed
Perennial
Antennaria neglecta
Field Pussytoes
Perennial
Antennaria plantaginifolia
Plain-leaf Pussytoes
Perennial
Aquilegia canadensis
Eastern Columbine
Perennial
Aralia nudicaulis
Wild Sarsaparilla
Perennial
Aralia racemosa
Spikenard
Perennial
Arisaema triphyllum
Jack-in-the-Pulpit
Perennial
Asarum canadense
Wild Ginger
Perennial
Asclepias incarnata
Swamp Milkweed
Perennial
Asclepias syriaca
Common Milkweed
Perennial
Asclepias tuberosa
Butterfly Milkweed
Perennial
Baptisia australis
Blue Wild Indigo
Perennial
Baptisia tinctoria
Yellow Wild Indigo
Perennial
Boltonia asteroides
Star Boltonia
Perennial
Caltha palustris
Marsh Marigold
Perennial
Cardamine concatenata
Toothwort
Perennial
Caulophyllum thalictroides
Blue Cohosh
Perennial
Chelone glabra
White Turtlehead
Perennial
Chimaphila maculata
Striped Wintergreen
Perennial
Chrysogonum virginianum
Green-and-Gold
Perennial
Chrysopsis mariana
Golden Aster
Perennial
Cimicifuga racemosa
Black Snakeroot
Perennial
Claytonia virginica
Spring Beauty
Perennial
Coreopsis tripteris
Tall Coreopsis
Perennial
Coreopsis verticillata
Threadleaf Coreopsis
Perennial
Delphinium tricorne
Dwarf Larkspur
Perennial
Desmodium paniculatum
Narrow-Leaf Tick-Trefoil
Perennial
Dicantra exima
Bleeding Heart
Perennial
Dicentra canadensis
Squirrel Corn
Perennial
Dicentra cucullaria
Dutchman's Breeches
Perennial
Dodecatheon meadia
Shooting Star
Perennial
Doellingeria umbellatus
Flat-Top White Aster
Perennial
Erigeron pulchellus
Robin's Plantain
Perennial
Erythronium americanum
Trout Lily
Perennial
Eupatorium dubium
Joe-Pye Weed
Perennial
Eupatorium fistulosum
Trumpet Weed
Perennial
Eupatorium hyssopifolium
Hyssop-Leaved Thoroughwort
Perennial
Eupatorium maculatum
Spotted Joe-Pye Weed
Perennial
Eupatorium perfoliatum
Common Boneset
Perennial
Eupatorium purpureum
Green-Stemmed Joe-Pye Weed
Perennial
Eurybia divaricata
White Wood Aster
Perennial
Gentiana clausa
Closed Gentian
Perennial
Geranium maculatum
Wild Geranium
Perennial
Goodyera pubescens
Downy Rattlesnake Plantain
Perennial
Helenium autumnale
Sneezeweed
Perennial
Helianthus angustifolius
Swamp Sunflower
Perennial
Helianthus decapetalus
Ten-Petaled Sunflower
Perennial
Helianthus divaricatus
Woodland Sunflower
Perennial
Heliopsis helianthoides
Oxeye Sunflower
Perennial
Hepatica nobilis var. acuta
Sharp-Lobed Hepatica
Perennial
Hepatica nobilis var. obtusa
Round-Lobed Hepatica
Perennial
Heuchera americana
Alumroot
Perennial
Heuchera villosa
Hairy Heuchera
Perennial
Hibiscus moscheutos
Rose Mallow
Perennial
Houstonia caerulea
Bluet
Perennial
Hydrophyllum virginianum
Virginia Waterleaf
Perennial
Hylotelephium telephioides
Allegheny Stonecrop
Perennial
Impatiens capensis
Jewelweed
Perennial
Ionactis linarifolius
Stiff-Leaf Aster
Perennial
Iris prismatica
Slender Blueflag
Perennial
Iris versicolor
Blue Flag
Perennial
Iris virginica
Virginia Blue Flag
Perennial
Jeffersonia diphylla
Twinleaf
Perennial
Justicia americana
American Water-Willow
Perennial
Lespedeza capitata
Round-Head Bush Clover
Perennial
Liatris pilosa
Grass-Leaf Blazingstar
Perennial
Liatris scariosa
Eastern Blazing Star
Perennial
Liatris spicata
Blazing Star
Perennial
Liatris squarrosa
Plains Blazing Star
Perennial
Lilium canadense
Canada Lily
Perennial
Lilium philadelphicum
Wood Lily
Perennial
Lilium superbum
Turk's Cap Lily
Perennial
Limonium carolinianum
Sea Lavender
Perennial
Lobelia cardinalis
Cardinal Flower
Perennial
Lobelia siphilitica
Great Blue Lobelia
Perennial
Lupinus perennis
Lupine
Perennial
Maianthemum canadense
Canada Mayflower
Perennial
Maianthemum racemosum
False Solomon's Seal
Perennial
Medeola virginiana
Indian Cucumber
Perennial
Melanthium virginicum
Virginia Bunchflower
Perennial
Mertensia virginica
Virginia Bluebells
Perennial
Mimulus ringens
Monkeyflower
Perennial
Mitella diphylla
Twoleaf Miterwort
Perennial
Monarda bradburiana
Wild Bergamot
Perennial
Monarda didyma
Beebalm
Perennial
Monarda punctata
Horsemint
Perennial
Nuphar lutea
Spatterdock
Perennial
Oenothera biennis
Common Evening Primrose
Perennial
Oenothera fruticosa
Narrow-Leaved Sundrops
Perennial
Oenothera perennis
Sundrops
Perennial
Opuntia humifusa
Eastern Prickly Pear Cactus
Perennial
Osmorhiza longistylis
Sweet Cicely
Perennial
Oxalis violacea
Violet Wood Sorrel
Perennial
Packera aurea
Golden Ragwort
Perennial
Penstemon laevigatus
Smooth Beardtongue
Perennial
Phlox carolina
Thick-Leaved Phlox
Perennial
Phlox divaricata
Woodland Blue Phlox
Perennial
Phlox maculata
Phlox
Perennial
Phlox paniculata
Summer Phlox
Perennial
Phlox stolonifera
Creeping Phlox
Perennial
Phlox subulata
Moss Phlox
Perennial
Physostegia virginiana
Obedient Plant
Perennial
Podophyllum peltatum
Mayapple
Perennial
Polemonium reptans
Jacob's Ladder
Perennial
Polygonatum biflorum
Smooth Solomon's Seal
Perennial
Polygonatum pubescens
Solomon's Seal
Perennial
Pontederia cordata
Pickerelweed
Perennial
Porteranthus trifoliatus
Bowman's Root
Perennial
Pycanthemum icanum
Hoary Mountain Mint
Perennial
Pycanthemum tenuifolium
Narrow-Leaved Mountain Mint
Perennial
Rhexia virginica
Virginia Meadowbeauty
Perennial
Rudbeckia fulgida
Orange Coneflower
Perennial
Rudbeckia hirta
Black-Eyed Susan
Perennial
Rudbeckia laciniata
Green-Headed Coneflower
Perennial
Rudbeckia triloba
Three-Lobed Coneflower
Perennial
Ruellia caroliniensis
Carolina Wild Petunia
Perennial
Sabatia angularis
Rose Pink
Perennial
Sagittaria latifolia
Arrowhead
Perennial
Salvia lyrata
Lyre-Leaf Sage
Perennial
Sanguinaria canadensis
Bloodroot
Perennial
Saururus cernuus
Lizard's Tail
Perennial
Saxifraga pensylvanica
Eastern Swamp Saxifrage
Perennial
Saxifraga virginiensis
Early Saxifrage
Perennial
Scutellaria integrifolia
Hyssop Skullcap
Perennial
Sedum ternatum
Mountain Stonecrop
Perennial
Senna marilandica
Southern Wild Senna
Perennial
Silene caroliniana
Wild Pink
Perennial
Silene stellata
Starry Campion
Perennial
Silene virginica
Fire Pink
Perennial
Silphium perfoliatum
Cup Plant
Perennial
Sisyrinchium atlanticum
Coastal Blue-Eyed Grass
Perennial
Solidago caesia
Bluestem Goldenrod
Perennial
Solidago flexicaulis
Broad Leaf Goldenrod
Perennial
Solidago juncea
Early Goldenrod
Perennial
Solidago nemoralis
Gray Goldenrod
Perennial
Solidago odora
Sweet Goldenrod
Perennial
Solidago rugosa
Wrinkle-Leaf Goldenrod
Perennial
Solidago sempervirens
Seaside Goldenrod
Perennial
Solidago speciosa
Showy Goldenrod
Perennial
Spiranthes cernua
Nodding Ladies' Tresses
Perennial
Stachys tenuifolia
Hedge Nettle
Perennial
Symphyotrichum cordifolium
Heart-Leaved Aster (Aster e.)
Perennial
Symphyotrichum ericoides
White Heath Aster (Aster 1.)
Perennial
Symphyotrichum laevis
Smooth Blue Aster
Perennial
Symphyotrichum novae-angliae
New England Aster
Perennial
Symphyotrichum novi-belgii
New York Aster
Perennial
Symplocarpus foetidus
Skunk Cabbage
Perennial
Thalictrum dioicum
Early Meadow Rue
Perennial
Thalictrum pubescens
Tall Meadow Rue
Perennial
Thalictrum thalictroides
Rue Anemone
Perennial
Tiarella cordifolia
Foamflower
Perennial
Tradescantia virginiana
Virginia Spiderwort
Perennial
Trillium erectum
Red Trillium
Perennial
Trillium grandiflorum
White Trillium
Perennial
Trillium sessile
Toadshade
Perennial
Trillium undulatum
Painted Trillium
Perennial
Uvularia grandiflora
Large-Flowered Bellwort
Perennial
Uvularia perfoliata
Perfoliate Bellwort
Perennial
Uvularia sessilifolia
Straw Lily
Perennial
Veratrum viride
Green False Hellebore
Perennial
Verbena hastata
Blue Vervain
Perennial
Verbesina alternifolia
Wingstem
Perennial
Vernonia noveboracensis
New York Ironweed
Perennial
Veronicastrum virginicum
Culver's Root
Perennial
Viola conspersa
American Dog Violet
Perennial
Viola cucullata
Marsh Blue Violet
Perennial
Viola pedata
Bird's Foot Violet
Perennial
Viola pubescens
Yellow Violet
Perennial
Viola sororia
Common Blue Violet
Perennial
Viola striata
Striped Cream Violet
Perennial
Zizia aurea
Golden Alexanders
Grasses, rushes and sedges
Agrostis perennans
Autumn Bentgrass
Grasses, rushes and sedges
Andropogon gerardii
Big Bluestem
Grasses, rushes and sedges
Andropogon glomeratus
Bushy Bluestem
Grasses, rushes and sedges
Andropogon virginicus
Broomsedge
Grasses, rushes and sedges
Bouteloua curtipendula
Sideoats Grama
Grasses, rushes and sedges
Carex crinita
Long Hair Sedge
Grasses, rushes and sedges
Carex glaucodea
Blue Wood Sedge
Grasses, rushes and sedges
Carex lurida
Sallow Sedge
Grasses, rushes and sedges
Carex pensylvanica
Pennsylvania Sedge
Grasses, rushes and sedges
Carex plantaginea
Plantainleaf Sedge
Grasses, rushes and sedges
Carex platyphylla
Broadleaf Sedge
Grasses, rushes and sedges
Carex stricta
Tussock Sedge
Grasses, rushes and sedges
Carex vulpinoidea
Fox Sedge
Grasses, rushes and sedges
Chasmanthium latifolium
Northern Sea Oats
Grasses, rushes and sedges
Danthonia spicata
Poverty Oatgrass
Grasses, rushes and sedges
Dichanthelium clandestinum
Deer-Tongue
Grasses, rushes and sedges
Dichanthelium commutatum
Variable Panicgrass
Grasses, rushes and sedges
Distichlis spicata
Saltgrass
Grasses, rushes and sedges
Dulichium arundinaceum
Three-Sided Sedge
Grasses, rushes and sedges
Elymus hystrix
Bottlebrush Grass
Grasses, rushes and sedges
Elymus riparius
Riverbank Wild Rye
Grasses, rushes and sedges
Elymus virginicus
Virginia Wild Rye
Grasses, rushes and sedges
Juncus canadensis
Canada Rush
Grasses, rushes and sedges
Juncus effusus
Soft Rush
Grasses, rushes and sedges
Juncus tenuis
Path Rush
Grasses, rushes and sedges
Leersia oryzoides
Rice Cutgrass
Grasses, rushes and sedges
Luzula acuminata
Hairy Woodrush
Grasses, rushes and sedges
Panicum amarum
Bitter Panic Grass
Grasses, rushes and sedges
Panicum virgatum
Switchgrass
Grasses, rushes and sedges
Schizachyrium scoparium
Little Bluestem
Grasses, rushes and sedges
Schoenoplectus validus
Great Bulrush
Grasses, rushes and sedges
Scirpus atrovirens
Green Bulrush
Grasses, rushes and sedges
Scirpus cyperinus
Woolgrass
Grasses, rushes and sedges
Sparganium americanum
American Bur-Reed
Vine
Aristolochia macrophylla
Dutchman's Pipe
Vine
Bignonia capreolata
Crossvine
Vine
Clematis virginiana
Virgin's Bower
Vine
Lonicera sempervirens
Trumpet Honeysuckle
Vine
Mikania scandens
Climbing Hempvine
Vine
Parthenocissus quinquefolia
Virginia Creeper
Vine
Passiflora incarnata
Passionflower
Vine
Wisteria frutescens
American Wisteria
Fern
Adiantum pedatum
Maidenhair Fern
Fern
Athyrium filixfemina
Lady Fern
Fern
Dennstaedtia punctilobula
Hay-Scented Fern
Fern
Dryopteris carthusiana
Spinulose Woodfern
Fern
Dryopteris cristata
Crested Wood Fern
Fern
Dryopteris intermedia
Evergreen Woodfern
Fern
Dryopteris marginalis
Marginal Woodfern
Fern
Matteuccia struthiopteris
Ostrich Fern
Fern
Onoclea sensibilis
Sensitive Fern
Fern
Osmunda cinnamomea
Cinnamon Fern
Fern
Osmunda claytoniana
Interrupted Fern
Fern
Osmunda regalis
Royal Fern
Fern
Polystichum acrostichoides
Christmas Fern
Fern
Pteridium aquilinum
Bracken Fern
Fern
Thelypteris noveboracensis
New York Fern
Fern
Thelypteris palustris
Marsh Fern
Fern
Woodwardia areolata
Netted Chain Fern
Ground cover
Gaultheria procumbens
Wintergreen
Ground cover
Mitchella repens
Partridgeberry
Ground cover
Pachysandra procumbens
Allegheny Spurge
Ground cover
Phlox stolonifera
Creeping Phlox
Ground cover
Tiarella cordifolia
Foamflower
[Ord. No. 1974-1, 2/18/1974]
1. 
General.
A. 
In reviewing subdivision and land development plans, Borough Council shall consider the adequacy of existing or proposed recreational areas or community facilities to serve the additional dwellings proposed by the subdivision or land development.
B. 
Where deemed essential by Borough Council, upon consideration of the particular type of development proposed Borough Council may require the dedication or reservation of such areas or sites to an extent and in a location suitable to the needs created by the development for playgrounds, parks, or other public uses.
C. 
Where a proposed park, playground or other public use is indicated on a proposed subdivision or land development plan, the Borough Recreation Board shall revise the plan and submit recommendations to Borough Council.
2. 
Standards.
A. 
Area set aside for recreational purposes, such as playgrounds or play fields, shall be on land which is suitable for use as a park or playground and shall be of adequate size and configuration, as determined by Borough Council, to accommodate the intended use. Such areas should be located as to serve all the residents of the proposed subdivision or land development. Access to recreational areas shall be provided from a public street.
B. 
In subdivisions or land developments which provide or intend to provide housing facilities for more than 20 families, suitable open areas shall be required for recreational use and community facilities. The standard to be used as a guide in determining the adequacy of space provided shall be as follows:
(1) 
Twenty to 300 families: three acres per 100 families, or fraction thereof.
(2) 
Over 300 families: nine acres plus 1/2 acre per 100 families over 300, or fraction thereof.
[Ord. No. 1974-1, 2/18/1974]
1. 
All area, density, design, parking and building requirements shall in all respects conform to the Doylestown Borough Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 27, Zoning.
2. 
Preliminary approval of the site plan and final approval of the improvement construction plan must be obtained and bonding provided, as required hereunder, for the entire proposed development prior to the commencement of construction or earth-moving activities on any portion thereof. Final approval of the site plan 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 required, the plans must be refiled, reviewed, and approved.
3. 
Bonding procedures as specified by Part 7 shall be required before final approval of the subdivision or land development plan, and shall guarantee the improvements by the builder of streets, sidewalks, curbs, streetlighting, street trees, drainage facilities, utilities, recreational areas, and other facilities that the Borough Council may deem necessary.
4. 
Arrangement of Buildings and Facilities.
A. 
All of the elements of the site plan shall be harmoniously and efficiently organized in relation to topography, the size and shape of the plot, the character of the adjoining property, and the type and size of the buildings, in order to produce a livable and economical land use pattern.
B. 
Arrangement of buildings shall be in favorable relation to the natural topography, existing desirable trees, views within and beyond the site, and exposure to the sun and other buildings on the site.
5. 
Access and Circulation.
A. 
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.
B. 
Access and circulation for firefighting equipment, furniture moving vans, fuel trucks, garbage collection, deliveries and snow removal shall be planned for efficient operation and convenience.
C. 
Walking distance from the main entrance of building to a street, driveway, or parking area shall usually be less than 100 feet; exception to this standard should be reasonably justified by compensating advantages, such as desirable views and site preservation through adaption to topography. In no case shall the distance exceed 250 feet.
6. 
Yards. Yards shall assure adequate privacy, desirable outlook, adequate natural light and ventilation, convenient access to and around the dwellings, and other essential uses.
7. 
Sidewalks.
A. 
Street sidewalks shall be provided for convenience and safe access to all living units from streets, driveways, parking areas or garages and for convenient circulation and access to all project facilities.
B. 
Width, alignment and gradient of walks shall provide safety, convenience and appearance for pedestrian traffic. Small jogs in the alignment shall be avoided.
C. 
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.
D. 
Sidewalks shall be constructed in accordance with standards and specifications approved by the Borough Engineer, and § 511 of this chapter.
8. 
Refuse Collection.
A. 
Outdoor collection stations shall be provided for garbage and trash removal when individual collection is not made and indoor storage is not provided.
B. 
Collection stations shall be located to avoid being offensive and shall be convenient for both collectors and tenants and shall be screened and landscaped.
9. 
Planting. The appeal and character of the site shall be preserved and enhanced by retaining and protecting existing trees and other site features; and additional new plant material shall be added for privacy, shade, beauty of buildings and grounds and to screen out objectionable features.
10. 
Lighting. All public and private parking areas and walkways shall be adequately lighted during after-dark hours. Lighting facilities provided shall be arranged in a manner which will protect highway and neighboring properties from unreasonable direct glare or hazardous interference of any kind. Lighting facilities shall be required where deemed necessary by Borough Council for the safety and convenience of multiple dwelling development units.
11. 
The developer shall be required, where possible, to preserve or incorporate natural features such as woods, streams, and open space areas, which are to the overall cohesive development of the multiple dwellings and overall community development. However, all conditions deemed hazardous by Borough Council, including natural feature hazards, are to be eliminated, or all precautions deemed appropriate to reduce the hazard are to be provided by the developer.
12. 
The developer shall be required to provide community areas, laundry facilities, playgrounds and parks and other services necessary for the comfort and convenience of multiple dwelling developments.
[Ord. No. 1974-1, 2/18/1974]
1. 
Lotting of individual lots for commercial purposes shall be avoided in favor of a comprehensive design of the land to be used for such purposes.
2. 
Additional width of streets adjacent to areas proposed for nonresidential use may be required as deemed necessary by Borough Council to assure the free flow of through traffic from vehicles entering or leaving parking areas.
3. 
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.
4. 
Alleys or service streets shall be required in commercial and industrial districts, except where other adequate provision is made for off-street loading and parking consistent with the use proposed. Where required, alleys in commercial and industrial districts shall conform to the standards of § 508 of this chapter.
5. 
Dead-end alleys shall be avoided, but, where this proves impossible, they shall be terminated with a paved turnaround of adequate dimensions.
6. 
Adjacent residential areas shall be protected from potential nuisances of the proposed nonresidential developments, including the provisions of extra depths in parcels backing up on existing or potential residential developments and provisions for a permanently landscaped evergreen buffer strip.
7. 
Streets carrying nonresidential traffic shall not normally be extended to the boundaries of the adjacent existing or potential residential areas or connected to streets intended for predominantly residential traffic.
8. 
Parking areas shall be located or designed in such a manner that they are visibly secluded from eye level of the surrounding area. Grading to depress the parking areas, raised berms, landscaping, or fencing are satisfactory methods to create such seclusion.
9. 
All area, density, design, parking and building requirements shall in all respects conform to the Doylestown Borough Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 27, Zoning.
[Ord. No. 1984-10, 5/17/1984]
1. 
All sanitary sewer systems, whether public or private, shall be floodproofed up to the regulatory flood elevation.
A. 
The installation of sewage disposal facilities requiring soil absorption systems shall be prohibited where such systems will not function due to high groundwater, flooding, or unsuitable soil characteristics or within designated floodplain areas or districts. The Borough may require that the developer note on the face of the plat and in any deed of conveyance that soil absorption fields are prohibited in any such area or district.
B. 
The Borough may prescribe adequate methods for waste disposal. If a sanitary sewer system is located on or near the proposed subdivision and/or land development, the Borough shall require the developer to provide sewage facilities to connect to this system where practical, and shall prescribe the procedures to be followed by the developer in connecting to the system.
[Ord. No. 1984-10, 5/17/1984]
All water systems, whether public or private, shall be floodproofed up to the regulatory flood elevation. If there is an existing public water supply system on or near the subdivision, the Borough shall require the developer to connect to this system where practical, and shall prescribe the procedures to be followed by the developer in connecting to the system.
[Ord. No. 1984-10, 5/17/1984]
All other public and private utilities and facilities including gas and electric shall be elevated or floodproofed up to the regulatory flood elevation.
[Ord. No. 1999-20, 12/20/1999]
1. 
Purpose. The traffic impact study will enable Doylestown Borough to assess the impact of the proposed development on the transportation system, both highways and public transportation, in the Borough. The purpose of the impact study is to ensure that proposed developments do not adversely affect the transportation network and to identify any traffic problems associated with access between the site and the existing transportation network. The study's purpose is also to delineate solutions to potential problems and to present improvements to be incorporated into the proposed development. The study shall assist in the protection of air quality, conservation of energy and encouragement of public transportation use.
2. 
A traffic impact study shall be prepared by a qualified traffic engineer and/or transportation planner with previous traffic study experience. Procedures and standards for a traffic impact study are as set forth herein. Applicant may provide funds to the Borough to enable the Borough to hire a traffic engineer of its choice to conduct the study, if this procedure is deemed appropriate and approved by the Borough.
3. 
Applicability.
A. 
A traffic impact study shall be submitted for all zoning changes, subdivisions and land developments that will meet one or more of the following criteria:
(1) 
Residential: five or more dwelling units or lots.
(2) 
Nonresidential subdivision: five lots or more.
(3) 
Commercial: a commercial building or buildings consisting of 15,000 square feet or more of gross floor space (total floor area on all floors within the exterior walls of the building).
(4) 
Office: a development consisting of 15,000 square feet or more of gross floor space.
(5) 
Industrial: any industrial development consisting of five or more lots, or 15,000 square feet or more of gross floor area, or having more than 35 employees (immediately or future) with access from the site onto a Borough street, or with an expected daily traffic flow of more than 150 vehicle trips per day with site access onto a Borough street.
(6) 
Institutional: any medical, educational or institutional development consisting of 15,000 square feet or more of gross floor area.
(7) 
Other: all other uses that propose to generate 250 or more trips.
(NOTE: The number of trips shall be determined through the use of the Institute of Transportation Engineers (ITE), "Trip Generation," latest edition.)
B. 
Borough Council, at its discretion, may require any other subdivision or land development application to be accompanied by a traffic impact study; provided, however, that Council notify the applicant within 60 days following the Planning Commission's first meeting to consider the proposal. Such a notification shall specify the reason for the requirement, citing the proposal's particular location or existing problems or type of use. The Doylestown Borough Council, at its discretion, may waive the requirement for a traffic impact study. If required by the Borough Council, the developer of a land development shall provide emergency signal preemption for any traffic signals located within or immediately adjacent to the development.
4. 
Definitions. As used in this section, the following terms shall have the meanings indicated:
ENGINEERING AND TRAFFIC STUDIES
Shall be prepared in accordance with Title 67, Chapter 201, "Engineering and Traffic Studies."
LEVEL OF SERVICE
Level of service, as described in the 1985 Highway Capacity Manual, indicates how well traffic moves on a particular highway facility or through a specific intersection. There are six levels of servicing ranging from A through F. Level of service A indicates generally free movement. Level of service F represents maximum capacity of the facility. Level F indicates congestion. Level of service C is considered the design level of service, representing a stable traffic flow and a relatively satisfactory travel speed.
MAJOR INTERSECTION
Any intersection where traffic generated by the proposal will have significant impact on the operation of the intersection and/or any other intersection involving an arterial road. Where doubt exists, the transportation engineer shall seek guidance from Council prior to the submission of the traffic impact study.
PUBLIC TRANSPORTATION
Transportation service for the general public provided by a common carrier of passengers generally on a regular route basis, or a private operator offering service to the public.
STUDY AREA
This area will extend approximately 1/2 mile along the adjacent roadways in all directions from all access points or the first major intersection along these roadways. Where doubt exists, the traffic engineer shall seek guidance from the Borough Council prior to the submission of the traffic impact study.
TRIP GENERATION RATES
The total count of trips to and from a study site per unit of land use as measured by parameters such as dwelling units, acres, etc.
VOLUME/CAPACITY ANALYSIS
This procedure compares the volume of a roadway or intersection approach to its capacity (maximum number of vehicles that can pass a given point during a given time period). The procedures described in the 1994 Highway Capacity Manual, Highway Research Board Special Report 209, shall be followed.
WARRANTS FOR TRAFFIC SIGNAL INSTALLATION
This is a series of warrants which detail the minimum traffic or pedestrian volumes or other criteria necessary for the installation of a traffic signal. These warrants are contained in the Manual on Uniform Traffic Control Devices for Streets and Highways, U.S. Department of Transportation, Federal Highway Administration, 1988, as amended, or the most recent version, whichever is later.
5. 
General Requirements and Standards. A traffic impact study shall contain the following information:
A. 
General Site Description. The site description shall include the size, location, proposed land uses, construction staging and completion date of the proposed subdivision or land development. If the development is residential, types of dwelling units shall also be included. A brief description of other major existing and proposed developments within the study area shall be provided. The general site description shall also include probable socioeconomic characteristics of potential site users to the extent that they may affect the transportation needs of the site (i.e., number of senior citizens).
B. 
Transportation Facilities Description.
(1) 
The description shall contain a full documentation of the proposed internal and existing external transportation system. This description shall include proposed internal vehicular, bicycle and pedestrian circulation, all proposed ingress and egress locations, all internal roadway widths and rights-of-way, parking conditions, traffic channelization and any traffic signals or other intersection control devices at all intersections within the site.
(2) 
The report shall describe the entire external roadway system within the study area and include discussion of existing design deficiencies and potential safety hazards. Major intersections in the study area shall be identified and sketched. All existing and proposed public transportation services and facilities within a one-mile radius of the site shall also be documented. Report shall include review and discussion of all available accident reports within the study area during the prior three years. All future highway improvements, including proposed construction and traffic signalization, shall be noted. The four-year Regional Transportation Improvement Program maintained by the Delaware Valley Regional Planning Commission shall be used as a source of information when determining if any future roadway improvements are scheduled for the adjacent road network. Any proposed roadway improvements due to proposed surrounding developments shall be recorded.
C. 
Existing Traffic Conditions. Existing traffic conditions shall be measured and documented for all roadways and intersections in the study area. Existing traffic volumes for average daily traffic, peak highway hour(s) traffic, and peak development generated hour(s), and documentation shall be included in the report. Traffic count data shall not be more than one year old. Traffic counts shall be taken on a Tuesday, Wednesday, or Thursday of a nonholiday week. Traffic counts shall be collected during average volume conditions, during fair weather, and in consideration of any construction activities or special events which may be taking place in the area. Additional counts (conducted on a Saturday for a commercial development or residential development in close proximity to the commercial district or tourist attractions) may also be required in some cases. The Borough Council shall make such determinations. Roadway characteristics shall be described and illustrated. Features to be addressed shall include lane configurations, geometry, signal timing, traffic control devices, posted speed limits, and sight distance limitations. Existing levels of service shall be calculated for all intersections and turning movements within the study area. This analysis will determine the adequacy of the existing roadway system to adequately serve the existing traffic demand. Roadways, signalized intersections, or individual movements experiencing levels of service below C, and/or volume/capacity ratios greater than or equal to 1.0 shall be noted as deficient. Unsignalized intersections with levels of service below D shall also be noted. A volume/capacity analysis based upon existing volumes shall be performed during the peak highway hour(s) and the peak development generated hour(s) for all roadways and major intersections in the study area. Levels of service shall be determined for each location using the current edition of the Highway Capacity Manual methodology.
D. 
Transportation Impact of the Development. Estimation of vehicular trips to result from the proposal shall be completed for the average daily peak highway hour(s) and peak development-generated hour(s). Vehicular trip generation rates to be used for this calculation shall be obtained from Trip Generation, An Informational Report, Fifth Edition, Institute of Transportation Engineers, 1991 (as amended). These development-generated traffic volumes shall be provided for the inbound and outbound traffic movements as estimated, and the reference source(s) methodology followed shall be documented. All turning movements shall be calculated. These generated volumes shall be distributed to the study area and assigned to the existing roadways and intersections throughout the study area. Documentation of all assumptions used in the distribution and assignment phase shall be provided. Traffic volumes shall be assigned to individual access points. If school crossings are to be used, pedestrian volumes shall be assigned to each crossing. Any characteristics of the site that will cause particular trip generation problems shall be noted.
E. 
Analysis of Transportation Impact. The total future traffic demand shall be calculated. This demand shall consist of the combination of the existing traffic expanded to the completion year (using a background growth rate for the area from the Bucks County Planning Commission's traffic count database or from the Delaware Valley Regional Planning Commission's "Highway Network Coverage counts"), the development-generated traffic, and the traffic generated by other proposed developments in the study area. A second/volume capacity analysis shall be conducted using the total future demand and the future roadway capacity. If staging of the proposed development is anticipated, calculations for each stage of completion shall be made. This analysis shall be performed during the peak highway hour(s) and peak development-generated hour(s) for all roadways and major intersections in the study area. Level of service calculations shall be completed for all major intersections. It is usually at these locations that capacity is most restricted. All access points and pedestrian crossings shall be examined as to the feasibility of installing traffic signals. This evaluation shall compare the projected traffic and pedestrian volumes to the warrants for traffic signal installation.
F. 
Conclusions and Recommended Improvements.
(1) 
Levels of service for all roadways and intersections shall be listed. All individual turning movement of roadways and/or intersections showing a level of service below C shall be considered deficient, and specific recommendations for the elimination of these problems shall be listed. This listing of recommended improvements shall include but not be limited to the following elements: internal circulation design, site access location and design, external roadway and intersection design/safety improvements, traffic signal installation and operation including signal timing, and transit design improvements. All physical roadway improvements shall be shown in sketches.
(2) 
Existing and/or future public transportation service shall also be addressed. A listing of all actions to be undertaken to increase present public transportation usage and improve service, if applicable, shall be included. An analysis based on the guidelines contained in the "Bucks County Transportation Study, Phase I Report" shall be undertaken to indicate whether or not future public transportation service should be provided to the development.
(3) 
The listing of recommended improvements for both roadways and transit shall include, for each improvement, the party responsible for the improvement, the cost and funding of the improvement and the completion date for the improvement.
(4) 
The study shall outline mitigation measures and demonstrate any changes to the level of service achieved by these measures. Any alternatives or suggested phasing of improvements shall be described. The mitigation measures may include recommendations such as roadway widening, turning lanes, deceleration lanes/tapers, changes to signalization, use of access management techniques, or a reduction in the proposed intensity of the use. The responsibility and timing of all recommended roadway improvements shall be described within the traffic impact study.
6. 
Time of Submission. The traffic impact study shall be submitted to the Planning Commission with the preliminary plan submission. Revisions to preliminary plans may constitute the need for resubmission of the traffic impact study for the revised conditions. Improvement plans shall not be submitted to PennDOT until after review by the Borough Planning Commission and Borough Council.
7. 
Implementation. Borough Council shall review the traffic impact study to analyze its adequacy in solving any traffic problems that will occur due to the land development or subdivision. Borough Council may determine that certain improvements on and/or adjacent to the site and within the study area are necessary requirements for land development or subdivision plan approval and may attach these as conditions to the approval. If Borough Council determines that such additional improvements are necessary, the developer shall have the opportunity to submit alternative improvement designs to obtain plan approval.
8. 
Emergency Response Organizations. The Borough shall submit all land development plans proposing the construction of nonresidential buildings or multifamily residential dwellings to the Fire Department, Police Department and any other emergency response organization having jurisdiction within the area of the proposed development for review and comment.
[Ord. No. 2023-07, 5/15/2023]
1. 
Purpose. The purpose of this section is to regulate the intensity of use in areas of steeply sloping terrain in order to limit soil loss, erosion, excessive stormwater runoff, the degradation of surface water and to maintain the natural topography and drainage patterns of land.
2. 
Background. Disturbance of steep slopes results in accelerated erosion processes from stormwater runoff and the subsequent sedimentation of water bodies with the associated degradation of water quality and loss of aquatic life support. Related effects include soil loss, changes in natural topography and drainage patterns, increased flooding potential, further fragmentation of forest and habitat areas, and compromised aesthetic values. It has become widely recognized that disturbance of steep slopes should be restricted or prevented based on the impact disturbance of steep slopes can have on water quality and quantity, and the environmental integrity of landscapes.
3. 
Applicability. This section shall be applicable to new development or land disturbance on a steep slope within the Borough of Doylestown.
4. 
Designation of Areas. The percent of slope (rise in feet per horizontal distance) shall be established by measurement of distance perpendicular to the contour of the slope. The percent of slope shall be calculated for each two-foot contour interval. For example, any location on the site where there is a one-foot rise over a ten-foot horizontal run constitutes a 10% slope; a 1.5-foot rise over a ten-foot horizontal run constitutes a 15% slope; a two-foot rise over a ten-foot horizontal run constitutes a 20% slope.
5. 
Steep Slope Limits. For steep slopes any disturbance shall be prohibited, except as provided below:
A. 
Redevelopment within the limits of existing improved surfaces; and
B. 
New disturbance necessary to protect public health, safety or welfare, such as necessary linear development with no feasible alternative; to provide an environmental benefit, such as remediation of a contaminated site; to prevent extraordinary hardship on the property owner peculiar to the property; or to prevent extraordinary hardship, provided the hardship was not created by the property owner, that would not permit a minimum economically viable use of the property based upon reasonable investment. For example, redevelopment, within the footprint of existing improved surface cover should be allowed to support efforts to revitalize development that has fallen into disrepair. The applicant shall demonstrate through site plans depicting proposed development and topography that new disturbance is not located in areas of steep slope.
[Ord. No. 2023-10, 8/21/2023]
1. 
Purpose and Intent. The purpose of this section is to regulate the placement, orientation, distribution patterns, and fixture types of exterior lighting in new development. Furthermore, it is the intent of this section to:
A. 
Provide for and control lighting in outdoor public spaces where public health, safety, and welfare are potential concerns.
B. 
Protect drivers and pedestrians from the glare of nonvehicular light sources that impair safe traverse.
C. 
Protect from nuisance glare and stray light from poorly aimed, placed, applied, maintained or shielded light sources.
D. 
Protect and retain the intended character of Doylestown Borough.
E. 
Minimize or eliminate wasted and excessive outdoor lighting to promote energy efficiency and protect the environment.
2. 
Applicability. This section applies to all new development where lighting could create a nuisance or hazard, including, but not limited to, residential, commercial, office, industrial, institutional, recreational, and institutional uses, and sign, architectural and landscape lighting.
A. 
Temporary seasonal decorative lighting is exempt from all but the glare control and lighting intensity requirements of this section.
B. 
Emergency lighting, as may be required by any public agency while engaged in the performance of its duties, is exempt from the requirements of this section.
C. 
Exterior lighting shall be required for safety and personal security for uses that operate during hours of darkness where there is a public assembly and traverse, including but not limited to the following uses: multifamily residential, commercial, office, industrial, public-recreational, and institutional.
D. 
The glare-control requirements herein contained apply to lighting in all above-mentioned uses as well as, but not limited to, sign, architectural, landscape, and residential lighting.
3. 
Definitions. The following terms, when used in this section, shall be defined as follows:
AUTOMATIC DAYLIGHT SHUTOFF
A photocell or similar device that automatically prevents operation of a fixture during daylight hours.
DIRECT LIGHT
Light emitted directly from the lamp, off of the reflector or reflector diffuser, or through the reflector or diffuser lens, of a luminaire.
ENERGY-STAR QUALIFIED LIGHTING
Lighting which uses 1/3 the energy of traditional lighting, with bulbs lasting at least 10,000 hours. Energy-Star qualified lighting is labeled as such by the federal government (U.S. EPA and Department of Energy).
EXTERIOR (OUTDOOR) LIGHTING
The nighttime illumination of an outside area or object by any man-made device located outdoors that produces light by any means.
FIXTURE
The assembly that houses the lamp or lamps and can include all or some of the following parts: a housing, a mounting bracket or pole socket, a lamp holder, a ballast, a reflector or mirror, and/or a refractor or lens.
FLOODLIGHT
A bright, wide-angled light source.
FOOTCANDLE
A unit of light intensity stated in lumens per square foot and measurable with an illuminance meter, aka footcandle or light meter.
FULL CUTOFF
Attribute of a lighting fixture from which no light is emitted at or above a horizontal plane drawn through the bottom of the fixture and no more than 10% of the lamp's intensity is emitted at or above an angle 10° below that horizontal plane, at all lateral angles around the fixture.
FULLY SHIELDED
Attribute of a lighting fixture provided with internal and/or external shields and louvers to prevent brightness from lamps, reflectors, refractors and lenses from causing glare at normal viewing angles.
GLARE
The sensation produced by lighting that causes an annoyance, discomfort, or loss in visual performance and visibility to the eye.
HEIGHT OF LUMINAIRE
The height of a luminaire shall be the vertical distance from the ground directly below the center line of the luminaire to the lowest direct-light-emitting part of the luminaire.
ILLUMINANCE
Quantity of light on an area, measured in footcandles (one footcandle equals one lumen per square foot).
INDIRECT LIGHT
Direct light that has been reflected or has scattered off of other surfaces.
LAMP
The component of a luminaire that produces the actual light.
LIGHT TRESPASS
The shining of light or glare produced by a luminaire beyond the boundaries of the property on which it is located.
LUMEN
A unit of luminous flux. One footcandle is one lumen per square foot. For the purposes of this section, the lumen output values shall be the initial lumen output ratings of a lamp.
LUMINAIRE
A complete lighting system, including a lamp or lamps and a fixture.
MOUNTING HEIGHT
The height of a lighting fixture, measured from mean grade to the highest point of the fixture emitting light.
SECURITY LIGHTING
Lighting intended to enhance the security of the premises. Security lighting is permitted to remain on between the hours of 11:00 p.m. and 6:00 a.m., with the condition that it does not generate glare or light trespass, even if on-site activities do not occur during that period.
SPOTLIGHT
Any light fixture or lamp that incorporates a reflector or a refractor to concentrate light output into a directed beam in a particular direction.
STREETLIGHT
A lighting fixture, mounted on a pole, which provides light along a street. It shall consist of a pole, head, arm, lamp, photocell, mounting bracket and fixture.
TEMPORARY OUTDOOR LIGHTING
The specific illumination of an outside area or object by any man-made device located outdoors that produces light by any means for a period of less than seven days, with at least 180 days passing before being used again.
UNIFORMITY RATIO
The variation of illuminance over an area. For the purposes of this section, the uniformity ratio will be calculated by comparing the average illuminance to the minimum illuminance.
4. 
Criteria.
A. 
Illumination Levels.
(1) 
Lighting, where required by this section, shall have intensities and uniformity ratios that comply with the table below, as amended from time to time in accordance with the recommendations of the Illuminating Engineering Society of North America (IESNA):
Area or Land Use
Illuminance
(footcandles)
Uniformity Ratio
(average/min.)
Color Temperature
(Kelvin)
Internal streets, residential
0.4 avg.
6:1
< 2,700 or standard spec.
Internal streets, commercial, industrial
0.9 avg.
6:1
< 2,700 or standard spec.
Parking lots, residential
0.5 min.
4:1
< 2,700
Parking lots, nonresidential, high activity (e.g., regional shopping centers/fast-food facilities, major athletic/civic/cultural events)
0.9 min.
4:1
< 3,000
Parking lots, nonresidential, medium activity (e.g., community shopping centers, office parks, hospitals, commuter lots, cultural/civic/recreational events)
0.6 min.
4:1
< 3,000
Parking lots, nonresidential, low activity (e.g., neighborhood shopping, industrial employee parking, schools, church parking)
0.2 min.
4:1
< 3,000
Walkways and bikeways
0.5 avg.
5:1
< 2,700
Building entrances
5.0 avg.
—
< 3,000
Gas station pump islands
20/30 avg./max.
4:1
< 3,500
Car dealerships and outdoor sales (front row/other sales areas)
20/10 max.
5:1 max.:min.
< 3,500
5. 
Lighting Fixture Design and Placement.
A. 
Fixtures shall be of a type and design appropriate to the lighting application, and aesthetically acceptable to Borough Council based on the recommendation of the Planning Commission and Borough Engineer.
B. 
For lighting predominantly horizontal surfaces such as, but not limited to, parking areas, roadways, vehicular and pedestrian passage areas, merchandising and storage areas, automotive-fuel dispensing facilities, automotive sales areas, loading docks, cul-de-sac, active and passive recreational areas, building entrances, sidewalks, bicycle and pedestrian paths, and site entrances, fixtures shall be aimed straight down and shall meet IESNA full-cutoff criteria. Except for those containing directional lamps, fixtures with an aggregate rated lamp output not exceeding 500 lumens (e.g., the rated output of a standard nondirectional forty-watt incandescent lamp) are exempt from the requirements of this paragraph.
C. 
For the lighting of predominantly nonhorizontal surfaces such as, but not limited to, facades, landscaping, signs, fountains, displays and statuary, fixtures shall be fully shielded and shall be installed and aimed so as to not project their output into the windows of neighboring residences, adjacent uses, past the object being illuminated, skyward or onto a public roadway. Fixtures, except those containing directional lamps, with an aggregate rated lamp output not exceeding 500 lumens (e.g., the rated output of a standard nondirectional forty-watt incandescent lamp) are exempt from the requirements of this paragraph.
D. 
Fixtures shall be equipped with or be capable of being backfitted with light-directing devices such as shields, visors or hoods when necessary to redirect offending light distribution.
E. 
Fixtures shall not exceed a mounting height of 20 feet.
F. 
Outdoor Canopies. Outdoor canopies include, but are not limited to, fueling stations associated with convenience stores and service stations, financial establishments where a drive-through kiosk is proposed, and exterior canopies above storefronts in shopping centers. All fixtures utilized beneath canopies shall be flush-mounted fixtures, recessed into the canopy itself. All lighting shall be accomplished utilizing flat-lens full-cutoff style fixtures, aimed straight down. Light fixtures and signs mounted elsewhere on canopies shall be subject to the requirements of this section.
6. 
Control of Nuisance and Disabling Glare.
A. 
All outdoor lighting, whether or not required by this section, on private, residential, commercial, industrial, municipal, recreational, or institutional property shall be aimed, located, designed, fitted, and maintained so as not to present a hazard to drivers or pedestrians by impairing their ability to safely traverse and so as not to present a nuisance glare or light trespass to neighboring properties.
B. 
Directional fixtures such as floodlights and spotlights shall be so installed or aimed that they do not project their output or glare into the windows of neighboring residences, adjacent uses, directly skyward or onto a roadway.
C. 
Unless otherwise permitted by Borough Council (e.g., for safety or security), lighting shall be controlled by automatic switching devices, such as time clocks or combination motion detectors and photocells, to permit extinguishing offending sources between 10:00 p.m. and dawn to mitigate nuisance glare.
D. 
Where all-night safety or security lighting is to be provided, the lighting intensity levels shall not exceed 25% of the levels normally permitted by this section for the use. All fixtures designated as nonsecurity fixtures shall be extinguished between the hours of 10:00 p.m. and 6:00 a.m., unless on-site activities persist during those hours.
E. 
Vegetation screens shall not be employed to serve as the primary means for controlling glare. Rather, glare control shall be achieved primarily through the use of such means as cutoff fixtures, shields and baffles, and appropriate application of fixture mounting height, wattage, aiming angle and fixture placement.
F. 
Projection onto adjacent properties. Intensity of illumination projected onto any property line shall not exceed 0.1 vertical footcandle, except where a drive intersects with a street; intensities shall not exceed 0.5 footcandle, measured at grade at the common property line. This footcandle value, however, shall not be used as a criterion for assessing glare.
G. 
Except as permitted for certain recreational lighting, fixtures not meeting IESNA full-cutoff criteria shall not be mounted in excess of 16 feet above finished grade. Fixtures meeting IESNA full-cutoff criteria shall not be mounted in excess of 20 feet above finished grade.
H. 
Flag lighting sources shall not exceed 7,000 lamp lumens per flagpole. The light source shall have a beam spread no greater than necessary to illuminate the flag and shall be adequately shielded.
7. 
Installation.
A. 
All electrical feed wiring and conduit shall be run below finished grade, in accordance with applicable building codes.
B. 
Lighting standards in parking areas shall be appropriately placed for protection from vehicles.
8. 
Maintenance. Lighting fixtures and ancillary equipment shall be maintained so as to comply with this section.
9. 
Energy-Efficient Lighting. The Borough encourages energy conservation, cost savings, and environmental preservation through use of the following external lighting tools:
A. 
Energy-Star qualified lamps.
B. 
Automatic daylight shutoff switches to extinguish or dim lighting when there is ample natural (solar) lighting.
C. 
Motion-activated lighting which shuts off automatically.
10. 
Fixture Placement in Residential Developments.
A. 
Streetlight fixtures in residential developments shall be placed to provide the illuminance and uniformity ratio specified in this section. Lighting shall be placed to safely illuminate street intersections, entrances to the development, cul-de-sacs, medians, and apexes of vertical curves.
11. 
Plan Requirements. Plans shall be provided in accordance with the submission requirements and drafting standards of this chapter. Plans shall include adequate detail with respect to fixture design, mounting height, topography, illumination levels, and all other features necessary to demonstrate compliance with this section.
12. 
Post-Installation Inspection. The Borough reserves the right to conduct post-installation nighttime inspections to verify compliance with the requirements of this section, and, if appropriate, to require remedial action at no expense to the Borough.