A. 
The following subdivision and land development principles, standards and requirements will be applied by the Borough in evaluating plans for proposed land developments.
B. 
The standards and requirements outlined herein shall be considered minimum standards and requirements for the promotion of the public health, safety and general welfare.
C. 
Where literal compliance with the standards herein specified is clearly impractical, the Borough Council, with the advice of the Borough Engineer, may modify the standards to permit reasonable utilization of property while securing substantial conformance with the objectives and requirements of this chapter. (See § 135-48.)
A. 
All portions of a tract being subdivided shall be taken up in lots, streets, public lands or other proposed uses so that remnants and landlocked areas shall not be created.
B. 
Reserve strips controlling access to lots, public rights-of-way, public lands or adjacent private lands are prohibited, unless their control is definitely placed in the Borough under conditions approved by the Planning Commission.
C. 
In general, lot lines shall follow Borough boundary lines, rather than cross them.
D. 
In the design and development of subdivisions and land developments, every possible means to preserve the natural terrain, natural drainage, existing topsoil, trees, historic sites and appropriate community landmarks and assets shall be taken.
E. 
Subdivisions shall be laid out so as to avoid the necessity for excessive cut or fill.
F. 
Land subject to hazardous conditions such as open quarries, floods, precipices and a water supply which does not meet United States Public Health Service or Pennsylvania Department of Environmental Protection standards shall not be subdivided or developed until the hazards have been eliminated or unless adequate safeguards against such hazards are provided.
G. 
A land development must be coordinated with existing land development in the neighborhood so that entire areas may be developed harmoniously.
H. 
Land shall be subdivided or developed only in conformance with all other ordinances and regulations in effect in the Borough.
A. 
General requirements. All streets proposed to be constructed within the Borough shall conform to the following general design requirements:
(1) 
Proposed streets shall be planned with regard to the existing street system; public convenience in terms of fire protection and pedestrian traffic; probable volumes of traffic, existing and proposed use of land on abutting properties; and future extensions of the street system.
(2) 
Local streets shall be so laid out as to discourage through traffic; however, the arrangement of streets shall provide for continuation of existing or platted streets and for proper access to adjoining undeveloped tracts suitable for future development.
(3) 
Streets that are extensions of or obviously in alignment with existing streets shall bear the names of the existing streets. Street names shall not be repeated, and all street names shall be subject to the approval of the Borough Council.
(4) 
Streets shall be logically related to topography so as to produce reasonable street gradients, satisfactory drainage and suitable building sites.
(5) 
The streets must be properly located and designed with regard to the proposed traffic functions, including the minimizing of through traffic on local streets and the protection of arterial and collector street capacities from excessive points of access.
(6) 
The arrangement, character, extent, width, gradients and location of all streets and highways must conform to the Borough Comprehensive Plan or Official Map (available from the Borough).
B. 
Classification of streets.
(1) 
The following street in the Borough is classified as an arterial street: Main Street.
(2) 
The following streets in the Borough are classified as collector streets:
Branch Road
Diamond Street
East Park Avenue
Lawn Avenue (north of Noble Street)
Maple Avenue
Noble Street (East of Lawn Avenue)
Temple Avenue
Walnut Street
(3) 
The following streets in the Borough are classified as primary local streets:
Church Street
Clymer Avenue
Eyre Avenue
Farmers Lane
Lawn Avenue (south of Noble Street)
Lehigh Avenue
Ninth Street
Ridge Avenue
Silver Street
Telford Road
Washington Avenue
West Park Avenue
Winard Avenue/Longwood Avenue
(4) 
All remaining streets in the Borough (other than alleys) are classified as secondary local streets.
(5) 
The Borough retains the right to change the classification of any street at anytime if, in its opinion, existing or anticipated usage warrants such change.
C. 
Street design.
(1) 
Width.
(a) 
Minimum street widths shall be as follows:
Street Classification
Type of Development
Minimum Rights-of-Way
(feet)
Minimum Cartway Width
(feet)
Arterial street
A, B, C
80 to 120
As determined after consultation with Bucks County Planning Commission and PennDOT
Collector street
A, B, C
80
40
Primary street
A, B, C
60
36
Secondary street
C
B
A
60
56
50
36
32
26 or 32
Alleys
B and C one side service
B and C two side service
20
26
12
22
KEY:
Classification of Development of Subdivision
A
—
Single-family and two-family residential
B
—
Multifamily and row houses
C
—
Nonresidential (business, office or industrial)
(b) 
Where a subdivision 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 Sellersville Borough Street Plan or, if not shown therein, to the above standards.
(c) 
Provisions for additional street width may be required by the Borough Council in specific cases for:
[1] 
Public safety and convenience;
[2] 
Parking in commercial areas and in areas of high-density residential development.
(2) 
Dead-end streets. Dead-end streets (defined herein as streets other than culs-de-sac which do not join other public streets at both ends) are prohibited, but may be permitted upon Borough approval, for the purpose of allowing for future street extension. In this case, temporary culs-de-sac must be constructed on the land of the developer with an all-weather turnaround of the same radius as that which would be required for a permanent street; the turnaround to be removed when the street is continued.
(3) 
Cul-de-sac streets. Culs-de-sac should in general not exceed 400 feet in length unless topographic conditions and/or tract shape, density, dwelling style, etc., warrant an increase; such increase, however, to be at the Borough's discretion. They must be provided with a paved turnaround, with a minimum diameter of 80 feet to the outside curb and 100 feet to the legal right-of-way. The length of a cul-de-sac street shall be measured from the center of the turnaround to the point of intersection of the center line of the cul-de-sac street and the right-of-way line of the intersecting street.
(4) 
Half streets. New half or partial streets are permitted only where the developer obtains agreement, in writing, from the adjoining property owner to dedicate and improve as required the other half of the street at such time as the adjoining property is developed and where essential to reasonable development of a tract in conformance with the other requirements and standards of these regulations. Half streets will also be permitted where needed to complete existing half streets.
(5) 
Private streets. Private streets are generally discouraged and shall be permitted only when special permission is obtained from the Borough Council. The Board additionally reserves the right to require any owner to improve any proposed private street to the specifications and requirements for public streets as specified in this chapter.
(6) 
Access. Streets shall be laid out to provide access to all lots and to adjacent undeveloped areas, and the developer shall improve these streets to the limits of the development.
(7) 
Crown. The slopes of the crown on local and collector streets shall be at least 1/4 inch per foot but not more than 1/2 inch per foot, as directed by the Borough Engineer.
(8) 
Sight distances, proper sight distance must be provided with respect to both horizontal and vertical alignment. Measured along the center line, 3.75 feet above the grade line, the minimum sight distance must be as follows:
Type of Street
Sight Distance
(feet)
Arterial
400
Collector
275
Local
200
Cul-de-sac
100
(9) 
Slope of banks. Measured perpendicular to the street center line, bank slopes shall generally not exceed three to one. Bank slopes may be increased to two to one if, in the opinion of the Borough Engineer, soil stability and other applicable factors so warrant. If approved, such steeper slopes shall be suitably planted with perennial grasses or other vegetation to prevent erosion.
D. 
Street alignment.
(1) 
Horizontal alignment.
(a) 
Whenever street lines are deflected in excess of 5°, connection shall be made by horizontal curves. Whenever street center lines are deflected in excess of 1°, connection shall be made by horizontal curves.
(b) 
To ensure adequate sight distances, minimum center line radii for horizontal curves shall be as follows:
[1] 
Secondary streets: 150 feet.
[2] 
Primary streets: 300 feet.
[3] 
Collector streets: 500 feet.
(c) 
Proper superelevation shall be provided for curves less than 600 feet in radius on collector and primary streets.
(d) 
Except for secondary streets, there shall be a tangent of at least 100 feet measured at the center line between reverse curves.
(e) 
A long radius curve shall be preferred in all cases to a series of short curves and tangents.
(f) 
The approaches to an intersection shall follow a straight course for at least 50 feet.
(2) 
Vertical alignment.
(a) 
Gradients. The gradient of all proposed streets must meet the following requirements (except under extreme site conditions):
Type of Street
Minimum
Maximum
Arterial
0.5%
6%
Collector
0.5%
8%
Primary streets
0.5%
10%
Secondary streets
0.5%
12%
Alleys
0.5%
14%
(b) 
Vertical curves. Vertical curves shall be used in changes of gradient exceeding 1% and shall be designed for maximum visibility. The length of the curve shall approximate 50 feet on collector streets and 25 feet on secondary and primary streets for each 1% algebraic difference in gradient. Low points on undercrests shall be clearly indicated.
(c) 
Intersection gradient. Intersections shall be approached from all sides by leveling areas. Where the gradient 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 gradient shall exceed 4%.
E. 
Street intersections.
(1) 
Angle of intersections. Streets shall be laid out to intersect as nearly as possible at right angles. No street shall intersect another at an angle of less than 75°.
(2) 
Multiple intersections. Those 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 by an engineer experienced in traffic intersection design.
(3) 
Clear sight triangles. 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. 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 the road center line, shall be permitted in this area.
(4) 
Distance between intersections. Distance between intersections shall generally be in accordance with the following:
Types of Intersection
Arterial with Arterial
Arterial with Collector and Minor
(feet)
Collector with Collector
(feet)
Collector with Minor
(feet)
Minor with Minor
(feet)
Minimum distance between center lines of intersection
NA
800
600
500
500
Minimum separation of center lines for streets not in alignment
Must be in alignment with planned or proposed streets entering from opposite site
200
125
(5) 
Intersection curve radii.
(a) 
The design of the curb or edge of pavement must take into account such conditions as types of turning vehicles, likely speeds of traffic, angle of turn, number of lanes and whether parking is permitted; but curb or edge of pavement radii must not be less than the following:
Type of Intersection
Minimum Simple Curve Radii of Curb or Edge of Pavement
(feet)
Arterial with collector and minor
35
Collector with collector
30
Collector with primary local street
30
Local street with local street
25
(b) 
Three-centered compound curves equivalent to the above minimum simple curves are permitted and encouraged where applicable.
(c) 
Radius corners or diagonal cutoffs must be provided on the property lines substantially concentric with or parallel to the cord of the curb radius corners.
F. 
Alleys.
(1) 
Required location and size of alleys.
(a) 
In developments with detached and semidetached dwellings, alleys are prohibited, except in the rear of lots that front on a major thoroughfare or where necessary to furnish access to rear yard garages on very steep lots. In other types of residential developments, they may be permitted.
(b) 
In commercial or industrial districts without off-street loading areas, alleys are required, except where other definite and assured provision is made for service access, such as off-street loading, unloading and parking consistent with and adequate for the uses proposed. The Borough may waive this alley requirement.
(c) 
No part of any dwelling, garage or other structure may be located within 16 feet of the center line of an alley.
(2) 
Dead-end alleys. Service drives or alleys terminating at a dead end shall be provided with a paved turnaround having a radius of not less than 40 feet. Where feasible, and subject to the approval of the Borough Council, a paved Y turnaround may be substituted for the conventional circular turnaround when provided with a cross-sectional area of sufficient size.
(3) 
Alignment. 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.
A. 
Blocks.
(1) 
The lengths, widths and shapes of blocks shall be determined with due regard to:
(a) 
Provision of adequate building sites suitable to the special needs of the types of uses contemplated.
(b) 
Zoning requirements as to lot sizes, dimensions and minimum lot areas per dwelling unit.
(c) 
Needs for convenient access, circulation and safety of street traffic.
(d) 
Limitations and opportunities of topography.
(2) 
In general, all blocks in a subdivision shall have a minimum length of at least 500 feet, with maximum length of 1,600 feet. Blocks subdivided into lots shall have at least two tiers of lots. Modifications of the above requirements are possible in multifamily, commercial and industrial developments.
(3) 
Pedestrian easements may be required, where deemed essential, to provide circulation or access to schools, playgrounds, shopping centers, transportation and other community facilities.
B. 
Lots. All lots within a development shall generally conform to the following standards:
(1) 
The lot size, width, depth, shape and orientation, and the minimum building setback line 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 Chapter 160, Zoning.
(3) 
All lots shall abut on a street or cul-de-sac, but double frontage lots shall be prohibited except in the case of reverse frontage along thoroughfares.
(4) 
Lots with less than the required lot width at the minimum building setback line (commonly known as "flag lots") are discouraged, but may be approved if site conditions warrant.
(5) 
In general, side lot lines shall be at right angles or radial to street lines.
(6) 
Depth and width of properties reserved or laid out for commercial and industrial purposes shall be adequate to provide for off-street service and parking facilities.
(7) 
Lot depths shall be not less than one nor more than 2 1/2 times the average width.
(8) 
All corner lots shall be at least 20 feet wider than interior lots of the same block.
A. 
Sidewalks.
(1) 
The minimum width of all sidewalks shall be four feet; along arterial and collector streets and along routes having or anticipating heavy pedestrian traffic, the minimum sidewalk width shall be six feet. Except in commercial districts, all sidewalks shall be separated from the curb by a three-foot planting strip. The planting strip can be used for the location of the underground utilities, but in no case shall be used for the planting of trees.
(2) 
The grades and paving of the sidewalk shall be continuous across driveways, except in certain areas where heavy traffic volume dictates special treatment.
(3) 
Sidewalks shall be four inches in thickness, except at driveways where the thickness shall be increased to six inches for the full width of the driveways in residential areas, seven inches in commercial areas and eight inches in industrial areas.
(4) 
Sidewalks shall be laterally pitched at a slope not less than 1/4 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. In BC Zoning Districts and in other areas deemed necessary by the Planning Commission, ramps for the handicapped shall be provided at each pedestrian street crossing.
(6) 
Sidewalks shall not exceed 7% gradient. Steps or a combination of steps and ramps shall be utilized to maintain the maximum grades.
(7) 
Sidewalks adjacent to parking areas shall have sufficient additional width for pedestrian movements beyond the bumper overhang area.
B. 
Driveways.
(1) 
Driveways shall be so located, designed and constructed as to provide a reasonable sight distance at intersections with streets. A stopping area 20 feet behind the right-of-way line shall be provided, not to exceed a 5% gradient.
(2) 
The minimum angle between the center line of the driveway and the street shall be not less than 60°.
(3) 
On a street frontage, the number of driveways may not exceed two per lot. On a lot of less than 200 feet frontage, the number of driveways may not exceed one per lot.
(4) 
A driveway may not cross a street right-of-way line:
(a) 
Within 60 feet of the right-of-way line of an intersecting street.
(b) 
Within five feet of a fire hydrant.
(c) 
Within 80 feet of another driveway on the same property.
(d) 
Within three feet of a property line, except in cases of common curb cuts.
(5) 
Where a driveway enters a bank through a cut and where such bank cut is less than three feet in height, the shoulders of the cut may not exceed two to one in slope within 25 feet of the point the driveway intersects the street right-of-way. Where the bank cut exceeds three feet, the shoulders of the cut shall not exceed three to one in slope.
(6) 
Minimum design standards for the various types of development shall be as follows:
Driveway
Class Development
Width Maximum at Street
(feet)
Minimum
(feet)
Minimum Radius at Curb
(feet)
Maximum Gradient
A
20
—
3 to 5
14%
B
20
12 (one-way)
20 (two-way)
20
20
10%
C
30
12 (one-way)
22 (two-way)
20
20
6%
6%
KEY:
Class of Development or Subdivision:
A
—
One-family, two-family and duplex dwellings
B
—
Multiple-family and row dwellings
C
—
Nonresidential (business, office or industrial)
C. 
Automobile parking facilities.
(1) 
Automobile parking facilities shall be provided off-street in accordance with the requirements of Chapter 160, Zoning, and this chapter.
(2) 
At no time shall angle or perpendicular parking along the curbs of local, public or private access roads or streets be permitted. All parking lots and bays allowing any parking other than parallel shall be physically separated from the roadway and confined by curbing or other suitable separating device.
(3) 
In B-class developments as set forth in § 135-20B(6), no one area for off-street parking of motor vehicles shall exceed 36 cars in capacity. Separate areas on a parcel shall be physically separated from one another by eight-foot planting strips.
[Amended 11-12-2012 by Ord. No. 682]
(4) 
In B-class developments as set forth in § 135-20B(6), 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.
[Amended 11-12-2012 by Ord. No. 682]
(5) 
Parking lot dimensions shall be no less than those listed in the following table:
Aisle Width
Angle of Parking
(degrees)
Parking Width
(feet)
Stall Depth
(feet)
One-Way
(feet)
Two-Way
(feet)
90
10
20
20
24
60
10
21
18
20
45
10
20
15
20
30
10
18
12
20
Parallel
8 (11 if adjacent to a building)
22
12
22
(6) 
All dead-end parking lots shall be designed to provide sufficient backup area for the end stalls of the parking area.
(7) 
No less than a five-foot radius of curvature shall be permitted for all curblines in all parking areas.
(8) 
Except at entrance and exit drives, all parking areas shall be set back from the existing right-of-way at least five feet. The distance between this required setback line and the cartway shall be maintained as a planting strip.
(9) 
The layout of every parking area shall be such as to permit safe and efficient internal circulation in accordance with accepted traffic engineering principles and standards.
(10) 
Entrances and exits to and from off-street parking areas shall be located so as to avoid interference with street traffic.
(11) 
Every off-street parking area shall include sufficient reservoir space to accommodate entering and exiting vehicles without overflowing out onto adjacent streets or service roadways.
(12) 
All automobile parking lots of five or more spaces shall be paved and constructed in accordance with Borough specifications. Other parking spaces shall be graded, surfaced and drained, to the satisfaction of the Borough Engineer, to the extent necessary to prevent the nuisances of dust, erosion, or excessive water flow across streets or adjoining property.
(13) 
All public parking areas shall be adequately lighted during after-dark operating hours. All light standards shall be located on the raised parking islands and not on the parking surface. Abutting properties in residential districts shall be protected from lights as follows:
(a) 
All illumination on parking lots must be shielded so as not to shine upon abutting properties in residential districts.
(b) 
Properties in residential districts, other than the use served by the parking which abuts the parking lot, shall be protected from headlights glare by either:
[1] 
A strip at least four feet wide, planted with shrubs or trees which are at least four feet high at the time of planting and which are of a type that may be expected to form a year-round dense screen at least six feet high within three years, or
[2] 
A wall, barrier, or fence of uniform appearance, at least five feet high, but not more than seven feet above finished grade, or above the roof level, if on a roof. Such wall, barrier, or fence may be opaque or perforated, provided that not more than 50% of the face is open.
(c) 
Such screening shall be maintained in good condition at all times and shall not be permitted to exceed seven feet in height within required side yards. Such screening or barrier may be interrupted by normal entrances or exits, and shall have no signs hung or attached thereto other than those permitted in the district.
(14) 
In A- and B-class developments as set forth in § 135-20B(6), each garage bay shall constitute a parking space for purposes of satisfying the requirements of § 160-103 of Chapter 160, Zoning, provided that:
[Added 11-12-2012 by Ord. No. 682]
(a) 
Each such garage bay shall be no less than 260 square feet with a designated parking area of no less than 10 feet by 20 feet and a designated storage/workshop area the same height as the designated parking area and no less than six feet by 10 feet; and
(b) 
The designated parking area in each garage bay shall forever remain available, and free from any and all obstructions, impediments, or barriers, as a parking area for a motor vehicle unless another off-street parking space is available.
(15) 
In A- and B-class developments as set forth in § 135-20B(6), each ten-foot-by-twenty-foot section of driveway shall constitute an off-street parking space for purposes of satisfying the requirements of § 160-103 of Chapter 160, Zoning, provided that such driveway section does not obstruct, impede, or block direct ingress and egress from a garage bay that is designated as an off-street parking space pursuant to § 160-103 of Chapter 160, Zoning. Provided further, however, that:
[Added 11-12-2012 by Ord. No. 682]
(a) 
No more than one off-street driveway parking space shall be permitted within the front yard setback.
(b) 
No more than one off-street driveway parking space shall be permitted within the side yard setback.
(c) 
No off-street driveway parking space shall be permitted within five feet of the side yard property line.
(16) 
In A- and B-class developments as set forth in § 135-20B(6), in the event access is taken from an alley, no off-street driveway parking spaces shall be permitted within five feet of the right-of-way.
[Added 11-12-2012 by Ord. No. 682]
(17) 
In addition to the off-street parking spaces required by § 160-103 of Chapter 160, Zoning, in A- and B-class developments as set forth in § 135-20B(6), the applicant or owner shall provide for spillover parking of no less than one off-street parking space per dwelling unit.
[Added 11-12-2012 by Ord. No. 682; amended 9-10-2018 by Ord. No. 721]
D. 
Easements.
(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) 
Where a subdivision 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 Protection. The owner shall properly grade and seed slopes and fence any open ditches when it is deemed necessary by the Borough Council.
(4) 
Where stormwater or surface water will be gathered within the subdivision and discharged or drained in volume over lands within or beyond the boundaries of the subdivision, the applicant or owner shall reserve or obtain easements over the 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.
A. 
General. Blocks and lots shall be graded to secure proper drainage away from buildings and to prevent the collection of stormwater in pools. All drainage provisions shall be of such design as to carry surface waters to the nearest practical and adequate street, storm drain, or natural watercourse. Unless otherwise directed by the Planning Commission or Borough Council, watercourses shall remain open and shall not be piped or incorporated into a storm sewer system.
B. 
Owner's responsibility.
(1) 
The owner shall construct and/or install such drainage structures and/or pipes as are necessary to prevent erosion damage and to satisfactorily carry off surface waters. Storm drains and appurtenances shall be required to be constructed 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.
(2) 
In the design of storm sewerage systems, the future use of undeveloped areas upstream shall be taken into account in calculating pipe size.
C. 
Excavations. No excavation shall be made with a cut face steeper than three to one, except under one or more of the following conditions:
(1) 
The excavation is located so that a line having a slope of three to one and passing through any portion of the cut face will be entirely inside the property lines of the property on which the excavation was made.
(2) 
The material in which the excavation is made is sufficiently stable to sustain a slope of steeper than one horizontal to one vertical. A written statement to that effect from a civil engineer, licensed by the Commonwealth of Pennsylvania and experienced in erosion control, is submitted to the Borough Engineer and approved by him. The statement shall affirm that the site has been inspected and that the deviation from the slope will not result in injury to persons or damage to property.
(3) 
A concrete or stone masonry wall, constructed in accordance with approved standards, is provided to support the face of the evacuation.
D. 
Fill areas. No fill shall be made which creates any exposed surface steeper in slope than two horizontal to one vertical, except under one or more of the following conditions:
(1) 
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.
(2) 
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 any property or result in property damage, is submitted to and approved by the Borough Engineer.
(3) 
A concrete or stone masonry wall constructed in accordance with approved standards is provided to support the face of the evacuation.
E. 
Setback. The top of bottom edge of slopes shall be a minimum of five feet from perimeter 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.
F. 
Erosion and sediment control. In view of the potential need for erosion and sediment control upon any site, no changes shall be made in the contour of the land, and no grading, excavating, removal or destruction of the topsoil, trees or other vegetative cover of the land shall be commenced, until such time that a plan for minimizing erosion and sedimentation has been processed with and reviewed by the Planning Commission and Borough Council, or there has been a determination by the Commission that such plans are not necessary.
A. 
Street tree planting.
(1) 
Trees shall be planted along the development side of all streets where suitable street trees do not exist. Trees shall be planted in an informal arrangement acceptable to the Planning Commission and shall number one tree for each 40 feet of street frontage.
(2) 
At intersections, trees shall be located at least 20 feet from the intersection of the street right-of-way lines. The planting strip between the street curb and sidewalk should generally not be used for street trees.
(3) 
Trees shall be of nursery stock grown under climatic conditions comparable to those of Sellersville Borough; they shall be of symmetrical growth, free of insects, pests and disease, suitable for street use and durable under the maintenance contemplated. The average trunk diameter measured at a height of six inches above the finished grade level shall be a minimum of 2 1/2 inches.
(4) 
In particular, approved trees include the following:
Acer ginnala (Amur Maple)
Acer platanoides (Norway Maple)
Acer saccharum (Sugar Maple)
Cornus florida (Flowering Dogwood)
Fraxinus americana (White Ash)
Fraxinus pennsylvanica lanceolata (Green Ash)
Ginkgo biloba (Ginkgo [male variety])
Gleditsia tricanthos inermis (Moraine Locust)
Liquidambar styraciflua (Sweet Gum)
Liridendron tulipifera (Tulip Tree)
Phellodendron amurense (Amur Cork Tree)
Platanus acerifolia (London Plane Tree)
Quercus alba (White Oak)
Quercus borealis (Red Oak)
Quercus coccinea (Scarlet Oak)
Quercus phellos (Willow Oak)
Robina pseudoacacia inermis (Thornless Black Locust)
Tilia (Linden) All species hardy to the area
Zelkova serrata (Japanese Zelkova)
(5) 
Street trees shall not be planted until the finished grading of the subdivision or land development has been completed.
B. 
Buffering.
(1) 
General. When required in general, buffering, in the form of both buffer yard and screening, is appropriate between high-intensity activities and residential activities.
(a) 
Buffer yards shall be required for all commercial and industrial activities when abutting established residential lots or developments.
(b) 
Conversely, buffer yards shall also be required for all residential developments, other than single-family detached, when abutting any established commercial or industrial activity or any arterial highway.
(c) 
However, where existing woods, streams or other water bodies, public roads (other than arterial roads), or railroads exist along the boundary of any such proposed development, such use may serve to meet the buffer requirement, provided that is deemed acceptable by the Planning Commission or Borough Council.
(2) 
Buffer yards. A buffer yard is yard space as defined in § 135-8 but whose dimension normally exceeds the normal building setback requirements.
(a) 
Buffer yards shall be at least 50 feet in width, measured from the applicable lot line. Buffer yards shall not be in addition to required front, side or rear yards unless otherwise required by the Borough Council.
(b) 
All buffer yards shall be planted with grass seed, sod or ground cover and maintained and kept clean of all debris, rubbish, weeds and tall grass in conformance with existing regulations.
(c) 
No structure, manufacturing or processing activity, parking or storage of materials shall be permitted in the buffer yard.
(d) 
Within all buffer yards, screening in accordance with Subsection B(3) shall be included.
(3) 
Screening. Screening is the provision of a barrier to visibility, airborne particles, glare and noise between adjacent properties composed entirely of trees, shrubs or other plant materials.
(a) 
Plant materials used in the screen planting shall be of such species as will produce, within two years, a complete visual screen of at least eight feet in height. The plant material used shall be of a minimum height of four feet at the time of planting and shall be planted in a staggered arrangement in order to provide an immediate effect. Deciduous and semi-deciduous shrubs may be used with evergreens to provide an immediate effect and to provide accent and color. It is recommended that a landscape architect licensed by the Commonwealth of Pennsylvania be employed to insure the proper use and arrangement of plant material and to provide an aesthetically pleasing effect. The following are evergreens recommended for screening purposes:
Pinus strobus (White Pine)
Picea abies (Norway Spruce)
Pinus nigra (Austrian Pine)
Thuja orientalis (Oriental Arbor-vitae)
Tsuga canadensis (Canadian Hemlock)
Tsuga caroliniana (Carolina Hemlock)
(b) 
The screen planting shall be maintained permanently, and any plant material which does not live shall be replaced within one year.
(c) 
The screen planting shall be so placed that, at maturity, it will be not closer than three feet from any street or property line, and shall be at least 15 feet in depth.
(d) 
In accordance with the provisions of § 135-18E(3), a clear sight triangle shall be maintained at all street intersections and where private accessways intersect public streets.
(e) 
The screen planting shall be broken only at points of vehicular or pedestrian access or utility easements prohibiting such planting.
A. 
General. Where a proposed park, playground, school or other public use shown in the Comprehensive Plan is located in whole or in part in a subdivision, the Borough Council may require the dedication or reservation of such area within the subdivision in those cases in which the Borough Council deems such requirement to be reasonable or may require the payment of a fee in lieu thereof.
B. 
Dedication required. Where deemed essential by the Borough Council, upon consideration of the particular type of development proposed, and especially in large-scale planned unit developments, the Borough Council may require the dedication or reservation of such other areas or sites of a character, extent and location suitable to the needs created by such development for schools, parks and other neighborhood purposes.
C. 
Standards. The following standards shall apply to the provisions of recreation space:
(1) 
Areas set aside for recreational purposes shall be reasonably compact parcels, placed to serve all parts of the subdivision accessible from a public street and not excessively irregular in terrain.
(2) 
Playgrounds for sports shall be not less than 2 3/4 acres, and no one area shall have a length three times greater than the width.
(3) 
In subdivisions which provide or intend to provide housing facilities for more than 50 families, suitable open areas may be required for recreation. A standard to be used by the Borough Council in testing the adequacy of space provided shall be 1 1/2 acres per 100 families.
(4) 
Where the application of these area standards would result in an open space or recreation site too small to be usable or if a suitable local recreation site cannot be properly located in the land development, as determined by the Borough, a payment of a fee in lieu of dedication of such land is required. The amount of the fee must be substantially equal to the value of the land that would be set aside if the standards specified above in Subsection C(3) were to be applied.
A. 
Multiple-family developments.
(1) 
Zoning. The density, parking, lot area and building requirements shall in all respects conform to Chapter 160, Zoning, for multiple-family developments.
(2) 
Preliminary approval of the site plan must be obtained for the entire proposed multiple-family development. Final approval may be obtained section by section, but such development sections shall be specified on the preliminary plan and must be numbered in the proposed order that they are to be developed. Such order of development must be adhered to, and if changes are required, plans must be refiled and reviewed and approved.
(3) 
Arrangement of buildings and facilities.
(a) 
All of the elements of the site plan shall be organized harmoniously and efficiently 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 usable, efficient and economical land use pattern.
(b) 
Arrangements of buildings shall be in favorable relation to the natural topography, existing desirable planting, bodies of water, views within and beyond the site and exposure to the sun and other buildings on the site.
(4) 
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 and other emergency equipment, 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 a 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 adaptation to topography. In no case shall the distance exceed 250 feet.
(5) 
Yards. Yards shall assure adequate privacy, desirable outlook, adequate natural light and ventilation, convenient access to and around the dwellings and other essential uses.
(6) 
Grading.
(a) 
Grading shall be designed for buildings, lawns, paved areas and other facilities to assure adequate surface drainage, safe and convenient access to and around the buildings and for the screening of parking and other service areas and the conservation of desirable existing vegetation and natural ground forms.
(b) 
Grading around buildings shall be designed to be in harmony with natural topography.
(7) 
Streets.
(a) 
Streets shall be provided on the site where necessary to furnish principal trafficways for convenient access to the living units and other important facilities on the property.
(b) 
Streets proposed to be dedicated for public use and maintenance shall conform to the design requirements and specifications of this chapter and local municipal standards.
(8) 
Driveways.
(a) 
Driveways shall be provided on the site where necessary for convenient access to the living units, garage compounds, parking areas, service entrances of buildings, collection of refuse and all other necessary services. Driveways shall enter public streets at safe locations.
(b) 
Driveways shall be planned for convenient circulation suitable for traffic needs and safety.
(c) 
All driveways to parking lots of five or more spaces shall be paved and constructed in accordance with Borough standards. Other driveways shall be graded, surfaced and drained to the satisfaction of the Borough Engineer to the extent necessary to prevent the nuisances of dust, erosion or excessive water flow across streets or adjoining property.
(9) 
Parking areas.
(a) 
Paved parking areas shall be provided to meet the needs of the residents and their guests without interference with normal street traffic.
(b) 
Parking areas shall conform to the standards and requirements of § 135-20 and those of Chapter 160, Zoning.
(10) 
Sidewalks.
(a) 
Street sidewalks and on-site walks 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 facilities.
(b) 
Width, alignment and gradient of walks shall provide safety, convenience and appearance for pedestrian traffic. Small jogs in the alignment shall generally 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) 
All sidewalks shall be constructed in accordance with Borough specifications.
(11) 
Refuse collection stations.
(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 so as to be separated adequately from habitable buildings to avoid being offensive, but at the same time be convenient for both collectors and residents, and shall be screened and landscaped adequately.
(12) 
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.
B. 
Nonresidential developments.
(1) 
Subdividing 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 the Planning Commission, 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 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 nuisance 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 nor 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 in the surrounding area. Grading to depress the parking area, raised berms, landscaping or fencing are satisfactory methods to create such seclusion.
(9) 
All area, design and parking requirements shall conform to the applicable zoning ordinance.[1]
[1]
Editor's Note: See Ch. 160, Zoning.
(10) 
Refuse collection.
(a) 
Outdoor collection stations shall be provided for garbage and trash removal when indoor collection is not provided.
(b) 
Collection stations shall be located to avoid being offensive and shall be screened from view and landscaped.
A. 
Purpose. The specific purpose of these provisions is:
(1) 
To regulate the subdivision and/or development of land within any designated floodplain district in order to promote the general health, welfare and safety of the community.
(2) 
To require that each subdivision lot in flood-prone areas be provided with a safe building site with adequate access; and that public facilities which serve such uses be designed and installed to preclude flood at the time of initial construction.
(3) 
To protect individuals from buying lands which are unsuitable for use because of flood by prohibiting the improper subdivision and/or development of unprotected lands within the designated floodplain districts.
B. 
Abrogation and greater restrictions. This chapter supersedes any ordinances currently in effect in flood areas. However, any other applicable ordinances shall remain in full force and effect to the extent that those provisions are more restrictive.
C. 
Municipal liability. The grant of a permit or approval of a plan for any proposed subdivision and/or land development to be located within any designated floodplain district shall not constitute a representation, guaranty or warranty of any kind by the municipality or by any official or employee thereof of the practicability or safety of the proposed use and shall create no liability upon the municipality, its officials or employees.
D. 
Application procedures and requirements.
(1) 
Preapplication procedures.
(a) 
Prior to the preparation of any plans, it is suggested that prospective developers consult with the Pennsylvania Department of Environmental Protection concerning soil suitability when on-site sewage disposal facilities are proposed.
(b) 
Prospective developers shall consult the County Conservation District representative concerning erosion and sediment control and the effect of geologic conditions on the proposed development. At the same time, a determination should be made as to whether or not any flood hazards either exist or will be created as a result of the subdivision or development.
(2) 
Preliminary plan requirements. The following information shall be required as part of the preliminary plan and shall be prepared by a registered engineer or surveyor:
(a) 
The name of engineer, surveyor or other qualified person responsible for providing the information required in this section.
(b) 
A map showing the location of the proposed subdivision and/or land development with respect to any designated floodplain district including information on, but not limited to, the one-hundred-year flood elevations, boundaries of the floodplain districts, proposed lots and sites, fills, flood or erosion protective facilities and areas subject to special deed restrictions.
(c) 
Where the subdivision and/or land development lies partially or completely within any designated floodplain districts or where the subdivision and/or land development borders on a floodplain district, the preliminary plan map shall include detailed information giving the location and elevation of proposed roads, public utilities and building sites. All such maps shall also show contours at intervals of two or five feet depending upon the slope of the land and identify accurately the boundaries of the floodplain districts.
(3) 
Final plan requirements. The following information shall be required as part of the final plan and shall be prepared by a registered engineer or surveyor:
(a) 
All information required for the submission of the preliminary plan, incorporating any changes requested by the Borough of Sellersville or any other reviewing agency.
(b) 
A map showing the exact location and elevation of all proposed buildings, structures, roads and public utilities to be constructed within any designated floodplain district. All such maps shall show contours at two feet and identify accurately the boundaries of the flood-prone areas. Submission of the final plan shall also be accompanied by all required permits and related documentation from the Department of Environmental Protection and any other commonwealth agency or local municipality where any alteration or relocation of a stream or watercourse is proposed. In addition, documentation shall be submitted indicating that all affected adjacent municipalities have been notified of the proposed alteration or relocation. The Department of Community Affairs and the Federal Insurance Administrator shall also be notified whenever any such activity is proposed.
[Amended 5-8-1989 by Ord. No. 545]
(4) 
Performance bond. No final plan (major or minor subdivision plan) shall be approved by the Borough Council or Planning Commission of Sellersville Borough until the improvements required by this chapter are constructed in a satisfactory manner and approved by the Borough of Sellersville in accordance with the provisions of Article V.
E. 
Design standards and improvements in designated floodplain districts.
(1) 
General.
[Amended 5-8-1989 by Ord. No. 545]
(a) 
Where not prohibited by this or any other laws or ordinances, land located in any designated floodplain district may be platted for development with the provision that the developer construct all buildings and structures to preclude flood damage in accordance with this and any other laws and ordinances regulating such development.
(b) 
If the Borough of Sellersville determines that only a part of a proposed plan can be safely developed, it shall limit development to that part and shall require that development proceed consistent with this determination.
(c) 
When a developer does not intend to develop the plan himself and the Borough of Sellersville 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.
(2) 
Excavation and grading. 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. Before undertaking any excavation or grading, the developer shall obtain a grading and excavation permit if such is required by the municipality.
(3) 
Drainage facilities.
(a) 
Storm drainage facilities shall be designed to convey the flow of surface waters without damage to persons or property. The system shall ensure drainage at all points along streets and provide positive drainage away from buildings and on-site waste disposal sites.
(b) 
Plans shall be subject to the approval of the Borough of Sellersville. The Borough may require a primarily underground system to accommodate frequent floods and a secondary surface system to accommodate larger, less frequent floods. Drainage plans shall be consistent with local and regional drainage plans. The facilities shall be designed to prevent the discharge of excess runoff into adjacent properties.
(4) 
Streets. The finished elevation of proposed streets shall not be less than the one-hundred-year-flood elevation. The Borough of Sellersville may require, where necessary, profiles and elevations of streets to determine compliance with the requirement. Drainage openings shall be sufficient to discharge flood flows without unduly increasing flood heights.
(5) 
Sewer facilities. All sanitary sewer systems located in any designated floodplain district, whether public or private, shall be floodproofed up to the regulatory flood elevation.
(a) 
The Borough of Sellersville or prevailing health regulatory agencies shall prohibit installation of sewage disposal facilities requiring soil absorption systems where such systems will not function due to high groundwater, flooding or unsuitable soil characteristics. The Borough may require that the developer note on the face of the plan and in any deed of conveyance that soil absorption fields are prohibited in designated areas.
(b) 
The Borough of Sellersville 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.
(6) 
Water facilities. All water systems located in any designated floodplain districts, 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.
(7) 
Other utilities and facilities. All other public and/or private utilities and facilities, including gas and electric, shall be elevated or floodproofed up to the regulatory flood elevation.
(8) 
Channel alterations, etc.
(a) 
Under no circumstances shall any use, activity and/or development adversely affect the capacity of the channels or floodways of any watercourse, drainage ditch or any other drainage facility or system.
(b) 
Prior to any proposed alteration or relocation of any stream of any watercourse, stream, etc., within the municipality, a permit shall be obtained from the Department of Environmental Protection, Dams and Encroachment Division. Further, notification of the proposal shall be given to all affected adjacent municipalities. Copies of such notifications shall be forwarded to both the Federal Insurance Administration and the Department of Community Affairs.