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.
(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.
(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.
(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:
(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:
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Acer ginnala (Amur Maple)
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Acer platanoides (Norway Maple)
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Acer saccharum (Sugar Maple)
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Cornus florida (Flowering Dogwood)
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Fraxinus americana (White Ash)
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Fraxinus pennsylvanica lanceolata (Green Ash)
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Ginkgo biloba (Ginkgo [male variety])
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Gleditsia tricanthos inermis (Moraine Locust)
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Liquidambar styraciflua (Sweet Gum)
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Liridendron tulipifera (Tulip Tree)
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Phellodendron amurense (Amur Cork Tree)
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Platanus acerifolia (London Plane Tree)
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Quercus alba (White Oak)
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Quercus borealis (Red Oak)
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Quercus coccinea (Scarlet Oak)
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Quercus phellos (Willow Oak)
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Robina pseudoacacia inermis (Thornless Black Locust)
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Tilia (Linden) All species hardy to the area
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Zelkova serrata (Japanese Zelkova)
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(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.
(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:
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Pinus strobus (White Pine)
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Picea abies (Norway Spruce)
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Pinus nigra (Austrian Pine)
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Thuja orientalis (Oriental Arbor-vitae)
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Tsuga canadensis (Canadian Hemlock)
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Tsuga caroliniana (Carolina Hemlock)
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(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.
(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.
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.
