[Amended 8-9-1989 by Ord. No. 907; 10-14-1998 by Ord. No.
954]
A.
Access.
(1)
The street layout shall provide access to all lots
and parcels of land within the subdivision. Where streets cross other
streets, offsets shall not be created. The minimum distance between
center lines of parallel or nearly parallel streets intersecting a
cross street from opposite directions shall be 150 feet. There shall
be no reserve strips controlling access to streets except where the
control of such strips is definitely placed with the Township.
(2)
The arrangements of streets shall make provision for
the direct continuation of the principal existing streets in adjoining
subdivisions (or their proper projection when adjoining property is
not subdivided) insofar as they may be necessary for public requirements.
In general, such streets shall be of a width at least as great as
the existing streets, and in no case less than the minimum requirement
specified in this chapter.
(3)
When the tract is subdivided into lots of an acre
or more, the Planning Commission may require an arrangement of streets
such as to permit a later subdivision in conformity with the street
requirements specified in these regulations.
(4)
In general, streets shall not be laid out on the boundaries
of the tract, except where such streets are desirable for further
expansion or connection to existing streets or where a previously
dedicated half-street adjoins the tract, in which case sufficient
additional width of street shall be dedicated to make the street width
conform to the minimum requirements in this chapter.
(5)
Proposed streets shall be adjusted to the contour
of the land so as to produce usable lots and streets of reasonable
gradient.
B.
Intersections.
(1)
In general, minor streets should intersect main highways
at right angles. As far as is practicable, acute angles at intersections
are to be avoided and where a deflection angle of more than 10°
in the street line occurs at any point between two intersecting streets,
a curve of reasonably long radius shall be introduced. Intersections
of more than two streets at one point shall be avoided.
(2)
All new subdivisions abutting federal or state highways
shall be arranged to provide access to such highways at intervals
of not less than 1,320 feet, except where impractical or impossible
due to existing property division or topography. All roads and streets
within such subdivisions shall be arranged to permit access to adjacent
future subdivisions without modifying this regulation.
C.
Street widths.
(1)
Right-of-way widths. The minimum width for a vehicular
right-of-way shall be 50 feet measured between opposite front lot
lines. Where a property abutting or traversed by an existing road
is subdivided, the right-of-way width of the road shall be assumed
to be 50 feet for purposes of calculating setbacks within the lots
created by the subdivision and for calculating lot area. The Township
may require a sixty-five-foot right-of-way for the segment of road
providing the principal access to a very large lot plan or development.
(2)
Pavement widths. The Planning Commission may, at its
option, require street widths greater than those listed below where
alignment, topography and potential traffic indicate increased width
would be in the public interest. The Commission may also, at its option,
require curbs in certain locations where stormwater runoff control,
topography or other factors may dictate curbing should be installed.
Developers in any case shall not construct streets with widths less
than the following between curbs or between the edges of the paved
surface:
(d)
Street and curb construction and other roadway
improvements shall comply with the minimum standards established in
Attachment 2 of this chapter, and said road construction standards
set forth in Attachment 2[1] may be amended in the future from time to time by resolution
of the White Township Board of Supervisors.
[Amended 12-22-2004 by Ord. No. 1001]
[1]
Editor's Note: Attachment 2, Road Construction Standards,
is included as an attachment to this chapter.
D.
Street alignment.
(1)
Streets shall be laid out so that there will be unobstructed
sight distances along the center lines, measured three feet above
the grade line, to permit horizontal visibility of at least 150 feet
at any point.
(2)
Minor streets intersecting a major highway shall be
separated by at least 800 feet between center lines. Within a lot
plan two streets intersecting or crossing a third street shall be
separated by at least 300 feet, or 150 feet if entering from opposite
sides of the third street. The angle of intersection shall be as nearly
90° as possible, but shall not in any case be less than 70°
or more than 110°.
E.
Street grades.
(1)
Center line grades shall not exceed 10%.
(2)
Vertical curves shall be used at changes of grade
exceeding 1% and shall be not less than 100 feet in arc length.
(3)
The minimum grade along a street center line shall
be not less than 1/2%.
(4)
Where street grades at intersections exceed 7%, a
leveling area shall be provided so that within a distance of 50 feet
of the right-of-way line of the intersected street a grade of not
more than 4% shall be created.
(5)
A clear sight distance of at least 150 feet in each
direction shall be provided motorists entering an intersection. The
sight distance shall be measured three feet above the finished pavement
15 feet back from the edge of the intersected street pavement. Vegetation
and embankments impeding the sight lines shall be cut back.
F.
Alleys. Alleys will not be approved in residential
districts, but may be required where applicable in business districts.
G.
Cul-de-sac streets.
(1)
Streets designed to have one end closed, whether permanently
or not, shall generally not exceed 1,000 feet in length and shall
be equipped at the closed end with a vehicular turnaround not less
than 80 feet in diameter outer edge, so as to provide a continuous
paved surface at least 20 feet wide all around and surrounded by a
utility easement having an outside diameter of not less than 100 feet.
The center of the circle may be paved or covered with a low maintenance
crushed limestone surface or equivalent.
(2)
The length of a cul-de-sac street shall be measured
from the center line of the through street that the open end intersects
to the center point of the closed circular end. A through street shall
mean a street that connects to other streets at each end.
(3)
The length of a cul-de-sac street may be increased
if a modification is granted by the Planning Commission based on topographical
conditions or other hardship not of the property owner's making. The
potential future connection of a cul-de-sac to streets or future streets
in adjacent plans or properties shall be considered in the decision.
(4)
The number of single-family detached dwelling lots
abutting only the same street or street system having one only entrance
to a through street shall not exceed 50 or in the case of attached
dwellings, multifamily buildings or projects with a mix of dwelling
types, 62 dwelling units.
H.
Private roads. Private roads may be permitted only
when they serve not more than two separate properties that have no
other feasible access to a public road, not counting the original
tract from which the two properties were subdivided. Private roads
shall be within an easement at least 25 feet in width. Exceptions
may be permitted where topography or peculiar property shape indicate
no other alternative solution to access than a private road. If the
original tract is to be further divided into more than three parcels,
the owner shall provide, and have approved, a plan for the entire
tract.
I.
Private streets in a development plan. The Planning
Commission may approve a plan containing a private street or streets
if the following conditions can be met:
(1)
The developer shall state on the recorded plan that
the street or streets are private and that the Township has no interest
or obligation in their maintenance.
(2)
The plan shall state that the street abutting each
lot to be sold in the plan is private, and the deed for each lot shall
indicate that fact also. Any utility easements within a private street
shall be clearly marked on the plan and identified as to width and
use.
(3)
A private street shall be permanently marked as private
at its intersection with a public road.
(4)
A building on a lot abutting a private street shall
be set back at least 50 feet from the street center line. All private
streets shall be in a right-of-way of not less than 50 feet although
the width and surfacing of the street is left to the developer's discretion.
(5)
The right of passage over the private street or streets
for the maintenance of public utilities or for access of emergency
vehicles shall be guaranteed in writing to each utility and emergency
service involved. The developer shall file with the Township a letter
granting such right of passage.
(6)
An association shall be established by the developer
for the perpetual maintenance of the street or streets in the plan
at no cost to the Township, such association made up of all the owners
of property in the plan, each to share equally in the expenses of
the association.
(7)
The bylaws of the association shall be approved by
the Township Solicitor, prior to recording of the plan, to guarantee
protection of the plan residents and the Township.
(8)
If at a future time the lot owners petition the Township
to adopt the street or streets as a public street or streets, they,
at their expense, shall widen, reconstruct or otherwise improve the
street or streets to meet the Township road specifications current
at the time, and shall have completed the work to the Township's satisfaction
prior to adoption of the street or streets by the Township Board of
Supervisors.
A.
Length. Residential blocks shall ordinarily not exceed
1,200 feet in length, and commercial blocks 600 feet, except for unit
shopping centers. Where a residential block exceeds 1,200 feet in
length, a pedestrian right-of-way shall be provided approximately
in the center of the block except where impaired by the natural terrain.
B.
Width. Blocks shall be of sufficient width to permit
two tier of lots of appropriate depth, except where an interior street
parallels a limited access highway or major traffic street, or except
where it backs up to a railroad, creek, or other natural terrain.
[Amended 5-8-1985 by Ord. No. 892; 8-9-1989 by Ord. No.
907; 5-27-1992 by Ord. No. 917; 10-14-1998 by Ord. No. 954]
A.
Depth. The minimum depth of lots shall be 120 feet. No lots with double frontage (through lots) shall be plotted. Each lot shall front on a road or street dedicated for public use, except as provided by § 275-15H.
B.
Side yards. Side yards shall be required. The combined
side yards of a lot shall be a minimum 25% of the lot width, and in
no case shall the vertical wall of a building be closer than seven
feet to a side lot line. Roof overhangs may extend to four feet of
the lot line.
C.
Arrangement. On all lots, so far as is practical,
the side lot lines shall be at right angles to straight street lines
or radial to curved street lines.
D.
Setback lines.
(1)
Building setback lines shall be established on all
lots. On lots abutting the intersection of two streets, the setback
from each street shall be at least that required for the state or
local street abutting the lot.
(2)
On residential lots a setback from the rear property
line of not less than 25 feet for principal buildings shall be established.
On all other lots, and in the case of accessory structures on residential
lots, a rear setback of not less than seven feet shall be established.
(3)
Where a lot abuts a Township-maintained road or one
that may ultimately become a Township road, the setback line shall
be established 25 feet from the street right-of-way line or 50 feet
from the center line of the abutting Township road, whichever is greater.
(4)
Where a lot abuts a federal or state maintained road,
the setback line shall be established 75 feet from the center line
of the abutting road.
(5)
When existing lots of record containing less area and/or having less lot frontage than required by Subsection E are proposed for development, the following rules shall apply:
(a)
On lots, except corner lots, less than 56 feet
wide along the front building line, side yard setbacks of not less
than seven feet each side of the lot shall be maintained.
(b)
On corner lots with less than 44 feet of width
along the front building line, the side yard abutting the adjacent
lot shall be not less than seven feet and the opposite side yard abutting
the street shall be not less than seven feet, increasing by one foot
for each additional foot of lot width between 44 feet and 62 feet,
when the side yard abutting the street will be 25 feet.
(c)
All new buildings or additions to existing buildings
shall be set back at least 25 feet from the street right-of-way line
on which the lots containing such buildings front, or 50 feet from
the street center line, whichever is greater, regardless of the area
or width of the lots or setback of buildings on neighboring lots.
(6)
On a lot with irregular lot lines (several tangents
and/or arcs), the setback lines shall be always parallel with such
irregular lot lines and separated from the adjacent property lines
by the minimum distances required by this section.
E.
Lot width and area.
(1)
Lots served by both public sewer and water systems
or by community sewer and water systems, acceptable to the state agency
having jurisdiction, or a combination of systems: 7,200 square feet
of lot area and a lot width of 60 feet.
(2)
Lots served by either a public sewer or public water
system or by either a community sewer or water system, acceptable
to the state agency having jurisdiction: 20,000 square feet of lot
area and a lot width of 100 feet.
(3)
Lots not served by public sewer: 1.25 acres (54,450 square feet)
of lot area and a lot width of 150 feet.
[Amended 6-24-2015 by Ord. No. 1066]
(4)
The final determination of the minimum size of any lot supporting
an on-lot disposal system shall be made by the Sewage Enforcement
Officer.
[Amended 6-24-2015 by Ord. No. 1066]
(5)
Lot width exceptions.
(a)
Lot width shall be measured along the front
building line. However, no lot shall have less than 50 feet of frontage
on a public road, except for lots of less than 10,000 square feet
in the area abutting the closed end of a cul-de-sac, when the minimum
frontage shall be 30 feet.
(b)
On pie-shaped lots, the front setback line may
be established behind the normal setback depth to provide sufficient
width for the building proposed on the lot and seven-foot side yard
setbacks each side as long as the rear yard setback of 25 feet is
not compromised.
F.
Lot occupancy.
(1)
On any lot to be occupied by dwelling units, only
one building containing a dwelling or dwellings shall be permitted,
except in the following situations.
(2)
In a multifamily residential development as many apartment
or townhouse dwelling units are permitted by this article may be placed
on one property, but single-family dwellings and two-family dwellings
shall be on their own lots abutting public streets.
(3)
Additional single-family or two-family dwellings may
be placed on a lot already occupied by a single-family or two-family
dwelling, provided the additional dwellings are located so that later
subdivision of the property will allow each dwelling to occupy a separate
lot meeting at least the minimum applicable lot area, width and setback
requirements without the need for a variance, and provided each lot
will abut a public or private street.
A.
Easements. Where alleys are not provided, easements
not less than eight feet in width shall be provided on each side of
all rear lot lines as necessary for public utilities. Easements of
greater width may be required along lot lines or across lots where
necessary for sewer mains, stormwater sewers, drainage ditches, watercourses
and similar conditions.
B.
Natural features. The developer shall plan the subdivision
or development plan to preserve the natural features of the site.
C.
Public sites designated by Comprehensive Plan. The
Planning Commission may require the developer to dedicate to the Township,
School District, Recreation and Park Commission or County any portion
of his property indicated in the Township or County Comprehensive
Plan as the future location of a park, playground, school, or other
public use. However, the appropriate public body shall complete acquisition
of the property before final approval of the developer's plan or within
30 days, whichever is later. The developer may disregard the Commission's
requirement if the public body fails to complete acquisition within
the one-year limit unless the developer and public body have gone
to arbitration to determine a settlement on the property.
D.
Dedication of open and community space. The Planning
Commission may require a developer to dedicate a part or parts of
his plan as open space or for community use, and shall require the
developer to note such areas on his plan as "permanent open space"
or other specific purpose, described by bearings and distances. Such
areas as floodplains, exceptionally wet ground, steep slopes or heavily
wooded land may be included in the common open space, but in a large
residential plan, land for a park or playground or other community
use may be included at the Commission's discretion. The developer
shall offer to dedicate the open space to the Township. In the event
the Township does not agree to accept the offer, the developer shall
retain ownership of the open space areas until he sells properties
in the plan. At that point he shall establish a home owners' association
responsible for taxes, insurance and maintenance of the open and/or
community space. Each property owner in the plan shall be required
to be a member of the association. The form and content of the bylaws
of the association shall be approved by the Township Solicitor prior
to their recording with the final plan. Each piece of common and/or
community land shall have access, either directly or by easement,
to a public street.
E.
Freestanding structures. Land development plans subject to this section shall illustrate the location of all freestanding structures upon the plan submittal. The following subsections must be complied with pursuant to the land development process to ensure adequate sight distance, access to light and air, and minimal uniform standards for proposed improvements. Billboard signs are considered freestanding structures and shall comply with the requirements of Subsection F below.
[Added 10-10-2007 by Ord.
No. 1026; amended 6-24-2015 by Ord. No. 1066; 1-18-2016 by Ord. No. 1073]
(1)
The site development plan shall show precisely the location of all
freestanding structures relative to the location of ingress/egress
areas, buildings, parking, rights-of-way, utility easements, and neighboring
property lines.
(2)
To protect neighboring properties' access to light and air, as well as ensuring safe vehicular sight distances, all freestanding structures that are not buildings shall be set back from public rights-of-way and utility easements adjacent to public rights-of-way, by at least 10 feet, plus one foot for every foot of height over four feet. No part of a freestanding structure, regardless of its height, may block any vehicular line of sight consistent with street alignment standards of this chapter. To prevent interference with overhead utility lines or traffic controls, as well as preventing access to light and air, no freestanding structure shall be erected pursuant to this section in excess of 35 feet in height, except as specifically provided for under Subsection E(6)(a)[1], (b), (c) and § 275-35J(6) relative to communications towers.
(3)
No portion of a freestanding structure pursuant to this section may
be located within 50 feet of a neighboring dwelling unit.
(4)
No part of a freestanding structure, regardless of its height, may
block any vehicular line of sight consistent with street alignment
standards of this chapter.
(5)
All lighting associated with freestanding structures shall be aimed,
located, designed, fitted and maintained so as not to present a hazard
to drivers or pedestrians by impairing their ability to safely traverse
and so as not to create a nuisance by projecting or reflecting objectionable
light onto a neighboring use or property, or onto any public or private
roadway or pedestrian way. Directional fixtures, such as floodlights
and spotlights, shall be so shielded, installed and aimed that they
do not project their output into the windows of neighboring residences,
adjacent uses, past the face of the sign, skyward or onto a public
roadway or pedestrian way. Cutoff fixtures are to be employed as feasible.
(6)
Freestanding structure height, setbacks and buffer yards.
(a)
Allowable height increases:
[1]
Nonhabitable structures limited to silos, smoke stacks, and
exterior conveyors, standpipes, church spires, stadium/sporting event
lights and elevated water tanks may increase height above 35 feet
provided that the setback from all property lines and public rights-of-way
is increased to 10 feet plus one foot for every foot in structure
height. If such nonhabitable structure is attached to a building,
the height increase shall entail not more than 15% of the total roof
area of the building.
(b)
Maximum building height may increase to 50 feet provided that
the following setbacks and buffer yard requirements are met. All buildings
shall comply with the following setbacks as they uniformly relate
to site context and the type of land development.
|
Land Development Type
|
Proposed Building Height
(feet)
|
Setbacks from Side and Rear Property Lines
|
Buffer Yard Requirement
| |
|---|---|---|---|---|
|
Nonresidential building
|
0 to 35
|
15 feet from any property line which adjoins another nonresidential
building; 25 feet from any property line which adjoins a residential
building
|
5 feet from any property line which adjoins another nonresidential
building; 10 feet from any lot which adjoins a residential building
| |
|
Nonresidential building
|
36 to 50
|
1 foot setback for each foot in building height from any property
line
|
10 feet from any property line
| |
|
Residential building containing 3 or more dwelling units
|
0 to 35
|
15 feet from any property line which adjoins another nonresidential
building; 25 feet from any property line which adjoins a single family
residential property
|
5 feet from any property line which adjoins another nonresidential
building; 10 feet from any lot which adjoins a residential building
| |
|
Residential building containing 3 or more dwelling units
|
36 to 50
|
1 foot setback for each foot in building height from any property
line
|
10 feet from any property line
|
(c)
Occupied buildings in a multibuilding land development containing
at least four nonresidential buildings may increase height to a maximum
of 70 feet provided that setback increases of one foot for each foot
in building height from any property line containing a residential
building are provided plus an additional ten-foot buffer yard is installed
along any such property line. Such buildings shall be allowed only
as part of a planned campus or other unified development that ensures
adequate light, air and emergency access, and has uniform internal
street systems, parking, pedestrian interconnections, and landscaping
between four or more buildings.
(d)
Buffer yard requirements. No structure is permitted within any
required buffer yard, except for fences for screening and decorative
purposes, or essential service utility structures limited to electrical,
natural gas, sewer, water, and cable/internet/telecommunications for
the lot being served. Buffer strips shall not be used for parking,
storage of vehicles, equipment, or materials, nor for any other use
incompatible with their purpose as a visual, noise, dust, and pollution
barrier. The ten-foot buffer strip shall contain suitable screening,
defined as either of the following:
[1]
A solid fence or wall, architecturally compatible with existing
structures in the area, no less than five feet nor more than eight
feet in height; or
[2]
A sight-obscuring planting of evergreens, not less than four
feet in height at the time of planting and of a variety that will
maintain full, dense growth from the ground up to a height of not
less than six feet upon maturity, planted at a spacing of the lesser
of four feet or the diameter of a mature specimen of the species being
planted.
(e)
Five-foot buffer strips and areas of the ten-foot buffer strip
not covered with a fence, wall, or screening plantings, shall be planted
with grass or other appropriate ground cover vegetation, or mulched
to prevent weed growth. Installation and maintenance of the buffer
and screening shall be the responsibility of the owner of the property
on which the land development is located. Installation must be completed
prior to issuance of a certificate of occupancy. Fences or walls must
be maintained in safe and structurally sound condition. Dead or diseased
plants shall be removed and replaced within six months.
(7)
In all cases of height increase above 35 feet, the Planning Commission
may refer applications to applicable fire and emergency service providers
to ensure that the design does not create a hazard. Applications may
also be referred to the Indiana County Office of Planning and Development
for compliance with airport hazard regulations. The Commission may
require documentation that no hazard exists to airspace including
Federal Aviation Administration Part 77 certification, FAA approval
and consent of any established airport or helicopter landing site.
F.
Billboard
signs. Billboard signs are considered a type of freestanding structure
and are subject to this chapter as a division or allocation of space
pursuant to land development and/or a subdivision by lease. Billboard
signs shall comply with the following:
[Added 10-10-2007 by Ord. No. 1026]
(1)
A plan shall be prepared to show the site, described by bearings
and distances, within the property from which the site will be leased
and dimensions to the nearest boundary line of the property from the
sign. In addition, a scaled site development plan shall be prepared
to show precisely the location of the billboard structure relative
to the lease site, ground level support structures, sign surface dimensions,
access to the site and parking area, and any other structures within
the lease area or within 100 feet of the lease area.
(2)
No other structure shall be permitted within the leased property.
(3)
To protect neighboring properties' access to light and air,
and to avoid interference with overhead utility lines or traffic controls,
no billboard shall exceed 35 feet in height. The distance in any direction
from the base of the sign to the boundaries of the lease area shall
be no less than the height of the billboard structure, and no portion
of the billboard sign shall be within 20 feet of any portion of the
lease area boundary or any public right-of-way or utility easement.
(4)
One parking space, together with adequate right-of-way to access the parking space from a public road, shall be provided for a maintenance vehicle within the lease area. The size of this space shall be consistent with § 275-35D(2).
(5)
No portion of the billboard sign structure may be within 100 feet
of a dwelling unit.
(6)
No part of the sign structure may block any vehicular line of sight
consistent with street alignment standards of this chapter.
(7)
All lighting related to a billboard structure shall be aimed, located,
designed, fitted and maintained so as not to present a hazard to drivers
or pedestrians by impairing their ability to safely traverse and so
as not to create a nuisance by projecting or reflecting objectionable
light onto a neighboring use or property or onto a public roadway
of pedestrianway. Directional fixtures, such as floodlights and spotlights,
shall be so shielded, installed and aimed that they do not project
their output into the windows of neighboring residences, adjacent
uses, past the face of the sign, skyward or onto a public roadway
or pedestrianway. Cutoff fixtures are to be employed as feasible.
(8)
Only one billboard sign or freestanding sign structure shall be permitted
per leased property.
