[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:
(a)
Within lot plans where lot widths are at least
100 feet:
[1]
Without curbs: 20 feet with six-foot stabilized
berms each side.
[2]
With deck curbs and underdrains: 27 feet.
(b)
Within lot plans where lot widths are predominantly
less than 100 feet:
[1]
With deck curbs and underdrains: 27 feet.
[2]
Where a plan is extended, the streets in the
extension shall continue the street design contained in the original
plan.
(c)
Within commercial or industrial developments
or multiple-family residential developments:
[1]
With or without deck curbs and underdrains:
34 feet.
[2]
Deck curbs and underdrains may be required,
at the Planning Commission's option, in commercial or industrial developments.
(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 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]
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.
[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.