Township of White, PA Commercial and Industrial Developments

Minimum lot size: Refer to Article IV § 275-17, Lots.

Maximum building height: Refer to Article IV, § 275-18, Other considerations.

Minimum frontage on a public street: 60 feet measured at the building line.

Minimum setbacks from road and highway center lines and from other property lines:

Between state highway center line and building line: 75 feet.

Between Township road center line and building line: 50 feet.

Between wall of nearest building and a property line not abutting or within a road or highway: minimum 25 feet if abutting property that is in predominantly residential use, or minimum 15 feet in all other cases. Refer to Article IV, § 275-18, Other considerations.

[Amended 12-7-2016 by Ord. No. 1076]

The Planning Commission may review and approve uses and activities within the setback areas of commercial or industrial property abutting a residential or vacant lot, provided the following are complied with:

Landscaping requirements of § 275-35J(2).

Attachments to a building do not extend more than three feet into the setback area.

Signs, poles, antennae and flagstaffs are not greater in height than the distance between the base at ground level and nearest property line.

The use does not include an aboveground freestanding building.

The proposed use is set back at least 10 feet from the nearest property line, does not occupy more than 15% of the total lot area and does not exceed, except in the case of Subsection C(4)(b) and (c) above, a height of four feet at any point above the ground level.

(f)

The proposed use or activity is not, in the Planning Commission's opinion, likely to be harmful to neighboring residents.

Off-street parking.

Parking spaces shall be provided on the same property as the use served in accordance with the following minimum requirements:

Retail commercial or personal service store or medical or dental clinic: one space per 200 square feet of floor area.

Restaurant or tavern: one space for each two persons who can be seated simultaneously.

Restaurant not providing sit-down service or providing carry out in addition to sit-down service: 20 spaces in addition to those provided for sit-down customers.

Motel: one space for each sleeping room.

Office not a medical or dental clinic: one space for each 400 square feet of floor areas.

(f)

Outdoor retail sales: one space for each 600 square feet of property area devoted to the business.

(g)

Public assembly hall: one space for each 100 square feet of floor area or one space for each three persons who can be seated simultaneously, whichever is greater.

(h)

Bowling alley: six spaces for each lane.

(i)

Manufacturing plants or research facilities: one space for each employee on the largest shift or one space for each 500 square feet of enclosed floor area, whichever is greater.

(j)

Warehousing, storage, freight terminals, etc., one space for each employee on the largest shift or one space for each 1,500 square feet of floor area, whichever is greater.

Each parking space shall be at least nine feet wide, contain at least 180 square feet of area and be marked off in yellow or white traffic paint, if the surface is paved.

The arrangement of parking spaces and access lanes in a parking lot shall meet the following standards as a minimum:

Angle of Parking	Width of Space (feet)	Length of Space (feet)	Width of Lane (feet)	Width of Lane Plus Spaces Each Side (feet)
90 degrees	10	18	24	60
90 degrees	9	20	22	62
60 degrees	10	20	18	58
60 degrees	9	20	18	59
45 degrees	10	19	13	51
45 degrees	9	20	13	53

"Width of space" means the distance between space marking lines measured at right angles to the marking lines.

"Angle of parking" means the angle formed by the edge of the access lane and the space marking lines.

"Length of parking space" means the distance between the front and rear space marking lines measured at right angles to the access lane using the point on the rear line closest to the access lane and the point on the front line furthest from the access lane.

"Width of lane" means the minimum width of the access lane between the rear lines or points of the rear line closest to the access lane of spaces on each side of the access lane.

Parking spaces arranged end to end may be permitted where such spaces abut along the full length of one side an access lane at least 12 feet wide and each space is at least 22 feet long.

Parking lots shall be sloped no more than 4% nor less than 1/2%, draining to a stormwater control system meeting the requirements of Chapter 263, Stormwater Management. Drainage shall not be permitted to flow across neighboring properties if not in a recognized drainage way or easement created to handle stormwater water.

Parking lots and access drives leading to them shall be surfaced with a stabilized, dust-free, all-weather material placed over at least six inches of well-compacted and choked base course of crushed aggregate.

Where grades at the edge of parking lot slope downhill, the edge shall be curbed if necessary for stormwater control or provided with stop bars if cars are parked at right angles to the slope. Where grades slope uphill, a drainage swale shall be provided between the edge and the grade.

Vehicular and pedestrian access in parking lots.

Access to a property shall only be at approved curb cuts.

Only one access point shall be permitted to a property with less than 100 feet of highway frontage, only two points to a property with at least 100 feet but not more than 300 feet of frontage, and no more than three access points for properties with frontages greater than 300 feet, except that when a property abuts two or more roads or highways, one curb cut only may be permitted on each secondary road or highway.

Access points shall be located to provide maximum sight distances for car drivers entering and leaving the property and those on the abutting road or highway. Access points shall be as remote as possible from nearby highway intersections. Obstructions on the property impeding sight distances shall be removed.

Developers shall provide curbs or other barriers to limit access to the approved locations. Curb cuts shall be not less than 20 feet in width nor more than 35 feet, not including curved transition between highway and access drive.

The Planning Commission may require, at its option, that some traffic movements be denied at certain access points to assure maximum public safety and that the access points be designed to prevent the movements that are denied, which shall also be clearly posted. Furthermore, the Commission may require, in the case of large parking areas next to access points, that entering traffic must proceed at least 90 feet into the property before turning into a parking lane.

Pedestrian access in parking lots. Advantage shall be given to the pedestrian in any parking lot. Sidewalks may be required by the Commission in a parking lot and shall be required abutting the walls of a building containing public entrances in conformity with the following standards:

[Amended 4-27-2011 by Ord. No. 1042]

All parking lots that contain more than 75 vehicular parking spaces must include pedestrian walkways designed to allow pedestrians to safely move from their vehicles to main entrances. Pedestrians shall be directed through a system of convenient routes that bring them to central walkways through the parking lot to the main building entrance or central location.

Walkways shall be designed to minimize pedestrian vehicular conflicts and avoid main vehicular entrances. Walkways shall be a minimum of four feet wide and delineated by raised sidewalks or walkways designated by paint striping or other pavement markings. Walkways may be controlled with landscaping, bollards, paint or paving material which differs from that of vehicular areas planned to calm traffic and delineated with small posts or bollards. Signs shall be used as appropriate to denote pedestrian crossing points such as areas between building entrances and parking areas.

On small lots compliance with this subsection may be achieved by providing a sidewalk at the perimeter of the lot or by designing narrow parking lots (generally no wider than two rows of stalls and an access lane) that minimize the open areas accessible to vehicles.

(7)

A fire lane at least 20 feet in width shall be maintained, with no parking permitted, along those sides of a building abutting a parking area.

Truck servicing.

A truck servicing area or areas shall be provided on any commercial or industrial property in accordance with the following schedule.

Daily truck servicing:

Up to 5,000 square feet of enclosed floor area: one space.

Five thousand to 20,000 square feet: two spaces.

Over 20,000 square feet: one space for each additional 30,000 square feet or fraction.

Occasional truck servicing:

Up to 15,000 square feet of enclosed floor area: none required.

Fifteen thousand to 40,000 square feet: one space.

Over 40,000 square feet: one space for each additional 60,000 square feet or fraction.

Servicing areas shall be independent from off-street parking areas and arranged so that trucks may enter and leave moving in a forward direction. No maneuvering shall be permitted on a public road or highway.

Servicing areas should be at the sides or rear of a building and should be at least 10 feet wide by 35 feet long with a clear height of 15 feet.

When several buildings in the same use share a property, one building may be designated to receive and ship goods but the number of servicing spaces shall be based upon the total square footage of all buildings.

(7)

Servicing areas shall be paved, sloped and drained as for parking areas if they receive daily use and/or abut a residentially used property. In all other situations they may have a stabilized, dust-free surface only.

Grading and drainage.

Developers shall design their storm drainage system in accordance with Chapter 263, Stormwater Management, of the Code of the Township of White, as amended.

[Amended 12-22-2004 by Ord. No. 1001[1]]

[1]

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

Finished graded slopes shall not exceed one-foot vertical rise for each 1 1/2 feet of horizontal run if created by excavating into earth that has laid undisturbed for at least two years before grading. In all other cases grades shall be not greater than one-foot vertical rise to each two feet of horizontal run unless the developer can provide an engineering report prepared and signed by a registered professional engineer indicating steeper grades, up to a maximum grade recommended by the engineer, will provide permanently stable ground surfaces considering the soils involved.

Fill slopes shall be keyed into previously undisturbed earth built up in layers not to exceed eight inches in depth and properly compacted. The toes and tops of slopes shall be drained to a stormwater sewer, recognized drainageway or diversion ditch.[2]

[2]

Editor's Note: Original § 718, Freestanding signs, which immediately followed this subsection, was repealed 12-22-2004 by Ord. No. 1001.

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 I below.

[Added 10-10-2007 by Ord. No. 1026]

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.

To protect neighboring properties' access to light and air, as well as ensuring safe vehicular sight distances, all freestanding structures shall be set back from public rights-of-way, utility easements, and property lines at least 10 feet, plus one foot for every foot of height over four feet. 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.

No portion of a freestanding structure pursuant to this section may be located within 50 feet of a neighboring dwelling unit.

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.

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 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.

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]

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.

No other structure shall be permitted within the leased property.

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.

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).

No portion of the billboard sign structure may be within 100 feet of a dwelling unit.

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.

Miscellaneous requirements.

Lighting. Lighting of signs or area lighting in a parking lot shall not create glare conditions on adjacent roads, highways or properties. Lighting shall be indirect. Light sources shall not be visible from nearby roads or properties.

Landscaping. Refer to Article IV, § 275-28.1, Landscaping.

[Added 11-28-2012 by Ord. No. 1052; amended 12-7-2016 by Ord. No. 1076]

Garbage and trash containers. Containers shall be tightly covered and secured in side or rear yards hidden from public view and from adjacent properties by means of a solid face fence or wall. On properties containing businesses selling food in paper containers for carry out, trash containers shall be conveniently located for customer use and emptied daily.

Commencement of construction. Starting on the date of final approval of any commercial or industrial development, the developer shall commence construction within five years and continue in a timely manner. Failure of the developer to start work and/or to move diligently towards completion within this time limit shall render the original approval null and void. The developer may reapply for final approval after the time limit has expired but his project shall be subject to any amendments to this chapter that may have been adopted in the meantime.

If water is to be provided by means other than by private wells owned and maintained by the owner(s) of the commercial and industrial development, applicants shall present written evidence to the commission that the commercial and industrial development is to be supplied with water by a certified public utility or by a municipal authority.

Telecommunication towers. Towers shall be considered any elevated platform exceeding 35 feet in height intended and used to support electronic or telecommunications equipment.

Towers shall be located so that the minimum distance between the base of the tower and any edge of the property sold or leased to the tower owner is at least the height of the tower. No building, unless needed for the operation of the equipment, shall be permitted within the sold or leased property.

Before a new tower is approved, the applicant shall demonstrate to the satisfaction of the Planning Commission that he has investigated placing the equipment on an existing tower or other elevated location, such as a church steeple, chimney, stack, water tower or similar place. If he proves that all existing towers and elevated locations within two miles of his proposed site are not adequate or available, the Commission may grant permission to erect the tower in conformance with this section. Reasons for approval shall be that there is no existing location that can support the weight of the equipment, that there is no adequate space available on any elevated location, that the proposed equipment would cause electronic interference with existing equipment already in place or that all owners of elevated locations have refuse permission, in writing, for the use of their premises.

The tower and its foundations shall be designed by a registered professional engineer who shall supervise installation.

The base of the tower shall be enclosed by a chain link fence at least six feet high topped by barbed wire, unless the tower is located on the roof of a building.