The subdivision plat shall conform to design standards that will encourage good development patterns within the Township.

The subdivision shall conform to the proposals and conditions shown on the Township's Official Map and Master Plan, particularly as they pertain to streets, drainage rights-of-way, school sites, public parks and playgrounds and other public lands.

Minor streets shall be designed so as to discourage through traffic.

The arrangement of streets not shown on the Master Plan or Official Map shall be such as to provide for the appropriate extension of existing streets.

All streets shall have rights-of-way and pavement widths sufficient to carry anticipated traffic, but in no event less than shown on the Master Plan or Official Map. All streets shall be designed in accordance with the requirements of Chapter 223, Road Construction, of the Code of the Township of White, unless otherwise required by state or county jurisdiction.

Marginal access. In subdivisions that abut arterial streets and such other streets or portions of streets as the Planning Board may designate on the Master Plan, the Planning Board may require provision for marginal access roads, reverse frontage lots with buffer strips for planting or other design methods for the purpose of separating through and local traffic.

Right-of-way width. The right-of-way width shall be measured from lot line to lot line and shall not be less than 50 feet unless a greater width is shown on the Master Plan or Official Map.

No subdivision showing reserve strips controlling access to streets shall be approved except where the control and disposal of land comprising such strips has been placed in the Township Committee under conditions approved by the Planning Board.

The subdividers of subdivisions that adjoin or include existing streets that do not conform to width as shown on the Master Plan or Official Map or the street width requirements of this chapter shall be requested to dedicate additional width along either one or both sides of said road. The subdividers of a subdivision along one side only shall be requested to dedicate 1/2 of the required extra width. The setbacks are to be measured from any new right-of-way line as projected by the Master Plan or Official Map.

Grades of arterial streets shall not exceed 4%. Grades of collector streets shall not exceed 6%. Grades on all other streets shall not exceed 9%, except in special instances where the topography of the land to be subdivided is such as to make it impossible to otherwise develop such land. No street shall have a grade of less than 1/2 of 1%.

Street intersections shall be as nearly at right angles as is possible and in no case shall be less than 60°. The block corners at intersections shall be rounded at the property line with curve radii of not less than 25 feet.

Street jogs with center-line offsets of less than 125 feet shall be prohibited.

A tangent at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.

When connecting street lines deflect from each other at any one point by more than 10° and not more than 45°, they shall be connected by a curve with a radius of not less than 100 feet for minor streets and 300 feet for arterial and collector streets.

All changes in grade shall be connected by vertical curves and shall provide a smooth transition and proper sight distance.

A dead-end street or cul-de-sac shall not exceed 1,200 feet in length nor serve more than 20 lots. Dead-end streets shall have a turnaround at the end which shall be paved to a radius measured to the curb of at least 45 feet.

No street shall have a name which will duplicate or so nearly duplicate as to be confused with the names of existing streets and logical subdivisions.

In all residential developments, the minimum public street hierarchy, right-of-way width, cartway width and overall cross section shall be designed in accordance with the Residential Site Improvement Standards (N.J.A.C. 5:21-7 et seq.).

Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area by the Zoning Ordinance[1] and to provide for convenient access, circulation control and safety of street traffic. The length of no block along a minor street shall exceed 1,500 feet.

Pedestrian crosswalks may be required in blocks in locations deemed necessary by the Planning Board. Such walkway shall be 10 feet wide and be straight from street to street.

Dimensions. Lot dimensions and area shall be not less than the requirements of the Zoning Ordinance,[2] including the specific zone requirements and the provisions of § 160-110.

Side lines. Insofar as is practical, side lot lines shall be at right angles to straight streets and radial to curved streets.

Frontage. Each lot must front upon a dedicated public street.

Setbacks. Where extra width is required by the Master Plan or Official Map for widening of existing streets, lots shall begin at such extra-width line, and all setbacks shall be measured from such line.

Suitability. All lots shall be suitable for their intended uses and, where necessary, increased in size to compensate for conditions such as steep slopes, rock formations and flood conditions. Where there is a question as to the suitability of a lot or lots for their intended use due to factors such as floodplains, wetlands, steep slopes, hydric soils, rock formations, flood conditions or similar circumstances, the Planning Board may, after adequate investigation, withhold approval of such lots.

Where a proposed drainage right-of-way, school, park, playground or other public use shown on the Master Plan is located in whole or in part within a subdivision, the Planning Board may require, before approving the subdivision, that such drainage right-of-way, school, park, playground or other public sites be shown in locations and sizes suitable to their intended uses, in accordance with P.L. 1975, c. 291 (N.J.S.A. 40:55D-1 et seq.). The dedication of any such public space as provided herein shall not constitute an acceptance of the dedication by the Township.

Easements. Where conditions warrant, easements along rear property lines or elsewhere for utility installation may be required. Such easements shall be at least 15 feet wide and located in consultation with the utility companies or Township departments concerned.

Drainage easements. Where a subdivision is traversed by a watercourse, drainageway, channel or street, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width or construction, or both, as will be adequate for the purpose. Such easements adequate for the purposes shall not be less than 25 feet wide.

Natural features. Natural features, such as trees, brooks, hilltops and views, shall be preserved whenever possible in designing any subdivision containing such features.[3]

That the provisions of the zoning regulations with respect to height, minimum lot areas, mandatory open spaces and the like are complied with.

That adequate provision is made for off-street parking in accordance with the zoning regulations and that adequate traffic circulation, traffic safety and protection to adjoining property is provided.

That adequate provision is made for the disposal of stormwater as approved by the Township Engineer.

That the location, design or construction of any building is not likely to involve risks of traffic congestion, public safety or hazard.

That the design or construction of any building or use will not be so markedly incongruous with the character of the neighborhood as to materially affect the value of adjacent or nearby property.

That all other applicable provisions of this chapter are met.

That the applicant has obtained necessary approvals of any state, county or municipal agencies.

The Planning Board shall give consideration to such other elements or aspects of the site plan or proposed use as may relate to the design of the plan, the general environment of the area or the health, safety and general welfare of the public.

Parking and loading areas for all nonresidential uses shall be located in an area other than a public street. All parking and loading areas, driveways onto a public street, access drives and circulation roads shall be constructed in accordance with the following:

All parking spaces within any parking area shall have an area of at least 171 square feet, shall be a minimum of nine feet wide measured perpendicular to the axis of its length and shall have a minimum depth of 19 feet exclusive of access drives or aisles. Whenever a parking space abuts along and generally parallel its depth an obstruction more than six inches high, the area of such parking space shall be not less than 228 square feet exclusive of access drives or aisles with a minimum width of at least 12 feet. If approved by the Planning Board, any parking space along the periphery of a parking area or parking bay, suitable for vehicular overhang over a landscaped area protected by curbing, need only be improved to a length of 18 feet, measured from the face of the curb to the edge of the required aisle. All parking spaces shall be provided with adequate means of ingress and egress which shall be kept unobstructed at all times and which shall be designed to provide surface drives or aisles to meet the requirements of § 160-79B(8) of this chapter. Each parking space shall be clearly marked and maintained to show the parking arrangement within the parking area. For the marking and delineation of individual parking spaces, double (hairpin) lines, four inches in width and 16 inches on center, painted in white or yellow on the pavement surface, shall be employed. (See explanatory diagram in Appendix C[1]).

Adequate illumination of parking areas and other portions of the premises requiring area lighting shall be provided and shall meet the following criteria:

All parking areas shall be effectively screened, on any side which abuts or faces any premises situated in any residential zone, by a fence, wall or hedge at least five feet in height and maintained in good condition, if required by the site plan approved by the Planning Board; provided, however, that such fence, wall or hedge may be waived by the Planning Board if, because of topographic or other extraordinary or exceptional conditions, the same shall not be necessary to shield any abutting or facing premises situated in any residential zone.

If any fence, wall or hedge shall have been required for any parking area under Subsection B(4) of this section, then the bottom of said fence, wall or hedge shall be at least five but not more than six inches in height above the paved surface adjacent to said fence, wall or hedge and a sufficient distance therefrom to protect said fence, wall or hedge from the impact of motor vehicles. Utility poles or railroad ties shall not be used to meet required curbing or bumper guards.

The Planning Board shall have the authority to require a concrete curb, bumper guard or the equivalent, at least five inches in height above the paved surface, along and parallel to any landscaped area as sufficient to protect the same from the impact of motor vehicles. Where appropriate, flush curbing with curb stops or curbing with curb cuts shall be used to encourage the discharge of runoff from impervious surfaces into landscaped areas to reduce total suspended solids (TSS), reduce runoff rates and encourage recharge.

All such parking areas shall be used only for the parking of automobiles. No commercial repair work or sales of any kind shall be conducted in any parking areas. No sign other than entrance, exit, identification and conditions of use signs shall be maintained in any parking area. No such sign shall be larger than four square feet in area. Nothing herein contained shall be construed to permit any required parking area to be used for the commercial storage of new or used motor vehicles by a new or used car dealer or motor vehicle rental agency.

All parking areas shall be provided with adequate means of ingress and egress which shall be kept open and unobstructed at all times and which shall be designed to provide service driveways or aisles to meet the following minimum standards. (See explanatory diagram in Appendix C.)

Driveways shall be not less than 75 feet from any street intersection nor 20 feet from another driveway measured along the curbline. Driveways shall be so designed as to allow motor vehicles to turn around on the site in order to make it unnecessary to back any motor vehicle onto the street.

Each and every off-street parking area shall be subject to site plan approval by the Planning Board. The Planning Board shall consider the effect of any parking area upon traffic safety and the abutting properties and shall ascertain that all requirements of this chapter are met.

Off-street parking is permitted in any front, side and rear yard in any nonresidential zone and in any side or rear yard in any residential zone pursuant to a plan approved by the Planning Board; provided, however, that any parking located in the front yard of a nonresidential zone shall not be permitted closer than 20 feet to the front street property line. Such twenty-foot area between the front street line and the parking area shall be devoted exclusively to landscaping, maintained in good condition, except for such driveway area as may be necessary to furnish ingress and egress into the required parking area.

All parking spaces shall comply with the standards of Subsection B(8) of this section and shall be provided with access drives and aisles as defined in said Subsection B(8); provided, however, that up to two of the required parking spaces in the R-1 Zone District and up to one parking space for each dwelling unit in the R-2, R-3 and R-4 Zone Districts may be satisfied within an enclosed garage.

Notwithstanding any other provisions of this chapter, the Planning Board may permit deviations pertaining to the parking standards, provided that the applicant for site plan approval can clearly demonstrate that, because of peculiar conditions pertaining to his land, the literal enforcement of one or more of the regulations of this section is impractical or will result in a plan that is contrary to good planning practice.

All parts of all yards not used for off-street parking areas shall be adequately landscaped and maintained in good condition subject to approval by the Planning Board.

Any parking area containing more than 45,000 square feet shall be provided with a landscaped area between every two parking bays. Such landscaped areas shall have a width of at least 10 feet and shall extend the entire length of the parking bay. This provision shall not be applicable to parking structures (parking decks or garages).

In all residential zone districts, permitted nonresidential uses shall be provided with one off-street parking space, exclusive of any access drives or aisles, within the parking area for every 200 square feet of floor area or any fraction thereof of any building used for said use, exclusive of the floor area of a private garage. Any permitted nonresidential use which is on the same lot with a permitted residential use shall be provided with off-street parking for each of said uses, and the computation for each use shall be made separately and cumulatively.

For residential uses in the residential zone districts, off-street parking accommodations shall be furnished for all new buildings or additions to buildings as follows:

For the purpose of administering these provisions, any paved driveway that connects the abutting street with a garage servicing a detached or attached single-family dwelling can be used to meet these required off-street parking provisions and need not meet the traffic aisle widths as set forth in Subsection B(8) of this section.

In all nonresidential zone districts, permitted residential uses shall be provided with two off-street parking spaces for each dwelling unit. For nonresidential uses in the nonresidential zone districts, provision shall be made to meet the standards for required, properly improved off-street parking, as set forth in the following Table A entitled "Parking Requirements by Land Use." In instances where standards for a particular land use is not furnished in said Table A, the standards, as set forth in the following Table B, entitled "Parking Requirements by Floor Area and Zone," shall be complied with; provided, however, that in any case where the application of a standard, as set forth in Table A, results in fewer parking spaces than would be called for pursuant to the standards of Table B, an unimproved, landscaped area, sufficient in size to accommodate the deficiency, shall be set aside and reserved for possible future improvement, in the event a change of use of the premises or other circumstances should make accommodations for such additional parking spaces necessary.

In instances of any addition to any existing building or change of use in any of the above nonresidential zones, the required parking shall be computed on the basis of the total floor area and all uses conducted, including the existing building as well as any addition thereto or the new land use, whichever results in the greater number of parking spaces.

Preservation of landscape. The landscape shall be preserved in its natural state, insofar as practicable and where desirable, by minimizing tree and soil removal, and any grade changes shall be in keeping with the general appearance of neighboring developed areas. Landscape treatment that is appropriate to the area and the terrain and which will enhance the overall appearance of the site shall be employed.

Relation of proposed buildings to environment. Proposed structures shall be related harmoniously to the terrain and to existing buildings in the vicinity that have a visual relationship to the proposed buildings. Such relationship shall be achieved by:

Design of building walls. All walls are to be constructed of durable material requiring low maintenance. Desirable materials, such as brick, stone, glass, precast concrete and wood, when properly treated, are encouraged. Where durability and performance are questionable, the applicant may be asked to provide a manufacturer's guaranty or proof of durability from an independent testing laboratory certification. The use of exposed concrete block is prohibited, unless the same is textured. Metal siding should not be used to such an extent that it will be a dominant architectural feature. In addition, metal siding with exposed fastenings shall not be allowed. The materials and treatment of all elevations of a building shall contribute to the architectural unity of the structure. The use of large, unbroken masses is discouraged.

Similarity and dissimilarity of design. Excessive similarity of appearance and the repetitiveness of features resulting in displeasing monotony of design shall not be permitted. The inordinate inconsistency with an established predominant architectural character in any area should not be permitted in order to refrain from any extreme harshness of appearance and avert disturbing architectural dissonancy.

Open space, circulation and parking. Open spaces, access driveways and the location and design of parking areas shall be in scale with the project as a whole. Special attention shall be given to location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement of parking areas that are safe and convenient and, insofar as practicable, do not detract from the design of proposed buildings and structures and the neighboring properties.

Special features. Exposed storage areas, exposed machinery installations, including roof installations, service areas, truck loading areas, utility buildings and structures and similar accessory areas and structures shall be so located and screened with plantings or by other methods to prevent their being incongruous with the existing or contemplated environment and the surrounding properties.

Advertising features and fences. The size, location, design, color, lighting, texture and materials of signs, outdoor advertising structures or features, as well as fences or other man-made visual barriers, shall not detract from the design and appearance of existing or proposed structures and the surrounding area nor create confusion with traffic or any other signs.

Storm drainage design and stormwater management provisions shall be in accordance with Chapter 260 of this Code.

Utility service. Electric and telephone lines shall be underground. Any utility installations remaining aboveground shall be located so as to have a harmonious relation to neighboring properties and the site. The proposed method of sanitary sewage disposal from all buildings shall be indicated.

Grading required. The yards of every structure shall be graded to secure proper drainage away from buildings and to dispose of runoff without ponding. The minimum slope for lawns shall be 2.0%. The minimum slope for smooth hard finished surfaces shall be 0.75%.

Grading goals. Site grading shall be designed to establish building floor elevations and ground surface grades that:

Earthwork and yard grading.

Retaining walls. Retaining walls shall be constructed in accordance with § 160-107C.

Driveways. Driveways to be constructed, modified or altered as part of a lot grading and land disturbance application shall conform with the provisions of Chapter 120.

Deposit or removal of soil. No soil shall be excavated, removed or deposited within a steep slope area except as a result of and in accordance with a site grading plan approved by the Township Engineer.

Reasons for soil disturbance. Proposed disturbance of soil shall be for purposes consistent with the intent of this section and shall be executed in a manner that conforms with the provisions set forth in the Soil Erosion and Sediment Control Act (N.J.S.A. 4:24-39 et seq.), and that will not cause excessive erosion or other unstable conditions.

Surface water runoff. Provision shall be made for the proper disposition of surface water runoff so that it will not create unstable conditions or increase the potential for off-site flooding. Appropriate storm drainage facilities shall be constructed as deemed necessary, and adequate protective measures shall be provided for downstream properties. Existing drainage patterns shall be maintained to avoid redirecting surface water to other watersheds and drainage areas.

Public safety. Safety barriers such as fences, railings or guiderails shall be placed along the top of any wall or headwall or slope exceeding a four-to-one ratio and located adjacent to a street, driveway, sidewalk or other pedestrian route.

Impeding flow of surface water. No proposed building, structure or attendant protective measures shall impede the flow of surface waters through any watercourse or cause an increase in flood heights or velocities.

Roads and parking areas. Any proposed vehicular facilities, including roads, drives or parking areas, shall be so designed that any land disturbances shall not cause excessive erosion. Both the vertical and horizontal alignment of vehicular facilities shall be so designed that hazardous circulation conditions will not be created.

Removal of trees. No trees in excess of 10 inches caliper shall be removed within the area of disturbance without the prior approval of the Planning Board.

Soil classifications.

Roof runoff.

Detailed site grading plans.

Conceptual site grading plans.

Subdivision and site plan requirements.

Site grading plan procedures.

Issuance of building permit. No building permit shall be issued by the Construction Official for any proposed structure unless and until the Township Engineer shall have approved a detailed site grading plan submitted in accordance with this section. Upon approval or denial of any site grading plan required by this section, the Township Engineer shall immediately notify the Construction Official thereof.

Certificate of occupancy. No certificate of occupancy shall be issued by the Construction Official unless and until proof has been submitted to him or her that all conditions of the site grading plan approval have been complied with.

The lot grading and land disturbance standards in § 160-81 of the Code of the Township of White are applicable to all clearing and grading activities in the Township of White regardless of the area of disturbance and land use. Notwithstanding, an application for a grading plan approval is not required to be filed with the Township for review and approval by the Township Engineer if the overall area of disturbance is less than 5,000 square feet.

Temporary conditions. The provisions of this section shall not apply to temporary grading and disturbance, such as utility trenches, land disturbance related to the establishment of lawn areas or other similar activities that do not result in a change in the natural grade of the area.

Prior approved lots. For all lots approved or in existence prior to adoption of this subsection, a detailed site grading plan and a roof runoff plan in accordance with this section shall be provided to the Township Engineer for review and approval prior to issuance of a building permit.

Land disturbance on properties with agricultural and horticultural uses. Persons engaging in clearing and grading activities in excess of 5,000 square feet on properties containing agricultural and horticultural uses that are intended to change the direction of flow of surface water shall submit a detailed site grading plan to the Township Engineer for review and approval.

"Stream corridor" shall be defined as the bed and banks of a stream that confine and conduct continuously or intermittently flowing water (also referred to as the "stream channel"). Flow paths with a total contributory drainage area less than 50 acres must have a definable bed and banks to be included in a stream corridor. "Stream corridor" also includes all of the land within the one-hundred-year flood line on either side of the designated stream or tributary. In cases where slopes greater than 15% abut the outer boundary of the stream corridor, the area of such slopes shall also be included within the stream corridor. If there is no one-hundred-year flood line delineated, the one-hundred-foot buffer shall be measured outward from the top of the bank of the stream channel.

Delineation of stream corridors and buffers as defined in Subsection B(1).

A plan indicating the disposition of any materials proposed to be deposited or removed by the grading or regrading of land.

A demonstration of how suitable techniques, including erosion and soil stabilization measures, sediment traps and nutrient control by vegetation filters or other mechanisms, will be incorporated to protect the stream.

Recreational use, whether open to the public or restricted to private membership, which is specifically related to the stream corridor and is water dependent; and

Dams, culverts and bridges that have received approval from the appropriate municipal, county and state agencies having such authority.