[Amended 12-29-1997]
Design standards for residential development have, in part,
been preempted by the Site Improvement Standards (N.J.S.A. 40:55D-40.1
et seq.). A copy of said standard is available at the office of the
Planning Board Secretary and the Township Clerk. Copies may also be
secured through the New Jersey Department of Community Affairs, Division
of Codes and Standards. These standards shall apply to all residential
development applications filed subsequent to June 3, 1997. The Township
specifically retains the right to specify granite block curb as the
preferred curb specification for all developments. Nonresidential
development shall adhere in all respects to the standards contained
in the Code of the Township of White. Where a standard set forth in
this chapter has not been superseded, it shall continue in full force
and effect.
A.
General. The applicant shall observe the following requirements and
principles of land subdivision in the design of each subdivision or
portion thereof:
(1)
The subdivision plat shall conform to design standards that will
encourage good development patterns within the Township.
(2)
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.
B.
Streets. Where not shown on the Master Plan or Official Map, the
arrangement and other design standards of streets shall conform to
the following provisions of this section:
(1)
Minor streets shall be designed so as to discourage through traffic.
(2)
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.
(3)
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.
(4)
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.
(5)
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.
(6)
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.
(7)
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.
(8)
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%.
(9)
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.
(10)
Street jogs with center-line offsets of less than 125 feet shall
be prohibited.
(11)
A tangent at least 100 feet long shall be introduced between
reverse curves on arterial and collector streets.
(12)
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.
(13)
All changes in grade shall be connected by vertical curves and
shall provide a smooth transition and proper sight distance.
(14)
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.
(a)
The radius of the right-of-way of such turnaround shall be computed
on the basis of the following formula:
 | ||||
|---|---|---|---|---|
|
Where
| ||||
|
R
|
=
|
The radius measured in feet to the right-of-way line of the
turnaround.
| ||
|
r
|
=
|
The paved radius of the turnaround measured in feet to the curbline.
| ||
|
w
|
=
|
The width of the street pavement leading to the turnaround as
measured in feet between curbs.
| ||
(b)
The pavement and the right-of-way shall, whenever possible,
be tangent respectively to the pavement and right-of-way on the right
side of the street leading to the turnaround. If a dead-end street
is of temporary nature, a similar turnaround shall be provided and
provisions made for future extension of the street and reversion of
the excess right-of-way to the adjoining properties.
(15)
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.
(16)
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.).
[Added 4-27-2006 by Ord. No. 2006-3]
C.
Blocks.
(1)
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.
[1]
Editor's Note: See Art. XII et seq.
(2)
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.
D.
Lots.
(2)
Side lines. Insofar as is practical, side lot lines shall be at right
angles to straight streets and radial to curved streets.
(3)
Frontage. Each lot must front upon a dedicated public street.
[Amended 9-5-1986]
(4)
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.
(5)
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.
[Amended 4-27-2006 by Ord. No. 2006-3]
(6)
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.
E.
Public use and service areas.
(1)
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.
(2)
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.
[Amended 3-1-1996]
(3)
Natural features. Natural features, such as trees, brooks, hilltops
and views, shall be preserved whenever possible in designing any subdivision
containing such features.[3]
[3]
Editor's Note: Original § 71-69A(6), Open space
or residential cluster development, which immediately followed this
subsection, was repealed 7-14-2005 by Ord. No. 2005-13.
A.
General. In general, site plans shall follow the principles of design
relating to subdivisions where applicable. In reviewing said site
development plan, the Planning Board shall ascertain that the following
requirements are complied with:
(1)
That the provisions of the zoning regulations with respect to height,
minimum lot areas, mandatory open spaces and the like are complied
with.
(2)
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.
(3)
That adequate provision is made for the disposal of stormwater as
approved by the Township Engineer.
(4)
That the location, design or construction of any building is not
likely to involve risks of traffic congestion, public safety or hazard.
(5)
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.
(6)
That all other applicable provisions of this chapter are met.
(7)
That the applicant has obtained necessary approvals of any state,
county or municipal agencies.
(8)
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.
B.
Off-street parking. Adequate provision shall be made for off-street
parking in accordance with the following requirements, and adequate
traffic circulation and protection to adjoining property shall be
provided. All off-street parking areas that are designed to serve
other than a single-family detached residential dwelling unit shall
meet all of the following requirements:
(1)
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:
[Amended 9-5-1986]
(a)
Areas of ingress and egress, loading and unloading, main interior
driveways, aisles and circulation and other areas likely to experience
industrial use or similar heavy traffic shall be paved with not less
than six inches of compacted base course of plant-mixed bituminous
stabilized base course, prepared and constructed in accordance with
the New Jersey Department of Transportation Standard Specifications.
A subbase upon which this base course is placed shall be carefully
graded to line and grade and shall be firm with no soft, spongy or
wet areas. At least two inches of compacted wearing surface of bituminous-concrete
Type FABC-1 shall be constructed on the base course in accordance
with the New Jersey Department of Transportation Standard Specifications.
(b)
Areas of ingress and egress, main interior driveways, aisles
and circulation for multifamily residential and commercial uses and
parking areas for commercial uses having more than 25 spaces shall
be paved with not less than five inches of compacted base course of
plant-mixed bituminous stabilized base course, prepared and constructed
in accordance with the New Jersey Department of Transportation Standard
Specifications. At least two inches of compacted wearing surface of
bituminous-concrete Type FABC-1 shall be constructed on the base course
in accordance with the New Jersey Department of Transportation Standard
Specifications.
(c)
Parking areas for multifamily residential use and for commercial
use having 25 or fewer parking spaces shall be paved with not less
than four inches of compacted base course of plant-mixed bituminous
stabilized base course prepared and constructed in accordance with
the Standard Specifications. At least two inches of compacted wearing
surface of bituminous-concrete Type FABC-1 shall be constructed on
the base course in accordance with the Standard Specifications.
(d)
Where subbase conditions are wet, springy or of such a nature
that surfacing would be inadvisable without first treating the subbase,
the treatment of the subbase shall be made in accordance with the
following manner: The area shall be excavated to a depth of six to
12 inches below the proposed finished grade of the subgrade and filled
with suitable subbase material as determined by the Township Engineer.
Where required by the Township Engineer, a system of porous-pipe subsurface
drains shall be constructed beneath the surface of the pavement and
connected with a suitable drain. After the subbase material has been
properly placed and compacted, the pavement material as described
above shall be placed thereon.
(e)
A tack coat shall be applied to the bituminous stabilized base
course, if, in the opinion of the Township Engineer, such layer becomes
coated with dust, dirt or other foreign materials sufficiently to
prevent a good bond between the completed base course and surface
course.
(2)
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]).
[Amended 7-12-1985]
[1]
Editor's Note: Appendix C is included at the end of this chapter.
(3)
Adequate illumination of parking areas and other portions of the
premises requiring area lighting shall be provided and shall meet
the following criteria:
[Amended 9-5-1986]
(a)
The light intensity provided at ground level shall be a minimum
of 1.0 footcandle within access driveways and a minimum of 0.3 footcandle
anywhere and shall average a minimum of 0.5 footcandle over the entire
area.
(b)
The light intensity anywhere shall not exceed 0.5 footcandle
along any property line or 0.3 footcandle if a residential property
line.
(c)
All lights shall be focused downward and provide cutoff so that
the direct source of light is not visible from adjoining streets or
properties.
(d)
No light source, including sign lights, shall exceed a height
of 30 feet.
(e)
For each fixture and lighted sign, the total quantity of light
radiated above a horizontal plane passing through the light source
shall not exceed 7 1/2% of the total quantity of light emitted
from the light source.
(f)
Provision shall be made for reduction in the intensity of illumination
to the minimum needed for security purposes when the facility is not
in operation.
(g)
The style of any light or light standard shall be consistent
with the architectural style of the principal building.
(h)
Freestanding lights shall be protected to avoid being damaged
by vehicles.
(i)
Spotlights and floodlights shall be so located and directed
as not to project light beyond the property or to create nuisance
or hazard.
(j)
Whenever possible, walkways shall be lighted with low or mushroom-type
standards.
(k)
Flashing, moving, rotating or strings of lights, except Christmas
lights, are prohibited.
(4)
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.
(5)
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.
(6)
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.
[Amended 4-27-2006 by Ord. No. 2006-3]
(7)
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.
(8)
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.)
|
Parking Angle
(degrees)
|
Width per Moving Lane
(feet)
| |
|---|---|---|
|
Longitudinal (end-to-end)
|
12
| |
|
30
|
12
| |
|
45
|
13
| |
|
60
|
18
| |
|
90
|
24 for two-way movement
|
(9)
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.
(10)
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.
(11)
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.
(12)
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.
(13)
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.
(14)
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.
(15)
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).
[Added 7-12-1985]
C.
Required parking in residential zones.
(1)
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.
(2)
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:
[Amended 12-1-1989]
(a)
(b)
In the R-2, R-3 and R-4 Zone Districts: two parking spaces for
each dwelling unit.
(3)
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.
D.
Required parking in nonresidential zones.
[Amended 7-12-1985]
(1)
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.
|
Table A
| |||
|---|---|---|---|
|
Parking Requirements by Land Use
| |||
|
Land Use
|
Minimum Parking Requirements
| ||
|
Bank, savings and loan; financial institution
|
1 space for every 150 square feet of floor area
| ||
|
Bar, tavern
|
1 space for every 2 seats or 1 space for every 2 persons, based
upon maximum permitted occupancy load, whichever is more restrictive
| ||
|
Beauty parlor
|
4 spaces for every operator on maximum shift
| ||
|
Bowling alley
|
5 spaces for each alley
| ||
|
Food store, super market
|
1 space for every 150 square feet of floor area
| ||
|
Other food stores
|
1 space for every 200 square feet of floor area
| ||
|
Funeral parlor
|
1 space for every 3 seats
| ||
|
Medical practitioner
|
4 spaces for each doctor, plus 1 space for each employee
| ||
|
Business and administrative office with:
| |||
|
A floor area of less than 50,000 square feet
|
1 space for every 200 square feet of floor area
| ||
|
A floor area of 50,000 square feet to 250,000 square feet
|
1 space for every 225 square feet of floor area
| ||
|
A floor area of over 250,000 square feet
|
1 space for every 250 square feet of floor area
| ||
|
Clinic, outpatient facility
|
1 space for every 175 square feet of floor area
| ||
|
Clubhouse
|
1 space for every 100 square feet of floor area
| ||
|
Golf course
|
5 spaces for each tee, plus required spaces for clubhouse, etc.
| ||
|
Hotel, motel
|
1 space for each rental unit, plus 1 space for every 1,000 square
feet of floor area, plus 1 space for every 2.5 seats in restaurant
or bar
| ||
|
Nursing home, convalescent home, sanitarium
|
1/2 space for each bed
| ||
|
Professional offices
|
1 space for every 200 square feet of floor area
| ||
|
Post office
|
1 space for every 200 square feet of floor area
| ||
|
Restaurant
|
1 space for every 2 1/2 seats
| ||
|
Retail store
|
1 space for every 200 square feet of floor area
| ||
|
School (elementary, high)
|
1 space for each employee, plus 1 space for every 4 auditorium
seat capacity
| ||
|
Service station
|
1 space for each pump, plus 4 spaces for each service bay, minimum
of 6 spaces
| ||
|
Tennis court
|
4 spaces for each court
| ||
|
Theater, auditorium or places of assembly
|
1 space for every 3 seats, plus 1 space for each employee
| ||
|
Warehouse
|
1 space for every 2,500 square feet of floor area
| ||
|
Wholesale establishment
|
1 space for every 500 square feet of floor area
| ||
|
Table B
| ||
|---|---|---|
|
Parking Requirements by Floor Area and Zone
| ||
|
Zone
|
1 Parking Space Required For Every:
(square feet of floor area)
| |
|
N-C
|
180
| |
|
C-C
|
200
| |
|
H-D
|
225
| |
|
O-B
|
300
| |
|
I
|
250
| |
(2)
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.
E.
Off-street loading and unloading spaces. In all zone districts, for
every building or part thereof hereafter erected which is to be occupied
for manufacturing, storage, display of goods, a retail store, wholesale
store or warehouse, market, hospital for humans, laundry, dry-cleaning
establishment or other use similarly requiring the receipt or distribution
of materials or merchandise in vehicles, there shall be provided and
maintained, on the same premises with such use, at least one off-street
loading space, which shall be at least 12 feet wide, 40 feet long
and have a fourteen-foot overhead clearance. A loading space shall
only be permitted in a side or rear yard, and no part of such space
shall be nearer than 25 feet to any property line.
F.
Joint parking facilities. Any owners of property in the nonresidential
zone districts may meet the required parking provisions of this article
by participating in a joint parking program involving two or more
business uses; provided, however, that plans for such a joint program
shall have been approved by the Planning Board, and provided further
that the area for the parking facilities shall not be less than the
cumulative parking area requirements of the participating properties
to be served.
G.
Parking improvement exemptions. If any applicant can clearly demonstrate
to the Planning Board that, because of the nature of his operation
or use, the parking requirements of this section are unnecessary or
excessive, the Planning Board shall have the power to approve a site
plan showing less paved parking area than is required by this section;
provided, however, that a landscaped area of sufficient size to meet
the deficiency shall be set aside and reserved for the purposes of
meeting future off-street parking requirements in the event that a
change of use of the premises shall make such additional off-street
parking space necessary. Anything in this section to the contrary
notwithstanding, no certificate of occupancy shall be valid except
for the particular use for which it was issued, and any change on
any premises previously improved under this subsection shall only
be permitted after a new site plan shall have been submitted to and
reviewed and approved by the Planning Board. All parts of any yards
not used for off-street parking area shall be adequately landscaped,
subject to approval by the Planning Board and maintained in good condition.
H.
Public safety. The location, design, width, construction and alignment
of parking spaces, access ramps, aisles and pedestrian ways, as well
as the circulation pattern and all other features of any parking area,
shall be provided in such a way as to minimize the risks of traffic
congestion, safety hazards or inconvenience to the public.
I.
Architectural design. The architectural design shall enhance the
desirability of the Township as a place to live and work and promote
the preservation of property values and thereby serve the health,
safety and general welfare of the Township of White by fostering good
quality of design and attractive appearance of property. Such qualities
should be reflected by:
(1)
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.
(2)
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:
(a)
Architectural design which is harmonious with the character
of existing development.
(b)
The use of exterior colors, facade or roof materials of the
combination of colors and materials that are harmonious.
(c)
The relationship of design features, such as height and mass,
building proportions, rooflines, building projections and ornamental
features, that will create a coordinated and harmonious appearance.
(3)
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.
(4)
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.
(5)
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.
(6)
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.
(7)
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.
(8)
Storm drainage design and stormwater management provisions shall be in accordance with Chapter 260 of this Code.
[Amended 9-5-1986; 4-27-2006 by Ord. No. 2006-3]
(9)
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.
[Added 9-15-1986; amended 10-7-1988; 3-1-1996; 6-14-2001; 8-5-2004 by Ord. No. 2004-14; 10-6-2005 by Ord. No. 2005-18; 4-27-2006 by Ord. No. 2006-3]
A.
All stormwater management measures for a development regardless of use, including structural stormwater management strategies, detention basins and other stormwater management facilities and stormwater collection and conveyance structures, shall be designed in accordance with and comply with the provisions of Chapter 260 of the Code of the Township of White and N.J.A.C. 5:21-7 et seq.
[Added 8-5-2004 by Ord. No. 2004-14]
A.
General provisions.
(1)
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%.
(2)
Grading goals. Site grading shall be designed to establish building
floor elevations and ground surface grades that:
(a)
Allow drainage of surface water away from buildings.
(b)
Minimize earth settlement problems.
(c)
Avoid concentrating runoff onto neighboring properties.
(d)
Keep earthwork to a practical minimum.
(e)
Provide usable outdoor space.
(f)
Minimize erosion.
(g)
Relate aesthetically with the terrain and buildings on adjacent
properties.
(h)
Address handicap accessibility where accessibility requirements
must be met on a project.
(i)
Minimize land disturbance to better protect existing forested
areas.
[Added 4-27-2006 by Ord. No. 2006-3]
(j)
Maintain existing drainage patterns.
[Added 7-11-2019 by Ord.
No. 2019-01]
(k)
Avoid changes to historical flow paths within a site.
[Added 7-11-2019 by Ord.
No. 2019-01]
(3)
Earthwork and yard grading.
(a)
No excavation shall be made with a cut face steeper in slope
than two horizontal to one vertical in wooded areas or three horizontal
to one vertical in nonwooded or lightly wooded areas except as approved
by the Township Engineer under special conditions.
(b)
No fill shall be placed that creates any exposed surface steeper
in slope than two horizontal to one vertical in wooded areas or three
horizontal to one vertical in nonwooded areas, except as approved
by the Township Engineer under special conditions.
(c)
Adequate provisions shall be made to prevent surface water from
eroding the cut face of excavations or the sloping surface of fills.
(d)
Retaining walls or cribbing shall be required where needed to
prevent the surface of excavations or fills from exceeding at any
point the maximum allowable slope.
(e)
Excavations shall not be made so close to property lines as
to endanger adjoining property without supporting and protecting the
face of the excavation.
(f)
No fill or excavation shall be made closer than five feet to
an existing property line or proposed property line.
(g)
The finished grade within 20 feet of the building or structure
shall not exceed a ten-percent grade except as approved by the Township
Engineer under special conditions.
(h)
When the terrain is such that stormwater will be directed toward
a building foundation, appropriate measures such as swales and storm
sewers shall be provided to intercept and drain surface water.
(i)
Swales must be located at least 15 feet from the front and rear
faces of a building and 10 feet away from any side walls. Swales shall
not cross any driveways.
(j)
Where swales are run across property boundaries, appropriate
easements shall be recorded, including provisions for repair and maintenance
of the swales.
B.
Land disturbance and drainage.
(1)
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.
(2)
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.
[Amended 9-9-2010 by Ord.
No. 2010-6]
(3)
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.
[Amended 7-11-2019 by Ord. No. 2019-01]
(4)
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.
(5)
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.
(6)
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.
(7)
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.
(8)
Soil classifications.
(a)
For the purpose of this section, soils will be classified based
upon their natural permeability and relative suitability for the absorption
of surface water runoff as follows:
(b)
Soil permeabilities may be obtained from data compiled in the
Soil Survey of Warren County, New Jersey, as published by the United
States Department of Agriculture, or from other reference sources,
unless otherwise directed by the Township Engineer.
(9)
Roof runoff.
(a)
All stormwater runoff from roof areas shall be transported to
drywells, seepage pits, detention basins or other on-site stormwater
management facilities, as approved by the Township Engineer. The required
methodology for the implementation of a roof runoff system will be
as follows:
(b)
All drywells or seepage pits shall have a capacity to store
not less than three inches of direct runoff from all roof areas. The
drywells or seepage pits shall be constructed of precast concrete
rings with perforations that shall be surrounded with gravel or broken
stone not exceeding one-and-one-half-inch size. For the purpose of
computing volume, the gravel or stone shall have a porosity of 40%.
Each drywell, or series of drywells, shall have an overflow to grade.
The conveyance system from the roof to the drywell shall conform with
the requirements of the National Standard Plumbing Code. The location,
construction details and specifications for such facilities shall
be shown on the site grading plan.
C.
Site grading plans.
(1)
Detailed site grading plans.
(a)
The detailed site grading plan shall be drawn and certified
by a licensed professional engineer at a scale of not less than one
inch equals 30 feet.
(b)
Detailed site grading plans shall show the following information:
[1]
The Tax Map sheet, block and lot number, date, graphic scale,
North arrow, the names and address of owner or owners of the tract
and the applicant, if other than the owner, and the engineer who prepared
the site grading plan.
[2]
All lot dimensions.
[3]
Front, side and rear yard setback dimensions.
[4]
Location of all proposed buildings, dimensions thereof, and
the first floor, garage and basement elevations.
[5]
Location of all buildings on adjoining lots.
[6]
The existing and proposed contours at a contour interval of
two feet or less.
[7]
The proposed elevations of the levels of any land at the corner
of the foundation of any structure or structures and the levels of
land above and below retaining walls, as well as top-of-wall elevations.
[8]
The layout of existing and proposed public streets and public
utilities.
[9]
The location of any existing or approved potable water or sanitary
sewage disposal facilities on or within 100 feet of the lot.
[10]
The location and grades of proposed vehicular
facilities, including roads, drives or parking areas.
[11]
The location of all existing landscaping, including
trees, shrubs and ground cover, with type and size of trees and shrubs.
[12]
The disposition and extent of topsoil to be removed
or backfilled.
[13]
The disposition and extent of all other soil to
be removed or backfilled.
[14]
The plans and specifications for any proposed
retaining walls, fences or other protective structures.
[15]
The location, plans and specifications for any
proposed drywells, detention basins, seepage pits or other on-site
stormwater management facilities to control roof runoff.
[16]
The limits of disturbance and clearing.
[17]
The location of all critical impact areas.
[18]
The location of roof leader drains.
[19]
Depths to seasonal high groundwater at the location
of proposed buildings and stormwater management facilities.
(c)
The applicant for a grading plan approval shall provide a complete
set of architectural plans for the new dwelling unit, signed and sealed
by a licensed architect.
(2)
Conceptual site grading plans.
(a)
The conceptual site grading plan shall be drawn by a licensed
professional engineer or certified landscape architect at a scale
of not less than one inch equals 30 feet.
(b)
Conceptual site grading plans shall show the following information:
[1]
Location of all proposed buildings and garage, first floor and
basement elevations.
[2]
The existing and proposed contours at a contour interval of
two feet or less.
[3]
The proposed elevations of the levels of land above and below
retaining walls, as well as top-of-wall elevations.
[4]
The location and grade of proposed vehicular facilities, including
roads, driveways or parking areas.
[5]
The location of all existing wooded areas.
[6]
The plans and specifications for any proposed retaining walls,
fences or other protective structures.
[7]
The location of any existing or proposed potable water or sanitary
sewage disposal facilities, on or within 100 feet of the lot.
[8]
A slope map showing existing slope areas, limits of grading
and clearing and all calculations necessary to determine compliance
with this section.
[9]
The location of any proposed drywells, detention basins, seepage
pits or other on-site stormwater management facilities to control
roof runoff.
[10]
The location of all critical impact areas.
[11]
Depths to seasonal high groundwater at the location
of the proposed building.
(3)
Subdivision and site plan requirements.
(a)
Site grading plans shall be required for all major subdivisions,
minor subdivisions and site plans where the total proposed disturbance
exceeds 5,000 square feet or where slopes exceed 15%.
(b)
The installation of drywells, seepage pits, detention basins or other on-site stormwater management facilities to control runoff from roof areas shall be required for the construction of any principal structure upon a lot for major subdivisions, minor subdivisions and site plans. This requirement shall not pertain to existing structures or any addition thereto. All stormwater management measures for a development, regardless of use, shall comply with the provisions of Chapter 260 of the Code of the Township of White and § 160-80 of this chapter.
[Amended 4-27-2006 by Ord. No. 2006-3]
(c)
In the case of major and minor subdivisions, in lieu of submitting
detailed grading plans, the applicant may submit conceptual lot grading
plans for the purposes of preliminary and final subdivision approval.
Notwithstanding the above, prior to the issuance of a building permit,
a detailed site grading plan conforming to this section shall be submitted
to the Township Engineer for review and approval. If the applicant
fails to meet the requirements of this section, a building permit
shall not be issued.
(4)
Site grading plan procedures.
D.
Administration.
(1)
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.
(2)
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.
E.
Applicability.
[Amended 7-11-2019 by Ord. No. 2019-01]
(1)
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.
(2)
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.
(3)
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.
(4)
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.
[Added 7-14-2005 by Ord. No. 2005-13]
A.
Statement of purpose. The purpose of this section is to protect property
from flooding; to reduce land development impacts on stream water
quality and flows; to protect existing natural drainage features;
to protect others' rights within the same watershed from adverse effects
of improper stream corridor development; and to provide recreation
and wildlife migration corridors.
B.
Stream corridor buffers. All residential and nonresidential subdivisions,
including minor subdivisions, and all site plans, both residential
and nonresidential, shall provide for a stream corridor buffer as
part of the development scheme. Stream corridor buffers shall have
a width of 100 feet on each side of all stream corridors. Where an
increased buffer is required pursuant to regulatory controls under
the jurisdiction of the NJDEP or in accordance with the provisions
of the Highlands Water Protection and Planning Act,[1] the more restrictive buffer shall prevail.
(1)
"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.
[1]
Editor's Note: See N.J.S.A. 13:20-1 et seq.
C.
Information required. The following information shall be supplied
for any development within a stream corridor and buffer. Such information
shall be in addition to information required for site plan or subdivision
review.
(2)
A plan indicating the disposition of any materials proposed to be
deposited or removed by the grading or regrading of land.
(3)
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.
D.
Vegetation requirements. Where the lands proposed for development
include a portion of the stream corridor, a condition of any major
subdivision or major site plan approval shall be the vegetation or
revegetation of any portions of the required stream corridor buffer
which are not vegetated at the time of the application or which were
disturbed by prior land uses, such as agriculture. The Board shall
approve a vegetation plan that utilizes native tree and plant species.
E.
Drainage and conservation easements. The drainage and conservation
easement requirements of this chapter shall be followed in addition
to the requirements for stream corridor buffers.
F.
Design to protect stream buffer area. The subdivision or site plan
shall be designed so that no building or structure, including driveways
or parking areas, whether pervious or impervious, shall be erected
within any stream corridor or stream corridor buffer, and so that
no septic system shall be located within any stream corridor, or stream
corridor buffer, and in no case closer than 100 feet to the top of
bank of any stream. The subdivision or site plan may be designed so
that the following may be located within the stream buffer area:
(1)
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
(2)
Dams, culverts and bridges that have received approval from the appropriate
municipal, county and state agencies having such authority.
