Borough of Fort Lee, NJ
Bergen County
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Table of Contents
Table of Contents
The subdivider shall observe the following requirements and principles of land subdivisions in the design of each subdivision or portion thereof.
The subdivision plat shall conform to design standards that will encourage good development patterns within the Borough and in respect to minimum lot sizes and lot area requirements shall be identical with the provisions of Chapter 410, Zoning. Where either or both an Official Map or Master Plan has or have been adopted, the subdivision shall conform to the proposals and conditions shown thereon. The streets, drainage rights-of-way, school sites, public parks and playgrounds shown on any officially adopted Master Plan or Official Map shall be considered in approval of subdivision plats. Where no Master Plan or Official Map exists, streets and drainage rights-of-way shall be shown on the final plat in accordance with N.J.S.A. 40:55D-38 and shall be such as to lend themselves to the harmonious development of the Borough and enhance the public welfare in accordance with the following standards.
The arrangement of streets now shown on the Master Plan or Official Map shall be such as to provide for the appropriate extension of existing streets.
Minor streets shall be so designed as to discourage through traffic.
Subdivisions abutting arterial streets shall provide a marginal service road or reverse frontage with a buffer strip for planting or some other means of separation of through and local traffic as the Planning Board may determine appropriate.
The right-of-way width shall be measured from lot line to lot line and shall not be less than the following:
Arterial streets 50 feet or as shown on the Master Plan or Official Map, whichever is greater.
Collector streets 50 feet or as shown on the Master Plan or Official Map, whichever is greater.
Minor streets 50 feet or as shown on the Master Plan or Official Map, whichever is greater.
Marginal access streets 40 feet as shown on the Master Plan or Official Map, whichever is greater.
The right-of-way width for internal roads and alleys in multifamily, commercial and industrial development shall be determined on an individual basis and shall in all cases be of sufficient width and design to safely accommodate the maximum traffic, parking and loading needs and maximum access for fire-fighting equipment.
No subdivision showing reverse strips controlling access to streets shall be approved except where the control and disposal of land comprising such strips has been placed in the governing body under conditions approved by the Planning Board.
Subdivisions that adjoin or include existing streets that do not conform to widths as shown on the Master Plan or Official Map or the street width requirements of this chapter shall dedicate additional width along either one or both sides of said road. If the subdivision is along one side only, 1/2 of the required extra width shall be dedicated.
Grades of arterial and collector streets shall not exceed 4%. Grades on other streets shall not exceed 10%. No street shall have a minimum grade of less than 1/2 of 1%.
Street intersections shall be as nearly at right angles as is possible and in no case be less than 60º. The block corners at intersections shall be rounded at the curbline with a curve having a radius of not less than 20 feet.
Street jogs with center-line offsets of less than 125 feet shall be prohibited.
A tangent of 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 10º and not more than 45º, 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 of sufficient radius to provide a smooth transition and proper sight distance.
Dead-end streets (cul-de-sac) shall not be longer than 600 feet and shall provide a turnaround with a radius of not less than 50 feet and tangent whenever possible to the right side of the street. If a dead-end street is of a 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.
No street shall have a name which will duplicate or so nearly duplicate as to be confused with the names of existing streets. The continuation of an existing street shall have the same name.
Block length arid width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area by Chapter 410, Zoning, and to provide for convenient access, circulation control and safety of street traffic.
In blocks over 1,000 feet long, pedestrian cross walks may be required in locations deemed necessary by the Planning Board. Such walkway shall be 10 feet wide and be straight from street to street.
For commercial, group housing or industrial use, block size shall be sufficient to meet all area and yard requirements for such use.
Lot dimensions and area shall not be less than the requirements of Chapter 410, Zoning,.
Insofar as is practical, side lot lines shall be at right angles to straight streets and radial to curved streets.
Each lot must front upon an approved street at least 50 feet in width except lots fronting on streets described in § 365-10D(4) and (5) and F.
Where extra width has been dedicated for widening of existing streets, lots shall begin at such extra width line and all setbacks shall be measured from such line.
Where there is a question as to the suitability of a lot or lots for their intended use due to factors such as rock formations, flood conditions or similar circumstances, the Planning Board may, after adequate investigation, withhold approval.
In large-scale development, 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 companies or municipal departments concerned.
Where a subdivision is traversed by a watercourse, drainageway channel or stream, 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.
Natural features such as trees, brooks, hilltops and views shall be preserved whenever possible in designing any subdivision containing such features.
In reviewing any subdivision plat, the Planning Board or Board of Adjustment, where same exercises jurisdiction, shall additionally consider:
Pedestrian and vehicular traffic movement within and adjacent to the site with particular emphasis on the provision and layout of parking areas, off-street loading and unloading, movement of people, goods and vehicles from access roads, within the site between buildings and between building and vehicles. The Planning Board shall ensure that all parking spaces are usable and safely and conveniently arranged. Access to the site from adjacent roads shall be designed so as to interfere as little as possible with traffic flow on these roads and to permit vehicles a rapid and safe ingress and egress to the site.
The design and layout of buildings and parking areas shall be reviewed so as to provide an aesthetically pleasing design and efficient arrangement. Particular attention shall be given to safety and fire protection; impact on surrounding development, contiguous and adjacent buildings and lands; and environmental and ecological considerations.
Adequate lighting shall be provided to ensure safe movement of persons and vehicles and for security purposes. Lighting standards shall be a type approved by the municipal agency. Directional lights shall be arranged so as to minimize glare and reflection on adjacent properties.
Buffering where required shall be located around the perimeter of the site to minimize headlights of vehicles, noise, light from structures, the movement of people and vehicles and to shield activities from adjacent properties.
Landscaping shall be provided as part of the overall site plan designed and integrated into building arrangements, topography, parking and buffering requirements.
Storm drainage, sanitary waste disposal, water supply and garbage disposal shall be reviewed and considered. Particular emphasis shall be given to the adequacy of existing systems and the need for improvements to adequately carry runoff, sewage and maintain an adequate supply of water at sufficient pressure.
The Planning Board shall approve the location of all proposed parking spaces on the site and shall take into consideration the size and topography of the site, visibility from the site to the adjoining street, as well as within the parking areas, conditions of safety relating to the movement of people and vehicles and the elimination of nuisance factors including glare, noise, dust and other similar considerations.
Aisle widths. Provisions shall be made for safe and adequate circulation of pedestrians and vehicles within and adjoining the subject property. The width of all aisles providing direct access to individual parking stalls shall be in accordance with this chapter.
Pedestrian circulation within a parking area shall be, to as great an extent as possible, separated from vehicular traffic. Safety zones, crossing points and sidewalk areas, where warranted, shall be provided.
The use of pedestrian carts or other similar accessory vehicles shall not be permitted to be retained within the driving area of the parking facility.
Location of driveways. All entrance and exit driveways to a public or private street shall be so located to afford maximum safety to said roadway.
Geometric design. The geometric design of a driveway connection to a public or private street shall be governed by sound traffic engineering principles. The foregoing principles and guidelines are to be utilized in preparing a geometric design, but some deviation may be necessitated from time to time due to the many variables encountered in the course of preparing a design. The applicant should be aware, therefore, that although the driveway layout may conform to these principles and guidelines conditions may dictate deviations from them and requirements of the Borough Engineer shall be final.
Circulation within parking areas. Except for attendant parking, all parking spaces shall be designed free and clear of any obstruction to individual parking stalls. Such parking spaces shall be located in such a fashion as to permit all vehicles to exit same in a safe and orderly manner. Under no condition shall vehicles be permitted to back out of a parking lot driveway or otherwise block the free movement of traffic within the parking area or specific points of traffic within the parking area or specific points of safety control, such as fire hydrants, doorway, elevators or other similar locations. Aisle widths and circulation patterns shall be designed to permit emergency and service vehicles such as delivery trucks, solid waste collection vehicles and the like to have reasonable access to and space for their intended functions.
Any vertical curve on a driveway shall be flat enough to prevent the dragging of any vehicle undercarriage and shall provide a clear view of traffic on the street intersecting with said driveway.
Should the sidewalk be so close to the curb at a depressed curb driveway as to cause the ramp to be too steep and be likely to cause undercarriage drag. the sidewalk shall be appropriately lowered to provide a suitable ramp radiant.
The surface of any driveway shall be constructed with a permanent pavement consisting of a pervious or impervious material (except for crushed stone or gravel) of a type or types specified by the standards set by the Borough Engineer. Such pavement shall extend to the paved portion of the public or private street pavement.
General. Where curbing is lacking, an applicant for subdivision approval shall install curbing along the extent of all property fronting public and private streets in accordance with the standards and specifications of the Borough.
The Borough Engineer designated may require curbing within parking areas in order to facilitate drainage and provide separation between pedestrian and vehicular movement.
Alignment and grade. The alignment and grade of curbing is to be determined by that established or existing in the area, unless otherwise indicated by the Borough Engineer.
Curbing at driveway openings. Where a proposed driveway is to serve any land development of five or more parking spaces, curbing need not be carried across the driveway opening as a depressed curb, but rather may be swept back as curb returns. Where the driveway serves a facility having less than five parking spaces, a depressed curb driveway shall be utilized.
Buffer areas, fencing, screening and landscaping. Buffer areas, planting strips, fencing and screening may be required by the municipal agency to ensure privacy and harmonious conditions between adjoining land uses. The municipal agency shall approve a landscaping plan which shall include the type of material to be used, the height of such improvements, the seasonal nature of any plant materials and the maintenance of same. Landscaping may include the use of trees, shrubs, ground cover, plants, sculpture, art and other ornamental devices and the use of building and paving materials in an imaginative manner.
Utility improvements: gas, electric and telephone service. Gas, electric and telephone service shall be provided by the applicant in concern with the appropriate public utility providing such service. Said service on the site shall be provided as part of an underground system.
If such facilities cannot be reasonably provided due to topographic or geological condition of the land, due to technological circumstances and where the applicant can adequately demonstrate the lack of feasibility of same to the satisfaction of the Planning Board, a waiver of this requirement may be granted by the Planning Board.
Where existing utility lines such as electric and telephone poles exist off-the-site and require relocation as a result of the proposed development, the municipal agency shall be assured that said relocation will not create or maintain any hazardous or dangerous conditions.
Water supply and sanitary sewage disposal. Adequate provisions for water supply and sanitary sewage disposal shall be indicated. Said facilities shall include and not be limited to approvals, where appropriate, of the Borough Engineer, Building Inspector, Department of Health and Fire Department. The locations of all proposed fire hydrants or similar facilities shall be indicated on the plan and said areas shall provide for appropriate fire lanes or protective areas which shall not be impeded by parking or standing vehicles or other obstructions. The location and construction of said hydrants shall comply with applicable Fire Department regulations.
Stormwater drainage. Each subdivision plat submitted to the Planning Board shall be reviewed by the Borough Engineer to establish requirements to prevent adverse drainage conditions both on and off the site.
The drainage system shall be designed in conformance to accepted engineering standards. To facilitate the review of proposed drainage facilities for development, design calculations prepared by the applicant's engineer shall accompany the application,
The design considerations shall include and not be limited to drainage areas, runoff calculations, storm drains pipelines, inlet designs and manholes.
Unless otherwise stipulated by the Borough Engineer, drainage facilities shall be designed on the basis of a one-hundred-year storm frequency in accordance with Rules and Regulations of the New Jersey Department of Environmental Protection, pursuant to Chapter 232 of the Laws of 1975.
Each subdivision plat submitted shall seek to preserve, to the fullest extent practicable, the existing natural resources of the site.
Each subdivision plat submitted shall ensure and certify that the layout or arrangement of the subdivision or land development is consistent in all respects with the requirements of Chapter 410, Zoning.
Each subdivision plat submitted shall ensure that the streets laid out in the subdivision or land development are of sufficient width and suitable grade and are suitably located to accommodate prospective traffic and to provide access for fire-fighting and emergency equipment to buildings and are coordinated so as to compose a convenient system consistent with the Official Map and circulation element of the Master Plan, where adopted; provided, however, that no street of a width greater than 50 feet within the right-of-way lines shall be required unless said street constitutes an extension of an existing street of a greater width or already has been shown at a greater width on the Master Plan or on the Official Map.
Each subdivision plat submitted shall include and delineate actual or potential flood hazards and proposed measures for alleviating actual or potential flooding conditions which do or could pose a danger to life or property.
Each subdivision plat submitted shall set forth measures proposed to protect and conserve soil from erosion by wind or water or from excavation or grading.
Notwithstanding the requirements herein, the Planning Board may permit a deviation from the final plat, if complete compliance cannot be achieved by reason of a change of conditions beyond the control of the development since the date of final approval and the deviation would not substantially alter the character of the development or substantially impair the intent and purpose of the Master Plan and zoning ordinances.
All applications for subdivision approval shall comply with Chapter 156, Tree Removal and Replacement, of the Code of the Borough of Fort Lee.
[Added 7-25-2002 by Ord. No. 2002-32]