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.
A.
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.
B.
Minor streets shall be so designed as to discourage through
traffic.
C.
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.
D.
The right-of-way width shall be measured from lot line
to lot line and shall not be less than the following:
(1)
Arterial streets 50 feet or as shown on the Master Plan
or Official Map, whichever is greater.
(2)
Collector streets 50 feet or as shown on the Master Plan
or Official Map, whichever is greater.
(3)
Minor streets 50 feet or as shown on the Master Plan
or Official Map, whichever is greater.
(4)
Marginal access streets 40 feet as shown on the Master
Plan or Official Map, whichever is greater.
(5)
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.
E.
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.
F.
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.
G.
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%.
H.
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.
I.
Street jogs with center-line offsets of less than 125
feet shall be prohibited.
J.
A tangent of at least 100 feet long shall be introduced
between reverse curves on arterial and collector streets.
K.
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.
L.
All changes in grade shall be connected by vertical curves
of sufficient radius to provide a smooth transition and proper sight distance.
M.
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.
N.
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.
A.
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.
B.
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.
C.
For commercial, group housing or industrial use, block
size shall be sufficient to meet all area and yard requirements for such use.
B.
Insofar as is practical, side lot lines shall be at right
angles to straight streets and radial to curved streets.
C.
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.
D.
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.
E.
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.
A.
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.
B.
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.
C.
Natural features such as trees, brooks, hilltops and
views shall be preserved whenever possible in designing any subdivision containing
such features.
A.
In reviewing any subdivision plat, the Planning Board
or Board of Adjustment, where same exercises jurisdiction, shall additionally
consider:
(1)
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.
(2)
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.
(3)
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.
(4)
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.
(5)
Landscaping shall be provided as part of the overall
site plan designed and integrated into building arrangements, topography,
parking and buffering requirements.
(6)
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.
(7)
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.
(8)
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.
(9)
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.
(10)
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.
(11)
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.
(12)
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.
(13)
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.
(14)
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.
(15)
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.
(16)
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.
(17)
Curbing.
(a)
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.
(b)
The Borough Engineer designated may require curbing within
parking areas in order to facilitate drainage and provide separation between
pedestrian and vehicular movement.
(18)
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.
(19)
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.
(20)
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.
(21)
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.
(a)
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.
(b)
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.
(22)
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.
(23)
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.
(a)
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,
(b)
The design considerations shall include and not be limited
to drainage areas, runoff calculations, storm drains pipelines, inlet designs
and manholes.
(c)
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.
(24)
Each subdivision plat submitted shall seek to preserve,
to the fullest extent practicable, the existing natural resources of the site.
(25)
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.
(26)
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.
(27)
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.
(28)
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.
B.
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.
