The subdivider shall observe the following requirements and
principles of land subdivision 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 municipality.
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 an officially adopted master
plan or official map must 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
Section 20 of Chapter 433 of the Laws of 1953[1] and shall be such as to lend themselves to the harmonious
development of the municipality and enhance the public welfare in
accordance with the following design standards.
[1]
Editor's Note: See now N.J.S.A. 40:55D-37 et seq.
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.
The Board may require that all lots with frontage on the arterial and collector streets of the Township, as listed in the Master Plan, shall have frontage on another minor street to serve as a point of access when this is deemed necessary. When frontage on a minor street is required, there shall be no driveway or other curb cut permitted along the frontage of the primary road. All lots requiring reverse frontage shall have an additional 20 feet of depth above the requirements of Chapter 370, Zoning. This 20 feet of depth will be planted by the developer in evergreen trees and shrubs so as to provide a visual screen at least six feet in height and covering 50% of the frontage of the property by the end of three growing seasons. The reverse frontage height of growth requirements can be met in part by grading dirt at a slope of one on three to a height of four feet within the twenty-foot reverse strip.
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: 80 feet.
(2)
Collector streets: 56 feet.
(3)
Minor streets: 50 feet.
(4)
The right-of-way width for internal roads and alleys in townhouses,
commercial and industrial development shall be determined on an individual
basis and shall never be less than 33 feet 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 the fire-fighting
equipment and follow the provision of minor street construction.
E.
In any subdivision containing reverse strips, only ornamental planting
shall be permitted on such strips, and no access shall be permitted
through such strips.
F.
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 dedicate additional
width along either one or both sides of the road. If the subdivision
is along one side only, 1/2 of the required extra width shall be dedicated.
If a realignment of an existing road is proposed, the developer shall
provide not less than 1/2 of the future width of the side or sides
owned by the developer and 1/2 of the future width from the new center
line through any parcels not owned by the developer. It shall be the
developer's responsibility to obtain the required right-of-way
from the owner/owners of the lands, not owned by the developer, which
are affected by the proposed realignment.
G.
Grades of arterial and collector streets shall not exceed 4%. Grades
on other streets shall not exceed 10%. No street shall have a grade
of less than 1/2 of 1%. Special details may be required where grades
exceed 2 1/2%.
H.
Collector streets (fifty-six-foot right-of-way) shall have cartways
of 34 feet, and minor streets (fifty-foot right-of-way) shall have
cartways of 28 or 24 feet, as determined by the Planning Board. In
making the latter determination with respect to the width of minor
streets, the Planning Board shall give due consideration to whether
a proposed minor street will serve primarily as a means of access
to homes situate only on that block or whether the minor streets will
serve primarily as a means of access to adjoining blocks. The foregoing
cartway widths shall be reduced by two feet where rolled curbing is
installed in place of vertical curbing. Cartways shall be measured
from the inside of vertical curbs and from a point located one foot
in from the back edge of rolled curbs.
I.
Road pavement shall conform to the following standards:
(1)
Arterial streets shall conform to the following standards:
(a)
Where the existing base course is not suitable in the opinion
of the Township Engineer, the developer shall excavate same to a depth
of not less than eight inches and replace same with suitable sand,
gravel or stone.
(b)
Four-inch macadam base course; crushed stone; trap rock; blast
furnace slag.
(c)
Three-inch modified penetration macadam intermediate course.
(d)
Two-inch surface course type FABC-1 or FABC-2.
(2)
Other streets shall conform to the following standards:
(a)
Where the existing base course is not suitable in the opinion
of the Township Engineer, the developer shall excavate same to a depth
of not less than eight inches and replace same with suitable sand,
gravel or stone.
(b)
Five inches of stabilized base as specified by the Township
Engineer.
(c)
Prime coat, 0.15 to 0.20 gal/s.y., asphaltic oil grade MC-1.
(d)
Two-inch surface course type FABC-1.
(3)
All materials and methods of construction shall conform to the current
specification of the New Jersey State Highway Department, and the
same shall likewise be approved by the Township Engineer prior to
the application of any final surface or binder course, if applied.
J.
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 curbline with a curve having a radius of not
less than 15 feet for minor or collector streets or 30 feet wherever
an arterial street is a part of such intersection.
K.
Street jogs with center-line offsets of less than 125 feet shall
be prohibited.
L.
A tangent of at least 100 feet shall be introduced between reverse
curves on arterial, collector and minor streets.
M.
When connecting street lines deflect from each other at any one point,
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, radii to be measured from the center line of the interior
cartway.
N.
All changes in grade shall be connected by vertical curves of sufficient
radius to provide a smooth transition and proper sight distance.
O.
When properly planned, cul-de-sac streets provide positive separation
of traffic functions and the amenities of better planned home groupings,
all in the interests of promoting the health, safety and general welfare
of the future homeowners in the subdivision. The following standards
shall be applied to cul-de-sac streets:
(1)
The maximum number of lots which shall front upon a cul-de-sac street
shall be 18.
(2)
All cul-de-sac streets shall provide a turnaround at the end with
a radius of not less than 50 feet and tangent wherever possible to
the right side of the street.
(3)
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.
The length of a temporary cul-de-sac shall be determined by the Planning
Board.
P.
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.
Q.
Such design features as multilegged intersections with more than
four legs; acute angle, V-type intersections; and jog intersections
are prohibited.
R.
Continuous through local streets extending from one major street
to another should be avoided.
S.
Four-legged intersections should be used infrequently. T-type intersections
should be used more frequently.
A.
Block length with width or acreage within boundary roads shall be used so as to accommodate the size of lots required in the area by Chapter 370, Zoning, and to provide for convenient access, circulation control and safety of street traffic. In order to avoid the occurrence of repetitious grid patterns, block lengths shall not normally exceed 1,800 feet in a straight line, except upon approval of the Planning Board.
B.
In blocks directly abutting and providing access to a school or other
public or semipublic facility, pedestrian crosswalks may be required
in locations deemed necessary by the Planning Board. Such right-of-way
shall be at least six feet wide and shall be straight in locations
deemed necessary by the Planning Board. Such right-of-way shall be
at least six feet wide and shall be straight from street to facility
and shall contain a four-foot-wide sidewalk, but no planting of shrubs
or trees or building of fences or other obstruction shall be permitted
on such six-foot walkway.
C.
For commercial 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 right-of-way width, except lots fronting on streets described in § 205-63D.
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 of such lots.
F.
There shall be a maximum of one principal building per each residential
lot to be subdivided, except in the R-1A Zone.
A.
In large-scale development, easements along rear property lines or
elsewhere for utility installation may be required. Such easements
shall be at least 10 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, of such width as will be adequate for the purpose of
construction and maintenance.
C.
Natural features such as trees, brooks, hilltops and views shall
be preserved whenever possible in designing any subdivision containing
such features. They shall be modified only insofar as necessary to
provide protection drainage and water runoff slopes away from all
sides of all buildings. Due consideration shall be given to the laying
out of adequate parks and playgrounds in residential areas for dedication
of the Township or reservation for common use of the public by deed,
covenants or agreements which are approved by the Planning Board.
Areas for parks and playgrounds shall be of reasonable size for neighborhood
recreational use and shall be conveniently located.
D.
Land subject to flooding or land determined to be uninhabitable by
the Planning Board shall not be platted for residential purposes.
Topsoil moved during the course of construction shall be redistributed
so as to provide at least four inches of cover to all areas of the
subdivision and shall be stabilized by seeding, sodding or planting.
The Township Engineer shall inspect the depth of the topsoil and certify
as to its conformity.
Monuments shall be of the size and shape required by N.J.S.A.
46:26B-3 and shall be placed in accordance with such statute.
Street signs shall be of a type conforming with existing signs
throughout the municipality.
Streetlight standards shall be aluminum poles, style 220L or
225L or similar, except in townhouse developments where streetlight
standards must be appropriate to the architectural mode and design
of the residential structures contained or proposed therein and further
subject to the approval of the Planning Board.
Concrete curbs shall conform to either of the following alternative
specifications:
Concrete sidewalks shall conform to the following specifications:
A.
Required concrete sidewalks shall be four inches thick and at least
four feet wide.
B.
Materials and construction shall conform to the requirement of the
current specifications of the New Jersey Department of Transportation
for Class B gray concrete, 4,200 psi; no color or staining shall be
added to the concrete mix or installed upon the concrete after installation.
[Amended 2-24-2009 by Ord. No. 2009-2]
A.
All water mains, culverts, sanitary sewers, storm sewers and fire
hydrants shall be properly connected with an approved system.
B.
Such improvements shall be made in conformance with the current specifications
of the Willingboro Municipal Utilities Authority, except that the
installation of storm sewers and culverts shall be made in conformance
with the current specifications of the New Jersey State Highway Department.
Concrete driveways at the apron and sidewalk shall be three-thousand-pound
portland cement concrete, at least six inches thick, or reinforced
concrete at least four inches thick.
A.
Wherever a drainage ditch intersects any street, the subdivider shall
install a chain-link fence which is four feet in height, with posts
embedded in concrete, and the fence shall cover the entire width of
the ditch. The subdivider shall likewise install chain-link wings
from each end of the fence back to the abutting property line.
B.
A welded wire mesh fence four feet in height shall be installed by
the subdivider along each side of any drainage ditch whenever the
difference in elevation between the top of the bank and the bottom
of the ditch exceeds four feet. The subdivider shall likewise plant
multiflora rose or similar plantings along the complete length of
any such welded wire mesh fence.
C.
The adequacy of design and the installation of the facilities required
by this section shall be subject to inspection and approval of the
Township Engineer.
