The subdivision plat shall conform to design standards that
will encourage good development patterns within the City. 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 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
et seq., and shall be such as to lend themselves to the harmonious
development of the City and enhance the public welfare.
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 designated 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, 80 feet.
(2)
Collector streets, 60 feet.
(3)
Minor streets, 50 feet.
(4)
Marginal access streets, 40 feet.
(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 in all cases shall 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 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 Board of Commissioners 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 requirement of this chapter shall dedicate additional
width along either one or both sides of such 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 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 20 feet.
I.
Street jobs with center-line offsets of less than 125 feet shall
be prohibited.
J.
A tangent 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 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.
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 (culs-de-sac) shall not be longer than 600 feet
and shall provide a turnaround at the end 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 a 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 and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area by Chapter 223, Land Development, and to provide for convenient access, circulation control and safety of street traffic.
B.
In blocks over 1,000 feet long, pedestrian crosswalks 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.
A.
Lot dimensions and area shall not be less than the requirements of Chapter 223, Land Development. In the event there is no lot dimension and area in Chapter 223 at the time of the adoption of this chapter, and only until and during such time there is no lot dimension and area in the Chapter 223, then the minimum lot dimension and area shall be at least 25 feet by 100 feet. No subdivision shall be approved unless:
(1)
Each of the resulting lot or lots shall have an area and dimension
of at least a width of 25 feet in front by a depth of 100 feet.
(2)
Each of the resulting lot or lots are complete independent units
with suitable access thereto by means of an easement of sufficient
width and design to safely accommodate maximum traffic, parking and
ingress and egress needs and maximum access for fire-fighting equipment.
(3)
Comply with all of the provisions of the building code as to front,
side and rear setback lines.
(4)
Have frontage upon an approved street.
(5)
Comply with all other applicable governmental regulations. The Planning
Board may waive these requirements in cases where they would create
undue hardship and same are approved by the City Engineer and Building
Inspector.
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 § 370-24D(4) and (5) of this chapter.
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, after adequate
investigations, may withhold approval of such lots.
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 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.
C.
Natural features such as trees, brooks, hilltops and views shall
be preserved whenever possible in designating any subdivision containing
such features.
