[Ord. No. 103-86 § 7]
All subdividers shall incorporate 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 encouraging a coordinated,
well planned community of good quality, with provisions for desirable
services and circulation facilities. The subdivision shall conform
to the proposals and conditions shown on the official map and the
master plan. 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
Section 20 of the Municipal Planning Act (1953), 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 and specifications agreed upon by the Municipal, County
or State engineers and the subdivider or as set forth in this Chapter.
[Ord. No. 103-86 § 7]
In addition to the provisions of subsection 25-10.1, the following are rules and regulations governing the design standards of streets and highways:
a.
The arrangement of streets shall be such as to provide for the appropriate
continuous extension of existing, mapped or potential streets.
b.
Subdivisions abutting arterial streets shall provide frontage with
a buffer strip for planting.
c.
No subdivision showing reserve strips controlling access to another
area, either developed or undeveloped, shall be approved except where
the control and disposal of land comprising such strips has been given
to the governing body under conditions approved by the Planning Board.
d.
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 the road. If the subdivision
is along one side only, the required extra width shall be dedicated
on that one side only.
e.
The right-of-way width shall be measured from lot line to lot line
and shall not be less than the following:
|
Right-of-way
|
Pavement Width
| |
|---|---|---|
|
Arterial Streets
|
75'
|
55'
|
|
Collector Streets
|
60'
|
40'
|
|
Local Streets
|
50'
|
30'
|
|
The right-of-way width for internal roads and alleys in multi-family,
commercial and industrial development shall be determined on an individual
basis and shall in all cases be of sufficient width and design to
safely and conveniently accommodate the maximum traffic, parking and
loading needs for the type of traffic encouraged by its existence
as well as the necessary space for fire fighting equipment.
|
f.
The paving width of streets and the quality of surfacing and base
materials shall adhere to the minimum standards set forth by the Municipal,
County or State engineers when paving concerns roads under their jurisdiction.
g.
Street intersections shall be as nearly at right angles as possible
and in no case shall be less than sixty (60°) degrees. No more
than two streets shall meet or intersect at any one point and the
centerlines of both intersecting streets shall pass through a common
point. Measuring from this common point, the intersections of two
streets shall be spaced at a minimum of one hundred fifty (150') feet.
The block corners at intersections shall be rounded at the curb line
with a curve having a radius of not less than 20 feet. No shrubbery,
signs, trees, monuments or other visual obstruction over three (3')
feet in height shall be permitted within fifty (50') feet of any intersection.
h.
Where streets have a reverse curve, a tangent of at least one hundred
(100') feet in length shall be required.
i.
No street shall have a minimum grade of less than 1/2 of 1%.
j.
Dead-end streets or cul-de-sacs shall not be longer than five hundred
(500') feet and shall provide a turn-around at the end with a radius
of not less than forty-five (45') feet measured from the outside of
the curb, and tangent whenever practicable to the right side of the
street. The minimum shall be sixty-five (65') feet.
k.
All driveways or other parking areas shall have drive-way aprons
extending from the curb line to the front property line. The driveway
aprons shall be at least ten (10') feet wide but not greater than
fifteen (15') feet wide at the curb face and a minimum of seven (7')
feet at the property line and meeting the same construction specifications
as the street. Continuous open driveways in excess of fifteen (15')
feet resulting in the elimination of curbing along Borough streets
shall be prohibited.
l.
Gutters and curbs shall be required along all streets in accordance
with the provisions of this Chapter.
m.
Appropriate and adequate street signs shall be in-stalled along all
new streets in accordance with the provisions of this Chapter.
n.
No street shall have a name which will duplicate or so nearly duplicate
the name of an existing street that confusion results. The continuation
of an existing street shall have the same name.
o.
The length, width or acreage of blocks shall be deter-mined with
due regard to the proper size and an adequate number of lots as required
in area by the zoning ordinance of the Borough as well as providing
for convenient access, circulation control and safety of street traffic.
p.
For uses other than single family residential, block sizes shall
be sufficient to meet all the area, yard and parking requirements
for such particular uses as expressed in the zoning ordinance.
q.
Lot dimensions and area shall not be less than the requirements of
the zoning ordinance of the Borough and insofar as is practical, side
lot lines shall be at right angles to straight streets and radial
to curved streets.
r.
Where extra width has been dedicated for widening of existing streets,
lots shall begin at such new line and all setbacks shall be measured
from such new line.
s.
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.
[Ord. No. 103-86 § 7]
In addition to the other provisions set forth in this Chapter,
the following regulations shall apply to street signs:
a.
Street signs indicating the name of the street shall be of durable
quality and of sufficient size and clarity, shall be provided by the
subdivider and installed at one corner of every street intersection.
Signs indicating the most direct route to parking areas, shopping
sections, beaches, amusements and other major points of interest via
the proper roads shall be installed along arterial and collector streets.
b.
Where traffic signs are deemed necessary by the sub-divider and Borough
Engineer, the proper Borough, County or State official shall be contacted
and informed of the proposed installation in order that the proper
agency may consider the necessity of the installation at its own expense.
c.
All street signs shall be installed free of visual obstruction.
d.
Street signs shall be installed at all locations where street names
change.
[Ord. No. 103-86 § 7]
In addition to the other provisions set forth in this Chapter,
the following regulations shall apply to curbs and gutters:
a.
Curbing and gutters shall be required in front of all undeveloped
lots and developed lots proposed in the sub-division and along all
streets within or bordering upon the subdivision.
b.
The minimum standards in regard to width of gutters, height of curbing,
base materials, surface material, slope, depth of gutters crossing
intersections, the installation of catch basins, etc., shall be according
to the requirements of the Borough Engineer or, in the case of County
and State highways, the proper County or State official.
[Ord. No. 103-86 § 7]
The following requirements shall apply to sidewalks:
a.
Sidewalks shall be provided in front of all lots proposed in the
subdivision and along all streets within or adjacent to the subdivision.
b.
All sidewalks shall be four (4") inches thick, and at least five
(5') feet wide, constructed of coarse concrete or its equal, except
that a sidewalk forming part of the driveway apron shall be six (6")
inches thick at a grade with abutting sidewalks, and of the same construction
materials as abutting sidewalks.
c.
All sidewalks shall be located a minimum of three (3') feet from
the curb line.
d.
All sidewalks shall have a slope of one-quarter (1/4") inch per foot
toward the gutter.
[Ord. No. 103-86 § 7]
The following requirements shall apply to shade trees and planting
strips:
a.
Shade trees shall be provided in all residential subdivisions and
in subdivisions of other kinds where deemed appropriate by the Planning
Board. Trees shall be planted along each side of every new street
at intervals, in types, sizes and locations and according to standards
on file in the office of the Borough Engineer.
b.
All trees shall be of nursery stock of an approved species grown
under the same climatic conditions as at the location of the development.
They shall be of symmetrical growth, free of insect pests and disease,
suitable for street use, and durable under the maintenance contemplated.
c.
All planting shall be done in conformance with good nursery and landscaping
practice.
d.
All planting strips within street rights-of-way shall be finish-graded
properly and seeded or sodded with good nursery and landscaping practice.
[Ord. No. 103-86 § 7]
No top soil shall be removed from the site or used as spoil.
Top soil moved during the course of construction shall be redistributed
within the area of the subdivision so as to provide at least six (6")
inches of cover to all areas of the subdivision and shall be stabilized
by seeding or planting.
[Ord. No. 103-86 § 7]
Monuments shall be a hard durable material at least thirty (30")
inches long. The top shall be a minimum of five (5") inches square
and bottom a minimum of six (6") inches square with uniform taper
from one end to the other. They shall be firmly set in the ground
so as to be visible at the points required in Section 3 of Chapter
141 of the Laws of 1960.
[Ord. No. 103-86 § 7]
a.
A preliminary grading and drainage system shall be a part of the
preliminary plat. It shall indicate in general terms a proposal for
an adequate system of drainage structures to carry off and store or
discharge the storm water runoff and natural drainage water, which
originates not only within the property boundaries but also that which
originates beyond the property boundaries.
b.
The public improvement and utilities plan and profiles shall show
the final drainage plan and street profiles. They shall be prepared
and submitted with the final plat after the approval of the preliminary
plat and drainage plan.
c.
No storm water runoff or natural drainage water shall be so directed
as to overload existing drainage systems or create flooding or the
need for additional drainage structures on other private properties
or public lands, without proper provisions being made for taking care
of these conditions.
d.
Manholes shall be provided in drain lines not more than three hundred
fifty (350') feet apart and wherever branches are connected or sizes
are changed, and wherever there is a change in alignment or grade.
e.
Alignment of pipes shall be in a straight line between manholes.
f.
Drain lines shall be placed between the centerline of the roadway
and the curb line and shall, as far as practical, parallel the centerline
of the road.
g.
Not more than two catch basins shall be interconnected before being
connected to a manhole.
h.
A ditch or brook right-of-way shall be offered for dedication to
the Borough for drainage purposes where deemed appropriate. Such right-of-way
shall be shown on the drainage plan and on the final plat and shall
be of sufficient width to include a ten (10') foot access strip in
addition to the width of the ditch or brook measured from bank top
to bank top.
i.
Drainage structures which are located on State or County highway
rights-of-way shall be approved by the State or County highway engineer's
office, and a letter from that office indicating such approval shall
be directed to the Chairman of the Planning Board, and shall be received
prior to the final plat approval.
j.
Where a subdivision is traversed by a water course, drainage way,
channel, or street, there shall be pro-vided a storm water easement
or drainage right-of-way conforming substantially with the lines of
such water course and such further width or construction, as will
be adequate for the purpose.
[Ord. No. 103-86 § 7]
a.
In large scale developments, easements along rear property lines
or elsewhere for utility installation will be required. Such easements
shall be at least fifteen (15') feet wide and located in consultation
with the utility companies or Borough departments concerned.
b.
All public water, storm sewer and sanitary sewer mains shall be installed
in accordance with the specifications of the government authority
or district which has jurisdiction in the area.
c.
A letter approving such a proposed installation, and a statement
as to who will carry out the construction, signed by a responsible
official of the governmental authority or district which has jurisdiction
in the area shall be directed to the Chairman of the Planning Board
and shall be received prior to the final plat approval.
[Ord. No. 103-86 § 7; Ord. No. 494-2015 § 3]
a.
Natural features such as trees, views, natural terrain and natural
drainage lines, shall be preserved when-ever possible in designing
any subdivision containing such features. Open waters shall be recognized
as community assets.
1.
In particular, to the maximum extent possible, the subdivision should
preserve any trees that are included on the Borough of West Cape May's
Tree Registry, and to the extent any such trees must be removed, the
applicant shall provide for replacement trees of a size and location
acceptable to the board reviewing the subdivision.
[Ord. No. 494-2015 § 3]
b.
Natural fertility of the soil shall be preserved by disturbing it
as little as possible. The protection of top soil shall be enhanced
by adhering to the requirements of this Chapter.
[Ord. No. 103-86 § 7]
a.
Proposed land uses shall conform to the zoning ordinance of the Borough,
the master plan, the official map, and the provisions of this Chapter.
b.
Subdivision designs shall indicate consideration for suitable protection
of different types of land uses and the segregation of vehicular and
pedestrian traffic in-compatible with particular uses.
c.
Desirable sites shall be provided for public and semi-public land
uses such as schools, fire houses, churches, parks and playgrounds.
Each subdivision shall be required to allocate one acre per 50 building
lots for such purposes as natural areas, parks, or play-grounds. In
cases where a subdivision is too small to establish a substantial
site or where the master plan or good planning judgment does not call
for such public area within the confines of the subdivision, the Planning
Board shall record such information and provide such facilities in
a neighboring area upon subdivision of the other land.
[Ord. No. 103-86 § 7]
a.
All improvements and utilities shall be inspected by the Borough
Engineer to ensure satisfactory completion.
b.
In no case shall any paving work (including prime and seal coats)
be done without permission from the Borough Engineer. At least three
days notice shall be given to the Borough Engineer prior to any such
construction so that a representative of the Borough Engineer may
be present at the time the work is to be done.
c.
The Borough Engineer shall be notified after each of the following
phases of the work has been completed so that he or his representative
may inspect the work:
d.
A final inspection of all improvements and utilities will be made
to determine whether the work is satisfactory and in substantial agreement
with the approved final plat drawings and the Borough specification.
The general condition of the site shall also be considered. Upon a
satisfactory final inspection report, action will be taken to release
the performance guarantee covering such improvements and utilities.
