These design standards are a guide to development so that Harmony Township will in the future be a coordinated, well-planned community of good quality, with provision for desirable services and circulation facilities.
A. 
Proposed land uses shall conform to the Zoning Ordinance of the Township of Harmony, the Master Plan, the Official Map and the provisions of this chapter.
B. 
Land reserved from subdivision shall be a useful dimension for development in the future in accordance with current zoning.
C. 
Subdivision designs shall indicate consideration for suitable protection of different types of land uses and the segregation of vehicular and pedestrian traffic incompatible with particular uses.
D. 
Desirable sites shall be provided for public and semipublic land uses such as schools, firehouses, recreation sites and other community uses as provided in N.J.S.A. 40:55D-44.
A. 
The street and highway layout shall conform to the Master Plan and the Official Map and shall provide appropriately located street taps or stub streets to adjacent areas.
B. 
Where a higher level of government requires a wider street, that standard shall be met. Otherwise, the following shall be minimum widths and design speeds:
Street Class
Right-of-Way
(feet)
Average Daily Traffic Volume
Design Speed
(mph)
Width
Major collectors
80
Above 8,000
50
48
Minor collectors
60
800-8,000
40
36
Locals
Class I
50
Less than 800
30
30
Class II
50
Less than 800
30
26
Alleys (not permitted)
C. 
The street pattern within a subdivision shall be orderly.
D. 
Local streets shall be laid out so that their use for through traffic will be discouraged. Particular attention should be given to eliminating possible bypasses around traffic signals and major intersections.
E. 
Block dimensions.
(1) 
Maximum length shall be 2,000 feet.
(2) 
Minimum width shall relate to the zoning district requirements for lot sizes and yards, and generally shall provide for two tiers of lots.
(3) 
Special attention shall be given to blocks in industrial and business districts to provide for access to the lots and for parking and truck delivery.
F. 
Culs-de-sac.
(1) 
Maximum length shall be 1,200 feet or adequate to accommodate 25 lots, whichever is less.
(2) 
Minimum radius for the right-of-way at the turnaround shall be 60 feet, and the outside curb radius shall be 50 feet.
(3) 
Cul-des-sacs shall be placed at the end of all stub or otherwise dead-end streets, whether or not the street is to be extended as part of a further subdivision or section thereof.
(4) 
Where a cul-de-sac is of a temporary nature, provision shall be made for future extensions of the street and reversion of the excess right-of-way to the adjoining properties.
G. 
Intersections.
(1) 
No more than two streets shall intersect or meet any one point.
(2) 
Streets shall intersect either perpendicularly or radially, except where due to peculiar existing conditions this cannot be achieved, in which case they shall intersect or meet at an angle of not less than seventy-five degrees (75°) or more than one hundred five degrees (105°).
(3) 
The center lines of all streets entering an intersection shall pass through a single point.
(4) 
Intersections on local and minor collector streets shall be spaced a minimum of 200 feet apart, measured from the points of intersection of the center lines.
(5) 
Intersections on other than local and minor collector streets shall be spaced a minimum of 800 feet apart, measured from the points of intersection of the center lines.
A. 
Subdivision design shall preserve, insofar as is possible, the natural terrain and natural drainage lines.
B. 
A conscious effort shall be made to preserve all worthwhile trees and shrubs which exist on a site. Such features may well be suggested for park or playground areas. On individual lots or parcels, care shall be taken to preserve selected trees to enhance the landscape treatment of the development.
C. 
Natural fertility of the soil shall be preserved by disturbing it as little as possible.
D. 
Open watercourses shall be recognized as community assets. Subdivision design may well be enhanced by featuring streams and brooks.
E. 
No topsoil shall be removed from the site or used as spoil. Topsoil moved during the course of construction shall be redistributed so as to provide at least six inches of cover to all areas of the subdivision and shall be stabilized by seeding or planting.
A. 
Where the property to be subdivided is next to or includes a railroad right-of-way, suitable provisions shall be made for such things as road crossings, screening and freight access, in recognition of the relationship between the railroad and the subdivision.
B. 
Land subject to periodic or occasional flooding shall not be platted for residential occupancy nor for any other use which may endanger life or property or aggravate the flood hazard.
C. 
No subdivision showing reserved strips controlling access to streets shall be approved, unless the control and disposal of land comprising such strips has been placed in the Township Committee under conditions approved by the 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 street. If the subdivision is along one side only, 1/2 of the required extra width shall be required to be dedicated.
E. 
Any application to the Land Use Board of the municipality of Harmony for subdivision or site plan approval for the construction of multifamily dwellings of three or more units, single-family developments of 50 or more units or any commercial, institutional or industrial development for the utilization of 1,000 square feet or more of land must include a recycling plan as required by § 359-1 et seq.
[Added 9-1-2009 by Ord. No. 09-11]
A. 
All gas and water mains and all streetlights and lighting standards shall be installed in accordance with the specifications of the lighting agency, utility company or governmental authority or district which has jurisdiction in the area.
B. 
Electric light and telephone wires and all other utilities shall be underground.
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 utility agency, utility company or governmental authority or district which has jurisdiction in the area, shall be directed to the Administrative Officer and shall be received prior to the improvement and utility plans.
D. 
Every lot created shall be proposed to be served by public water supply and sewerage disposal systems or alternate capable of meeting all local, county and state specifications and standards; provided, however, that securance of necessary permits, approvals and/or clearances shall be the responsibility of the developer, and subdivision approval shall convey the approval regarding utility systems proposed by the developer. Lack of such approval may, however, be grounds for disapproval of the application.
A. 
Definitions of streets. As used in street names, the following terms shall have the meanings indicated:
AVENUE, BOULEVARD, DRIVE or ROAD
A collector or arterial street.
COURT, CRESCENT or TERRACE
A loop street which begins and ends on the same street and is not otherwise connected with other streets or a cul-de-sac.
LANE, PATH, STREET or WAY
Short minor residential streets which do not serve as secondary highways or major streets.
PLACE
A street one block long, or a connecting link between two longer streets, and not otherwise a segment of their alignment.
B. 
Continuation of street names. All existing street names shall be extended where proposed streets follow along their alignment.
C. 
Historic or traditional street names. much names shall be preserved even though the actual street alignment has been changed or the name does not agree with the provisions of this section.
D. 
Duplication of street names. There shall be no duplicate street names within the Township.