A.
The applicant shall observe the following requirements
and principles of land subdivision in each subdivision or portion
thereof.
B.
The subdivision plat shall conform to the design standards
that will encourage good development patterns within the Borough.
Where either an Official Map or Master Plan, or both, has been adopted,
the subdivision shall conform to the proposals and conditions shown
thereon. The streets, drainage rights-of-way, historic sites and public
areas shown on an adopted Master Plan or Official Map shall be considered
in approval of subdivision plats.
The arrangement of streets not shown on the
Master Plan or Official Map shall be such as to provide for the appropriate
extension of existing streets as provided herein.
A.
Minor streets. Minor streets shall be so designed
as to discourage through traffic unless deemed necessary by the approving
authority.
B.
Regional highways. Subdivisions abutting regional
highways may be required to 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 approving authority may determine
to be appropriate.
C.
Minimum right-of-way width.
(1)
The right-of-way width shall be measured from lot
line to lot line and shall not be less than the following:
(a)
For through traffic or arterial streets: 66
feet.
(b)
For collector streets: 66 feet.
(c)
For local streets: 50 feet.
(d)
For local streets in the 5-Acre and 3-Acre Zones:
40 feet.
(e)
For internal roads and alleys in multifamily,
commercial and industrial developments, right-of-way width 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.
(2)
Greater widths will be required if shown on the Master
Plan or Official Map or if said street constitutes an extension of
an existing street with a right-of-way of 50 feet or more.
D.
Pavement width of streets. The pavement width of streets
shall be in accordance with the following schedule:
E.
Substandard street right-of-way and pavement width.
In connection with 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, the applicant
shall dedicate additional right-of-way or pavement 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.
F.
Street grades. Grades of through traffic or arterial
streets 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%.
G.
Street intersections. 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 25
feet.
H.
Street jogs. Street jogs shall have center-line offsets
of not less than 125 feet.
I.
Reverse curve tangents. A tangent at least 100 feet
long shall be introduced between reverse curves on through traffic
and arterial collector streets and local streets.
J.
Street line deflection. 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 local streets and 300 feet for through
traffic and arterial streets and collector streets.
K.
Change in grade. All changes in grade shall be connected
by vertical curves of sufficient radius to provide a smooth transition
and proper sight distance.
L.
Cul-de-sac streets.
(1)
Dead-end streets (culs-de-sac) shall not be longer
than 1,000 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.
(2)
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.
M.
Street names. It is the policy of the Borough that
the names of new streets honor those former citizens who have contributed
to the rich historic traditions that the Borough possesses. Suggested
names and supporting information are available from the Planning Board
or Environmental Commission. No name shall be chosen, however, 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.
N.
Sidewalks. Where sidewalks are required, there shall
be provided a minimum walkway width of four feet constructed in accordance
with Borough ordinances.
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 and improved
street with a right-of-way width of at least 50 feet in width except
as provided for local streets in the 3-Acre and 5-Acre Zones.
D.
Where property has been dedicated for widening of
existing streets, lots shall begin at the dedicated street 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 such factors as rock formations,
drainage conditions, watercourses, historic sites, flood conditions,
high-water table or where percolation tests or test borings show the
ground conditions to be inadequate for proper sewage disposal or where
there exist similar circumstances, the approving agency may, after
adequate investigation, withhold approval of such lots.
A.
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 watercourses and such further width or construction,
or both, as will be adequate for the purpose.
B.
Natural features, such as trees, brooks, hilltops
and views, shall be preserved whenever possible in designing any subdivision
containing such features.
C.
Any public use or areas shall be of suitable size,
shape and location under the provision of reservation contained herein.
D.
In a large development, easements along rear property
lines or elsewhere for utility installation may be required. Such
easements shall be at least 20 feet wide and shall be located in consultation
with the utility companies or municipal departments concerned.
A.
Approval of general plans. General plans of proposed
utility layouts (sanitary sewers, storm drains, water, gas and electricity)
showing feasible connections to existing or any proposed utility systems
shall be required. When an individual water supply or sewage disposal
system is proposed, the plan for such system must be approved by the
appropriate local, county or state health agency, and such approval
shall be submitted with the preliminary plat. Any subdivision or part
thereof which does not meet the established requirements of this chapter
or other applicable regulations shall not be approved. Any remedy
proposed to overcome such a situation shall first be approved by the
appropriate local, county or state health agency.
B.
Underground utilities. For all major subdivisions,
the applicant shall arrange with the serving utility for the underground
installation of the utility's distribution supply lines and service
connections in accordance with the provisions of the applicable standard
terms and conditions incorporated as a part of its tariff as the same
are then on file with the State of New Jersey Board of Public Utility
Commissioners and shall submit to the approving authority, prior to
the granting of preliminary approval, a written instrument from each
serving utility, which shall evidence full compliance with the provisions
of this section; provided, however, that lots in such subdivisions
which abut existing streets where overhead electric or telephone distribution
supply lines have theretofore been installed on any portion of the
streets involved may be supplied with electric and telephone service
for such overhead lines or extension thereof, but the service connections
from the utility's overhead lines shall be installed underground.
The location of access facilities for servicing the utility in the
proposed subdivision shall be developed in conjunction with and as
part of the complete subdivision plan.
C.
Rights-of-way. Wherever the utility is not installed
in the public right-of-way, an appropriate utility easement not less
than 20 feet in width shall be provided.
D.
Approval by Borough Engineer. All such underground
installations for utilities and their service lines shall be subject
to inspection and approval by the Borough Engineer, who shall be notified
of such underground installations at least 48 hours prior to any excavation
therefor. No underground installation shall be covered until inspected
and approved by the Borough Engineer and those agencies having jurisdiction
over the particular installation.
A.
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.
B.
All applications for subdivision shall be in accordance with Chapter 179, Soil Erosion and Sediment Control, and § 215-12.2, with respect to lot grading plans, as well as Chapter 251 of the Laws of 1975,[1] the Municipal Land Use Law, as may be amended from time
to time.
[Amended 3-18-2002 by Ord. No. 02-02]
[1]
Editor's Note: See N.J.S.A. 40:55D-1 et seq.
[Added 9-2-1980 by Ord. No. 16-80; amended 5-21-2007 by Ord. No.
5-07]
A.
Where a subdivision or a lot subject to site plan
review is traversed by a watercourse, drainageway, channel or stream
or where it is desirable to preserve other areas within a subdivision
because of soil conditions, rock outcroppings, tree masses, wildlife
habitat, vistas or other significant horticultural, environmental
or natural features, there shall be provided a drainage and/or conservation
easement of sufficient area and width to protect and preserve the
aforementioned feature. Such easements shall be deeded to the Borough
prior to, or as a condition of, a final subdivision or site plan approval
and shall carry the following limitations as determined by the Planning
Board:
(1)
There shall be no activity within the area detrimental
to drainage, flood control, water conservation, erosion control or
soil conservation or fish and wildlife habitat preservation.
(2)
No trees or shrubs shall be removed or destroyed on
lands in the easement except in accordance with a plan prepared by
a New Jersey licensed landscape architect or forester and approved
by the Borough Engineer.
(3)
No topsoil, sand, gravel or minerals shall be excavated
or removed, except as may be required to build a pond, and then only
if the Borough approves the design and structure of the pond, it being
the intent to preserve the natural function of the floodplain.
(4)
No buildings of any description shall be erected.
B.
Protection of conservation easements, wetlands and
wetland transition areas.
(1)
All boundaries of conservation easements, wetlands
and transition areas shall be delineated with a sufficient number
of permanent markers to clearly identify the boundaries of the easement.
All such markers shall be in accordance with the Mendham Borough Standard
Conservation Easement Marker, attached hereto and made a part hereof,[1] although alternate styles may be approved by the Planning
Board or Board of Adjustment.
[1]
Editor's Note: The Mendham Borough Standard
Conservation Easement Marker is on file in the Borough offices.
(2)
To prevent adverse impacts on conservation easements
and delineated wetlands and transition areas during construction,
the following guidelines shall be employed:
(a)
All boundary markers shall be installed prior
to the commencement of on-site construction.
(b)
A snow fence shall be installed in the area
of disturbance outside of the conservation easement, wetlands, or
wetlands transition area boundary lines prior to the commencement
of on-site construction, so as to prevent encroachment into these
protected areas.
(c)
A silt fence and hay bales shall be installed
downslope from any construction disturbance adjacent to the wetlands
and transition areas so as to prevent the transport of silt into these
areas.
(d)
The applicant or developer of the property shall
not encroach into state-regulated wetlands, transition areas or stream
buffers except for those activities specifically permitted by a NJDEP
permit. All existing on-site vegetation within conservation easements,
wetlands, and transition areas shall be preserved.
(3)
The Planning Board or Board of Adjustment may, waive
the markers requirement for agricultural areas or other areas where
the markers are determined to be not warranted.
[Added 11-21-2005 by Ord. No. 29-05]
All applications for subdivision shall include a stormwater management system designed in accordance with § 215-12.5, as may be amended from time to time.
