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Borough of Rockaway, NJ
Morris County
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Table of Contents
Table of Contents
An applicant for subdivision approval shall observe the requirements and principles of land subdivision set forth in this chapter in the design of each subdivision or portion thereof.
A subdivision plat shall conform to design standards that will encourage good development patterns within the Borough. 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-50 and shall be such as to lend themselves to the harmonious development of the Borough and to promote health, safety, morals, convenience, general welfare and maintenance of property values in accordance with these design standards.
A. 
The arrangement of streets not shown on the Master Plan or Official Map shall be in a manner to provide for the appropriate extension of existing streets.
B. 
Minor streets shall be designed so as to discourage through traffic.
C. 
Subdivisions abutting arterial streets shall provide a marginal service road or reverse frontage with a buffer strip for landscape planting, fencing, berms or some other means of separation of through and local traffic as the Land Use Board may determine to be appropriate.
[Amended 12-13-2012 by Ord. No. 26-12]
D. 
The right-of-way width shall be measured from lot line to lot line and shall not be more or less than 50 feet, except as follows:
(1) 
Any street shall be as wide as shown on the Master Plan or on the Official Map.
(2) 
Minor streets shall be 50 feet in width, but the Land Use Board may in its discretion reduce such minimum to 40 feet in width.
[Amended 12-13-2012 by Ord. No. 26-12]
(3) 
Marginal access streets shall be 40 feet in width.
(4) 
The right-of-way width for internal roads and alleys in multi-family residential, commercial and industrial developments shall be as required in § 171-17, and shall in all cases be of sufficient width and design to safely accommodate the maximum traffic, parking and loading needs and maximum accessibility for police, rescue and fire-fighting equipment and other service vehicles.
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 with the Borough of Rockaway under conditions approved by the Land Use Board.
[Amended 12-13-2012 by Ord. No. 26-12]
F. 
Subdivisions that adjoin or include existing streets which do not conform to widths as shown on the Master Plan or Official Map or to the requirements of this chapter or the Borough's street ordinance[1] shall dedicate additional width along either one or both sides of the street so as to meet the required width.
[1]
Editor's Note: See Ch. 217, Streets and Sidewalks.
G. 
Grades of arterial and collector streets shall not exceed 4%. Other Borough streets shall not exceed a maximum grade of 10%. No street shall have a minimum grade of less than 0.7%.
H. 
Street intersections shall be as nearly at right angles as is possible, and in no case shall they be less than an angle of 60º. 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 jogs with center line offsets of less than 125 feet shall be prohibited.
J. 
A tangent at least 100 feet in length 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 10º, and not more than 45º, 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 and cul-de-sac streets shall not be longer than 500 feet and, if in excess of 150 feet, shall provide a turnaround at the end with a radius on the right-of-way of not less than 50 feet; the street turnaround shall be tangent whenever possible to the right side of the street.
N. 
Streets shall be named by the Mayor and Council so as to avoid duplication of names and similarly sounding names which might create ambiguity and confusion.
O. 
No surface grading of a major subdivision, not even for streets, shall be commenced until after acceptance of the final plat, unless permission to the contrary has been granted, in writing, by the Land Use Board, with prior approval of the Borough Engineer.
[Amended 12-13-2012 by Ord. No. 26-12]
P. 
All driveways providing access to existing or proposed streets shall be designed in accordance with the requirements specified in § 171-20.
[Added 5-8-2008 by Ord. No. 07-08]
A. 
Block length and width or acreage within bounding streets shall be sufficient to accommodate the size of the lots required by the Zoning Ordinance and to provide for convenient access, control and traffic safety.
B. 
No blocks shall exceed 1,000 feet in length.
C. 
For commercial, multifamily 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 minimum requirements of the Zoning Ordinance; for lots adversely affected by grades, adverse soil or other limiting characteristics or surface factors, additional lot area may be required.
B. 
Insofar as is practical, side lot lines shall be located 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 § 171-7D and M.
D. 
Where additional right-of-way width has been dedicated for the widening of existing streets, lots shall begin at the new right-of-way line, and all setbacks shall be measured from said line.
E. 
Where there is a question as to the suitability of a lot for its intended use due to factors such as rock formations, flood conditions, sewage disposal limitations or similar circumstances affecting the public health, safety or welfare, the Land Use Board may, after adequate investigation, withhold approval of such lots.
[Amended 12-13-2012 by Ord. No. 26-12]
F. 
Wherever the natural or altered grade of a rear yard of a lot exceeds 3% downward from the house toward the rear lot line, the required open space reserved for sewage disposal facilities shall be provided:
(1) 
In a side yard, by increasing the width of the selected side yard to a minimum of 45 feet; or
(2) 
In a rear yard, by increasing the depth thereof to not less than 80 feet, provided that its width at the rear lot line is at least 2/3 of the lot width at the building line but in no case less than 60 feet, and the area or size of the lot increased accordingly. Groundwater diversion drains may be required in the street or front yard subject, however, to limiting distances from the top edge of a terrace or wall along the rear property line or side lot lines as required by the Board of Health.
G. 
Wherever the natural or altered grade of a rear yard exceeds 3% in an upward direction toward and beyond the rear lot line and other abutting lots, the required reserved open space for sewage disposal facilities shall be provided:
(1) 
In a side yard, by increasing the width of the selected side yard to not less than 45 feet; or
(2) 
In the front yard by providing a setback from the street line of not less than 50 feet; provided, however, that groundwater diversion drains may be required in the rear yard and the area and size of the lot increased accordingly.
H. 
For lots facing on streets with grades between 4% and 6%, including corner lots, the area reserved for sewage disposal shall be placed either:
(1) 
In the front yard, by providing a setback of not less than 50 feet from the street or property line; or
(2) 
In the rear yard, by providing a depth of not less than 90 feet with a lot width at the rear property line of at least 2/3 of the width of the lot at the normal building or setback line, but in no case less than 70 feet; provided, however, that the limiting distances from the top edge of a terrace or wall, whether along the downhill side lot line, the rear lot line or the front property line, conform to the requirements of the Board of Health; provision is made for the location of groundwater diversion drains with portions thereof in tight pipe conforming to the requirements of the Board of Health; and the width of such lot at the normal setback line shall not be less than 90 feet; and the downhill side yard applicable to uphill corner lots or in middle of block shall have an unobstructed width of not less than 30 feet.
I. 
For lots facing on streets with grades of over 6%, in order to provide for the required area reserved for sewage disposal, the minimum width of the lot at the setback line shall be not less than 100 feet where the street grade does not exceed 7 1/2% and not less than 125 feet where the street grade exceeds 7 1/2% but is less than 10%. The lot width requirement may be further increased by direction of the Board of Health where soil conditions indicate poor permeability or other unusual conditions occur or are liable to occur. The downhill side yard shall have an unobstructed width of not less than 40 feet. Areas reserved for sewage disposal may be:
(1) 
In the front yard with setback of at least 50 feet; or
(2) 
In the rear yard, provided that the rear yard depth shall be not less than 90 feet with a lot width at the rear property line of at least 2/3 of the width at the required setback line but in no case less than 85 feet.
Easements shall be provided not only for existing or proposed public facilities, including groundwater diversion drains, but also in non-sewered areas for trunk sanitary sewers. All easements shall be dedicated to the Borough in a manner approved by the Borough Attorney and shall be identified and dimensioned on any final plat.
Easements along rear property lines or elsewhere for utility installation may be required. Such easements shall be at least 20 feet wide and located in consultation with the companies or Borough departments concerned.
Where a subdivision is traversed by a watercourse, drainage way, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse to accommodate the runoff and such further width or construction, or both, as will be adequate for the purpose of maintaining the drainage right-of-way subject to requirements of the County Engineer and state.
Natural features such as trees, brooks, hilltops and views shall be preserved whenever possible in designing any subdivision containing such features. The applicant or developer shall, prior to construction, place a limit-of-disturbance fence around that area of the tract to be disturbed during construction. Said fence shall clearly delineate the area(s) to be disturbed, and the applicant or developer shall effectively limit the development to those areas within the limit of said disturbance fence. The location of the fence shall be reviewed and approved prior to construction and monitored during construction by the Borough Engineer. Any trees to be preserved shown on approved subdivision plans shall be replaced if accidentally destroyed during construction.