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.
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]
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.
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:
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.
