Borough of Closter, NJ Article VIII Design Standards for Subdivisions

§ 173-36 General.

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, have 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 the approval of subdivision plats.

§ 173-37 Streets.

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 or with a minimum right-of-way of 50 feet.

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. Pavement width of streets. The pavement width of all streets shall be a minimum of 30 feet for all local streets and may be greater for collector and arterial streets.

D. Minimum right-of-way width. The right-of-way width shall be measured from lot line to lot line and shall not be less than 50 feet in any case, except when shown at a greater width on the Master Plan or Official Map of the borough or said street constitutes an extension of an existing street with a greater width than 50 feet.

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, one-half (1/2) of the required extra width shall be dedicated.

F. Street grades. Grades of arterial and collector streets shall not exceed 6%. Grades on other streets shall not exceed 10%. No street shall have a minimum grade of less than one-half percent (1/2%).

G. Street intersections. Street intersections shall be as nearly at right angles as is possible and in no case 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 20 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 arterial, collector and minor 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 minor streets and 300 feet for arterial 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. Culs-de-sac.

(1) Dead-end streets (culs-de-sac) shall be a minimum of 300 feet and not be longer than 600 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. Length is measured from the center line of the existing right-of-way to the center of the radius point of the bulb (cul-de-sac). Where culs-de-sac are constructed in residential zones, no less than three new residences can be placed on said cul-de-sac.

[Amended 11-13-2002 by Ord. No. 2002:880]

(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. No street shall have a name 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 five feet constructed in accordance with the requirements of the Borough Engineer.

§ 173-38 Block patterns.

A. Block length and width or acreage within bounding roads shall be such as to accommodate the size of the lot required in the area by the Zoning Ordinance[1] and to provide for convenient access, circulation control and safety of street traffic.

[1] Editor's Note: See Ch. 200, Zoning.

B. In blocks of 1,000 feet or more in length, pedestrian crosswalks may be required in locations deemed necessary by the approving authority. Such walkways shall be at least 10 feet wide in the right-of-way with a five-foot-wide improved pavement surface. Said walkway may also include other improvements, including streetlighting.

C. For all uses including commercial, industrial and planned development group areas, block sizes shall be sufficient to accommodate the proposed uses and to permit reasonable access, circulation and fire-fighting and emergency services.

§ 173-39 Lots.

A. Lot dimensions and areas shall not be less than the requirements of the Zoning Ordinance.[1]

[1] Editor's Note: See Ch. 200, Zoning.

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, except as provided herein.

D. Where extra width has been dedicated for widening of existing streets, lots shall begin at such extra width 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 such as rock formations, drainage conditions, watercourses, historic sites, flood conditions or similar circumstances, the approving authority may, after adequate investigation, withhold approval of such lots.

§ 173-40 Public use; service roads; floodways.

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 to 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 area 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 15 feet wide and shall be located in consultation with the utility companies or municipal departments concerned.

§ 173-41 Water mains, culverts and storm sewers.

All installations of water mains, culverts and storm sewers shall be connected with an approved system and shall be adequate to handle all present and probable future developments.

§ 173-42 Underground utilities.

A. For all major subdivisions, the applicant shall arrange with the serving utility for the underground installation of all utility distribution supply lines and service connections in accordance with the provisions of the applicable standard terms and conditions incorporated as a part of its tariffs as the same are 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 final approval a written instrument from each serving utility which shall evidence full compliance with the provisions of this subsection; 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 from such overhead lines, but the service connections from the utilities' 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 a part of the complete subdivision plan.

B. Whenever 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.

C. The approving authority of the Borough of Closter may, in its discretion, waive the installation of the underground utilities where such installation will result in peculiar and exceptional practical difficulties to or exceptional and undue hardship upon the applicant by reason of exceptional topographic conditions or by reason of other extraordinary and exceptional situations or conditions of the lands in such subdivision.

D. Whenever underground utilities are installed in accordance with the provisions hereof, fire alarm systems servicing the development may be required to be installed in an appropriate subsurface distribution system connecting the necessary alarm stations. The manner of installation, number and location of alarm stations shall be in a manner approved by the Fire Department.

§ 173-43 Topsoil protection, soil erosion and sediment control.

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 the Closter Soil Erosion and Sediment Control Ordinance,[1] or, where same has not been adopted, the applicant shall meet the requirements of Chapter 251 of the Laws of 1975, the New Jersey Soil Erosion and Sediment Control Act.[2]

[1] Editor's Note: See Ch. 167, Soil Removal.

[2] Editor's Note: See N.J.S.A. 4:24-39 et seq.

§ 173-44 Sanitary sewers.

A. Plan and profile of sanitary sewers. The applicant shall provide plans of profiles for sanitary sewers as follows:

(1) Plans shall be drawn at a scale of one inch equals 50 feet.

(2) Profiles shall be drawn at a scale of one inch equals 50 feet horizontally and one inch equals five feet vertically.

(3) Construction details shall be shown at a larger scale as may be required for clarity.

(4) Plans shall be complete and show all existing and proposed property lines, buildings, structures, utilities, geographical features, street grades, rights-of-way, cellar and soil pipe elevations and details of proposed sewer construction.

(5) All elevations shall be based upon mean sea level as established by the New Jersey Geodetic Control Survey bench marks.

(6) Plans and profiles shall be clearly shown on sheets not exceeding thirty-six by twenty-six (36 x 26) inches in dimension.

(7) Profiles shall show the rate of grade of sewers between manholes, elevations of inverts and tops of manholes and stations of manholes.

(8) Said plans and profiles shall be prepared by a professional engineer licensed to practice in the State of New Jersey.

B. Design and calculations report.

(1) A report prepared by a licensed New Jersey engineer, including the following:

(a) Design data and calculations of proposed sewers.

(b) Drainage area map indicating the entire drainage area to be served presently and ultimately by the proposed sewers drawn to a scale of one inch equals 200 feet, except where the area cannot be drawn on one sheet, then the scale shall be one inch equals 500 feet.

(c) Flow quantities from the entire drainage area.

(d) Structural computations and load for all pipes.

(e) Design computations for all special structures.

(2) Where information pertinent to the design, such as borings, has been collected or is required, such information shall be submitted with the report.

C. Pipe specifications. The following standards for pipes shall apply.

(1) Sanitary sewer mains. The pipe shall be asbestos-cement pipe, minimum Class 2400, or an approved substitute with the written consent of the Sewer Engineer or Borough Engineer.

(2) House connections.

(a) The pipe shall be asbestos-cement pipe, minimum Class 2400, or an approved substitute with the written consent of the Sewer Engineer or Borough Engineer.

(b) House connections shall be installed from the main sewer to the property line with an identifying stake.

(c) The minimum slope shall be one-fourth (1/4) inch per foot.

(d) Watertight plugs or caps shall be furnished at all dead ends.

D. Exfiltration and infiltration tests.

(1) After the pipe has been laid and backfilled, an exfiltration or infiltration test shall be made on each section of the pipeline between manholes.

(2) The maximum allowable amount of exfiltration or infiltration shall not exceed a rate of 100 gallons per inch of pipe diameter, per mile, per 24 hours.

E. As-built data.

(1) Drawings shall be submitted to the borough showing the final locations and elevations of all installations, including all house connections. The house connection shall be located at the property line and referenced to a permanent marker.

(2) The as-built plan shall be prepared by a professional engineer licensed to practice in the State of New Jersey.

(3) The house connections shall be marked by an incised "S," two and one-half (21/2) inches high on the top of the curb. A well-marked stake is to be used if a curb does not exist. Upon installation of curb, the location of the connection will be marked on the top of the curb.

(4) The developer shall submit the original tracing on cloth, and two copies of the as-built plan shall be submitted to the borough so that additional copies may be reproduced therefrom.