A.
All residential streets other than main traffic arteries
shall be designed so as to:
(1)
Provide for the continuation of the principal streets
in the adjoining subdivisions where reasonably required for harmonious development.
(2)
Discourage other than local traffic.
(3)
Provide for the proper projection when adjoining property
is not subdivided, subject to any required access control strip where reasonably
required for harmonious development.
(4)
Provide adequate separation by way of street design from
other developments where such is reasonably required to avoid undue traffic
on local residential streets.
(5)
Provide a marginal access road or reverse frontage with
a buffer strip for planting or some other means of separation where the subdivision
abuts thoroughfares where such marginal access road or reverse frontage is
reasonably required to avoid interference with the flow of traffic on the
thoroughfare or to preserve the value of property abutting on such thoroughfare.
(6)
Give adequate recognition to existing topography.
(7)
Be not only conducive to the proper development of the
immediate subdivision but also in a manner which will not adversely affect
the neighborhood.
B.
If a street does not maintain a straight course or alignment
between its intersections with another street or streets and if the center
line of one straight section thereof, when projected, makes a deflection angle
between 10° and 60°, inclusive, with an adjoining straight section
thereof, such section shall be connected by a curved street section having
a center-line radius of not less than 75 feet. If such deflection angle is
in excess of 80°, the curved street section shall have a center-line radius
not less than 50 feet.
Upon the request of any developer, the Planning Board shall cause to
be submitted to him or her a preliminary proposal concerning the street design
or alignment for the land included within its proposed subdivision.
Street widths in residential areas shall be a minimum of 50 feet. The
Board may require greater street widths to assure the free flow of traffic
where such widths are shown on the Master Plan or the Official Map. Subdivisions
which adjoin or include existing streets not conforming to width requirements
of this chapter may be required to dedicate lands along either one or both
sides of said road for widening. If the subdivision is along one side only,
1/2 of the required extra width may be required to be dedicated.
A.
Grades for main traffic arteries shall not exceed six
feet in 100 feet.
B.
Grades for all streets other than main traffic arteries
shall not exceed 10 feet in 100 feet.
C.
No street shall have a grade of less than one foot in
100 feet.
D.
A vertical curve shall be provided at each change of
grade. Vertical curves shall have a length sufficient to enable a driver with
eye at 4 1/2 feet above the street surface to observe a four-inch-high
object in the same lane at a distance of not less than 150 feet, but in no
case shall the length of a vertical curve be less than 100 feet.
A.
The intersections of streets shall be at an angle of
90° or as close to such angle as is practicable, but in no case shall
an intersection be at an angle of less than 60°.
B.
When two streets of the same general direction intersect
another street so as to create a jog, the center lines of such former two
streets at their points of intersection with such other street shall be at
least 125 feet distant from each other.
Curbs shall have a minimum radius of 20 feet at street corners. Normally
the radius on the property line shall not be less than 10 feet. Longer radii
shall be provided when the Planning Board finds it reasonably necessary to
accommodate traffic or topographical conditions or when a special feature
of a subdivision requires emphasis.
A.
The maximum length of a cul-de-sac shall be 600 feet,
unless topography or lack of other means for providing access to an area would
necessitate greater lengths. Culs-de-sac over 600 feet shall conform to requirements
for other residential streets.
B.
There shall be a turnaround roadway with a minimum outside
radius of 48 feet at the closed end, and additional space subject to the approval
of the Township Engineer shall be provided outside the roadway for the removal
of snow.
C.
If in a development a street which is planned for extension
in a future development is temporarily dead ended, a temporary turnaround
of a minimum outside radius of 48 feet shall be provided at each dead end.
In such case, easement shall be granted to the Township for the maintenance
thereof until such street is extended and another turnaround or other means
of circulation of traffic is provided.
There shall be no reserve strips controlling access to streets except
where the control of such strips is definitely placed with the Township under
conditions prescribed by the Planning Board or the Board of Adjustment. The
subdivision of the land shall be such as to provide each lot, by means of
either a public street or a way of permanent easement, with satisfactory access
to an existing public street or one which is to be constructed at the same
time as the street or way shown on such subdivision.
Service ways shall be provided in business areas no less than 20 feet
in width for access to block interiors for off-street loading and parking
purposes. Such ways, where adjacent to residential areas, shall be carefully
screened from such residential areas by planting or equally suitable means
as approved by the Board.
Block length and width and acreage within bounding roads shall be such as to accommodate lots of the size required in the area by Chapter 347, Zoning, or this chapter and to provide for convenient access, circulation control and safety of street traffic.
A.
Sidewalks shall be required in all subdivisions. Sidewalks
shall be four feet wide. The Planning Board, however, may determine that there
should be sidewalks on only one side of the street or that no sidewalks should
be provided if it finds that one of the following conditions exists and if
it further finds that the public safety will not be adversely affected thereby:
(1)
The new street shown on the subdivision plat is an extension
of an existing street where there is a sidewalk on only one side or there
is no sidewalk, as the case may be.
(2)
There are other subdivisions in the neighborhood where
there are sidewalks on only one side of the street or no sidewalks, and it
would be unreasonable to require a sidewalk on more than one side of the street
or any sidewalk.
(3)
The open or rural character of the subdivision development
would be best preserved by a sidewalk on only one side of the street or by
no sidewalk.
B.
In blocks over 600 feet long, pedestrian walkways may
be required in locations deemed necessary by the Board. Such walkways shall
be 10 feet wide. The design and direction of such walks shall be such as to
provide a most convenient and accessible walkway. Walkways shall be provided
with a sidewalk not less than four feet in width, and proper lighting therefor
shall be provided. An easement for such walkways shall be dedicated to the
Township.
The street standards with respect to the width of pavement, grass strips
and sidewalks shall be as follows:
|
Street Width
(feet)
|
Center of Street to Edge of Pavement
(feet)
|
Grass Space
(feet)
|
Sidewalk
(feet)
|
Grass Space
(feet)
|
|---|---|---|---|---|
|
50
|
14
|
5
|
4
|
2
|
|
55
|
15
|
5.5
|
4
|
3
|
|
60
|
18
|
5
|
4
|
3
|
|
66
|
20
|
5
|
4
|
4
|
[Amended 6-15-2004 by Ord. No. 04-34]
A.
Provision shall be made for the planting of shade trees
of such type and size and at such reasonable intervals as shall be approved
by the Planning Board. Shade trees shall be located on the property line and
shall not be planted closer than 25 feet to an existing or proposed street
intersection.
B.
Existing trees near street rights-of-way and within the
property shall be preserved by the subdivider where practical.
C.
Shade trees will not be required if the Board finds that
the trees already existing on the property to be subdivided, and which will
not be required to be destroyed by the subdivision, will provide sufficient
foliage and that the resulting informal arrangement of trees in the subdivision
will be at least equally desirable. In any such instance, the Board may require
the planting of such shrubs as it may designate in lieu of such street border
trees.
Where practical on all new streets and on the extension of existing
streets, utility mains shall be placed in rights-of-way on the sides of the
roadway. Water and storm sewer installations shall be placed on one side and
gas and sanitary sewer on the other side to simplify location and repair of
the lines if they require attention.
Street signs shall be installed at all street intersections and shall
be in character with and similar to the standard street signs in the immediate
area.
No topsoil shall be removed from the site or used as spoil. A minimum
depth of six inches of topsoil shall be stabilized and maintained in all open
areas. The subdivider shall ensure that no rubbish or debris (dead trees and
the like) is left on public land at the completion of the project.
