Township of West Windsor, NJ Design Standards for Subdivisions

In any major subdivision it shall be the duty of the Planning Board to classify proposed streets according to their types. The Planning Board, in making its decisions, shall refer to the Master Plan and shall consider conditions within the subdivision and surrounding area. Other design characteristics of streets are shown on the Table of Street Dimensions in Subsection E below. Definitions of streets as set forth in the Master Plan are as follows:

(a)

Principal arterials: Any federal or state highway, street or road intended to carry regional, large traffic volumes at steady speeds through the Township. The right-of-way shall be as established by jurisdictional agency of roadway.

(b)

Major arterials: Any street intended to carry large volumes of traffic at steady speed with minimum interruptions to traffic flow, generally intended to carry traffic among various neighborhoods in the Township to destinations outside the Township and linking minor arterials and collectors to principal arterials. The right-of-way shall be 80 feet, with storage lanes for turning movements at key intersections.

(c)

Minor arterials: Any street which is intended for intermunicipal traffic and generally serves as a feeder road to major arterials. The-right-of-way shall be 70 feet, with storage lanes for turning movements at key intersections.

(d)

Major collectors: Any street which is intended for intermunicipal traffic and generally provides direct links to the arterial road system of the Township The right-of-way shall be 60 to 70 feet, depending on traffic volume characteristics. Generally, average daily traffic (ADT) existing and future of 2,000 to 5,000 would require a sixty-foot right-of-way, while over 5,000 ADT would require the seventy-foot right-of-way.

(e)

Minor collectors: Any street which is intended to gather traffic from a series of local streets and distribute it to major collectors or minor arterials. The right-of-way shall be 60 feet.

(f)

Minor or local streets: A street intended primarily for access to individual properties and designed for local traffic having either origins or destinations on the street. If it can serve traffic having origins or destinations on the street, it shall be considered a collector.

Waiver of classification definitions. In those instances where a proposed subdivision abuts an existing subdivision where existing stub or cul-de-sac streets may be extended, the Planning Board may deem such extended streets local in nature for purposes of classification, provided that such extended street is likely to serve traffic having either origins or destinations on the street.

Lots abutting arterial roads. In a subdivision abutting a principal, major or minor arterial, one of the following shall be required:

The frontage shall be reversed so that the lots contiguous to such roadways will front on a minor collector or local street, with an additional lot depth of 50 feet as an easement exclusively for planting and screening to be provided by the developer along the arterial street.

[Amended 5-16-1988 by Ord. No. 88-9]

A marginal service road shall be provided along such arterial street and shall be separated from it by a raised landscaped divider strip at least 20 feet in width.

Such other means of separating through and local traffic and of providing a suitable buffer shall be provided as the Planning Board may determine to be appropriate.

(4)

The side yard of a lot abutting a designated arterial roadway shall be increased by an additional width of 50 feet as an easement exclusively for planting and screening, to be provided by the developer along the arterial street.

[Added 12-27-1988 by Ord. No. 88-51]

Lots abutting major collector streets. No residential lot shall abut a major collector street only. Access shall be provided by reverse frontage on a minor collector, local street or by a marginal service road, but no additional setback is required. An appropriate landscaped buffer shall be provided on such reverse frontage lots along the collector street, containing a combination of shrubs, trees, conifers or berms conforming to a uniform landscape plan.

Table of Street Dimensions.[1] Right-of-way widths, measured from lot line to lot line, graded widths, paving widths and other items, shall be not less than shown on the appended table and diagrams, unless otherwise indicated on the Master Plan or the Official Map, when adopted.

[Amended 7-26-1982 by Ord. No. 82-29; 9-20-1990 by Ord. No. 90-12; 8-26-1993 by Ord. No. 93-23[2]]

	Table of Street Dimensions
	Minor or Local Residential⁴	Minor-Major Collectors⁴	Minor-Major³ Arterial
ROW (right-of-way) width	50 ft.	60 ft. to 70 ft.	70 ft. to 80 ft.
Paving widths	30 ft.	36 ft.⁶	36 ft. or 54 ft.
Curb radii at intersections	30 ft.	35 ft.	40 ft.
Lengths of tangents between reverse curves	0 ft.	200 ft.	300 ft.
Minimum radii to center line on curves	180 ft.¹	500 ft.	1,000 ft.
Straight line maximum at center line	500 ft.	3,000 ft.	4,000 ft.
Acceleration/deceleration lanes²	--	200 ft.	350 ft.
Maximum center line grades	10%	8%	6%
Minimum center line grades	0.75%	0.75%	0.75%
Cul-de-sac ROW diameter	116 ft.
Cul-de-sac paving diameter (except for 36-foot diameter center circle)	96 ft.
Minimum spacing of intersections	See § 200-57
Super-elevation	See Note 5

	Radius (feet)	Added Pavement Width (symmetrically) (feet)
	180+	0
	150 to 179	2
	125 to 149	3
	100 to 124	4
	75 to 99	6

	Minor/Local (feet)	Minor Collectors (feet)
ROW (right-of-way)	N/A	N/A
Paving widths	24, provided no parking on street	30, provided no parking on street
Curb radii at intersections	24	30
Length of tangents between reverse curves	0	100
Minimum radii to center line curves	125	500
Straight line maximum at center line	250	2,000

	NOTES: ¹Where because of the shape of tracts to be subdivided or topography it is not feasible to adhere to a minimum radius of 180 feet, the minimum pavement must be widened as the radius decreases to accommodate the widened path of a turning vehicle, as follows: ²Required at intersections and at all driveways to private property on arterials.
	³Or as determined by the jurisdictional agency of the roadway. ⁴Within planned developments, if private streets are proposed and are to be maintained by a homeowners' association, then such streets shall conform to the requirements of Table A, Table of Street Dimensions, except as amended below, for minor/local and minor collector streets only. [Added 2-25-1985 by Ord. No. 85-1]
	⁵Super-elevation shall be provided for all collector and arterial streets on curved alignments as required by the Township Engineer. [Added 4-20-1990 by Ord. No. 90-12]
	⁶Paving width of 36 feet applies only if the board of jurisdiction waives the median requirement set forth in § 200-97B of Part 3, Subdivision and Site Plan Procedures, of this chapter, shall apply. [Added 8-26-1993 by Ord. No. 93-23]

Editor's Note: See also the Diagrams of Street Sections located at the end of this chapter.

[2]

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. III).

Nonresidential streets. The widths of internal streets in business or industrial development designed as a whole in accordance with a comprehensive site plan shall be determined by the Planning Board in each case in the light of the circumstances of the particular situation and with a view to assuring the maximum safety and convenience of access for traffic and fire-fighting equipment, circulation and parking, including provisions for the loading and unloading of goods.

Reserve strips. There shall be no reserved strips or areas for controlling access to streets except where control and disposal of the land comprising such strips or areas have been placed in the hands of the Township under conditions approved by the Planning Board.[3]

[3]

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. III).

Subdivisions on existing streets.

When a subdivision abuts an existing street, it shall be widened (if necessary) and improved to conform to this Part 2.

If the subdivision is only a small part of a longer run of a substandard street and such improvement would produce a hazardous saw-tooth arrangement, the municipality, on the advice of the Planning Board, may elect to receive a cash payment in lieu of the improvements and to hold the same in a separate escrow account until continuous improvement of the street can be accomplished.

Curved minor streets. Curved minor streets are preferred to discourage speed and monotony. The maximum straight line between points on the center line shall not exceed that specified in the Table of Street Dimensions in Subsection E above.[4]

[4]

Editor's Note: Original Section 21-5.10, Buffer areas, which immediately followed this subsection, was deleted 5-16-1988 by Ord. No. 88-9.

Crown slope. The crown or minor streets shall not be less than six inches in order to provide for proper surface drainage.

Cut and fill slopes. To prevent gulleying and erosion, street cuts and streets on fill shall be provided with side slopes no steeper than one vertical to three horizontal or shall be equipped with cribbing, loose concrete blocks or other form of retaining wall. Such slopes, including cribbing and blocks, shall be suitably planted with perennial grasses or other vegetation in accordance with a plan approved by the Planning Board and shall be suitably maintained for a period of three years.

[Amended 4-20-1990 by Ord. No. 90-12]

Street names.

Street names and subdivision names shall not duplicate or nearly duplicate the names of existing streets or subdivisions in the municipality or surrounding communities. The continuation of an existing street shall have the same name.

Endings of proper street names should reflect street classification and differing types of streets in a development. As a guide, the following terminology is provided:

	Street Function	Appropriate Street Name
	Arterials and major collectors	Roads, Boulevards, Avenues
	Minor collectors	Drives, Ways
	Cul-de-sac	Lane, Court, Place, Circle

The developer shall submit, in writing, on a form to be provided by the Township Department of Community Development, a list of all proposed street names for any new development. This list is to be forwarded by the Township to the appropriate postmaster serving the particular zip code for review and verification of nonconflicting names within the zip code. The Township Engineer shall then make final determination and recommendation for accepting new street names and will so notify the Planning Board or Zoning Board (as appropriate) and the developer of the Township Engineer's decision.

[Amended 5-18-1987 by Ord. No. 87-8[5]]

[5]

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. III).

Alleys. The following shall apply to the design and location of alleys:

Public alleys shall not be permitted in residential developments except by permission of the Planning Board. Where public alleys are permitted in residential developments, they shall be 20 feet wide and paved for the full width.

Alleys serving commercial and industrial establishments are required unless other provisions for service are approved by the Planning Board. Alleys serving such establishments shall have a paved width of at least 24 feet. If it is impossible for an alley to go through a block, the alley shall be provided with a standard cul-de-sac turnaround at its closed end.

Cul-de-sac or dead-end turnarounds.

Culs-de-sac or dead-end turnarounds of a permanent nature shall provide a turnaround at the end with a right-of-way radius equal to 58 feet. Landscaped center islands measuring 36 feet in diameter are required.

The maximum length of a cul-de-sac shall be 600 feet to the turning circle. This distance may be increased to 800 feet if an emergency vehicular access and pedestrian walkway of at least 10 feet in width is provided from the head of a cul-de-sac providing direct access to the adjacent street. The length of a cul-de-sac may be in excess of 600 feet if it serves no more than 20 dwelling units or uses generating equivalent traffic.

In planned developments, if a cul-de-sac is less than 600 feet in length, then Subsection N(1) may be amended by the Planning Board to require a right-of-way turnaround radius of 50 feet and a landscaped center island measuring 26 feet in diameter.

[Added 2-25-1985 by Ord. No. 85-1]

(4)

Where a cul-de-sac street design is proposed to be located within an existing treed environment, the Planning Board may consider an alternate lot design treatment whereby minimum lot width on the cul-de-sac may be reduced to 1/2 the required lot width for a standard frontage lot. Such lot width reduction shall result in a shorter cul-de-sac length and, therefore, less destruction of the existing treed environment in order to be favorably considered by the Planning Board.

[Added 12-27-1988 by Ord. No. 88-51]

§ 200-57 Street intersections.

Angle of intersections. No more than two streets shall cross the same point. Street intersections shall be at right angles wherever possible, and intersections of less than 60º (measured at the center line of streets) shall not be permitted.

Spacing. Only one point of access and one point of egress may be allowed each property except where large frontages 1,000 feet or larger are present. In those latter cases, streets shall not enter the same side of major collector or minor arterial streets at intervals less than 800 feet, major arterial streets at intervals of less than 1,200 feet or principal arterials at intervals of less than 2,000 feet. Streets which enter a minor or major/minor collector street from opposite sides shall either be directly opposite to each other or they shall be separated by at least 200 feet between their center lines, measured along the center line of the intersected street.

Approaches. Approaches of any collector street to any intersection with another collector or an arterial street shall follow a straight line course within 100 feet of the intersection.

Extra widths. Where a nonresidential collector street or a collector/arterial street serving more than 100 residential lots or dwelling units intersects with another collector or arterial, both the right-of-way and the pavement shall be widened by 24 feet for a distance of 200 feet back from the intersection of the right-of-way lines. (See diagram.)[1]

Editor's Note: The Extra Width and Sight Triangle Diagram is located at the end of this chapter.

Sight triangles. In addition to right-of-way widths required for the full length of streets and wider intersections as specified above, sight triangles shall be dedicated as follows: The area bounded by the right-of-way lines and a straight line connecting sight points on street center lines which are the following distances from the intersection of the center lines:

Where a local street intersects another local street, 90 feet.

Where a local street intersects a collector street or minor arterial, 90 feet on the local and 200 feet on the collector or minor arterial.

Where a local, collector or minor arterial intersects a major or principal arterial street, 90 feet back on the local, collector or minor arterial streets and 300 feet back on the major or principal arterial street.

Sight triangle prohibited obstructions. No fences or any other obstruction nor any planting exceeding 30 inches in height as measured on a horizontal from the center line of the road may be placed in any sight triangle.

Property access. Unless necessary to provide access to a lot in separate ownership existing before the date of this Part 2, no driveway access to a property or additional street intersection may be permitted within the extra widths or sight triangles, as specified herein.

Street and neighborhood or directional signs.

Street signs shall have reflectorized white letters on a green background. Letters shall be four inches high, except those marking collector or primary streets, which shall be six inches high. Signs shall be placed in accordance with the Manual on Uniform Traffic Control Devices, latest edition.

At the discretion of the Planning Board, similar neighborhood or directional signs with letters eight inches high may be permitted or required.

§ 200-58 Curbs.

[Amended 2-16-1993 by Ord. No. 93-01]

Vertical (straight-face) curbs shall be required. Curb cuts, mountable curbs or romps shall be provided wherever sidewalks cross streets to accommodate wheelchairs and bicycles in accordance with New Jersey Barrier Free Design Criteria and the Americans with Disabilities Act of 1990.

Built-up ramps shall not encroach into loading/unloading zones, parking spaces or vehicular traffic lanes. Transitions from ramps to walks, gutters or streets shall be flush and free of abrupt changes. Detectable warnings on ramps shall extend the full width and depth of the ramp to assist the visually impaired in negotiating the change in slope.

§ 200-59 Culverts.

All culverts constructed within public rights-of-way shall be owned by Mercer County. All culvert designs shall be reviewed and approved by the Mercer County Engineer as a condition of preliminary approval.

[Amended 4-20-1990 by Ord. No. 90-12]

Culverts shall have headwalls and railings, where necessary, placed on right-of-way lines, unless the stream flow is judged minor by the Planning Board and the Township Engineer. In this case, at the option of the developer, pipes may be extended no less than 25 feet beyond the right-of-way line, and a single headwall may be built to grade on the upstream side without a rolling. Because of traffic hazard, intruding curbs and abutments near the paving lines are forbidden.

§ 200-60 Sidewalks.

Sidewalks shall be installed on both sides of all streets and shall consist of portland cement and concrete unless otherwise approved by the Planning Board at the time of the preliminary hearing. All sidewalks shall be in compliance with the requirements of the Americans with Disabilities Act of 1990 regarding walkways and curbs.

[Amended 4-20-1990 by Ord. No. 90-12; 2-16-1993 by Ord. No. 93-01]

Sidewalks, paths in planned developments or higher density residential developments.

In developments served by common open space, sidewalks to such space are required in easements or rights-of-way independent of vehicular rights-of-way.

Paths or sidewalks at least four feet wide, preferably independent of vehicular rights-of-way, connecting individual buildings with off-street parking and refuse disposal areas shall be provided. Larger widths may be required if such paths or sidewalks are an integral part of a larger common path system or are intended to accommodate bicycle traffic as well. The Planning Board shall be guided by § 200-36C(3)(c)[3] of Part 1 of this chapter in those instances where bicycle and pedestrian combined path systems are proposed.

Paths or sidewalks, preferably independent of vehicular rights-of-way, connecting groups of buildings with activity centers or differing use facilities shall be provided.

§ 200-61 Lots.

Lot size. Minimum lot size shall be governed by the provisions of Part 4, Zoning, of this chapter, based on the zoning district in which the lot is located.

Lot and house numbers. House and lot numbers shall be assigned each lot by the Township Engineer.

Side lot lines. Insofar as is practical, side lot lines shall be at right angles to straight streets and radial to curved streets.

Lot frontage and width. Each lot shall front on an approved street accepted by the municipality. Frontage shall be measured along a straight line between points where side lines meet street lines, e.g., the chord of a circle in a cul-de-sac.

Lot line on widened streets. Where extra width is provided for the widening of existing streets, lot measurements shall begin at such extra width line, and all setbacks shall be measured from such line unless otherwise provided by Part 4, Zoning, of this chapter.

Unsuitable lots. All lots shall be suitable for the purpose for which they are intended to be used. In order to prevent the use of lots which are not suitable because of adverse topography, rock formations, flood conditions, the presence of wetlands or similar circumstances, the Planning Board may require such revisions in the layout of the subdivisions as will accomplish one of the following:

[Amended 4-20-1990 by Ord. No. 90-12]

That the area of the unsuitable lots is included in other lots by increasing the size of the remaining lots.

That it is included in an area to be deeded to the municipality and held in its natural state for conservation and/or recreation purposes.

That some other suitable arrangement, such as common ownership made permanent by deed covenants running with the land, is made.[1]

Editor's Note: Former Subsection G, Flag lots, as amended, which immediately followed this subsection, was repealed 9-15-2008 by Ord. No. 2008-20.

§ 200-62 Structure location and driveway.

All lots shall be such that a structure conforming to the intended use and setback requirements of Part 4, Zoning, of this chapter, can be constructed in an area of the lot that is in conformity with the provisions of Part 4, Zoning, or Part 6, Floodplain Management Regulations, of this chapter.

[Amended 6-12-2023 by Ord. No. 2023-03]

Any structure must be accessible by means of a driveway that complies with the provisions of Article VI, § 200-29, of Part 1 of this chapter. Driveways shall be so laid out that it is possible to turn all vehicles on the lot and that it is not necessary to back any vehicle into a street.

§ 200-63 Easements.

Utility installation easements. Easements for utility installations may be required. Easements for sanitary sewer lines shall be constructed in such a manner so that all manholes have permanent, unrestricted access for highway-type trucks for the purpose of maintaining said sewer lines. Said easements shall be at least 20 feet in width or wider if necessary, of which an area of 12 feet in width by 12 inches in depth shall consist of quarry process with filter fabric with sufficient space for vehicles to turn around located at least every 1,200 feet. Such easement area may be seeded as long as the formation and the same is not diminished.

[Amended 9-13-1982 by Ord. No. 82-40]

Utility/landscape planting easements; adjacent streets. Based on field conditions where existing utility placement containing overhead wires would interfere with future street tree plantings' canopy growth, then the Planning Board, upon recommendation of the Township Engineer and Township Landscape Architect, may require an additional five feet for a landscape planting easement to be located outside the public right-of-way and utility easement in a manner compatible with an overall street tree planting plan.

[Added 4-12-1990 by Ord. No. 93-10]

Drainage and conservation easements.

[Amended 4-19-1999 by Ord. No. 99-07]

If the property on which a proposed subdivision is to be located is traversed by a watercourse of any kind, including a channel or a stream, the Planning Board may require that a stormwater and drainage easement and right-of-way along said watercourse be provided by the subdivider. The land which is the subject of such easement and right-of-way shall be a strip, which conforms substantially to the floodplain of such watercourse along both sides of the watercourse or extends along both sides of the top of the bank of the watercourse to a width of 15 feet in each direction or is not less than an encroachment line established by a competent higher authority, whichever is the greater; except, however, that if the location of such watercourse is at or near the boundary of the subdivision, the dimension of the easement and right-of-way shall be modified to retain it within the confines of the subdivision. Said easement and right-of-way shall include provisions assuring the following: preservation of the channel of the watercourse; prohibition of alteration of the contour, topography or composition of the land within the easement and right-of-way; prohibition of construction within the boundaries of the easement and right-of-way which will obstruct or interfere with the natural flow of the watercourse; and reservation to the Department of Public Works of a right of entry for the purposes of maintaining the natural flow or drainage of the watercourse, of maintaining any and all structures related to the exercise of the easement and right-of-way and of installing and maintaining storm or sanitary sewer systems or other public utility and the right to add additional utility lines when needed.

Drainage easements provided for the purpose of carrying overland flow or for underground storm drain piping shall include provisions assuring the following: preservation of the drainage swale or piping system contained within the easement, prohibition of construction within the boundaries of the easement and reservation to the Department of Public Works of a right of entry for the purposes of maintaining any and all structures related to the exercise of the easement.

[Added 4-20-1990 by Ord. No. 90-12]

§ 200-64 Preservation of natural or man-made assets.

Wherever possible, subdividers shall preserve trees, groves, waterways, scenic points, historic spots and other community assets and landmarks.

§ 200-65 Sewers.

Dry sewers shall be required in all developments, whether or not such sewers can be put to immediate use, provided that the development is in a state approved sanitary sewer service area.

[Amended 8-4-1986 by Ord. No. 86-19]

In the case of all major/minor subdivisions or site plans where sewer lines which will pass in front of existing lots are to be installed, the developer, as a condition of approval, shall provide:

[Added 7-26-1982 by Ord. No. 82-38]

To vacant property: a wye.

To improved property: a lateral to the existing curbline (including clean out). These laterals shall be provided in accordance with Township details and shall be installed at locations approved by the Township Engineer.

§ 200-66 (Reserved) [1]

Editor's Note: Former § 200-66, Reduced design standards for R-1 Residential developments, as amended, was repealed 3-8-1999 by Ord. No. 99-04.

§ 200-67 Design standards for single-family houses.

[Added 8-29-1994 by Ord. No. 94-32]

Legislative findings and purposes. Uniformity in the exterior design and appearance of dwellings erected in the same residential neighborhoods tends to adversely affect the desirability of the immediate and neighboring areas for residential purposes and impairs existing residential property in such areas, tends to impair the value of both improved and unimproved real property in such areas and tends to deprive the municipality of tax revenue and destroys a proper balance between the taxable value of real property in such areas and the cost of municipal services provided therefor. It is the purpose of this section to prevent these and other harmful effects of uniformity in design and appearance of dwellings erected in any housing development in the same residential neighborhood and thus to promote and protect the general welfare of the community.

Required minimum distance between dwellings substantially similar in external appearance. Not more than one construction permit shall be issued for any particular single-family detached dwelling unit in any new housing development consisting of two or more detached dwellings when the houses are substantially alike in exterior design and appearance, unless such similar houses either are separated by a distance of at least 200 feet or are situated on individual lots which are themselves separated at all points by a distance of at least 100 feet. In addition, the lots of houses which are substantially alike in exterior design and appearance shall not be next to each other or across the street from each other in whole or in part.

Criteria for determining whether dwellings are substantially similar in external appearance. Houses described in the above Subsection B shall be considered uniform in exterior design and appearance if they have any one of the following characteristics:

The same basic dimensions and floor plans are used without substantial differentiation of one or more exterior elevations.

The height and design of the roofs are without substantial change in design and appearance.

The size and type of windows and doors in the front elevation are without substantial differentiation.

Number of house designs required. In addition to the foregoing, there shall be not less than one basic house design and two different exterior elevations in every housing development consisting of eight or fewer houses, not fewer than two basic house designs and four different exterior elevations in every housing development consisting of nine to 15 houses, not fewer than three basic house designs and six different exterior elevations in every housing development consisting of 16 to 50 houses, not fewer than four basic house designs and seven different exterior elevations in every housing development consisting of 51 to 77 houses and not fewer than four basic designs and eight different elevations in every housing development consisting of 78 or more houses.

Type and model of house; building elevations and floor plans.

No construction permit shall hereafter be issued for more than one dwelling unit in any housing development until the builder shall post or cause to be posted on each specified lot on the map of the subdivision on file with the Construction Official the type and model of each house for which a construction permit has been or is being issued.