Township of Cedar Grove, NJ
Essex County
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Table of Contents
Table of Contents
The subdivider shall observe the requirements and principles of land subdivision in the design of each subdivision or portion thereof, as hereinafter set forth in this article.
The subdivision plat shall conform to design standards that will encourage good development patterns within the municipality. 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. In acting upon plats, the Planning Board shall require, among other conditions in the public interest, that the tract shall be adequately drained and that the streets shall be of sufficient width and suitable grade and suitably located to accommodate the prospective traffic, to provide access for fire-fighting equipment to buildings and to be coordinated so as to compose a convenient system, relating properly to the existing street system.
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.
Minor streets shall be so designed as to discourage through traffic.
Subdivisions abutting arterial streets shall 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 Planning Board may determine appropriate.
The minimum right-of-way width shall be measured from lot line to lot line and shall be in accordance with the following schedule:
Arterial streets: 80 feet to 120 feet.
Collector streets: 60 feet.
Minor streets: 60 feet.
Marginal access streets: 60 feet.
The right-of-way width for internal roads and alleys in multifamily, commercial and industrial developments shall be determined on an individual basis and shall in all cases be of sufficient width and design to safely accommodate the maximum anticipated traffic, parking and loading needs and access for fire-fighting equipment.
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 in the governing body under conditions approved by the Planning Board.
Subdivisions that adjoin or include existing streets that do not conform to widths as shown on the Master Plan or Official Map or to the street width requirements of this chapter shall dedicate additional width along either one or both sides of said road. If the subdivision is along one side only, 1/2 of the required extra width shall be dedicated.
Grades of arterial and collector streets shall not exceed 4%. Grades on other streets shall not exceed 10%, except in special instances where the topography of the land to be subdivided is such as to make it impossible to otherwise develop such land; and, in such instances, the Planning Board shall determine the grade. No street shall have a minimum grade of less than 1/2 of 1%.
Street intersections shall be as nearly at right angles as is possible and in no case shall be less than 60º. The block corners at intersections shall be rounded at the curbline with a curve having a radius of not less than 15 feet or as recommended by the State or County Highway Departments.
Street jogs with center-line offsets of less than 125 feet shall be prohibited.
A tangent at least 100 feet long shall be introduced between reverse curves of arterial and collector streets.
When connecting street lines deflect from each other at any one point by more than 10º, they shall be connected by a curve with a radius of not less than 100 feet for minor streets and of not less than 300 feet for arterial and collector streets.
All changes in grade shall be connected by vertical curves of sufficient radius to provide a smooth transition and proper sight distance.
Dead-end streets of a permanent nature shall provide a turnaround at the end with a radius of 50 feet and tangent, whenever possible, to the right side of the street. If a dead-end street is of a temporary nature, a similar turnaround shall be provided and provision made for future extension of the street into adjoining properties. Dead-end streets shall not exceed a maximum length of 600 feet; provided, however, that the Council may by resolution, upon recommendation to it by the Planning Board, waive this requirement.
[Amended 3-21-1966 by Ord. No. 66-5]
No street shall have a name which will duplicate or be likely to be confused with the names of existing streets. The continuation of an existing street shall have the same name. All street names shall be approved by the Planning Board.
Wherever possible, more than one street access to a subdivision shall be provided.
Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area by Chapter 268, Zoning, of the Code of the Township of Cedar Grove and to provide for convenient access, circulation, control and safety of street traffic.
In blocks over 1,000 feet long, pedestrian walkways may be required in locations deemed necessary by the Planning Board. Such walkway shall be 10 feet wide and be straight from street to street when possible and shall be paved. Lots abutting such a walkway shall be treated as a corner lot.
For commercial, group housing or industrial use, block size shall be sufficient to meet all area and yard requirements for such use.
Lot dimensions and area shall not be less than the requirements of Chapter 268, Zoning, of the Code of the Township of Cedar Grove, provided that this subsection shall not be construed to deprive any owner or subdivider of the right to apply under N.J.S.A. 40:55-39c[1] to the Board of Adjustment for a variance where a proposed major or minor subdivision containing a lot or lots which do not comply with the minimum dimension and area requirements of the said Chapter 268, Zoning, has been otherwise approved in accordance with the provisions of § 234-8B or 234-18.
Editor's Note: N.J.S.A. 40:55-39c was repealed by P.L. 1975, c. 291, and replaced by N.J.S.A. 40:55D-70.
Insofar as is practical, side lot lines shall be at right angles to straight streets and radial to curved streets.
Each lot must front upon a public street at least 50 feet in width, except lots fronting on streets described in § 234-25D(5) of this article.
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.
Where there is a question as to the suitability of a lot or lots for their intended use, due to factors such as rock formations, flood conditions or similar circumstances, the Planning Board may, after adequate investigation, withhold approval of such areas.
In large scale developments, easements along rear property lines or elsewhere for utility installation may be required. Such easements shall be at least 15 feet wide and located in consultation with the companies or Township departments concerned.
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 with the lines of such watercourse, and such further width or construction, or both, as will be adequate for the purpose.
Natural features, such as trees, brooks, hilltops and views, shall be preserved whenever possible in designing any subdivision containing such features.
Where required by the Planning Board, the subdivider shall reserve from 5% to 10% of the land for recreational purposes.
Any land shown on the Master Plan as proposed for park, playground, school site or other public use may be designated and reserved for such use.