The subdivision plat shall conform to design
standards that will encourage good development patterns within the
municipality. Where either or both an Official Map and 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 and shall be such as to lend themselves to the
harmonious development of the municipality and enhance the public
welfare in accordance with the following design standards:
A. The arrangement of streets not shown on the Master
Plan shall be such as to provide for the appropriate extension of
existing streets.
B. Minor streets shall be so designed as to discourage
through traffic.
C. 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.
D. The street right-of-way and pavement width shall be
measured from the lot line and such right-of-way shall not be less
than 50 feet, of which 30 feet shall be paved.
E. No subdivision showing reverse strips controlling
access to streets shall be approved.
F. Subdivisions that adjoin or include existing streets
that do not conform to widths as shown on the Master Plan or the street
width requirements of this article shall dedicate additional width
along either one or both sides of said road. If the subdivision is
along one side only, 1/2 the required extra width shall be dedicated.
G. Street grades. Grades of through and main traffic
streets shall not exceed 12%, except under special conditions which
may be approved by the Planning Board. No street shall have a minimum
grade of less than 1/2 of 1%.
H. Street intersections shall be laid out as nearly at
right angles as possible and in no case shall 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.
I. A tangent at least 100 feet long shall be introduced
between reverse curves.
J. 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 more than 100 feet
for all streets.
K. All changes in grade shall be connected by vertical
curves of sufficient radii to provide a smooth transition.
L. Connecting streets shall be planned wherever possible.
Dead-end streets, where planned, shall not be longer than 500 feet
and shall provide a turnaround at the end with a radius of not less
than 50 feet and tangent wherever 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
and reversion of the excess right-of-way to the adjoining properties.
M. 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. All
street names shall be approved by the Planning Board.
N. Before any street dedicated to public use in an existing
subdivision may be constructed or reconstructed hereafter, the owner
or owners of abutting properties, the subdivider or other parties
in interest shall make application in writing for a permit as required
by this chapter.
O. Blocks.
(1) 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
167, Zoning, and to provide for convenient access, circulation control and safety of street traffic.
(2) In blocks over 300 feet long, pedestrian crosswalks
may be required in locations deemed necessary by the Planning Board.
Such walkways shall be 10 feet wide and be straight from street to
street.
(3) Block size shall be sufficient to meet all area and
yard requirements for intended uses.
P. Lots.
(1) Lot dimensions and area shall not be less than requirements of Chapter
167, Zoning.
(2) Insofar as is practical, side lot fines shall be at
right angles to straight streets and radial to curved streets.
(3) Where there is a question as to the suitability of
a lot or lots for their intended use due to factors such as flood
conditions or similar circumstances, the Planning Board may, after
adequate investigation, withhold approval of such lots.
Q. Utility easements; drainage rights-of-way; preservation
of natural features.
(1) In large-scale development, 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 municipal departments concerned.
(2) 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.
(3) Natural features and views shall be preserved whenever
possible in designing any subdivision containing such features.