The subdivider shall observe the following requirements
and principals of land subdivision in the design of each subdivision
or portion thereof.
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
(general plan or development 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. Where no Master Plan
or Official Map exists, streets and drainage rights-of-way shall be
shown on the final plat in accordance with Section 20 of Chapter 433
of the Laws of 1953[1] 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.
[1]
Editor's Note: Chapter 433 of the Laws of
1953 was repealed by Chapter 291 of the Laws of 1975. For current
provisions, see N.J.S.A. 40:55D-1 et seq.
A.Â
The arrangements of streets now shown on the Master
Plan or Official Map shall be such as to provide for the appropriate
extension of existing streets.
B.Â
Minor streets shall be so designed as to discourage
through traffic.
C.Â
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.Â
The right-of-way width shall be measured from lot
line to lot line and shall not be less than the following:
(1)Â
Arterial streets: 100 to 125 feet.
(2)Â
Collector streets: 60 feet.
(3)Â
Minor streets: 50 feet.
(4)Â
Marginal access streets: 50 feet.
(5)Â
The right-of-way width for internal roads in 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 traffic, parking and loading needs and maximum
access for firefighting equipment.
E.Â
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.
F.Â
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 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.
G.Â
Grades of arterial and collector streets shall not
exceed 5%. Grades on other streets shall not exceed 10%. No street
shall have a minimum grade of less than 8/10 of 1%.
H.Â
Street intersections shall be as nearly at right angles
as is possible and in no case shall be less than 60°. Block corners
at intersections shall be rounded at the curbline with a curve having
a radius of not less than 20 feet.
I.Â
Street jogs with center line offsets of less than
125 feet shall be prohibited.
J.Â
A tangent at least 100 feet long shall be introduced
between reverse curves on arterial and collector streets.
K.Â
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 center line radius of not less
than 125 feet for minor streets and 300 feet for arterial and collector
streets.
L.Â
All changes in grade shall be connected by vertical
curves of sufficient radius to provide a smooth transition and proper
sight distance.
M.Â
Dead-end streets shall be not longer than 400 feet
and shall provide a turnaround at the end with a radius of not less
than 50 feet. 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.
N.Â
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.
O.Â
Streets to be constructed by developers or subdividers
will be subject to requirements set out by either the Planning Board
or the Borough Council or the Borough Engineer, concerning but not
limited to such items as test boring, subsurface drainage, streams
or water conductors, stormwater drainage, street material, including
subsurface matter, street installation or any other material considered
to be necessary for proper street construction or drainage.
B.Â
In blocks over 1,000 feet long, pedestrian crosswalks
may be required in locations deemed necessary by the Planning Board.
Such walkway shall be 10 feet wide and be straight from curb to curb.
C.Â
For commercial, group housing or industrial use, block
size shall be sufficient to meet all area and yard requirements for
such use.
B.Â
The owner of a corner lot (of the depth established
by the filed plan of which said lot is a part, or equal to or less
than the depth of inside lots in the same block) shall not be permitted
to subdivide said lot for the purpose, whether immediate or future,
of sale or improvement by construction of a building thereon, thus
creating a new lot facing on the street adjacent to the side of said
corner lot as shown on the filed plan.
C.Â
Insofar as its practicable, side lot lines shall be
at right angles to straight streets and radial to curved streets.
D.Â
Each lot must front upon an approved street.
E.Â
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.
A.Â
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.
B.Â
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 of construction,
or both, as will be adequate for the purpose.
C.Â
Natural features such as trees, brooks, hilltops and
views shall, whenever deemed practicable by the Planning Board, be
preserved in designing any subdivision containing such features.