Borough of Paulsboro, NJ Article IV Design Standards

§ 70-11 Compliance required.

The subdivider shall observe the following requirements and principals of land subdivision in the design of each subdivision or portion thereof.

§ 70-12 General standards.

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[1] Editor's Note: Chapter 433 of the Laws of 1953 was repealed by Chapter 291 of the Laws of 1975.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.

§ 70-13 Streets.

A. 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. 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 right-of-way width shall be measured from lot line to lot line and shall not be less than the following:

(1) Arterial streets: 100 to 125 feet.

(2) Collector streets: 60 feet.

(3) Minor streets: 50 feet.

(4) Marginal access streets: 50 feet.

(5) 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. 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. 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. 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. 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. Street jogs with center line offsets of less than 125 feet shall be prohibited.

J. A tangent at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.

K. 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. All changes in grade shall be connected by vertical curves of sufficient radius to provide a smooth transition and proper sight distance.

M. 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. 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. 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.

§ 70-14 Blocks.

A. Block length and width or square footage within bounding roads shall be such as to accommodate the size of lot required in the area by the Zoning Ordinance[1] and to provide for convenient access, circulation control and safety of street traffic.

[1] Editor's Note: See Ch. 80, Zoning.

B. 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. For commercial, group housing or industrial use, block size shall be sufficient to meet all area and yard requirements for such use.

§ 70-15 Lots.

A. Lot dimension and area shall not be less than the requirements of the Zoning Ordinance.[1]

[1] Editor's Note: See Ch. 80, Zoning.

B. 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. Insofar as its practicable, side lot lines shall be at right angles to straight streets and radial to curved streets.

D. Each lot must front upon an approved street.

E. 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.

§ 70-16 Public use and service areas.

A. 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. 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. 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.