The subdivider shall observe the following requirements and principles of land subdivision in the design of each subdivision or portion thereof. Where the land to be subdivided is located in a Minimum Impact Development District, the subdivider shall comply with all design standards applicable specifically to that district, as well as, where applicable, the requirements of this article.
The subdivision plat shall conform to design standards that will encourage good development patterns within the Township. 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. 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, and shall be such as to lend themselves to the harmonious development of the Township and enhance the public welfare in accordance with the design standards contained in this article.
A. 
The arrangement of roads and streets not shown on the Master Plan or Official Map shall be such as to provide for appropriate extension of existing roads and streets.
B. 
The right-of-way width shall be measured from lot line to lot line and shall be the following widths:
Type of Street
Right-of-Way Width
Arterial and major streets
80 feet
Collector streets
66 feet
Minor streets
50 feet
C. 
Subdivisions that adjoin or include existing streets that do not conform with 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 the road. If the subdivision is along one side only, 1/2 of the required extra width shall be dedicated.
D. 
Street intersections shall be as nearly at right angles as possible and in no case shall be less than 60º.
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. 
No new street shall be constructed within 200 feet of an existing intersection, except that a new street may be constructed opposite an existing minor street.
G. 
A horizontal curve shall be provided at any point along a street where the center line deflects. The center-line radius of a horizontal curve shall not be less than 150 feet for minor streets and 300 feet for collector streets. The minimum radius for an arterial or major street shall be 500 feet.
H. 
All changes in grade shall be connected by vertical curves of sufficient length to provide smooth transition and proper sight distance as approved by the Township Engineer and in accordance with AASHTO standards.
I. 
Dead-end streets (culs-de-sac) shall not serve more than 20 units and shall provide a pavement radius of not less than 45 feet and tangent to the right side whenever possible. Center islands are not permitted.
J. 
No street shall have a name which shall duplicate or so nearly duplicate as to be confused with names of existing streets. The continuation of existing streets shall have the same name.
K. 
Grades of arterial or major streets shall not exceed 8%. Grades of collector streets shall not exceed 10%. Grades of minor streets shall not exceed 12%. No road shall have a minimum grade of less than 1%.
L. 
Grades within 100 feet of intersections shall not exceed 4%.
M. 
Tangents of at least 200 feet shall be introduced between reverse curves on arterial and major streets. Tangents of at least 100 feet shall be introduced between reverse curves on collector and minor streets.
N. 
If a cul-de-sac is of a temporary nature, the completed cul-de-sac, with all appropriate improvements, shall be provided and provisions shall be made in any approval for future extension of the street and the reversion of the excess right-of-way to the adjoining properties.
O. 
All streets in any subdivision shall be constructed with granite block or concrete curbs.
P. 
Beam guide rail shall be provided along a street when the embankment exceeds a depth of five feet below the roadway. Guide rail may be waived if the embankment slope is 4 to 1 or greater and if approved by the Township Engineer.
Q. 
The corner at an intersection shall be rounded having a curb return which provides for a curbline having a radius of not less than 25 feet on minor streets. The curbline radius on arterial, major and collector streets shall be 35 feet.
R. 
Driveways shall not be constructed within 50 feet of an intersection return.
S. 
Intersections shall have unobstructed sight along both streets. The required available sight distance shall be provided based on AASHTO standards. A sight triangle easement shall be provided on corner lots to insure adequate sight distance.
T. 
Design standards for streets in any subdivision or site plan shall meet the minimum requirements as shown on the Table entitled "Minimum Road Design Standards for Road Acceptance," which is an appendix hereto and hereby declared to be a part of this chapter.[1]
[1]
Editor's Note: The Table of Minimum Road Design Standards for Road Acceptance is included at the end of this chapter.
U. 
All storm drainage shall be designed for a minimum twenty-five-year design storm. The calculations shall be based on the Rational Method.
V. 
If detention structures are proposed, the design of the basin shall be supported by flow routing calculations as recommended and approved by the Township Engineer. All required state permits shall be obtained and copies filed with the land use administrator.
W. 
Storm sewer pipe shall be reinforced concrete. The minimum pipe size shall be fifteen-inch diameter. The minimum pipe slope shall be 1/2%.
X. 
Inlets and manholes shall be spaced not more than 300 feet apart.
Y. 
Ends of storm shall be provided with headwalls or flared-end sections.
Z. 
All utilities, including but not limited to sanitary sewers, storm sewers, gas, electric, telephones and cable television, shall be installed underground.[2]
[2]
Editor's Note: Original Section 12-8.3, Lots, which immediately followed this subsection, was repealed 10-20-1998 by Ord. No. 98-6.
A. 
In large-scale developments, easements along rear property lines or elsewhere for utility installation may be required. 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 the watercourse and such further width or construction, or both, as will be adequate for the purpose.
C. 
Natural features such as trees, brooks, hilltops and views shall be preserved whenever possible in designing any subdivision containing such features.
D. 
In all applications for approval of a major subdivision, the sketch or plan presented of the major subdivision shall provide and allow for two adjoining lots for every 100 lots or portion of 100 lots, which two lots shall be dedicated and used for such public, recreational or other municipal purposes as the Township Council may determine from time to time in its discretion.[1]
[1]
Editor's Note: Original Section 12-8.4e, regarding approved sewage disposal systems, was deleted 7-18-2000 by Ord. No. 2000-14.
E. 
In all applications for approval of any preliminary major subdivision in any residential zone, the preliminary subdivision plans shall include provisions for a fire suppression system in accordance with requirements stated in § 147-8O of the municipal ordinances.[2]
[Added 4-25-2006 by Ord. No. 2006-03]
[2]
Editor’s Note: See Ch. 147, Site Plan Review.
[Amended 7-18-2000 by Ord. No. 2000-14]
A soil erosion and sediment control plan shall be prepared by a licensed New Jersey professional engineer in accordance with specifications for soil erosion and sediment control of the Sussex County Soil Conservation District. The soil erosion and sediment control plan shall be submitted to the Sussex County Soil Conservation District for certification pursuant to c. 251, L. 1975. The Planning Board shall not give unconditional approval to the preliminary plat until receipt of the Soil Conservation District certification. Any fees or expenses involved in the review by the district shall be the applicant's responsibility.[1]
[1]
Editor's Note: Original Section 5-9, Lot Dimensions, which immediately followed this section, was deleted 7-18-2000 by Ord. No. 2000-14.
[Amended 7-18-2000 by Ord. No. 2000-14]
Fees associated with subdivision of land are set forth in Chapter 88, Fees.