The subdivider shall observe the requirements and principles of land subdivision in the design of each subdivision or portion thereof as set forth in this chapter.
[Amended 7-18-1997 by Ord. No. 97-16C]
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 a 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 and 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 the Master Plan, latest revision, and shall lend themselves to the harmonious development of the township and enhance welfare in accordance with the design standards set forth in this chapter.
All streets or roads which are designated to become parts of the street or road system of the township as shown on the above plan or plans shall be coterminous with adjoining links in the system and at the same or greater widths. Dead-end streets shall be avoided wherever possible. If their use is unavoidable, turnarounds having a minimum radius of 50 feet shall be provided at the streets' ends. Where possible, one side of the cul-de-sac will be tangent with the right-hand side of the approaching roadway.
A. 
The distance from property line to property line, shall be no less than:
(1) 
Fifty feet in subdivision streets and avenues of secondary importance.
(2) 
Sixty feet in subdivision streets and avenues of primary importance.
B. 
Paved surfaces shall be no less than 30 feet in width.
C. 
Road, street and avenue grades shall be no less than 0.4%.
D. 
Street intersections shall be as nearly at right angles as possible and in no case shall be less than 60º. The block corner at intersections shall be rounded at the curbline with a curve having a radius of not less than 10 feet.
E. 
Street jogs with center-line offsets of less than 150 feet shall be prohibited.
F. 
A tangent of at least 100 feet shall be introduced between reverse curves.
G. 
The minimum center-line radius for minor streets shall be 50 feet and for arterial and collector streets, 300 feet.
H. 
All changes in grade shall be connected by vertical curves of sufficient length to provide a smooth transition and proper sight distance.
I. 
No street or road shall be submitted to the Board of Commissioners for acceptance into the township system until:
(1) 
The street or road is indicated as a public right-of-way on an approved and filed plan.
(2) 
The roadway has been improved by the construction of a paved surface conforming to the following specifications:
(a) 
Have a paved minimum width of 30 feet.
(b) 
Pavement specifications.
[Amended 11-20-1998 by Ord. No. 98-26C]
[1] 
Have a bituminous concrete pavement in accordance with 1989 standard specifications for the road and bridge construction of the New Jersey Department of Transportation, as amended, as follows:
[a] 
A subbase course of compacted road gravel [gradation designation (I-5)]; compacted thickness of six inches.
[b] 
A bituminous stabilized base course (Mix I-3); compacted thickness of 2 1/2 inches.
[c] 
A bituminous surface course; FABC-1 (Mix I-5); compacted thickness of 1 1/2 inches.
[2] 
A certificate of occupancy shall not be issued for, nor should any person as the owner or developer permit occupancy to be taken of, any dwelling fronting on any street, unless the first course thereof, as hereinabove provided, has been constructed, and also, at least such first course has been constructed on any connecting street or streets to an established township, county or state road or highway.
[3] 
If any such occupancy is so permitted prior to the construction of the first course, the Land Use Board Engineer shall remove all persons and, in addition, shall revoke any and all building permits which he or she may have issued for any structures on the plan showing such incomplete street.
(3) 
Prior to construction of the first course, concrete curb and all utility mains shall have been installed. The finished course shall be placed after all utility services which are to be placed underground within the roadway are completely installed.
J. 
All roadway excavation and embankment shall be constructed in accordance with the standard specifications of the New Jersey State Highway Department.
K. 
All subdivision applications for lands fronting on the ocean or bay shall include the extension of any street adjacent thereto running in a generally easterly or westerly direction its full width to the township boundary line.
[Added 2-21-1986 by Ord. No. 86-7C]
L. 
All subdivisions providing access easements which intersect Long Beach Boulevard shall provide for a minimum paved surface extending from Long Beach Boulevard into the easement 30 feet and having a width of no less than the full width of the easement. All paving shall be in accordance with Subsection I(2)(b) of this section.
[Added 9-17-1993 by Ord No. 93-17C]
Concrete curbing shall be constructed along the edge of all paved surfaces, or a suitable alternative to curbs which is approved by the Township Engineer and provides for adequate drainage shall be provided. If curbs are constructed, then the curb shall have a minimum top width of six inches, a minimum, bottom width of eight inches and a minimum depth of 16 inches and shall extend six inches above the paved surface. Concrete for curbs tested by standard methods shall test at not less than 3,000 pounds per square inch in 28 days. Construction of the curb shall be in conformance with the specification of the New Jersey State Highway Department and shall be cantered and battered in a manner as prescribed by the Township Engineer.
Street signs shall be enameled metal of the size and color equal and similar to the type now in use by the township. They shall be erected on galvanized steel posts with stabilizing pins and set in three-thousand-pound compressive strength concrete, in a workmanlike manner. At street intersections, one post shall carry two signs at right angles to denote the name of each street. Posts shall be 10 feet overall with three feet in the ground, surrounded with concrete.
A. 
Storm drains shall include the excavation for and construction of pipe drains for surface-drainage in accordance with plans approved by the Township Engineer and provisions of these specifications. Maximum run between proposed high point and proposed catch basins shall be no more than 500 feet.
B. 
Inlets, manholes and other drainage structures shall be constructed, as shown on the details, at the locations specified, and shall be the type specified on the approved plans. All catch basins shall be fitted with curb piece.
C. 
Pipe drains may be either reinforced concrete, bituminous-coated galvanized corrugated metal pipe or aluminum pipe and shall be in conformance with the requirements of the New Jersey State Highway Department standard specifications.
D. 
In addition to the requirements for adequate and proper drainage of the area comprising any particular subdivision as otherwise provided for herein, provision shall also be made for the dispositions of stormwater and runoff from the subdivision to an outlet of final disposal, such as a river, stream, lagoon or storm sewer. The Engineer shall determine the drainage basin or area of which the particular subdivision is a part and shall apportion among all the landowners thereof the fair and reasonable costs of ultimately providing sufficient drainage of the basin or area.
E. 
As a condition precedent to final approval of any subdivision, there shall be paid to the township, in cash, a sum which shall have been determined by the Township Engineer to be the proportionate cost of providing for the disposition of the stormwater runoff caused by the subdivision, and design criteria to be based on a ten-year storm.
For all major subdivisions, the applicant shall arrange with the serving utility for the underground installation of the utilities' distribution supply lines and service connection.
Lagoons shall have a minimum width of 100 feet and shall be bulkheaded in accordance with the specifications and regulations of the Building Code.[1] Provisions shall be made for circular flow as approved by the Township Engineer.
[1]
Editor's Note: See Ch. 64, Building Construction.
Block length and width or acreage within bounding roads shall be such as to accommodate the size of lots required in the area by Chapter 205, Zoning, and to provide for convenient access, circulation control and safety of street traffic. Block lengths shall not, under any circumstances, exceed 800 feet.
A. 
Lot dimensions and area for all new subdivisions shall not be less than the requirements of Chapter 205. Deviation from this provision shall require a variance application with the notice to property owners within 200 feet of the subject subdivision before any such subdivision may be approved except as hereinbelow provided in Subsection A(1).
[Amended 2-21-1986 by Ord. No. 86-5C; 6-17-2005 by Ord. No. 05-16C; 1-6-2006 by Ord. No. 05-31C; 9-15-2006 by Ord. No. 06-27C; 10-3-2008 by Ord. No. 08-35C; 6-29-2020 by Ord. No. 20-17C]
(1) 
A minor subdivision located entirely within a single residential zone may be approved without a variance where the lots created conform in lot frontage, depth, and square footage to the majority of the lots located on both sides of the street on which the new lots front located within 200 feet of the exterior boundary line of the land to be subdivided. That is to say, a minor subdivision may be created having lot dimensions and lot size conforming to the size and frontage of more than 50% of the lots located on both sides of said street on which the subdivision fronts within 200 feet of the exterior boundary line of the land being subdivided.
(2) 
In determining the lot frontage, depth and square footage of the majority of lots as set forth in Subsection A(1) above, reference shall be made by ownership and actual use and not by mere reference to the tax map.
(3) 
Any applicant applying for a minor subdivision shall show all lots on both sides of the street on which the subdivision fronts as they are actually owned and used. That is to say, if the official filed map or the Long Beach Township Tax Map shows two or more lots which are used as a single piece of property, the application shall so indicate such ownership and use.
(4) 
Any minor subdivision created pursuant to Subsections A(1) through A(3) above shall have lots which, in no event, shall have less than 40 feet of frontage on the street and contain not less than 3,000 square feet. The minimum requirements imposed by this subsection shall not apply to those sections of Long Beach Township known as "Loveladies" and "North Beach," and in those sections of Long Beach Township the lot created by any subdivision shall not have less frontage, depth or square footage than required for those zones by Chapter 205, Zoning, the Long Beach Township Code.
B. 
All lots which are traversed by the oceanfront building line as heretofore established by the Board of Commissioners of the Township of Long Beach shall have a minimum of 5,000 square feet of land located generally westwardly of the said oceanfront building line, regardless of the number of square feet in any such lot located between such oceanfront building line and the mean highwater line of the Atlantic Ocean. The five-thousand-square-foot requirement imposed hereby shall apply regardless of the minimum lot size in any zone and shall not reduce the required minimum lot size but shall be imposed as an additional condition precedent to the approval of any subdivision. Deviation from this provision shall also require a variance application with notice to property owners within 200 feet of the subject subdivision before any such subdivision may be approved by the Township of Long Beach Planning Board.
[Added 2-20-1987 by Ord. No. 87-9C; amended 6-29-2020 by Ord. No. 20-17C]
C. 
Each lot must front upon an approved street at least 40 feet in width and have a minimum size of 3,000 square feet except lots fronting on private roadways or easements.
[Amended 6-16-1978 by Ord. No. 78-17C]
D. 
The lot side lines shall be nearly perpendicular to the street line in all rectangular lots and radial to the street lines on curves, unless otherwise approved by the Township Engineer.
A. 
If subdivision is traversed by a watercourse, drainage way 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.
B. 
In appropriate cases, the Planning Board may require needed parks and playgrounds or other recreation public lands to be shown on the final plat map.
A. 
On-site grading. A grading plan, prior to final approval, showing existing spot elevations 50 feet on center each way based on United States Coast and Geodetic Survey datum and proposed finished spot elevations 50 feet on center each way for the grading of all lots and streets and at each property corner shall be submitted to the Township Engineer. This plan shall show wetland areas as defined by the Wetlands Act, Chapter 272, P.L. 1970,[1] all streams and areas of visible standing water, showing surface elevation, and the water table.
[1]
Editor's Note: See N.J.S.A. 13:9A-1 et seq.
B. 
As-built grading plan. All applications by developers for municipal acceptance of streets shall be accompanied by a plan showing as-built surface elevations prepared and certified to by a licensed land surveyor. This plan shall show existing one-foot contours and indicate existing finished surface elevations at all lot corners, house corners and all other locations necessary to show that surface water will run off without causing flooding of the land or buildings.
[Amended 1-7-1977 by Ord. No. 76-21C]
A. 
In those sections of the township lying between the Borough of Surf City and the Borough of Harvey Cedars, easements shall be 20 feet in width for one tract of land and 30 feet in width when two tracts of land are served by one easement; between the Borough of Harvey Cedars and the Borough of Barnegat Light, easements shall be 25 feet in width for one tract of land and 30 feet in width when two tracts of land are served by one easement.
[Amended 9-21-1979 by Ord. No. 79-17C]
B. 
In all other sections of Long Beach Township the minimum width of any easement shall be 20 feet. The development of any land by the use of the easements shall be permitted where lots fronting on any such easement have a minimum area, exclusive of the area burdened by the easement, of 8,000 square feet where the easement development is created in such a manner that the easement crosses only a single lot giving access to one other lot fronting on the waters of Barnegat Bay, Manahawkin Bay, Little Egg Harbor Bay or the Atlantic Ocean, in which case the minimum lot size shall be as dictated by the appropriate provisions of Chapter 205, Zoning; provided, however, that in all sections of Long Beach Township, except those sections lying between the northerly boundary line of the Borough of Surf City and the southerly boundary line of the Borough of Barnegat Light, commonly known as the North Beach and Loveladies sections of Long Beach Township, no development by easement shall be permitted except across a single lot giving access to one other lot which fronts on Barnegat Bay, Manahawkin Bay, Little Egg Harbor Bay or the Atlantic Ocean.
[Amended 8-21-1987 by Ord. No. 87-27C]
C. 
All easements shall be provided with a rectilinear turnaround perpendicular to the easement and contiguous thereto having the same width as the width of the easement and extending 25 feet in length or depth from the side line of the easement. The rectilinear turnaround shall be located contiguous to the last lot on the easement but located on the lot adjacent thereto. Where any easement is more than 500 feet in length, a second rectilinear turnaround shall be provided on the lot which is nearest to a midpoint between the required rectilinear turnaround at the end of the easement and the street into which the easement gives access. Such rectilineal turnarounds shall not be considered part of the easement which they service and the area of such rectilineal turnarounds shall not be deducted from the area of the lot on which they are situate when calculating minimum lot size required by the Zoning Ordinance[1] of the Township of Long Beach or this chapter of the Township of Long Beach.
[Amended 5-23-2003 by Ord. No. 03-10C]
[1]
Editor's Note: See Ch. 205, Zoning.
D. 
Any easement which gives access to a lot fronting on the waters of the Atlantic Ocean or the waters of any bay lying generally westerly of Long Beach Island shall be provided with a pedestrian easement giving access to the waters aforesaid for owners of all lots fronting on such easement. The pedestrian easement shall have a minimum width of five feet.
E. 
Where an easement is located along a property line, the easement may contain lands on an adjacent property, provided that the owners of the fee title to all of the easements have executed requisite documents in recordable form to create an easement of the required width.
F. 
Where an existing easement is to be extended, it may be extended continuing the width of the existing easement despite the fact such width may be less than the width specified in this chapter; provided, however, that such extended easement of a width less than the widths hereinabove called for shall not be extended for a distance of more than 100 feet. Where such an extension of not more than 100 feet is permitted on an existing easement which has no rectilineal turnaround as called for in Subsection C above, a rectilineal turnaround shall be provided as a condition of permitting such extension.
[Amended 5-23-2003 by Ord. No. 03-10C]
G. 
In lieu of the rectilinear turnaround hereinabove required, an easement may be provided with a terminal cul-de-sac having a minimum radius of 40 feet, which cul-de-sac shall be offset to one side or the other, to the left if possible.
[Added 4-16-1993 by Ord. No. 93-7C]
Where any major subdivision requires the developer to install either water mains, sewer mains or both, those improvements shall be designed and installed only in accordance with design standards which may from time to time be adopted by resolution by the Board of Commissioners of the Township of Long Beach pursuant to recommendations provided to the Board of Commissioners by the Township Engineer. Such recommendations adopted by the Board of Commissioners pursuant to recommendations by the Township Engineer shall follow current good engineering practices and, where sewer mains are involved, shall be in conformity with rules and regulations adopted by the Ocean County Municipal Utilities Authority. All such standards shall be in conformity with the rules and regulations adopted by any appropriate agency of the State of New Jersey, including, inter alia and without limitation, the State of New Jersey Department of Environmental Protection and Energy, the State of New Jersey Department of Health and the State of New Jersey Department of Community Affairs.