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.
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. Provisions shall be made for circular flow as approved
by the Township Engineer.
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.
[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 of the Township of Long Beach or this chapter of the Township
of Long Beach.
[Amended 5-23-2003 by Ord. No. 03-10C]
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.