The applicant shall observe the following requirements and principles of land subdivision in the design of each subdivision or portion thereof:
The subdivision plat shall conform to design standards that will encourage the most appropriate development pattern within the Township of Morris.
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 approved Master Plan or Official Map shall be shown on all subdivision plats.
The design criteria established in Part 4, Site Plan Review, of this chapter shall apply, where appropriate in the judgment of the reviewing board or any Township official acting pursuant to the provisions of this chapter, to all major and minor subdivision proposals. These design criteria shall include, without limitation, requirements for disturbance fencing as set forth in § 57-110.1 of this chapter.
[Added 12-2-1998 by Ord. No. 24-98]
The arrangement of streets not shown on the Master Plan or Official Map shall be such as to provide for the appropriate extension of existing streets and, where necessary, in order to promote the orderly flow of traffic and the safety and welfare of the public and shall be such as to provide for appropriate extension to adjoining properties for future streets.
The right-of-way widths shall be measured from abutting lot line to abutting lot line, and the right-of-way widths and pavement widths shall not be less than the following:
Primary or arterial roads shall have a right-of-way width of 66 feet and a pavement width of 46 feet.
[Amended 10-18-1995 by Ord. No. 40-95]
Minor streets shall have a right-of-way width of 50 feet and a pavement width of 30 feet.
Cul-de-sac or dead-end turnarounds shall have a minimum radius of 40 feet on the curb.
The right-of-way and pavement widths for internal roads in multifamily, commercial and industrial developments and zones 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, loading and access for firefighting equipment.
Subdivisions that include existing streets which do not conform to pavement and/or right-of-way widths as shown as the Master Plan or Official Map shall dedicate and improve to Township specifications additional width along the side or sides of said road abutting the property being subdivided. If the subdivision adjoins one side of an existing road which does not meet standards, only 1/2 of the required extra width shall be dedicated and improved to Township specifications.
Street design standards.
Grades of arterial streets shall not exceed 6%. Grades of major collector streets shall not exceed 8%. Grades on other streets shall not exceed 10%. No street shall have a minimum grade of less than 1/2 of 1%.
[Amended 7-20-1994 by Ord. No. 14-94]
Street intersections shall be laid out as nearly at right angles as possible and in no case shall they be less than 60°. The block corners at intersections shall be rounded at the curbline with a curb having a radius of not less than 35 feet.
Street jogs with center-line offsets of less than 125 feet shall be prohibited.
A tangent at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.
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 300 feet for minor streets and 600 feet for arterial and collector streets.
All changes in grade shall be connected by vertical curves of sufficient radius to provide a smooth transition and proper sight distance.
Cul-de-sac length standards.
[Amended 7-20-1994 by Ord. No. 14-94]
Where a dead-end street is judged to be temporary by the Planning Board, the Board may extend the length of the street to serve a maximum average daily traffic (ADT) level of 200 in the RA-130 and RA-35 Zones (i.e., equivalent of 20 single-family homes) and a maximum ADT level of 250 in all other residential zones (i.e., equivalent of 25 single-family homes).
The turnaround shall have a curb radius of 40 feet and shall be tangent wherever possible to the right side of the street. When a dead-end street terminates at an adjoining property line and where it is possible, as determined by the Planning Board, to extend the street at a future time, the turnaround right-of-way shall be considered temporary in nature, and provisions shall be made for future extension of the street and reversion of the excess right-of-way to the adjoining property or properties. The removal of such turnaround and the extension of the street shall be accomplished by the future developer. Whenever a turnaround is proposed on any street, the front yard setback line shall be measured from said turnaround.
Streets shall not have names 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. All street names shall be approved by the Planning Board.
Block length and width or acreage within bounding roads shall be such as to accommodate the size of the lot required in the area by Chapter 95, Zoning, and to provide adequately for sewage disposal, convenient access, circulation, control and safety of street traffic.
In blocks over 1,000 feet long, public rights-of-way through the blocks may be required in locations deemed necessary by the Planning Board. Such rights-of-way shall be at least 10 feet wide and be straight from street to street.
Block sizes for group housing, business or industrial use shall be sufficient to meet all area and yard requirements for such use.
Rights-of-way and easements within blocks shall be not less than 20 feet in width.
Sidewalks shall be required in all major subdivisions and those minor subdivisions where the construction of sidewalks would continue an existing pattern, except that no sidewalks shall be required in subdivisions located in an RA-130 District or where specifically waived by the Planning Board at the time of preliminary approval.
Lot dimensions, front, side and rear yards and total area in square feet shall not be less than required by Chapter 95, Zoning.
Insofar as is practical, side lot lines shall be at right angles to streets and radial to curved streets.
Each lot must front upon an approved street, and frontage shall not be less than required.
Where land has been dedicated for a widening of existing streets, lots shall begin at such new street line as may have been established, and all setbacks shall be measured from such line.
Where there is a question of the suitability of a lot or lots for their intended use due to factors such as rock formations, flood conditions, high water table, sewage disposal, excessive topographic slope or similar circumstances, the Planning Board may, after adequate investigation, with professional assistance, if deemed necessary, withhold approval of such lots.
Residential driveways leading from garages to streets shall not have a grade in excess of 15%, except for minor topographic variations as will be approved by the Planning Board at the time of subdivision approval. At the garage, there shall be a standing area a minimum of 25 feet in length with a grade not to exceed 5%. At the street, there shall be a landing area not exceeding 5% grade which extends a minimum distance of 20 feet back from the edge of the traveled way. Vertical curves shall be provided to prevent the dragging of any vehicle undercarriage. For individual lots, the provisions of this section shall be administered by the Township Engineer.
[Amended 10-18-1995 by Ord. No. 40-95]
In any major subdivision or where unusual circumstances warrant, as determined by the Planning Board, easements may be required for utility installations. Such easements shall be at least 20 feet wide and located after consultation with the utility companies or Township agencies concerned.
Where a subdivision is traversed by a watercourse, drainage channel or stream, there shall be provided an easement or drainage right-of-way at least 20 feet wide on each side conforming substantially to the lines of such watercourse and such further width as will be adequate for the purpose of disposing of stormwaters and for flood control. Such easements shall be deeded to the Township prior to final subdivision approval.
In all subdivisions, all utility distribution lines or mains and all services shall be installed underground. In all such subdivisions, the applicant shall arrange with the serving utility for the underground installation of the utilities' distribution supply lines, in accordance with the provisions of the applicable standard terms and conditions incorporated as a part of its tariff, as the same are then on file with the State of New Jersey Board of Public Utilities Commissioners, and shall submit to the Planning Board prior to the granting of final approval a written instrument from each serving utility which shall evidence full compliance with the provisions of this § 57-85C(1); except, however, that lots in such subdivisions which abut existing streets where overhead electric or telephone distribution supply lines have heretofore been installed on any portion of the street involved may be supplied with electric and telephone service from those overhead lines, but the service connections from the utilities' overhead lines shall be installed underground.
In any particular situation where the applicant can clearly demonstrate that, because of unusual topographic conditions or other unusual conditions having to do with the land, installation of such utilities underground is impracticable or otherwise not feasible due to such conditions, then the Planning Board, in its discretion, may waive this requirement for underground installation.
All underground utility work which will be under the pavement of the street shall be laid sufficiently in advance to allow for complete settlement of the trenches, and in no event shall construction work be permitted over such excavation which, in the opinion of the Township Engineer, has not properly settled.
Streetlights shall be installed at street intersections, along vertical and horizontal curves and at the end of dead-end streets and shall be spaced approximately 300 feet apart.
No building shall hereinafter be erected, altered, added to or enlarged within a distance of 25 feet from the high-water mark of any water body, watercourse or wetlands area.
Erosion and sedimentation control measures used to control erosion and reduce sedimentation shall meet all the standards and requirements of Part 6 of this chapter.