The subdivider 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 good development patterns within the
municipality. 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 an 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: See now N.J.S.A. 40:55D-37
et seq.
A.
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.
B.
Minor streets shall be so designed as to discourage
through traffic.
C.
Subdivision 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 Joint Planning Board may determine appropriate.
D.
Right-of-way width.
(2)
The right-of-way width for internal roads and
alleys in multifamily, commercial and industrial development 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 fire-fighting 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 Joint 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 Part 8 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 for arterial and collector streets shall not
exceed 4%. Grades on other streets shall not exceed 10%. No street
shall have a minimum grade of less than 1/2 of 1%.
H.
Street intersections shall be as nearly at right angles
as is possible and in no case shall be less than 60°. The 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. This requirement shall be deemed to
prohibit street offsets in which the center lines are proposed to
be aligned instead of offset.
[Amended 8-14-1969]
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 radius of not less than 100 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 (culs-de-sac) shall not be longer
than 600 feet and shall provide a turnaround at the end with a radius
of not less than 50 feet and tangent whenever possible to the right
side of the street. 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.
A.
Block length and width or acreage within bounding
roads shall be such as to accommodate the size of lot required in
the area by Part 9, Zoning, and to provide for convenient access,
circulation control and safety of street traffic.
B.
In blocks over 1,000 feet long, pedestrian crosswalks
may be required in locations deemed necessary by the Joint Planning
Board. Such walkway shall be 10 feet wide and be straight from street
to street.
C.
For commercial, group housing or industrial use, block
size shall be sufficient to meet all area and yard requirements for
such use.
A.
Lot dimensions and area shall not be less than the
requirements of Part 9, Zoning.
B.
Insofar as is practical, side lot lines shall be at
right angles to straight streets, and radial to curved streets.
C.
Each lot must front upon an approved street at least 50 feet in width except lots fronting on streets described in § 142-207D(1)(d) and (2) of this article.
D.
Where extra width has been dedicated for widening
existing streets, lots shall begin at such extra width line, and all
setbacks shall be measured from such line.
E.
Where there is a question as to the suitability of
a lot or lots for their intended use due to factors such as rock formations,
flood conditions or similar circumstances, the Joint Planning Board
may, after adequate investigation, withhold approval of such lots.
F.
Side lot lines shall be straight for the full depth
of the lot.
[Added 12-28-1989 by Ord. No. 0-16-89]
A.
Easements; setbacks.
[Amended 12-28-1989 by Ord. No. 0-17-89]
(1)
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.
(2)
In all residential and other subdivisions involving
building development, no buildings or structures shall be located
within a minimum setback of 25 feet from the center line of a natural
gas or liquefied gas transmission line or within 25 feet of overhead
electric or other high-tension lines. In respect of overhead or aerial
lines, the setback shall be measured from a line drawn vertically
from the outer edge of any overhead electric or other high-tension
line or from any supporting structure or stanchion supporting an overhead
powerline.
B.
Where a subdivision is traversed by a watercourse,
drainageway channel or street, there shall be provided a stormwater
easement or drainage right-of-way conforming substantially with the
lines of such 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.
[Added 8-1-1968]
A.
In general the design standards shall follow the latest
New Jersey State Department of Health Rules and Regulations for the
Design of Sewerage, Water Treatment and Supply Facilities except as
otherwise indicated in this Part 8.
B.
The maximum manhole spacing for sewers 15 inches in
diameter or smaller shall be 300 feet. The maximum manhole spacing
for sewers larger than 15 inches shall be 400 feet. Flushing manholes
shall be provided at the ends of all sanitary sewers.
C.
The minimum diameter of building sewer pipe shall
be six inches.
D.
The details for construction of sewer appurtenances
appended hereto are as follows:[2]
|
Drawing No. 1, Trench Details
| |
|
Drawing No. 2, Standard Manhole
| |
|
Drawing No. 3, Drop Manhole Connection
| |
|
Drawing No. 4, Flushing Manhole
| |
|
Drawing No. 5, Typical Manhole Frame and Cover
| |
|
Drawing No. 6, Building Sewer Connection
| |
|
Drawing No. 7, Deep Building Sewer Connection
|
[2]
Editor's Note: Drawing Nos. 1 through 7 are
on file in the office of the Township Clerk.
E.
Asbestos cement sewer pipe and building sewer pipe
shall be a minimum of Class 2400.
F.
Vitrified clay sewer pipe and building sewer pipe
shall be extra-strength pipe. Where trench loading conditions require
additional strength, the pipe shall be installed with a concrete cradle
or encasement.
G.
Cast-iron pipe shall be tar coated and a minimum of
Class 22.
H.
The trench loading of the sewer pipe shall be computed
by the Marston Formula assuming a unit weight of backfill as 130 pounds
per cubic foot, the value of Ku and Ku as 0.130 with an H-20 truck
loading plus an allowance of 50% for impact.
I.
The allowable load on the pipe shall not exceed the
three-edge bearing strength of the pipe times a trench bedding factor
of 1.8 divided by a factor of safety of 1.5.
J.
At the time of the granting of preliminary approval
of major subdivisions and before commencement of improvements or soil-moving
operations, the Joint Planning Board in all cases in which sanitary
sewers are required shall require the applicant to post with the Township
Clerk, in addition to any other fees and deposits required by this
Part 8, a sum not to exceed 10% of the estimated cost of the installation
of the sanitary sewer facilities, to cover the Township's professional
engineering and legal expenses in respect of such sewer improvements.
The design, materials and installation of the sanitary sewers required
by the Board shall be subject to the inspection and approval of the
Township Sewer Engineer. The determination of said Engineer shall
be controlled by the design standard herein established, to the end
that the sanitary sewer improvements installed by the subdivider shall
be a safe, sound and adequate extension and integral part of the Township's
projected public sanitary sewer system. The foregoing requirements
for sanitary-sewer systems may be provided for in the builder's agreement,
and the administrative provisions of this Part 8 in connection with
deposits for costs, approval of expenses by the Township in all cases,
submission of vouchers and charges to the Township less than and in
excess of the amount deposited shall govern as it relates to charges
by the Township to the additional deposit for costs for sanitary-sewer
improvements.
[Added 8-14-1969]
