The subdivider shall observe the following requirements
and principles of land subdivision in the design of each subdivision
or portion thereof, as well as the requirements of the Gloucester
County Subdivision Review Manual and the Gloucester County Site Plan
Review Manual.
A. The subdivision shall conform to design standards
that will encourage good development patterns within the Township.
If 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.
B. The subdivision plat shall be planned, designed, constructed and maintained to preserve the natural environment and scenic beauty of Woolwich Township. In reviewing a major subdivision consisting of more than five lots counting any retained parcels, the reviewing authority shall take into consideration the effect of the development upon all aspects of the environment as outlined in the environmental impact statement requirements, as well as the sufficiency of the applicant's proposal in his environmental impact statement for dealing with any immediate or projected adverse environmental effects. The reviewing authority may require, as a condition of approval of the application, that steps be taken to minimize the adverse environmental impact during and after construction, and no final approval shall be issued until all such requirements shall have been complied with or compliance is guaranteed by a performance guaranty meeting the requirements of §
163-10 of this chapter.
[Amended 8-21-1989 by Ord. No. 89-17]
C. Existing features which would add value to residential
development or to the Township as a whole, such as trees and other
vegetation, watercourses and falls, beaches, historic spots and similar
irreplaceable assets, shall be preserved in the design of the subdivision.
D. No trees shall be removed from any subdivision nor
any change of grade of the land effected until approval of the preliminary
plat has been granted.
E. The preliminary plat shall show the number and location
of existing trees as required by these regulations and shall further
indicate all those marked for retention and the location of all proposed
shade trees required along the street side of each lot as required
by these regulations.
F. The protection of specimen trees of four-inch caliper
or over shall be a factor in determining the location of open space,
buildings, underground services, walks, paved areas, playgrounds,
parking areas and finished grade levels.
G. All trees on the plat required to be retained shall
be preserved, and all trees where required shall be welled and protected
against change of grade.
H. Every effort should be made to avoid removal of trees
having a caliper of five inches or greater from the property in the
process of subdividing, grading or installing improvements. Where,
in the judgment of the Planning Board, such removal is unavoidable,
a plan and a statement of material to be removed, replaced and/or
demolished shall be submitted for approval.
I. The subdivision plat shall be planned, designed, constructed
and maintained to provide optimum open space and to create a man-made
environment for human use or occupancy compatible and harmonious with
the natural environment.
J. The subdivision plat shall be planned, designed, constructed
and maintained to require the minimum feasible amounts of land coverage,
and the minimum feasible disturbance of soil and site by grading,
excavation and other land alterations.
K. The subdivision plat shall be planned, designed, constructed
and maintained to avoid substantial probabilities of:
(2) Pollution, contamination or siltation of water bodies,
including ponds, lakes, rivers and streams.
(3) Damage to vegetation to remain in the subdivision.
(4) Injury to wildlife and fish habitats.
In order to provide for streets of suitable
location, width and improvement to accommodate prospective traffic
and afford satisfactory access to police, fire-fighting, snow removal,
sanitation and street maintenance equipment, and to coordinate streets
so as to compose a convenient system and avoid undue hardships to
adjoining properties, the following design standards for streets are
hereby required. [Street classification may be indicated on the Master
Plan or Official Map (if any); otherwise, it shall be determined by
the Planning Board.]
A. All street pavement, shoulders, draining improvements
and structures, curbs, turnarounds and sidewalks shall conform to
all construction standards and specifications as set forth in this
chapter, or as required by the Planning Board in the site plan review
process. Such improvements shall be incorporated into the construction
plans required to be submitted by the developer for plat approval.
B. After sewer and water utilities have been installed
by the developer, the applicant shall construct curbs and gutters
and shall surface or cause to be surfaced roadways to the widths prescribed
in this chapter.
C. Adequate provision shall be made for culverts, drains
and bridges.
D. Subdivisions that adjoin or contain existing Township or county streets that do not conform to widths as shown on the adopted Township or County Master Plan or Official Map (if any) or the standards set forth in this §
163-32 shall have dedicated additional width along either one or both sides of said street. If the subdivision is along one side only, 1/2 of the required extra width shall be dedicated.
E. Minimum street right-of-way and cartway width shall
be shown on the Township Master Plan or Official Map (if any), or
if not shown thereon, shall be as set forth below. The right-of-way
width shall be measured from lot line to lot line and shall not be
less than the following, provided that no street of a width greater
than 50 feet within the right-of-way lines shall be required unless
said street constitutes an extension of an existing street of the
greater width or already has been shown on the Master Plan at the
greater width or already has been shown in greater width on the Official
Map.
|
Improvement
|
Residential
(feet)
|
Nonresidential, Business or Industrial
(feet)
|
---|
|
Minimum width of right-of-way:
|
|
|
|
Local street
|
50
|
52
|
|
Collector streets
|
50
|
52
|
|
Minor arterial
|
60
|
70
|
|
Major arterial
|
80
|
80
|
|
Minimum width of cartway (with concrete firm
curbs)
|
|
|
|
Local street
|
30
|
32
|
|
Collector street
|
32
|
40
|
|
Minor arterial
|
40
|
44
|
|
Major arterial
|
48
|
48
|
F. Service roads or frontage streets shall have a minimum
right-of-way width of 40 feet with a minimum paved cartway width of
10 feet per lane.
G. Alleys shall have a minimum right-of-way width of
25 feet with a paved cartway width of one ten-foot lane per direction.
H. All arterial streets shall have a median at channelized
intersections not less than 16 feet in width. The design at channelized
intersections shall conform to established federal and New Jersey
Department of Transportation safety standards.
I. Slope rights shall be provided in addition to the
right-of-way whenever, due to topography, additional width is necessary
to provide adequate earth slopes. Such slopes shall not be in excess
of three to one.
J. Other street design criteria are as follows:
|
Maximum Grade
|
---|
|
Type of Street
|
Residential
(percent)
|
Nonresidential, Business or Industrial
(percent)
|
---|
|
Local street
|
6
|
4
|
|
Collector street
|
5
|
4
|
|
Secondary arterial
|
4
|
3
|
|
Primary arterial
|
4
|
3
|
|
Minimum grade
|
0.5
|
0.5
|
|
Service roads and alleys shall have a maximum
grade of 6%. The cross slopes on all streets shall be 2% or less.
|
|
Minimum Radius of Curve
|
---|
|
Type of Street
|
Residential
(feet)
|
Nonresidential, Business or Industrial
(feet)
|
---|
|
Local street
|
250
|
350
|
|
Collector street
|
375*
|
375*
|
|
Secondary arterial
|
475*
|
475*
|
|
Primary arterial
|
700*
|
700*
|
|
*Maximum superelevation = 0.06
|
|
Minimum Length of Vertical Curves
|
---|
|
Local street
|
100 feet, but not less than 25 feet, for each
1% algebraic difference in grade
|
|
Collector street
|
150 feet, but not less than 35 feet, for each
1% algebraic difference in grade
|
|
Secondary arterial
|
200 feet, but not less than 50 feet, for each
1% algebraic difference in grade
|
|
Primary arterial
|
300 feet, but not less than 100 feet, for each
1% algebraic difference in grade
|
|
Requirement
|
Residential
|
Nonresidential, Business or Industrial
|
---|
|
Minimum length of tangents between reverse curves
(feet):
|
|
|
|
Local street
|
100
|
200
|
|
Collector street
|
240
|
240
|
|
Secondary arterial
|
260
|
260
|
|
Primary arterial
|
300
|
300
|
|
Minimum sight distance (feet):
|
|
Local street
|
200
|
250
|
|
Collector street
|
240
|
250
|
|
Secondary arterial
|
275
|
300
|
|
Primary arterial
|
350
|
400
|
|
Minimum turnaround (feet):
|
|
Local street
|
|
|
|
Right-of-way diameter
|
120
|
160
|
|
Pavement
|
100
|
140
|
|
Center island diameter (if required)
|
40
|
60
|
|
Design speed (miles per hour)
|
|
Local streets
|
30
|
30
|
|
Collector streets
|
35
|
35
|
|
Secondary arterial
|
40
|
40
|
|
Primary arterial
|
50
|
50
|
|
Minimum radius (feet):
|
|
|
|
At right-of-way
|
25
|
30
|
|
At pavement
|
25
|
30
|
K. The pavement thickness design shall, as a minimum,
conform to the following Schedule of Pavement Thickness Design:
|
Type of Street
|
FABC
|
Stab. Base
|
Soil Aggregate Type II, C1.B
|
---|
|
Industrial
|
2" FABC-1
|
5"
|
6"
|
|
Primary arterial
|
2" FABC-1
|
5"
|
6"
|
|
Secondary street
|
2" FABC-1
|
4"
|
6"
|
|
Collector street
|
3" FABC-2
|
--
|
8"
|
|
Local street
|
2" FABC-1
|
--
|
8"
|
M. To provide visual continuity, only one variety of
street tree shall be installed on the street. A mixture of varieties
of street trees on a street may be installed upon approval of the
Planning Board.
N. Bridges of primary benefit to the subdivider, as determined by the Planning Board, shall be constructed at the full expense of the subdivider without reimbursement from the Township. The sharing expense for the construction of bridges not of primary benefit to the subdivider as determined by the Planning Board will be fixed by special agreement between the Township Committee and the subdivider. Said cost shall be charged to the subdivider pro rata as the percentage of his land developed and so served. In the absence of such an agreement, the provisions of Article
VI of this chapter shall apply.
O. Railroad rights-of-way and limited access highways
where so located as to affect the subdivision of adjoining lands shall
be treated as follows:
(1) In residential districts, a buffer strip at least
25 feet in depth in addition to the normal depth of the lot required
in the district shall be provided adjacent to the railroad right-of-way
or limited access highway. This strip shall be part of the platted
lots and shall be designated on the plat: "This strip is reserved
for screening. The placement of structure hereon is prohibited."
(2) In districts zoned for business, commercial or industrial
uses, the nearest street extending parallel or approximately parallel
to the railroad shall, wherever practicable, be at a sufficient distance
therefrom to ensure suitable depth for commercial or industrial sites.
(3) Streets parallel to the railroad when intersecting
a street which crosses the railroad at grade shall, to the extent
practicable, be at a distance of at least 150 feet from the railroad
right-of-way. Such distance shall be determined with due consideration
of the minimum distance required for future separation of grades by
means of appropriate approach gradients and may be required to be
at a distance in excess of 150 feet.
In the instance where the Planning Board determines
that buffer planting or fencing is necessary to protect the general
welfare of the public, planted buffer areas shall be installed to
provide a year-round visual screen of such width, height and location
as approved by the Planning Board. The size, variety and planting
design of the buffer area shall be as approved by the Township Planning
Board. Fencing shall be installed to provide a physical barrier as
approved by the Planning Board.