Nothing in this chapter shall require any changes
in a building permit, site plan or zoning variance which was approved
before the enactment of this chapter, provided that construction shall
have been started within one year from the effective date of this
chapter and the project shall be continuously pursued to completion;
otherwise said approvals and permits shall be void.
All developments shall be served by paved streets.
The arrangement of streets not shown on the Master Plan or Official
Map shall provide for the appropriate extension of existing streets,
conform to the topography, as far as practical, and allow for continued
extension into adjoining undeveloped tracts with a minimum right-of-way
of 50 feet. When a development adjoins land capable of being developed
further, suitable provisions shall be made for future street access.
A. Local streets. Local streets shall be so designed
as to discourage through traffic unless deemed necessary by the approving
authority.
B. Subdivision abutting arterial streets. Subdivisions
abutting arterial streets may be required to 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 approving
authority may determine to be appropriate.
C. Pavement width of streets. The pavement width of all
streets shall be a minimum of 30 feet for all local streets and may
be greater for collector and arterial streets.
D. Minimum right-of-way width. The right-of-way width
shall be measured from lot line to lot line and shall not be less
than 50 feet in any case, except when shown at a greater width on
the Master Plan or Official Map of the Borough of Wharton or when
said street constitutes an extension of an existing street with a
greater width than 50 feet.
E. Substandard street right-of-way and pavement width.
In connection with 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 chapter, the applicant
shall dedicate additional right-of-way or pavement 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.
F. Street grades. Grades of arterial and collector streets
shall not exceed 6%. Grades on other streets shall not exceed 10%.
Maximum grades on any streets within 100 feet of an intersection shall
be 3%. No street shall have a minimum grade of less than 1/2%. Road
cross sections (crown) shall range between 2% and 3%.
G. Street intersections. No local streets shall be part
of a four-way intersection. Intersecting street center lines shall
be as nearly at right angles as possible, and in no case shall they
be less than 60° at the point of intersection. The block corners
at intersections shall be rounded at the curbline with a curve having
a radius of not less than 20 feet. Curblines shall be parallel to
the center line. Approaches to all intersections shall follow a straight
line for at least 100 feet, measured from the curbline of the intersecting
streets to the beginning of the curve. No more than two street center
lines shall meet or intersect at any one point. Collector and/or arterial
streets intersecting another street from opposite sides shall either
be directly opposite each other without offset or shall have at least
250 feet offset distance between center lines. Street jogs with center-line
offsets on local streets of less than 125 feet shall be prohibited.
Any development abutting an existing street which is classified as
an arterial or collector street shall adhere as closely as possible
to having no more than one new street every 800 feet on the same side
of the street.
H. Reverse curve tangents. A tangent at least 100 feet
long shall be introduced between reverse curves on arterial and collector
streets.
I. Street line deflection. 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.
J. Change in grade. All changes in grade shall be connected
by vertical curves of sufficient degree of curvature to provide a
smooth transition and proper sight distance.
K. Cul-de-sac streets. The use of cul-de-sac streets
shall be discouraged. When they are deemed necessary to the Planning
Board, they shall not exceed a length of 600 feet. A turnaround shall
be provided at the end of the cul-de-sac with a right-of-way radius
of not less than 50 feet and a curbline radius of not less than 40
feet. The centerpoint for the radius shall be on the center line of
the associated street, or it offset, to a point where the curbline
radius becomes a tangent to one of the curblines of the associated
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.
L. Streets shall be constructed in accordance with the
standard specifications of the New Jersey Department of Transportation.
Pavement section shall consist of the following.
(1) Arterial and collector streets:
(a)
Dense graded aggregate subbase: six inches compacted
thickness.
(b)
Bituminous stabilized base course: six inches
compacted thickness.
(c)
FABC surface course: two inches compacted thickness.
(2) Local streets:
(a)
Dense graded aggregate subbase: six inches compacted
thickness.
(b)
Bituminous stabilized base course: four inches
compacted thickness.
(c)
FABC surface course: two inches compacted thickness.
(3) Where subbase conditions are wet, springy, or of such
nature that surfacing would be inadvisable without first treating
the subbase, these areas shall be excavated to a depth of at least
12 inches below the proposed subgrade and filled with a suitable subbase
material, as determined by the Municipal engineer. Where required
by the Engineer, a system of porous concrete pipe subsurface drains
shall be constructed beneath the surface of the paving and connected
to a suitable drain. After the subbase material has been properly
placed and compacted, the surfacing material shall be applied.
M. Street names. No new street shall have a name which
will duplicate or so nearly duplicate in spelling or phonetic sound
the names of existing streets in Wharton, Rockaway Township, Dover,
Mine Hill, Roxbury Township and Jefferson Township. The continuation
of an existing street shall have the same name. The names of new streets
must be approved by the approving authority.
N. All streets, together with curbs, and sidewalks appurtenant
thereto, and all driveways, internal roads and alleys in planned community
developments, commercial or industrial developments shall be constructed
in accordance with the requirements of this chapter. All streets,
curbs and sidewalks in residential developments shall be constructed
in accordance with N.J.A.C. 5:21, Residential Site Improvement Standards.
O. Sidewalks. Sidewalks shall be required along both
sides of a street in all commercial subdivisions, unless waived by
the approving authority. A minimum walkway width of four feet shall
be constructed in accordance with the requirements of the Borough
Engineer and in conformance with this chapter of the Code of the Borough
of Wharton.
P. Where extra width has been dedicated for widening
of existing streets, lots shall begin at such new line and all setbacks
shall be measured from such new line.
Q. Where the property to be subdivided is next to or
includes a railroad right-of-way, suitable provisions shall be made
for such things as road crossings, screening or buffers, freight access,
warning signals, and signs in recognition of the relationship between
the railroad and the subdivision.
R. Curbing. Curbing shall be repaired on both sides of
all streets within a subdivision. Belgian (granite) block curbs shall
be used on all Borough streets according to the following standards:
(1) Construction of all curbs shall conform to NJDOT Standards
and Specifications for Road and Bridge Construction, 2007, Section
607, and supplements thereto, and shall meet the Borough Engineer's
approval. All concrete to be used shall be Class B as specified in
NJDOT Standards and Specifications, and supplements thereto;
(2) Granite curbs shall have a ten-inch to twelve-inch
vertical length;
(3) Curbs shall be set in a Class B concrete base at least
four inches thick in front and rear of the granite block and at least
six inches thick below the block. The combined block and concrete
base shall have a minimum vertical dimension of 18 inches;
(4) Curbs shall have a six-inch exposed vertical face
above the finished pavement surface;
(5) Joints shall measure 3/8 inch to 1/2 inch in width;
(6) The curb height at all driveway openings shall be
lowered to a point two inches above the finished pavement; and
(7) The curbing shall be designed to provide barrier-free
curb ramps constructed in accordance with the Design Standards for
Curb Ramps for the Physically Handicapped of the New Jersey Department
of Transportation.
Street signs shall be of the type, design and
material approved by the approving authority on advice of the Borough
Engineer. There shall be at least two street signs furnished at each
four-way intersection and one street sign at each T-intersection.
All signs shall be installed free of visual obstruction and shall
show the names of both intersecting streets.
A lighting plan prepared by a qualified individual
shall be provided with major subdivision applications. Streetlighting
standards of a type and number approved by the approving authority
and Municipal Engineer shall be installed at street intersections
and elsewhere as deemed necessary by the approving authority, with
intersections involving collector and arterial streets receiving priority
consideration for streetlights. The developer shall provide for the
installation of underground service.
All installations of water mains, culverts and
storm and sanitary sewers shall be connected with an approved system
and shall be adequate to handle all present and probable future development.
Monuments shall be the size and shape required
by N.J.S.A. 46:23-9.12 (the Map Filing Law), as amended, shall be
placed in accordance with said statute and shall be indicated on the
final plat.