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.