A.
All developments shall conform to design standards
encouraging sound development patterns within the Borough. Where an
Official Map or Master Plan has been adopted, the development shall
conform to same.
B.
Character of land. Lands identified in the Master
Plan as critical areas or having severe or moderate soil characteristics,
particularly as the lands relate to flooding, improper drainage, shallow
depth to water table, steep slopes, rock formations, utility easements
or similar features, shall not be used as buildable areas unless adequate
and acceptable methods meeting the regulations of this chapter and
all other regulations are incorporated.
C.
Prior to the granting of final approval, the subdivider
shall have furnished performance guarantees for the ultimate installation
of the required items outlined in the developer's agreement.
D.
Residential site improvement standards. Applications
for residential subdivisions shall comply with the standards set forth
in N.J.A.C. 5:21.
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.
(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;[1]
(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.
Block length and width or acreage within adjacent roads shall be such as to accommodate the size of lot required in the area by the Zoning Ordinance (see Article XI) and to provide for convenient access, circulation control and safety of street traffic.
B.
In blocks of 1,000 or more feet in length, pedestrian
crosswalks may be required in locations deemed necessary by the approving
authority. Such walkway shall be at least 10 feet wide in right-of-way
with a five-foot-wide improved pavement surface. Said walkway may
also include other improvements, including streetlighting.
C.
For all uses, including commercial, industrial and
planned development group areas, block sizes shall be sufficient to
accommodate the proposed uses and to permit reasonable access, circulation,
and fire-fighting and emergency services.
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.
A.
Lot dimensions and areas shall not be less than the requirements of the Zoning Ordinance (see Article XI).
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 and improved
street with a right-of-way at least 50 feet in width, except as provided
herein.
D.
Where extra width has been dedicated for widening
of 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 such factors as rock
formations, drainage conditions, watercourses, historic sites, flood
conditions or similar circumstances, the approving agency may, after
adequate investigation, withhold approval of such lots.
A.
Where a subdivision is traversed by a watercourse,
drainageway, channel or stream, there shall be provided a stormwater
easement or drainage right-of-way conforming substantially with the
lines of such watercourses. The size of such easements or rights-of-way
shall be approved by the Borough Engineer.
C.
In a 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 shall be located
in consultation with the utility companies or municipal departments
concerned.
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.
A.
For all major subdivisions, the applicant shall arrange
with the serving utility for the underground installation of all utility
distribution supply lines and service connections in accordance with
the provisions of the applicable standard terms and conditions incorporated
as part of its tariffs, as the same are then on file with the State
of New Jersey Board of Public Utility Commissioners, and shall submit
to the approving authority, prior to the granting of final approval,
a written instrument from each serving utility which shall evidence
full compliance with the provisions of this subsection; provided,
however, that lots in such subdivisions which abut existing streets
where overhead electric or telephone distribution supply lines have
theretofore been installed on any portion of the street involved may
be supplied with electric and telephone service from such overhead
lines, but the service connections from the utility's overhead lines
shall be installed underground. However, the applicant shall not be
required to install electric distribution supply lines underground
if the Mayor and Council of the Borough of Wharton requires such lines
to utilize a voltage of 26 kilovolts or greater and the Mayor and
Council passes a resolution declaring that such distribution lines
would present exceptional operation and/or safety problems if installed
underground. The location of access facilities for servicing the utility
in the proposed subdivision shall be developed in conjunction with
and as part of the complete subdivision plan.
[Amended 3-28-2011 by Ord. No. O-06-11]
B.
Whenever the utility is not installed in the public
right-of-way, an appropriate utility easement not less than 20 feet
in width shall be provided.
C.
The approving agencies of the Borough of Wharton may,
in their discretion, waive the installation of the underground utilities
where such installation will result in peculiar and exceptional practical
difficulties to or exceptional and undue hardship upon the applicant
by reason of exceptional topographic conditions or by reason of other
extraordinary and exceptional situation or condition of the lands
in such subdivision.
A.
No topsoil shall be removed from the site or used
as spoil. Topsoil moved during the course of construction shall be
redistributed so as to provided at least six inches of cover to all
areas of the subdivision and shall be stabilized by seeding or planting.
B.
All applications for subdivisions shall be designed
in accordance with the requirements of the Morris County Soil Conservation
District.
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.
A.
Shade trees shall be provided in all major residential
subdivisions and in minor subdivisions where deemed appropriate by
the Planning Board. Trees shall be planted within the subdivision
along each side of the street at proper intervals and in types, sizes
and locations conducive to healthy growth, with graded and seeded
or sodded planting strips within street rights-of-way, and according
to any standards adopted by the governing body or Borough Shade Tree
Commission so as not to interfere with street paving, sidewalks or
utilities.
B.
All trees shall have a minimum diameter of 2 1/2
inches measured three feet above the ground and shall be of a species
approved by the Borough Planner or the Borough Engineer. Trees shall
be planted 40 to 60 feet apart and parallel to but not more than 20
feet from the curbline and shall be balled and burlapped, nursery
grown, free from insects and disease, and true species and variety.
[Amended 12-20-1999 by Ord. No. O-20-99]
C.
Stripping trees from a lot or filling around trees
on a lot shall not be permitted unless it can be shown that grading
requirements necessitate removal of trees, in which case those lots
shall be replanted with trees to reestablish the character of the
area and to conform to adjacent lots. Dead or dying trees shall be
replaced by the developer during the next recommended planting season.
D.
A landscape plan prepared by a certified landscape
architect, certified by the New Jersey Board of Landscape Architects,
or other qualified individual shall be submitted with each major subdivision
application. Landscaping shall be provided to promote a desirable
visual environment, screen parking and loading areas, provide windbreaks
for winter winds and summer cooling for buildings, streets and parking,
and to mitigate adverse visual impacts. The landscape plan shall provide
the following information:
(1)
Existing wooded areas, rock outcroppings and existing
and proposed water bodies;
(2)
Existing and proposed topography and location of all
landscaped berms;
(3)
Location, species and sizes of all proposed shade
trees, ornamental trees, evergreen trees and areas for lawns or any
other ground cover;
(4)
A plant schedule indicating botanical name, common
name, size at time of planting, quantity and any special remarks for
all plant material proposed;
(5)
Planting and construction details and specifications.
