The subdivider or owner shall observe the requirements
and principles of land subdivision in the design of each subdivision
or portion thereof as set forth hereafter in the various sections
of the within article.
A.
The subdivision plat shall conform to design standards
that will encourage good development patterns within the Borough of
Runnemede. The streets, drainage right-of-way, school sites, public
parks and playgrounds as shown on the Master Plan or Official Map
shall be considered in approval of subdivision plats.
B.
Only one minor subdivision shall be allowed in any
one tract of land, unless the owner or subdivider conforms to such
regulations as herein provided pertaining to major subdivision as
the Joint Planning/Zoning Board of Adjustment may require.
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 designed as to discourage through
traffic.
C.
Subdivisions abutting arterial streets shall provide
a marginal access 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/Zoning Board of Adjustment may determine
appropriate.
D.
The right-of-way width shall be measured from lot
line to lot line and shall not be less than the following:
(1)
For arterial streets: 80 feet.
(2)
For collector streets: 60 feet.
(3)
For minor streets: 50 feet.
(4)
For marginal access streets: 50 feet.
(5)
The right-of-way width for internal roads and alleys
in multifamily, commercial and industrial developments 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; provided,
however, that such rights-of-way are in conformance with the Master
Plan of the Borough of Runnemede.
E.
No subdivision showing reserve strips controlling
access to streets shall be approved except where the control and disposal
of land comprising such strips have been placed in the Borough Council
under conditions approved by the Joint Planning/Zoning Board of Adjustment.
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 chapter 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. In the case of such a 1/2 street, the subdivider shall be required to improve, in accordance with Article VIII, the 1/2 street, including 10 feet on either side of the center line of the street.
G.
Grades of arterial and collector streets shall not
exceed 5%. Grades on other streets shall not exceed 10%. No street
shall have a minimum grade of less than 1/2 of 1%. Changes of grade
may be made under special conditions recognized and approved by the
Joint Planning/Zoning Board of Adjustment.
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 logs with center-line offsets of less than
125 feet shall be prohibited.
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 and shall be approved by the Borough Engineer.
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 on the curbline 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.
O.
Prior to the construction of the final paving, the
developer shall have installed all underground utility mains and services,
such as water, sewer and gas. The services mentioned shall consist
of the installation of connections from the main to a point on the
property side of the curb.
P.
All streets are to be constructed as follows:
(1)
All streets or roadways shall be constructed with
either an eight-inch base of road gravel; six-inch base of graded
stone or a four-inch base of bituminous stabilized base course (stone),
in accordance with the directions of the Borough Engineer. Before
the base course is constructed, provisions for relief of subsurface
drainage must be made. Approval of same by the Borough Engineer will
be required. The pavement shall be two and 2 1/2 inches of bituminous
concrete type FAC in two applications. The first application shall
be one and 1 1/2 inches followed, in accordance with the schedule
of the Borough Engineer, by a final course of one inch. Prior to the
application of said final course, an inspection of the base course
shall be made and corrections shall be made to all distressed areas.
All required patching material shall be bituminous concrete (FABC).
All work shall be subject to periodic inspection by the Borough Engineer,
and final approval shall be recommended only upon satisfactory completion
of the required work. All materials and methods of construction shall
be in accordance with the New Jersey Department of Transportation
specifications and amendments thereto. The above specifications are
to be regarded as minimum for the base course. If, in the opinion
of the Engineer, the anticipated vehicle wheel loads will exceed the
maximum allowable loads for these base courses, the thickness shall
be increased as may be required.
(2)
All streets must be curbed on both sides in accordance
with the specifications of this chapter.
(3)
All streets shall be provided with catch basins and
pipes where the same may be necessary for proper surface drainage.
The requirements of this section shall not be satisfied by the construction
of dry wells. Catch basins shall be designed in accordance with New
Jersey Department of Transportation standards, plans and specifications.
Frames and grates shall be Campbell Foundry Company Pattern No. 25-48,
stream flow grating with eight-inch curb face or equal. Storm drainpipes
shall be of the type and size specified and laid to the exact lines
and grades established by the Borough Engineer.
(4)
Manholes shall be designed in accordance with New
Jersey Department of Transportation standards, plans and specifications.
Frames and covers shall be Campbell Foundry Company Pattern No. 1203
or equal.
(5)
Poured concrete headwalls shall be constructed at
the point of discharge of all storm drains, in accordance with New
Jersey Department of Transportation standards, plans and specifications.
(6)
Storm drains shall be located within the curblines
of streets, with catch basins located at the end of curb returns wherever
possible.
(7)
The approval of any map of land delineating streets
by the Joint Planning/Zoning Board of Adjustment of the Borough of
Runnemede shall in no way be considered as an acceptance of any street
indicated thereon.
(8)
Street signs. Street signs shall be of the type, design
and standard previously installed elsewhere in the Borough. The location
of the street signs shall be determined by the Joint Planning/Zoning
Board of Adjustment.
(9)
Curbs. All curbs where required shall be not less
than 18 inches in depth and six inches in width at the top and eight
inches in width at the bottom and shall be constructed of a minimum
concrete mixture of one part cement, 1.75 parts washed sand and 3.5
parts washed gravel or other suitable aggregate. The concrete shall
have a compressive strength of 4,000 pounds per square inch after
28 days and shall be Class B concrete in accordance with New Jersey
Department of Transportation specifications. The minimum length of
blocks shall be 10 feet with a preformed bituminous expansion joint
filled 1/2 inch thick installed every 20 feet and a cracking joint
every 10 feet.
(10)
Shade trees. Nursery grown shade trees shall
be planted 60 feet apart and 20 feet from the curbline. All shade
trees shall have a minimum caliper of one and 1 1/2 inches and
be of a species approved by the Borough Engineer.
(11)
Monuments. Monuments shall be of the size and shape required by Section 3, Chapter 141 of the Laws of 1960 (N.J.S.A. 46:23-9.11) and shall be placed in accordance with said statute.
(12)
Water mains, culverts, storm sewers and sanitary
sewers. All such installations shall be properly connected with an
approved system and shall be adequate to handle all present and probable
future development.
(13)
Sidewalks. Sidewalks shall be constructed of
a minimum concrete mixture of one part cement, two parts washed sand
and four parts washed gravel or other suitable aggregate. The concrete
shall have a compressive strength of 3,000 pounds per square inch
after 28 days and shall be Class C concrete in accordance with New
Jersey State Department of Transportation specifications. Where required,
sidewalks shall be not less than four inches in thickness, except
at driveways where they shall be not less than six inches in thickness.
A preformed bituminous expansion joint filler 1/2 inch thick shall
be installed every 20 feet. The finish shall be a float finish with
the edges finished with a suitable finishing tool.
(14)
Topsoil protection. No topsoil shall be removed
from the site or used as spoil. Topsoil removed during the course
of construction shall be redistributed so as to provide at least six
inches of cover to all areas of subdivision and shall be stabilized
by seeding or planting.
(15)
Lagoons. All lagoons shall have a minimum width
of 100 feet. Minimum elevation of lagoon lands above local mean high
water shall be six feet to provide for safe disposal of sanitary sewerage
and safe elevation for streets and roads. Bulkheads shall be constructed
at all points along lagoons which abut land dedicated to public use.
This shall apply to streets, roads, avenues, public ways, drainage
easements, fire stations and similar public areas. The bulkheads shall
be constructed of creosoted timber or reinforced concrete in a manner
approved by the Borough Engineer.
(16)
Reclaimed land and filled ground will require
soil analysis and borings to prove that the subsoil has the bearing
capacity to support the anticipated loads without future subsidence.
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 Chapter 395, Zoning, of the Code of the Borough of Runnemede and to provide for convenient access, circulation control and safety of street traffic, but in no case shall be less than 400 feet or more than 1,200 feet in length.
B.
Pedestrian crosswalks may be required in locations
deemed necessary by the Joint Planning/Zoning Board of Adjustment
in order to provide access to schools, recreation areas, shopping
facilities, transportation facilities, churches and other community
facilities. Such walkways shall be 10 feet wide and shall provide
a visual connection 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 Chapter 395, Zoning, of the Code of the Borough of Runnemede.
B.
Side lot lines shall be substantially at right angles
to straight street lines and radial to curved street lines.
C.
Each lot must front upon an approved street.
D.
Where extra width has been dedicated for widening
of existing streets, lots shall begin at such new street 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,
topography, internal drainage, flood conditions or similar circumstances,
the Joint Planning/Zoning Board of Adjustment may, after adequate
investigation, withhold approval of such lots. The Joint Planning/Zoning
Board of Adjustment may require certification by a professional engineer
substantiated with soil borings that the soil has sufficient bearing
capacity for building foundations.
A.
Easements along side or rear property lines or elsewhere
for utility installation and maintenance or for access to a public
use area or facility may be required. Such easements shall be at least
15 feet wide and located in consultation with the companies or municipal
departments concerned. All such easements must meet with the approval
of the Borough Engineer.
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 and shall conform to
comprehensive plans for these facilities in the Borough, if such exists
or should hereafter be adopted.
C.
Natural features such as trees, brooks, hilltops and
views shall be preserved whenever possible in designing any subdivision
containing such features.
D.
If the Master Plan or the Official Map provides for
the reservation of designated streets, public drainageways, flood
control basins or public areas within the proposed development, before
approving a subdivision or site plan, the Joint Planning/Zoning Board
of Adjustment may further require that such streets, ways, basins
or areas be shown on the plat in locations and sizes suitable to their
intended uses. The Joint Planning/Zoning Board of Adjustment may reserve
the location and extent of such streets, ways, basins or areas shown
on the plat for a period of one year after the approval of the final
plat or within such further time as may be agreed to by the developer.
Unless during such period or extension thereof the municipality shall
have entered into a contract to purchase or institute condemnation
proceedings according to law for the fee or a lesser interest in the
land comprising such streets, ways, basins or areas, the developer
shall not be bound by such reservations shown on the plat and may
proceed to use such land for private use in accordance with applicable
development regulations. The provisions of this section shall not
apply to streets and roads, flood control basins or public drainageways
necessitated by the subdivision or land development and required for
final approval. The developer shall be entitled to just compensation
for actual loss found to be caused by such temporary reservation and
deprivation of use. In such instance, unless a lesser amount has previously
been mutually agreed upon, "just compensation" shall be deemed to
be the fair market value of an option to purchase the land reserved
for the period of reservation, provided that determination of such
fair market value shall include, but not be limited to, consideration
of the real property taxes apportioned to the land reserved and prorated
for the period of reservation.
