The subdivider shall observe the following requirements and principles of land subdivision in the design of each subdivision or portion thereof.
The subdivision plat shall conform to design standards that will encourage good development patterns within the municipality. Where 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. Where no Master Plan or Official Map exists, streets and drainage rights-of-way shall be shown on the final plat in accordance with Section 20 of Chapter 433 of the Laws of 1953,[1] and shall be such as to lend themselves to the harmonious development of the municipality and enhance the public welfare in accordance with the following design standards.
[1]
Editor's Note: See now N.J.S.A. 40:55D-38 to 40:55D-41 and N.J.S.A. 40:55D-44.
[Added 8-8-1991 by Ord. No. 271]
In reviewing a major subdivision, 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 §§ 75-84G and 75-104.1 of this chapter.
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 so designed as to discourage through traffic.
C. 
Subdivisions abutting arterial streets shall provide a marginal service road to reserve frontage with a buffer strip for planting or some other means of separation of through and local traffic as the Planning Board 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, 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.
(1) 
Arterial streets: 80 feet.
(2) 
Collector streets: 60 feet.
(3) 
Minor streets: 50 feet.
(4) 
Marginal access streets: 40 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.
E. 
No subdivision showing reserve strips and controlling access to streets shall be approved, except where the control and disposal of land comprising such strips has been placed in the governing body under conditions approved by the Planning Board.
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 widths shall be dedicated.
G. 
Grades of arterial and collector streets shall not exceed 4%. Grades on other streets shall not exceed 7%. No street shall have a minimum grade of less than 1/2 of 1%.
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 jogs with center-line off-sets 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.
M. 
Connecting streets should be planned. If a dead end street is of a temporary nature a turnaround shall be provided and provisions made for future extension of the street and reversion of the excess right-of-way of the adjoining property owners. When a development joins lands capable of being developed or subdivided further, suitable division shall be made for access from the adjoining tract to the existing or proposed street.
[Amended 3-15-2007 by Ord. No. 398]
N. 
The Township Committee reserves the right to name all streets. 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. 
The access road for all subdivisions within Alloway Township must terminate on an improved road within Alloway Township.
[Added 3-15-2007 by Ord. No. 398]
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 the Zoning Ordinance and to provide for convenient access, circulation control and safety of street traffic.
B. 
In blocks over 1,000 feet long, pedestrian crosswalks may be required in locations deemed necessary by the Planning Board. Such walkways shall be 10 feet wide and be straight 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 the Zoning Ordinance.[1]
[1]
Editor's Note: See Part 2 of this chapter.
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 street at least 50 feet in width, except lots fronting on streets described in § 75-89D(4) and (5) of this article.
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 factors such as rock formations, flood conditions or similar circumstances, the Planning Board may, after adequate investigation, withhold approval of such lots.
F. 
For good development of the land within the Township, lots shall have an average length no greater than 250% of average width, except where the width exceeds three times the zoning requirement.
A. 
In 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 located in consultation with the companies or municipal departments concerned.
B. 
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 watercourse and such further width or construction, or both, as will be adequate for the purpose.
C. 
Natural features such as trees, brooks, hilltops and views shall be preserved wherever possible in designing any subdivision containing such features.