In passing on the adequacy of subdivision plans, the Planning
Board shall apply the standards contained in this section.
A.
Street extensions. The arrangement of collector and arterial streets
shall be such as to provide for the extension of existing collectors
and arterials. Local streets shall not be made continuous or so aligned
that one subdivision adds unduly to the traffic generated by a local
street in another subdivision.
B.
Classification of streets. In any major subdivision, it shall be
the duty of the Planning Board to classify proposed streets according
to their types. The Planning Board, in making its decisions, shall
refer to the Master Plan and shall consider conditions within the
subdivision and surrounding area. Other design characteristics of
streets are shown on the Table of Dimensions, Appendix A.[1]
(1)
Definitions of streets as set forth in the Master Plan are as
follows:
(a)
PRINCIPAL ARTERIALS — Any federal or state highway, street
or road intended to carry regional, large traffic volumes at steady
speeds through the Township. The right-of-way shall be as established
by jurisdictional agency of roadway.
(b)
MAJOR ARTERIALS — Any street intended to carry large volumes
of traffic at steady speed with minimum interruptions to traffic flow,
generally intended to carry traffic among various neighborhoods in
the Township to destinations outside the Township and linking minor
arterials and collectors to principal arterials. The right-of-way
shall be 80 feet, with storage lanes for turning movements at key
intersections.
(c)
MINOR ARTERIALS — Any street which is intended for intermunicipal
traffic and generally serves as a feeder road to major arterials.
The right-of-way shall be 70 feet, with storage lanes for turning
movements at key intersections.
(d)
MAJOR COLLECTORS — Any street which is intended for intermunicipal
traffic and generally provides direct links to the arterial road system
of the Township. The right-of-way shall be 60 feet to 70 feet, depending
on traffic volume characteristics generally, as follows:
|
Average Daily Traffic
(Existing and Future)
|
Right-of-Way Width
(feet)
|
|---|---|
|
2,000 to 5,000
|
60
|
|
Over 5,000
|
70
|
(e)
MINOR COLLECTORS — Any street which is intended to father
traffic from a series of local streets and distribute it to major
collectors or minor arterials. The right-of-way shall be 60 feet.
(f)
MINOR OR LOCAL STREETS — A street intended primarily for
access to individual properties and designed for local traffic having
either origins or destinations on the street. If it can serve traffic
having origin and destination other than on the street, it shall be
considered a collector.
(2)
Waiver of classification definitions. In those instances where
a proposed subdivision abuts an existing subdivision where existing
stub or cul-de-sac streets may be extended, the Planning Board may
deem such extended streets local in nature for purposes of classification,
provided that such extended street is likely to serve traffic having
either origins or destinations on the street.
C.
Lots abutting arterial roads.
(1)
In a subdivision abutting a principal, major or minor arterial,
one of the following shall be required:
(a)
The frontage shall be reversed so that the lots contiguous to
such roadways will front on a minor collector or local street, with
an additional lot depth of 50 feet as an easement exclusively for
planting and screening to be provided by the developer along the arterial
street;
(b)
A marginal service road shall be provided along such arterial
street and shall be separated from it by a raised/landscaped divider
strip at least 20 feet in width; or
(c)
Such other means of separating through and local traffic and
of providing a suitable buffer shall be provided as the Planning Board
may determine to be appropriate.
(2)
The side yard of a lot abutting a designated arterial roadway
shall be increased by an additional width of 50 feet as an easement
exclusively for planting and screening to be provided by the developer
along the arterial street.
D.
Lots abutting major collector streets. No residential lot shall abut
a major collector street only. Access shall be provided by reverse
frontage on a minor collector, local street or by a marginal service
road, but no additional setback is required. An appropriate landscaped
buffer shall be provided on such reverse frontage lots along the collector
street, containing a combination of shrubs, trees, conifers or berms
conforming to a uniform landscape plan.
E.
Table of Dimensions. Right-of-way widths, measured from lot line
to lot line, graded widths, paving widths and other items, shall be
not less than shown on the appended table and diagrams, unless otherwise
indicated on the Master Plan or the Official Map, when adopted.
|
Table A
Table of Dimensions
| |||
|---|---|---|---|
|
Street Dimensions
| |||
|
Minor or Local Residential
|
Minor Major Collectors
|
Minor Major(3) Arterial
| |
|
Right-of-way width (feet)
|
50
|
60 to 70
|
70 to 80
|
|
Paving widths (feet)
|
30
|
36
|
36 or 54
|
|
Curb radii at intersections (feet)
|
30
|
35
|
40
|
|
Length of tangent between reverse curves (feet)
|
0
|
200
|
300
|
|
Minimum radii to center-line on curves (feet)
|
180(1)
|
500
|
1,000
|
|
Straight line maximum at center line (feet)
|
500
|
3,000
|
4,000
|
|
Acceleration — Deceleration lanes (feet)(2)
|
—
|
200
|
350
|
|
Maximum center-line grades
|
10%
|
8%
|
6%
|
|
Minimum center-line grades
|
0.75%
|
0.75%
|
0.75%
|
|
Cul-de-sac right-of-way diameter (feet)
|
116
| ||
|
Cul-de-sac paving diameter; except for 36-foot diameter
center circle (feet)
|
90
| ||
|
Minimum spacing of intersections
|
See § 170-123
| ||
|
NOTES:
|
|---|
|
(1) Where, because of shape of tracts to be subdivided
or topography, it is not feasible to adhere to a minimum radius of
180 feet, the minimum pavement must be widened as the radius decreases,
to accommodate the widened path of a turning vehicle, as follows:
|
|
Radius
(feet)
|
Added pavement width
(symmetrically)
(feet)
|
|---|---|
|
180 and greater
|
0
|
|
150 to 179
|
2
|
|
125 to 149
|
3
|
|
100 to 124
|
4
|
|
75 to 99
|
6
|
|
(2) Required at intersections and at all driveways
to private property on arterials.
|
|
(3) Or as determined by jurisdictional agency of roadway.
|
|
(4) Within planned developments if private streets
are proposed and are to be maintained by a homeowners association,
then such streets shall conform to the requirements of Table A, Table
of Dimensions, except as amended below for minor/local and minor collector
streets only:
|
|
Type of Requirement
|
Minor/Local Streets
(feet)
|
Minor Collector Streets
(feet)
|
|---|---|---|
|
Right-of-way
|
Not applicable
|
Not applicable
|
|
Paving widths
|
24, provided that there is no parking on street
|
30, provided that there is no parking on street
|
|
Curb radii at intersections
|
24
|
30
|
|
Length of tangents between reverse curves
|
0
|
100
|
|
Minimum radii to center line curves
|
125
|
500
|
|
Straight line maximum at center line
|
250
|
2,000
|
F.
Nonresidential streets. The widths of internal streets in business
or industrial developments designed as a whole in accordance with
a comprehensive site plan shall be determined by the Planning Board
in each case in light of the circumstances of the particular situation
and with a view to assuring the maximum safety and convenience of
access for traffic and firefighting equipment, circulation and parking,
including provisions for the loading and unloading of goods.
G.
Reserve strips. There shall be no reserved strips or areas for controlling
access to streets except where control and disposal of the land comprising
such strips or areas have been placed in the hands of the governing
body under conditions approved by the Planning Board.
H.
Subdivisions on existing streets.
(1)
When a subdivision abuts on existing street, it shall be widened
(if necessary) and improved to conform to this chapter.
(2)
If the subdivision is only a small part of a longer run of a
substandard street, and such improvement would produce a hazardous
saw-tooth arrangement, the municipality on the advice of the Planning
Board may elect to receive a cash payment in lieu of the improvements,
and to hold same in a separate escrow account until continuous improvement
of the street can be accomplished.
J.
The crown slope. The crown or minor streets shall not be less than
six inches in order to provide for proper surface drainage.
K.
Cut and fill slopes. To prevent gulleying and erosion, street cuts
and streets on fill shall be provided with side slopes no steeper
than one vertical to two horizontal, or shall be equipped with cribbing,
loose concrete blocks or other forms of retaining walls. Such slopes,
including cribbing and blocks, shall be suitably planted with perennial
grasses or other vegetation in accordance with a plan approved by
the Planning Board and shall be suitably maintained for a period of
three years.
L.
Street names.
(1)
Street names and subdivision names shall not duplicate or nearly
duplicate the names of existing streets or subdivisions in the municipality
or surrounding communities. The continuation of an existing street
shall have the same name.
(2)
Ending of proper street names should reflect street classification
and differing types of streets in a development. As a guide, the following
terminology is provided:
|
Street Function
|
Appropriate Street Name
|
|---|---|
|
Arterials and major collectors
|
Road, boulevard or avenue
|
|
Minor collectors
|
Drive or way
|
|
Culs-de-sac
|
Lane, court, place or circle
|
(3)
The developer shall submit in writing, on a form to be provided
by the Township, a list of all proposed street names for any new development.
This list is to be forwarded by the Township to the appropriate Postmaster
serving the particular zip code for review and verification of nonconflicting
names within the zip code. The Township Engineer shall then make final
determination and recommendation for accepting new street names and
will so notify the Planning Board or Zoning Board (as appropriate),
Township Committee and the developer of his decision.
M.
Alleys. The following shall apply to the design and location of alleys:
(1)
Public alleys shall not be permitted in residential developments
except by permission of the Planning Board. Where public alleys are
permitted in residential developments, they shall be 20 feet wide
and paved for the full width.
(2)
Alleys serving commercial and industrial establishments are
required unless other provisions for service are approved by the Planning
Board. Alleys serving such establishments shall have a paved width
of at least 24 feet. If it is impossible for an alley to go through
a block, the alley shall be provided with a standard cul-de-sac turnaround
at its closed end.
N.
Culs-de-sac or dead-end turnarounds.
(1)
Culs-de-sac or dead-end turnarounds of a permanent nature shall
provide a turnaround at the end with a right-of-way radius equal to
58 feet. Landscaped center islands measuring 36 feet in diameter are
required.
(2)
The maximum length of a cul-de-sac shall be 600 feet to the
turning circle.
(3)
In planned developments, if a cul-de-sac is less than 600 feet in length, then Subsection N(1) may be amended by the Planning Board to require a right-of-way turnaround radius of 50 feet and a landscaped center island measuring 26 feet in diameter.
(4)
Where a cul-de-sac street design is proposed to be located within
an existing treed environment, the Planning Board may consider an
alternate lot design treatment whereby minimum lot width on the cul-de-sac
may be reduced to 1/2 the required lot width for a standard frontage
lot. Such lot width reduction shall result in a shorter cul-de-sac
length and, therefore, less destruction of the existing treed environment
in order to be favorably considered by the Planning Board.
A.
Angle of intersections. No more than two streets shall cross the
same point. Street intersections shall be at right angles wherever
possible, and intersections of less than 60°, measured at the
center lines of streets, shall not be permitted.
B.
Spacing. Only one point of access and one point of egress may be
allowed each property except where large frontages [1,000 feet or
larger] are present. In those latter cases, streets shall not enter
the same side of major collector or minor arterial streets at intervals
of less than 800 feet, major arterial streets at intervals of less
than 1,200 feet or principal arterials at intervals of less than 2,000
feet. Streets which enter a minor or major/minor collector street
from opposite sides shall either be directly opposite to each other
or they shall be separated by at least 200 feet between their center
lines, measured along the center line of the intersected street.
C.
Approaches. Approaches of any collector street to any intersection
with another collector or an arterial street shall follow a straight-line
course within 100 feet of the intersection.
D.
Extra widths. Where a nonresidential collector street or a collector/arterial
street serving more than 100 residential lots or dwelling units intersects
with another collector or arterial, both the right-of-way and the
pavement shall be widened by 24 feet for a distance of 200 feet back
from the intersection of the right-of-way lines. (See diagram.[1])
[1]
Editor's Note: The diagram is on file in the Township offices.
E.
Sight triangles. In addition to right-of-way widths required for
full length of streets and wider intersections as specified above,
sight triangles shall be dedicated as follows: The area bounded by
the right-of-way lines and a straight line connecting sight points
on street center lines which are the following distances from the
intersection of the center lines:
(1)
Where a local street intersects another local street: 90 feet.
(2)
Where a local street intersects a collector street or minor
arterial: 90 feet on the local and 200 feet on the collector or minor
arterial.
(3)
Where a local, collector or minor arterial intersects a major
or principal arterial street: 90 feet back on the local, collector
or minor arterial streets, and 300 feet back on the major or principal
arterial street.
F.
Sight triangle prohibited obstructions. No fences or any other obstruction,
nor any planting exceeding 30 inches in height as measured on a horizontal
from the center line of the road may be placed in any sight triangle.
G.
Property access. Unless necessary to provide access to a lot in separate
ownership existing before the date of this chapter, no driveway access
to property or additional street intersection may be permitted within
the extra widths or sight triangles as specified herein.
H.
Street and neighborhood or directional signs.
(1)
Street signs shall have reflectorized white letters on a green
background. Letters shall be four inches high except those marking
collector or primary streets, which shall be six inches high. Signs
shall be placed in accordance with the Manual on Uniform Traffic Control
Devices, latest edition.
(2)
At the discretion of the Planning Board, similar neighborhood
or directional signs, with letters eight inches high, may be permitted
or required.
Vertical (straight-face) curbs shall be required. Curb cuts,
mountable curbs or ramps shall be provided wherever sidewalks cross
streets to accommodate wheelchairs and bicycles in accordance with
New Jersey Barrier Free Design Criteria.
Culverts shall have headwalls and railings, where necessary,
placed on right-of-way lines unless the stream flow is judged minor
by the Planning Board and the Township Engineer. In this case, at
the option of the developer, pipes may be extended no less than 25
feet beyond the right-of-way line, and a single headwall may be built
to grade on the upstream side without a railing. Because of traffic
hazard, intruding curbs and abutments near the paving line are forbidden.
A.
Sidewalks shall be installed on both sides of all streets.
B.
Sidewalks and paths in planned developments.
(1)
In developments served by common open space, sidewalks to such
space are encouraged in easements or rights-of-way independent of
vehicular rights-of-way.
(2)
Paths or sidewalks at least four feet wide, preferably independent of vehicular rights-of-way, connecting individual buildings with off-street parking and refuse disposal areas shall be provided. Larger widths may be required if such paths or sidewalks are an integral part of a larger common path system or are intended to accommodate bicycle traffic as well. The Planning Board shall be guided by § 170-103C of Part 3, Site Plans, in those instances where bicycle and pedestrian combinedpath systems are proposed.
(3)
Paths or sidewalks, preferably independent of vehicular rights-of-way,
connecting groups of buildings with activity centers or differing
use facilities shall be provided.
A.
Lot size. Minimum lot size shall be governed by Part 2, Zoning, based
on the zoning district in which the lot is located and the results
of percolation and soil boring analysis, where required.
B.
Lot and house numbers. House and lot numbers shall be assigned each
lot by the Township Engineer or Construction Code Official.
C.
Side lot lines. Insofar as is practical, side lot lines shall be
at right angles to straight streets and radial to curved streets.
D.
Lot frontage and width. Each lot shall front on an approved street
accepted by the municipality. Frontage shall be measured along a straight
line between points where side lines meet street lines; e.g., the
chord of a circle in a cul-de-sac.
E.
Lot line on widened streets. Where extra width is provided for the
widening of existing streets, lot measurements shall begin at such
extra width line and all setbacks shall be measured from such line
unless otherwise provided by Part 2, Zoning.
F.
Unsuitable lots. All lots shall be suitable for the purpose for which
they are intended to be used. In order to prevent the use of lots
which are not suitable because of adverse topography, rock formations,
flood conditions or similar circumstances, the Planning Board may
require such revisions in the layout of the subdivisions as will accomplish
one of the following:
(1)
The area of the unsuitable lots shall be included in other lots
by increasing the size of the remaining lots.
(2)
The area of the unsuitable lots shall be included in an area
to be deeded to the municipality and held in its natural state for
conservation and/or recreation purposes.
(3)
Some other suitable arrangement, such as common ownership made
permanent by deed covenants running with the land, is made.
G.
Flag lots. Flag lots may be subdivided from a property having an
existing single-family freestanding dwelling unit either close to
the street and an adequate area behind that house, or having an existing
dwelling unit in the back and an adequate area in front. If the front
of the property can be subdivided into a conforming lot, a private
access strip 50 feet wide and not more than 400 feet long may be permitted,
provided that the rear lot is also otherwise conforming. If the access
strip is more than 400 feet long or serves more than one dwelling
unit, access to the rear shall be only by a standard municipal street
and a cul-de-sac turnaround dedicated as a public road. Placement
of a private driveway within the required access strip shall provide
for a minimum fifteen-foot open space grass or landscaped area between
the adjacent property line and edge of paved access driveway.
A.
Utility installation easements. Easements for utility installations
may be required. Easements for sanitary sewer lines shall be constructed
in such a manner so that all manholes have permanent, unrestricted
access for highway-type trucks for the purpose of maintaining said
sewer lines. Said easements shall be at least 20 feet in width, or
wider if necessary, of which an area of 12 feet in width by 12 inches
in depth shall consist of quarry process with filter fabric with sufficient
space for vehicles to turn around, located at least every 1,200 feet.
Such easement area may be seeded as long as the formation and strength
of the same is not diminished.
B.
Drainage and conservation easements. If the property on which a proposed
subdivision is to be located is traversed by a watercourse of any
kind, including a channel or a stream, the Planning Board may require
that a stormwater and drainage easement and right-of-way along said
watercourse be provided by the subdivider. The land which is the subject
of such easement and right-of-way shall be a strip which conforms
substantially to the floodplain of such watercourse along both sides
of the watercourse or extends along both sides of the top of the bank
of the watercourse to a width of 15 feet in each direction or is not
less than an encroachment line established by a competent higher authority,
whichever is the greater; except, however, that if the location of
such watercourse is at or near the boundary of the subdivision, the
dimensions of the easement and right-of-way shall be modified to retain
it within the confines of the subdivision. Said easement and right-of-way
shall include provisions assuring the following: preservation of the
channel of the watercourse; prohibition of alteration of the contour,
topography or composition of the land within the easement and right-of-way;
prohibition of construction within the boundaries of the easement
and right-of-way which will obstruct or interfere with the natural
flow of the watercourse; and reservation to the Public Works Department
of a right of entry for the purposes of maintaining the natural flow
or drainage of the watercourse, of maintaining any and all structures
related to the exercise of the easement and right-of-way and of installing
and maintaining storm or sanitary sewer systems or other public utilities
and the right to add additional utility lines when needed.
Wherever possible, subdividers shall preserve trees, groves,
waterways, scenic points, historic spots and other community assets
and landmarks.
A.
Dry sewers shall be required in all developments, whether or not
such sewers can be put to immediate use, provided that the development
is in a state-approved sanitary sewer service area.
B.
Provision of laterals.
(1)
In the case of all major/minor subdivisions or site plans where
sewer lines, which will pass in front of existing lots, are to be
installed, the developer, as a condition of approval, shall provide:
(2)
These laterals shall be provided in accordance with Township
details and shall be installed at locations approved by the Township
Engineer.
[1]
Editor's Note: Former § 170-132, Reduced design
standards for P-BR residential development, was repealed 6-19-2007
by Ord. No. 2007-07.
