[Ord. 859, 4/6/2009]
Subdivisions, consolidations and land developments shall conform
to the standards set forth in this Part. The standards specified in
this Part are minimum design requirements.
[Ord. 859, 4/6/2009]
In reviewing any application, the Planning Commission and Township
Commission shall refer the application for development to the Township
Engineer for a recommendation concerning technical compliance with
these design standards and the Construction Standard Details referred
to in this Part.
[Ord. 859, 4/6/2009]
As a condition precedent to final approval of any subdivision
or land development intended for residential use, except those of
five or fewer dwelling units or lots, the developer shall dedicate
for public use recreation open space meeting the design standards
in this chapter or, upon agreement with the Township, pay a recreation
fee.
[Ord. 859, 4/6/2009]
Service streets, as defined by this chapter, may be provided
in residential, commercial and industrial developments where needed
for loading, unloading or secondary access. Where authorized, the
minimum right-of-way width for service streets shall be 20 feet, and
the paved cartway shall be a minimum of 16 feet.
[Ord. 859, 4/6/2009]
Sewer and other utility easements shall be required to have
a minimum width of 20 feet. Where a subdivision, consolidation or
land development is or will be traversed by a watercourse, there shall
be provided a stormwater easement or drainage right-of-way of a width
sufficient for the purpose, but no less than 20 feet.
[Ord. 859, 4/6/2009]
The following standards shall apply to all lots proposed to
be subdivided or developed in accordance with this chapter:
A. Area. Minimum lot areas shall conform to the requirements of the
Township Zoning Ordinance. Remnants of land shall not be permitted and shall be included
in the area of proposed or existing lots if not intended for dedication
as a parcel for permanent open space or parkland.
B. Frontage. All lots created by a subdivision shall front along the right-of-way of a public street, unless approved as a planned residential development or modified under the provisions of Part
8 of this chapter. The width of the frontage shall conform to the requirements of the Township Zoning Ordinance.
C. Double Frontage. Double-frontage lots, other than corner lots, shall
be avoided; however, where a double-frontage lot is the only practical
alternative, vehicular access shall be limited to only one street,
and that street shall be the street with the lower volume of traffic,
if physically feasible. The final plan shall contain a notation restricting
vehicular access to one frontage.
D. Side Lines. Whenever practicable, the side lines of a lot shall be
at right angles or radial to the right-of-way lines of streets.
E. Building Lines. Building lines of lots shall conform to the minimum
requirements of the Township Zoning Ordinance and shall be shown on
the final plat.
F. Grading. Lots shall be graded to provide drainage away from buildings;
and, where practical, water shall be drained to the street rather
than to adjoining property. The developer shall be required to provide
drains or other drainage facilities, as approved by the Township Engineer,
to drain off surface water within the development. All lots must have
storm sewers for all constructed drains to tie into.
G. Driveways. All driveways shall be a paved surface in accordance with
the Township Zoning Ordinance.
H. Accessibility. Every lot shall be accessible to emergency and public
safety vehicles.
I. House Numbers. House numbers shall be assigned by the Township Secretary
or the local post office and must be posted at each house so as to
be easily visible and readable from the street.
[Ord. 859, 4/6/2009]
Stormwater management facilities shall conform to the requirements of the Township Stormwater Ordinance, as amended, codified as Chapter
26 of the Elizabeth Township Code of Ordinances.
[Ord. 859, 4/6/2009]
All construction materials used in sewers, streets, sidewalks
and other required improvements shall be submitted for review and
approval by the Township Engineer.