The applicant shall observe the following requirements and principles
of land subdivision in each subdivision or portion thereof. The subdivision
plat shall conform to the design standards that will encourage good
development patterns within the Borough. Where either an Official
Map or Master Plan, or both, have been adopted, the subdivision shall
conform to the proposals and conditions shown thereon. The streets,
drainage rights-of-way, historic sites, and public areas shown on
an adopted Master Plan or Official Map shall be considered in approval
of subdivision plats.
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 or with a minimum right-of-way of 50 feet.
(1)
Minor streets. Minor streets shall be so designed as to discourage
through traffic unless deemed necessary by the approving authority.
(2)
Arterial streets. Subdivisions abutting arterial streets may be required
to provide a marginal service road or reserve 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.
(3)
Pavement width of streets. The pavement width of all streets shall
be minimum of 30 feet for all local streets and may be greater for
collector and arterial streets.
(4)
Minimum right-of-way width. The right-of-way width shall be measured
from 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 or when said street constitutes an extension of an existing
street with a greater width than 50 feet.
(5)
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.
(6)
Street grades. Grades of arterial and collector streets shall not
exceed 4%. Grades on other streets shall not exceed 10%. No street
shall have a minimum grade of less than 1%.
(7)
Street intersections. 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.
(8)
Street jogs. Street jogs shall have center-line offsets of not less
than 125 feet.
(9)
Reverse curve tangents. A tangent at least 25 feet long shall be
introduced between reverse curves on arterial, collector and local
streets.
(10)
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 all streets.
(11)
Change in grade. All changes in grade shall be connected by
vertical curves of sufficient radius to provide a smooth transition
and proper sight distance.
(12)
Cul-de-sac streets. Dead-end streets (culs-de-sac) shall not
be longer than 600 feet and shall provide a turnaround at the end
with a property line radius of not less than 50 feet and tangent whenever
possible to the right side of the street and a paved surface radius
of not less than 40 feet. If a dead-end street is of a temporary nature,
a similar turnaround shall be provided and provisions made for future
extensions of the street and reversion of the excess right-of-way
to the adjoining properties.
(13)
Street names. 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.
B.
Sidewalks. Where sidewalks are required, there shall be provided
a minimum walkway width of five feet constructed in accordance with
the requirements of the Borough Engineer.
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 530, Zoning, 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 walkways shall be at least 10 feet wide in right-of-way with
a four-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 firefighting
and emergency services.
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
width of 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 to the lines of such watercourse
and such further width or construction, or both, as will be adequate
for the purpose. Any and all open ditches are to be piped in accordance
with the Planning Board Engineer's requirements.
B.
Natural features, such as trees, brooks, hilltops and views, shall
be preserved whenever possible in designing any subdivision containing
such features.
C.
Any public use or service areas shall be of suitable size, shape
and location under the provision of reservation contained herein.
D.
In a large 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 sewers
shall be connected with an approved system and shall be adequate to
handle all present and probable future developments.
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 a
part of its tariffs as the same are on file with the State of New
Jersey, Board of Public Utilities 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 utilities' overhead
lines shall be installed underground. The location of access facilities
for servicing the utility in the proposed subdivision shall be developed
in conjunction with and as a part of the complete subdivision plan.
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 authority of the Borough of Wood-Ridge may in its 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.
D.
Whenever underground utilities are installed in accordance with the
provisions hereof, fire alarm systems servicing the development may
be required to be installed in an appropriate subsurface distribution
system connecting the necessary alarm stations. The manner of installation,
number and location of alarm stations shall be in a manner approved
by the Fire Department.
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 provide at least six inches of cover to all areas of the subdivision
and shall be stabilized by seeding or planting.
B.
All applications for subdivision shall be in accordance with the
applicable soil erosion and sediment control ordinance or, where the
same has not been adopted, the applicant shall meet the requirements
of Chapter 251 of the Laws of 1975, the New Jersey Soil Erosion and
Sediment Control Act.[1]
[1]
Editor's Note: See N.J.S.A. 4:24-39 et seq.
