The subdivider shall observe the requirements and principles
of land subdivision set forth in this article in the design of each
subdivision or portion thereof. If an Official Map shall 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 a duly adopted Master Plan 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 the applicable provisions
of the Municipal Land Use Law, N.J.S.A. 40:55D-1 et seq., 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.
A.
Streets in the subdivision or land development shall be of sufficient
width and suitable grade and suitably located to accommodate prospective
traffic and to provide access for firefighting and emergency equipment
to buildings and coordinated so as to compose a convenient system
consistent with the Official Map, if any, and the circulation element
of the Master Plan, if any, 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 in greater width on the Official
Map.
B.
C.
The width of the right-of-way of internal roads, alleys and serviceways
in multifamily, commercial and industrial developments shall be determined
on an individual basis and shall in all cases be of sufficient width
and of suitable design to safely accommodate the anticipated peak
traffic, parking and loading needs, provide sufficient access and
turnaround space where needed for firefighting equipment utilized
by the Department of Public Safety, and provide sufficient access
and egress for refuse collection.
[Amended 10-14-2015 by Ord. No. MC 3553]
D.
Subdivisions that adjoin or include existing streets that do not
conform to widths as shown on the Master Plan shall, where feasible,
dedicate additional width along either one or both sides of such street.
If the subdivision is along one side only, 1/2 of the required extra
width shall be dedicated.
E.
Grades of arterial and collector streets shall not exceed 4%. Grades
of minor streets shall not exceed 10% or have a minimum grade of less
than 1/2 of 1%. Within 50 feet of the intersection of any such street
with a major arterial street, the maximum grade shall be limited to
2%.
F.
Street intersections shall be as nearly at right angles as is possible
and shall be no less than 60°. At the street corners, curbs shall
be rounded with a curve having a radius of not less than 15 feet.
G.
Street jogs with center-line offsets of less than 125 feet shall
be prohibited.
H.
Wherever a change of alignment of a street occurs, except at street
intersections, the deflecting street lines shall be connected by a
curve with a radius of not less than 100 feet.
I.
A vertical curve of sufficient radius shall be provided at all changes
of grades of streets to provide moving vehicles with a smooth transition
and to allow sufficient sight distance to drivers in order to assure
traffic and pedestrian safety.
J.
Dead-end streets or alleys (culs-de-sac) shall be avoided to the
extent feasible. Where required, they shall be of a maximum of 500
feet in length and shall provide a turnaround at the end with a radius
of not less than 40 feet, with no parking permitted. The Planning
Board shall determine that the design is such that the firefighting
apparatus of the Town shall not be deprived of ready access to structures
served by such dead-end street or alley.
K.
The name of any street dedicated for public use shall be approved
by the Planning Board, and no undedicated or private street shall
be given any name which will be a duplication of or will tend to create
confusion with any existing street. The extension of an existing street
shall have the same name as the existing street.
A.
An off-street parking area shall be marked off into individual parking
stalls each 10 feet by 20 feet in size and shall provide a minimum
area of 300 square feet inclusive of access driveways and turning
areas.
B.
An off-street truck loading stall shall have a minimum width of 10
feet, a minimum length of 45 feet and a minimum clear height of 14
feet.
C.
No parking or truck loading stall shall be located within 10 feet
of a residential building.
D.
Entrances and exits and driveways to a parking or truck loading area
shall be paved and shall include turning areas and shall be so designated
to assure ease of mobility, ample clearance and safety of vehicles
and pedestrians. A driveway shall have a minimum width of 10 feet,
and where direction of traffic is one-way only, it shall be marked
with signs of a type approved by the Municipal Engineer.
E.
A parking or truck loading area shall be surfaced with concrete or
asphalt mix and sufficiently drained so as to prevent an accumulation
of water on the surface of the areas.
F.
A parking area shall be illuminated if used after sunset and such
illumination shall provide a minimum of 0.4 lumens per square foot
for self-parking and 0.8 lumens per square foot for attendant parking.
Lighting shall be shielded from motorists using the streets and adjoining
residential properties.
G.
Planting strips, consisting of suitable shrubbery or hedges with
a minimum height of five feet and a density to shield effectively
the year-round undesirable visible exposure, shall be provided, where
feasible, around hard-surface parking or truck loading areas.
H.
An off-street parking area which provides parking for 50 or more
vehicles shall, where feasible, be so designed that not less than
5% of the said area, exclusive of required planting strips, shall
be devoted to landscaping.
A.
Pedestrian walks and sitting areas shall be concrete surfaced so
that they will be easily maintained and shall be properly illuminated
if in use after sunset.
B.
The entire route or alignment of pedestrian walks shall be visible
from a street or other public way.
C.
A private pedestrian walk shall have a minimum paved width of four
feet, and if dedicated to the Town as a public walkway, the pedestrian
walk shall have an easement with a minimum width of 10 feet.
Where nonresidential uses or areas abut a residential building
or development, there shall be provided, where feasible, on the nonresidential
lot or area adjacent to the side and rear lot line of a residential
lot or area, a planting strip not less than six feet wide, consisting
of suitable shrubbery or hedges maintained at a height of 10 feet
and a density to shield effectively the year-round undesirable visual
exposure so as to provide a natural protective screen between incompatible
uses.
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 650, Zoning, and to provide for convenient access, circulation control and safety of street traffic.
B.
For commercial, group housing or industrial use, block size shall
be sufficient to meet all area and yard requirements for such use.
B.
Insofar as it is practical, side lot lines shall be at right angles
to straight streets and radial to curved streets. Lot lines shall
be regular and straight, except where the outside perimeter lines
of the subdivision tract make such an arrangement infeasible.
C.
Intersecting curblines on corner lots adjacent to the street lines
shall be rounded with a curve having a radius of no less than 15 feet.
D.
Where the Master Plan shows a proposed widening of an existing street
upon which lots within the proposed subdivision will front, all setbacks
on such lots shall be measured from the new street line as proposed
in the Master Plan.
E.
Each lot shall front on an approved street which is at least 50 feet
in width.
F.
If a lot shall not be shown to be suitable for its intended use due
to factors such as rock formations, flood conditions, topography or
similar environmental circumstances, the Planning Board or Zoning
Board of Adjustment may, after hearing, withhold approval of the proposed
subdivision creating such lot.
