Township of Irvington, NJ
Essex County
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Table of Contents
Table of Contents
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. 
Right-of-way widths.
(1) 
The right-of-way width shall be measured from the lot line to lot line and not be less than the following:
(a) 
Arterial streets, 80 feet.
(b) 
Collector streets, 60 feet.
(c) 
Minor streets, 50 feet.
(2) 
Where the Master Plan or a suitable traffic and engineering study has designated a right-of-way width for any street, that standard shall be followed.
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.
A. 
Lot sizes and dimensions shall be not less than the requirements of Chapter 650, Zoning.
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.