Township of Denville, NJ Article XXIII Subdivision Improvements

§ 600-127 Specific improvement requirements.

Prior to the granting of final approval of all major subdivisions, the subdivider shall have installed or shall have furnished performance guarantees for the ultimate installation of the following:

A. Street grading. The subdivider shall provide for the grading of all street rights-of-way for their full width and shall provide slope-right easements adjacent to the rights-of-way as required.

B. Sight easements. When required by the Planning Board as being essential to traffic safety, the subdivider shall provide for sight easements at street intersections to allow for proper sight distances.

C. Pavement and curbs. The subdivider shall construct concrete curbs on arterial streets, granite block curbs on minor streets and a pavement at least 30 feet in width to meet Township specifications.

D. Water. The subdivider shall make a supply of water available to each lot within the subdivision. If other than well water, the subdivider shall contract for the installation and maintenance and operation of fire hydrants in locations approved by the Township. Mains shall be laid according to the Township Water Department ordinance and specifications.

E. Drainage. Adequate provisions shall be made for water mains, culverts, storm sewers and sanitary sewers and all such installations shall be properly connected with an approved system and shall be adequate to handle all present and probable future development. Provisions shall also be made for special problems of drainage during construction.

F. Sidewalk. The subdivider shall construct a four-foot concrete sidewalk on both sides of the street, provided, however, for any major subdivision constructed in and meeting all zone requirements of the R-1 Zone, the Planning Board may waive the sidewalk requirements on one side of the street unless needed to provide access to schools.

G. Shade trees. The subdivider shall provide shade trees in the street right-of-way, the same not closer than 50 feet from trunk to trunk, but at least two such shade trees to be located within the frontage of each lot hereafter platted. The Planning Board shall provide a list of acceptable sizes and types of shade trees.

H. Topsoil protection. Topsoil moved during the course of construction shall be redistributed so as to provide cover to all areas of the subdivision and shall be stabilized by seeding or planting; provided, however, that the depth of the topsoil cover shall be at least four inches in depth. No topsoil shall be removed from the site unless the subdivider has made application to and has received approval of the Township in accordance with the provisions of the Soil Removal Ordinance as amended and supplemented.

I. Street signs. Subdivider shall provide street signs at the junction of two streets and two street signs at the intersection of two streets in accordance with the Township Engineer's specifications.

J. Underground utilities. It is the specific intent of this chapter to require, prior to final approval, the installation of all utilities required to be installed underground.

K. Flood hazard areas. All provisions of Part 4, Zoning, relating to flood hazard areas shall be complied with.

§ 600-128 General provisions.

[Amended by Ord. No. 9-81]

A. Master plan. All subdivision shall conform whenever possible to the proposals and conditions of the master plan.

B. Streets. All streets shall conform in widths, directions and alignments with the Official Map and master plan, and shall connect with streets shown thereon with the minimum of jogs and sharp angles and no street shall in any case have a right-of-way width of less than 50 feet and the entire street width shall be graded. Driveway turnarounds shall be provided on all lots fronting on a major arterial street as shown on the Official Map or master plan. Turnarounds will not be required for corner lots when the only means of access is to a non-arterial side street. Horizontal and vertical curves shall conform to standard New Jersey Highway Specifications dependent on posted speed limits.

C. Reserve strips. No subdivision showing reserve strips controlling access to streets shall be approved except where the control and disposal of land comprising such strips has been placed under the jurisdiction of the Township under conditions approved by the Planning Board.

D. Street grades. No street grade shall be less than 3/4 of 1%, nor greater than 9%, except in special instances as granted by the Planning Board.

E. Monuments. To be of the size and shape required by Section 4 of Chapter 358 of the Laws of 1953, and shall be placed in accordance with the statute and amendments thereto.

F. Acute angle 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 property line with a curb radius of not less than 15 feet.

G. Street jogs. Street jogs with center line offsets of less than 125 feet shall be prohibited.

H. Reverse curves. A tangent at least 100 feet long shall be introduced between reverse curves on all streets.

I. Dead-end streets.

(1) Dead-end streets should not exceed the following lengths according to zone:

(a) R-1 Zone: 1,000 feet.

(b) R-2 Zone: 800 feet.

(c) R-3 Zone: 600 feet.

(d) R-4 Zone: 600 feet.

(2) There shall be a turn-around roadway with a minimum outside curb radius of 40 feet at the closed end, the turn-around being tangent to the right side of the street and right-of-way radius of 50 feet.

J. Street names. No name applied to any street shall duplicate or so nearly resemble the name of any existing street within the Township as to cause confusion. In the case of a direct extension of an existing street, the same name shall be used unless the Board shall otherwise direct. The Planning Board shall, in writing, refer the names of all streets to the Township Council for approval in connection with the purposes of this section prior to final approval. The Township Council shall by resolution, within 30 days of such referral, give its approval of names submitted or indicate those street names in conflict with any existing street and recommend a change thereof.

K. Block length. No block shall exceed 1,000 feet in length. Whenever a block exceeds 800 feet in length, provision shall be made for a thirty-foot right-of-way, which shall extend through the width of the block from street to street at approximately the midpoint of the block for the purpose of providing a pedestrian walkway.

L. Suitability. Where there is a question as to the suitability of a lot or lots for their intended use due to factors such as rock formations, proximity in or near flood hazard areas, or similar circumstances, or where the subdivision indicates that a variance would be required to provide for an average house meeting requirements of Part 4, Zoning, of this chapter, the Planning Board may, after adequate investigation, withhold approval of such lots.

M. Lots.

(1) Area. Lot dimensions and area shall not be less than the requirements of Part 4, Zoning, of this chapter.

(2) Lines. Insofar as is practical, side lot lines shall be at right angles to straight streets and radial to curved streets.

(3) Street width. Each lot shall front upon an approved street with a right-of-way which is at least 50 feet in width.

N. Fire hydrants. Municipal water lines shall be provided with hydrants at all intersections and, in no case, shall the hydrant spacing exceed 600 feet.