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.
[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:
(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.