A.
The subdivider shall observe the requirements and principles of land
subdivision of this Article in the design of each subdivision or portion
thereof.
C.
No development involving the use of Pinelands Development Credits shall be approved until the developer has provided the Commission and the approval agency with evidence of this ownership and redemption of the requisite Pinelands Development Credits; provided, however, that the approval agency may grant preliminary subdivision approval conditioned upon such evidence being presented as a prerequisite to final subdivision approval. For such a final subdivision, the developer shall provide evidence of Pinelands Development Credit ownership and redemption to secure the same proportion of lots or residential units as was approved for Pinelands Development credit use in the preliminary approval. Notification of any such development approval shall be made to the Pinelands Commission pursuant to Section 40-41 and the New Jersey Pinelands Development Credit Bank in accordance with N.J.A.C. 3:42-3. Redemption of the requisite Pinelands Development Credits shall occur in accordance with N.J.A.C. 3:42-3.6, prior to the memorialization of the resolution granting final subdivision approval, or if no such approval is required, prior to the issuance of any construction permits.
[Added 5-24-89 by Ord. No. 0-27-89; amended 2-25-97 by Ord. No. 0-2-97; 6-19-01 by Ord. No. 0-13-2001]
The subdivision plat shall conform to design standards that
will encourage good development patterns within the municipality.
Where either or both an Official Map or Master Plan has or have been
adopted, the subdivision shall conform to the proposals and conditions
shown thereon. The streets, drainage rights-of-way, school sites and
public parks and playgrounds shown on an officially adopted Master
Plan or Official Map 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
Section 20 of Chapter 433 of the Laws of 1953[1] 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.
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.
B.
Minor streets shall be so designed as to discourage through traffic.
C.
Subdivisions abutting arterial streets shall provide a marginal service
road or reverse frontage with a buffer strip for planting, or some
other means of separation of through and local traffic as the Planning
Board may determine appropriate.
D.
Right-of-way widths.
(2)
The right-of-way width for internal roads and alleys in multifamily,
commercial and industrial development shall be determined on an individual
basis and shall in all cases be of sufficient width and design to
safely accommodate the maximum traffic, parking and loading needs
and maximum access for fire-fighting equipment.
D.1.
Cartway widths. The cartway width shall be measured
from curb to curb and if there is no curb, it shall be measured from
edge to edge of the pavement. The minimum cartway width shall be thirty
(30) feet.
[Added 7-25-95 by Ord. No. 0-27-95]
E.
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 in the governing body under conditions
approved by the Planning Board.
F.
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 shall dedicate additional
width along either one (1) or both sides of said road. If the subdivision
is along one (1) side only, one-half (1/2) of the required extra width
shall be dedicated.
G.
Grades of arterial and collector streets shall not exceed four percent
(4%). Grades on other streets shall not exceed ten percent (10%).
No street shall have a minimum grade of less than one-third of one
percent (1/3 of 1%).
H.
Street intersections shall be as nearly at right angles as is possible
and in no case shall be less than sixty (60°) degrees. The block
corners at intersections shall be rounded at the curblines with a
curve having a radius of not less than ten (10) feet.
I.
Street jogs with center-line offsets of less than one hundred twenty-five
(125) feet shall be prohibited.
J.
When connecting street lines deflect from each other at any one (1)
point by more than ten (10°) degrees and not more than forty-five
(45°) degrees, they shall be connected by a curve with a radius
of not less than one hundred (100) feet for minor streets and three
hundred (300) feet for arterial and collector streets.
K.
All changes in grade shall be connected by vertical curves of sufficient
radius to provide a smooth transition and proper sight distance.
L.
Dead-end streets (cul-de-sac) shall not be longer than six hundred
(600) feet and shall provide a turnaround at the end with a radius
of not less than fifty (50) feet and tangent whenever possible to
the right side of the street. If a dead-end street is of a temporary
nature, a similar turnaround shall be provided and provisions made
for future extension of the street and reversion of the excess right-of-way
to the adjoining properties.
M.
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.
N.
Streets shall be so oriented as to permit, within the limits of practicability
and feasibility, the buildings constructed thereon to maximize solar
gain.
[Added 8-25-82 by Ord. No. 0-8-82]
O.
Streetlights shall be in accordance with specifications of the Atlantic
City Electric Company and subject to township approval.
[Added 1-25-84 by Ord. No. 0-1-84]
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 the
Zoning Ordinance[1] and to provide for convenient access, circulation control
and safety of street traffic.
B.
In blocks over one thousand (1,000) feet long, pedestrian crosswalks
may be required in locations deemed necessary by the Planning Board.
Such walkway shall be ten (10) feet wide and be straight from street
to street.
C.
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.
C.
Each lot must front upon an approved street at least fifty (50) feet in width, except lots fronting on streets described in § 246-16D(1)(d) and (2) of this Article.
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 factors such as rock formations, flood
conditions or similar circumstances, the Planning Board may, after
adequate investigation, withhold approval of such lots.
[Added 2-28-90 by Ord. No. 0-2-90]
B.
Bulk requirements.
(1)
Flag lots must meet necessary area and yard requirements prescribed
for each specified zone, except as otherwise provided for in this
section.
(2)
Only two (2) lots (the flag lots) with a street frontage less
than the normally required width for the zone may result from the
subdivision. All other lots shall have a minimum lot width as required
by the particular zone.
(3)
Minimum lot frontage of the flag lot portion of the subdivision
shall be thirty (30) feet.
(4)
A twenty (20) foot wide cartway, to serve as an access driveway,
shall be provided in the flag lot. The cartway shall have a twenty
(20) foot vertical clearance at all points free of vegetation and
a fourteen (14) foot vertical clearance at all points for utilities.
(5)
The total lot size of a flag lot shall be one and one-half (1.5)
acres or, the minimum lot size required for the particular zone, whichever
is greater.
(6)
The flag portion of a lot shall have a minimum fifty (50) foot
front yard measured from the rear line of the non-flag (fronting)
lot.
C.
Applicant to have cultural ties with the community.
(1)
The original lot to be subdivided shall contain a dwelling that
has served as a principal place of residence of the applicant or an
immediate family member of the applicant for a period of at least
the previous five (5) consecutive years continuously.
(2)
Ownership of any lots that result from the sub-division shall
be by the applicant or an immediate family member of the applicant.
D.
Restrictions on future subdivision.
(1)
The application for a flag lot subdivision may be exercised
only once as to each particular property.
(2)
No future subdivision shall be made on any of the lots so created
that will result in the creation of another flag lot.
(3)
It is the intent of this section that only one flag lot may
ever be created from the original lot so sub-divided. This restriction
shall not run with the applicant but shall run with the original lot
land, regardless of any subsequent changes of ownership.
(4)
Upon Planning Board approval of said flag lot(s), deed restriction
shall be placed in the subdivision deed of approval indicating that
this subdivision was a flag lot subdivision and no further subdivisions
to create any additional flag lots shall be allowed from any lot so
created by this subdivision in the future.
(5)
Any future subdivision of the original tract of ground creating
a flag lot shall be classified as a major subdivision and shall meet
all of the applicable requirements of the major zoning and subdivision
ordinances of Winslow Township.
In all development easements along rear property lines or elsewhere
for utility installation shall be required. Such easements shall be
at least ten (10) feet wide and located in consultation with the companies
or municipal departments concerned.
Where a subdivision is traversed by a watercourse drainageway
channel or street, 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.
Such natural features as trees, brooks, hilltops and views shall
be preserved whenever possible in designing any subdivision containing
such features.
[Added 4-23-80 by Ord. No. 0-12-80; amended 6-27-90 by Ord. No. 0-8-90; 6-28-11 by Ord. No. 0-2011-016]
All parks, playgrounds or other recreational areas and/or facilities
shall be approved by the Planning Board and made part of the designed
standards of a major subdivision.
Specifications for all surfacing and paving of streets, construction
of sidewalks, curbs, gutters and storm sewers shall be the New Jersey
State Highway Department Standard Specifications Addenda prepared
by the Township Engineer.
A.
All streets, roads or avenues shall be surfaced with concrete or
macadam.
[Added 11-30-76 by Ord. No. 0-23-76]
In all those cases where either a retention or detention basin
shall be required, no certificate of occupancy shall issue unless
a sufficient fence, approved by the Township Engineer, shall have
first been erected.
