Borough of Roselle Park, NJ Design Standards

[1980 Code § 128-56; amended by Ord. No. 1348]

All subdivision plats, including minor subdivision plats, shall conform to design standards that will encourage good development patterns within the Borough. Where an Official Map or Master Plan, or both, has or 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 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 N.J.S.A. 40:55D-38, N.J.S.A. 55D-41 and N.J.S.A. 55D-44 and shall be such as to lend themselves to the harmonious development of the Borough and enhance the public welfare in accordance with the design standards and performance standards as set forth in Part 2 of this chapter.

Streets.

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 and, where necessary in order to promote orderly flow of traffic, the safety and welfare of the public and shall be such as to provide for appropriate extension to adjoining properties for future streets.

Minor streets shall be so designed as to discourage through traffic.

Subdivisions abutting arterial streets shall provide a marginal service road or reserve 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.

The right-of-way width shall be measured from lot line to lot line and shall not be less than the following:

Arterial streets: eighty (80) feet.

Collector streets: sixty (60) feet.

Minor streets: fifty (50) feet.

The right-of-way width for internal roads and alleys in multifamily, commercial and industrial developments 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.

No subdivision showing reserve strips controlling access to streets shall be approved, except where the control and disposal of land comprising such strips have been placed with the Mayor and Council under conditions recommended by the Planning Board.

Subdivisions adjoining or including streets that do not conform to the street width requirements of this chapter shall dedicate additional width along one (1) or both sides of the road. If the subdivision is along one (1) side only, one-half (1/2) of the required extra width shall be dedicated.

Grades of arterial and collector streets shall not exceed four (4%) percent unless, because of local conditions, the Borough Engineer may approve another percentage. Grades on other streets shall not exceed ten (10%) percent. No street shall have a minimum grade of less than one-half of one (1/2 of 1%) percent.

Street intersections shall be as nearly at right angles as is possible, and in no case shall be less than sixty (60°) degrees or more than one hundred twenty (120°) degrees. The block corners at intersections shall be rounded at the curbline with a curve having a radius of not less than twenty (20) feet.

Street jogs with center line offsets of less than one hundred twenty-five (125) feet shall be prohibited.

10.

A tangent at least one hundred (100) feet long shall be introduced between reverse curves on arterial and collector streets.

11.

When connecting street lines deflect from each other at any one (1) point by more than ten (10°) degrees but not more than forty-five (45°) degrees, they shall be connected by a curve with a radius of three hundred (300) feet.

12.

All changes in grades in excess of one and one-half (1 1/2%) percent shall be connected by vertical curves of sufficient length to provide a smooth transition and proper sight distance.

13.

Dead-end streets (cul-de-sacs) shall not be longer than six hundred (600) feet from the nearest intersection and provide a turnaround at the end with a radius of not less than fifty (50) feet to the base of the curb 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. Wherever a temporary or permanent turnaround is proposed on any street, the front yard setback line shall be measured from the turnaround.

14.

No street shall have a name which will duplicate or be likely to be confused with the names of existing streets. The continuation of an existing street shall have the same name. All street names shall be approved by the Planning Board.

15.

Off-street parking shall be required. Parking layouts shall be subject to the approval of the Planning Board.

16.

Before any street dedicated to public use in an existing subdivision may be constructed or reconstructed hereafter, the owners of abutting properties, the subdivider or other parties in interest shall make application, in writing, for a permit to the Council specifying the nature and location of the improvement to be made and shall furnish the Council with a certificate from the Planning Board showing that the proposed street construction or reconstruction conforms to the provisions of this chapter. The Borough Engineer shall inspect the proposed improvement and report to the Council before the issuance of the permit.

17.

Vacation ordinances may be referred to the Planning Board for recommendation prior to final approval by the Council.

Blocks.

Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area by Part 3, Zoning, of this chapter and to provide adequately for sewage disposal, convenient access, circulation control and safety of street traffic.

For business, commercial or industrial use, block size shall be sufficient to meet all area and yard requirements for such use.

Alleys or road easements within blocks in commercial, business or industrial areas may provide for access from at least two (2) streets and shall have a suitable width as determined by the Planning Board.

Lots.

Lot dimensions, front, side and rear yards and total area shall not be less than the requirements of Part 3, Zoning, of this chapter.

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

Each lot must front upon an approved street at least fifty (50) feet in width at the street line, except lots fronting on streets described in § 40-1201A,4.

Where extra width has been dedicated for widening of existing streets, lots shall begin at such extra width lines, and all setbacks shall be measured from such lines.

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, sewage disposal or similar circumstances, the Planning Board may, after adequate investigation, with professional assistance if deemed necessary, withhold approval of such lots.

Easements.

Easements shall be required for utility installations, the width of the easement to be approved by the Borough Engineer.

Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way at least fifteen (15) feet wide conforming substantially to the lines of such watercourse and such further width or construction, or both, as will be adequate for the purpose of disposing of stormwaters and for flood control. The subdivider shall deed areas deemed necessary for flood control by the Planning Board to the Borough.

Natural features, such as trees, brooks, hilltops and views, shall be preserved in designing any subdivision containing such features, except that dead, dying and diseased trees shall be removed.