The subdivider shall observe the following requirements and
principles of land subdivision in the design of each subdivision or
portion thereof.
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,
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, as amended, supplemented
and in effect,[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.
[1]
Editor's Note: See N.J.S.A. 40:55-1.20.
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.
The right-of-way width shall be measured from lot line to lot line
and shall not be less than the following:
(1)
Arterial streets, 80 feet.
(2)
Collector streets, 60 feet.
(3)
Minor streets, 50 feet.
(4)
Marginal access streets, 40 feet.
(5)
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.
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 or both sides of said road. If the subdivision
is along one side only, 1/2 of the required extra width shall be dedicated.
G.
Grades of arterial and collector streets shall not exceed 4%. Grades
on other streets shall not exceed 10%. No street shall have a minimum
grade of less than one-half of one percent (1/2 of 1%)
H.
Street intersections shall be as nearly at right angles as is possible
and in no case shall be less than sixty degrees (60°). The block
corners at intersections shall be rounded at the curbline with a curve
having a radius of not less than 20 feet.
I.
Street jogs with center-line offsets of less than 125 feet shall
be prohibited.
J.
A tangent at least 100 feet long shall be introduced between reverse
curves on arterial and collector streets.
K.
When connecting street lines deflect from each other at any one point
by more than ten degrees (10°), and not more than forty-five degrees
(45°), they shall be connected by a curve with a radius of not
less than 100 feet for minor streets and 300 feet for arterial and
collector streets.
L.
All changes in grade shall be connected by vertical curves of sufficient
radius to provide a smooth transition and proper sight distance.
M.
Dead-end streets (cul-de-sac) shall not be longer than 600 feet and
shall provide a turnaround at the end with a radius of not less than
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 adjoining properties.
N.
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.
B.
In blocks over 1,000 feet long, pedestrian crosswalks may be required
in locations deemed necessary by the Planning Board. Such walkway
shall be 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 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 40 feet in width except lots fronting on streets described in § 119-16D(4) and (5) 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.
A.
In large-scale development, easements along rear property lines or
elsewhere for utility installation may be required. Such easements
shall be at least 15 feet wide and located in consultation with the
companies or municipal departments concerned.
B.
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 with the lines of such watercourse,
and such further width or construction, or both as will be adequate
for the purpose.
C.
Natural features such as trees, brooks, hilltops and views shall
be preserved whenever possible in designing any subdivision containing
such features.
