[1967 Code § 14-1.1]
This chapter shall be known and may be cited as the "Pitman Land Subdivision Ordinance."
[1967 Code § 14-1.2]
The purpose of this chapter is to promote the public health, safety, convenience and general welfare of the Borough of Pitman by establishing regulations and procedures to ensure its orderly growth and development, to foster the conservation, protection and proper use of its land and to secure adequate provision of space for circulation, utilities and services.
[1967 Code § 14-2]
Any owner of land within or partly within the Borough of Pitman shall, prior to subdividing or resubdividing such land, secure approval of preliminary and final plats of the proposed subdivision by the Pitman Planning Board before the subdivision may be recorded in the office of the County Clerk of Gloucester County. The approval by the Planning Board shall be by resolution.
Approval of final plans by the Planning Board shall constitute an acceptance of dedication of lands for streets, parks and other public purpose or use. However, such approval shall not constitute an acceptance of physical improvements on land and shall not impose upon the Borough any obligation for maintenance of or jurisdiction over the improvements until the improvements have been specifically accepted by the Borough according to law.
[1967 Code § 14-3]
As used in this chapter:
Shall mean a right-of-way intended for vehicular travel which serves as a secondary means of access to lots and which abuts the side or rear yards of two or more lots.
Shall mean an area bounded by streets.
Shall mean the portion of a street or alley intended for vehicular use.
Shall mean a line of unobstructed vision from a point four and one-half (4 1/2) feet above the centerline of a street or alley to the nearest point on the top of an object four inches high on the same centerline.
Shall mean a triangular area at a street intersection where vision is unobstructed, which area is formed by the intersecting curblines and a line drawn between points on these curblines 25 feet from their intersection at the corner of the block.
Shall mean a right-of-way for pedestrian travel across a block.
Shall mean a residential street with access closed at one end and with a vehicular turnaround at the closed end.
Shall mean a right granted for the use of private land for certain public or quasi-public purposes; also the land to which such a right pertains.
Shall mean a tract or parcel of land intended for sale, development or use.
Shall mean the Planning Board's officially adopted recommendations regarding the physical development of the Borough.
Shall mean a building containing three or more dwelling units occupied or intended to be occupied by persons living independently of each other, or a group of such buildings.
Shall mean the unpaved portion of a street right-of-way either between the sidewalk pavement and the property line or between the curb and the sidewalk pavement.
Shall mean a map or plan of a subdivision.
Shall mean majority of the full authorized membership of the municipal agency.
Shall mean space allocated for collection and storage of source-separated recycling materials.
Shall mean land set aside for use as a street, alley, crosswalk or common means of communication, travel or drainage.
Shall mean a strip of land which is intended primarily as a means of vehicular and pedestrian travel and which may also be used as a space for sewers, public utilities, shade trees and sidewalks.
Shall mean the owner or the authorized agent of the owner of a subdivision.
Shall mean the division of a lot, tract or parcel of land into two or more lots, sites or other divisions of land for the purpose, whether immediate or future, of sale or building development, except that the following divisions shall not be considered "subdivisions;" provided, however, that no new streets or roads are involved:
Divisions of land for agricultural purposes where the resulting parcels are three acres or larger in size.
Divisions of land by testamentary or intestate provisions.
Divisions of property upon court order.
Subdivision also includes resubdivision and, where appropriate to the context, relates to the process of subdividing or to the lands or territory divided. |
[1967 Code § 14-4.1]
The Planning Board shall process such subdivisions as come before it and, after hearing, pass on preliminary and final plans of subdivisions and shall notify the Mayor and Borough Council of its action. The Planning Board shall have the authority to approve final plans and shall do so only after it has taken preliminary action thereon and held public hearings upon the same.
[1967 Code § 14-4.2]
The Planning Board shall make its decisions on preliminary plans according to the purposes stated in the Municipal Land Use Law, N.J.S.A. 40:55D-1 et seq., and in this chapter and according to the standards of design set forth in Section 33-8.
[1967 Code § 14-4.3]
All plans when first submitted shall be deemed preliminary plans. If a subdivider makes substantial changes in his plans not conforming to the requirements stated in conditional approval, such revised plans shall be treated as preliminary plans submitted for the first time. The effect of approval of preliminary plans shall be to assure the subdivider that the general terms and conditions of approval will not be changed for a period of three years following the date of approval and to confer on him the right to submit final plans according to said terms and conditions of approval.
[1967 Code § 14-4.4]
The effect of recordation of an approved plan shall be to cancel any right of the Borough to stop the sale or transfer of land defined in the plan or to invalidate any agreement to sell or transfer said land. Such recordation shall be made according to the provisions of the laws of the State of New Jersey.
[1967 Code § 14-4.5]
Submittal of subdivision plans for Planning Board consideration shall be made to the Zoning Officer. Said plans are to be submitted in accordance with N.J.S.A. 40:55D-48a.
[1967 Code § 14-4.6]
Upon the submission to the Zoning Officer of a complete application for a subdivision of 10 or fewer lots, the Planning Board shall grant or deny preliminary approval within 45 days of the date of such submission or within such further time as may be consented to by the developer. Upon the submission of a complete application for a subdivision of more than 10 lots, the Planning Board shall grant or deny preliminary approval within 95 days of the date of such submission or within such further time as may be consented to by the developer. Otherwise, the Planning Board shall be deemed to have granted preliminary approval to the subdivision.
[1967 Code § 14-4.7; Ord. No. 10-19]
c.
Sums in Escrow. All sums are to be held in escrow by the Chief Financial Officer. All sums not utilized in the review or inspection process shall be returned to the applicant. If additional sums shall be required, the applicant shall be notified by the Chief Financial Officer of the required additional amount and shall add such sums to the escrow. The Chief Financial Officer shall itemize any and all expenditures and costs and make full disclosure to the applicant. All costs shall be paid in full by the applicant prior to the issuance of a building permit.
[1967 Code § 14-4.8]
Suitable application forms for the review of minor subdivision plans shall be furnished by the Zoning Officer. All other applications shall be by letter from the applicant, setting forth all pertinent information.
[1967 Code § 14-4.9]
The Planning Board is not required to docket plans for hearing or act on them until formal application is made; however, the Board shall discuss with subdividers such sketch plans of tentatively proposed subdivisions as the subdividers may choose to present. Such sketches need not be to scale but should be sufficiently clear to indicate the location of the land, the size of the development in terms of acres and dwellings and the tentative layout of streets and other areas for common use. The Board's comments and suggestions made on the basis of such sketches shall not be binding either upon the Board or the subdivider.
[1967 Code § 14-4.10]
All subdivision applications shall be submitted by the Zoning Officer to the Gloucester County Planning Board for its review and approval prior to approval by the Borough Planning Board, in accordance with County requirements.
[1967 Code § 14-6.1]
The Planning Board may waive the requirements for full notice and hearing for subdivisions having the following characteristics:
a.
The entire tract is not divided into more than five lots.
b.
Each lot can be served by the existing sewer and water systems.
c.
Each lot has frontage on a street or streets of adequate actual or proposed right-of-way width as defined in Section 33-8, of this chapter and suitably improved in accordance with Borough standards.
d.
No new street paving is required.
e.
None of the lots is intended for further subdivision.
[1967 Code § 14-6.2]
The application for waiver of hearing requirements shall include a statement that the requirements of subsection 33-5.1 have been met and a statement that a plan for the subdivision will be recorded within 90 days of the date of approval according to law.
[1967 Code § 14-6.3]
The submittal shall include six copies of a plan, based on Tax Map information or other similarly accurate base, at a scale which will permit the entire tract to be shown on one sheet of paper, and showing the following information:
a.
The limits and dimensions of the tract to be subdivided and its identifying numbers on the Borough Tax Map.
b.
All existing abutting streets, with right-of-way widths clearly indicated.
c.
The proposed lot lines with dimensions and building setback lines, as well as any lot lines to be eliminated.
d.
The location and size of existing water and sewer lines on the abutting streets.
The plan requirements of this section shall constitute the check list required under N.J.S.A. 40:55D-10.3 for determining when the application is complete for the purpose of commencing the applicable time period for action by the Planning Board or Planning Board acting as the Zoning Board of Adjustment in accordance with the review procedure. |
[1967 Code § 14-6.4]
Two application forms and 12 copies of the plan shall be submitted to the Zoning Officer no less than two weeks previous to a meeting of the Planning Board at which the plans shall be considered. If the Zoning Officer deems the application to be complete, he shall, within two business days, transmit copies of the plans to each of the following:
a. | The Planning Board Engineer. |
b. | The Public Works Department. |
c. | The County Planning Board [four copies]. |
d. | The Subdivision Committee. |
Upon return of the plans, bearing the recommendation of each of the above, the Zoning Officer shall transmit all copies of the application and plans to the Subdivision Committee. The members of the Subdivision Committee shall indicate their approval or disapproval on the application form and make their recommendations at the next meeting of the Planning Board as to the action to be taken. When approved by the Planning Board, a certification to that effect, signed by the Chairman and the Secretary of the Planning Board, shall be placed on the application form and all copies of the plan, and distribution shall be made as follows: one copy of the plan to each of the following:
a. | The applicant. |
b. | The Borough Engineer. |
c. | The Tax Assessor. |
d. | The Borough Clerk. |
[1967 Code § 14-6.5]
The Chairman of the Planning Board, with approval of a majority of the Board, is authorized to appoint a Subdivision Committee to make the investigation of plans for subdivision as defined in this section. The Board is authorized to waive the requirements of notice on the unanimous report of said Committee that there is no need for new streets in the subdivision, no cause for review by the entire Board and no reason for the Board to take unfavorable action on the subdivision plan.
No waiver granted by the Board shall be conditional. If waiver cannot be granted outright, the subdivider may reinitiate proceedings by the submittal of a new plan, or he may be instructed to submit a regular preliminary plan as described in Section 33-6 of this chapter.
[1967 Code § 14-7.1]
The subdivider shall submit the following materials to the Zoning Officer with his application for review and approval of his preliminary plan:
a.
Six copies of the subdivision plan in the form of a map or series of maps drawn to a scale not less than 50 feet to the inch and showing the following:
1.
The limits and dimensions of the tract to be subdivided and its identifying numbers on the Borough Tax Map.
2.
Existing and proposed streets, including the widths of the rights-of-way and cartway, and profiles and cross sections clearly indicating the type and width of pavement and location of curbs, sidewalks and planting strips.
3.
The proposed lot layout with dimensions and building setback lines.
4.
The location and dimensions, where applicable, of existing buildings, easements, rights-of-way, public lands, tree masses, streams and other such features and monuments.
5.
The location and dimensions of proposed easements, rights-of-way and land reserved for public purposes; and the location, course, grades and dimensions of sanitary and storm sewer and water facilities, including inlets, manholes and fire hydrants.
6.
Existing topographic contours at two-foot intervals, referenced to the New Jersey Geodetic Control Survey Datum.
7.
The name of the subdivision, the name and address of the subdivider and the name, seal and signature of the licensed professional engineer or surveyor qualified to practice in New Jersey who prepared the plans.
8.
A Key Map, at smaller approximate scale, showing clearly the location of the proposed subdivision in relation to adjacent properties, the names and addresses of the owners of adjacent and facing properties within 200 feet of the tract boundary and the lot and block numbers thereof, as shown on the Borough Tax Map.
b.
Six copies of a statement of the type or types of structures to be erected, together with sketches of typical lot layouts, indicating front, side and rear yards, and a summary table of the number of structures and dwelling units proposed. In addition, sketches showing the architectural types of structures to be erected and a map showing the location of various types on the lots shall be submitted to enable the Planning Board to determine compliance with subsection 33-7.1c.
c.
Six copies of a statement of proposed improvements, including streets, curbs, gutters and sidewalks.
d.
Six copies of a statement showing the proposed order of development of parts of the subdivision or the developer's intent to commit himself to the full development at one time. The approval of an order of development shall be a condition to the approval of all preliminary plans; and if a developer decides, after his preliminary plans have been approved, to proceed by submitting his final plans a section at a time, or to alter a previously approved order of development, he shall submit his proposed order of development to the Planning Board for approval before proceeding with the submittal of final plans.
e.
A statement or certificate indicating that the plans are or are not in conformity with engineering, zoning, building, sanitation and other applicable Borough ordinances and regulations and, if they are not so conforming, the reasons for requesting an exception. Such certificate shall also indicate compliance with County and State permit requirements with respect to County and State roads, where applicable.
f.
Should it appear that the proposed development may affect existing brooks, streams, watercourses or lakes, the subdivider shall furnish such additional pertinent information as may be required by the County Planning Board.
The plan requirements of this section shall constitute the check list required under N.J.S.A. 40:55D-10.3 for determining when the application is complete for the purpose of commencing the applicable time period for action by the Planning Board or Planning Board acting as the Zoning Board of Adjustment in accordance with the review procedure. |
[1967 Code § 14-7.2]
a.
The Administrative Officer shall notify the Construction Office Control Person within 24 hours of the submittal of plans and shall transmit them as the secretary may direct.
b.
Following preliminary review of plans by the Planning Board and receipt of recommendations of the various officials, the secretary of the Planning Board shall, if in order, forward five copies of the plans and statements to the County Planning Board.
c.
At the next regular meeting following the receipt of plans approved by the County Planning Board, a date for public hearing may be set, giving due notice thereof to the subdivider. The secretary of the Planning Board shall cause lawful advertisement of the hearing to be published in an official newspaper serving the Borough, and shall, 10 days prior to the hearing, file the plans and pertinent papers and reports in the office of the Borough Clerk for public inspection. The subdivider shall, at least 10 days prior to the date appointed for the hearing, give notice in writing by registered or certified mail or by service in person, to be filed with the secretary of the Planning Board, to all property owners within 200 feet of the tract boundary, stating the date, time and place of the hearing, a brief description of the proposed subdivision, and that a copy is on file with the Borough Clerk for public inspection. Should any portion of the subdivision be within 200 feet of any adjoining municipality, similar notice shall be given to the Municipal Clerk of that adjoining municipality. The subdivider must be prepared to present satisfactory proof of service of such notices at the time of the hearing.
d.
After or at the conclusion of the public hearing, the Planning Board shall approve the plans, approve them subject to conditions specified at the hearing, or disapprove them. If the Board wishes to impose conditions not specified at a previous public hearing, a new hearing shall be held to discuss said conditions. The Planning Board's action shall be noted or stamped on all copies of the subdivision plan together with a statement of any conditions or required changes and modifications. Such statement of conditions shall be deemed to be as much a part of the plan as if they had been originally submitted by the subdivider.
e.
After action by the Planning Board, the following distribution of the subdivision plan copies and supporting materials shall be made: One copy of each of the materials, including the statement of conformity to other regulations, shall be retained by the Planning Board, one copy of each of the remaining materials shall be returned to the subdivider; and one copy of these materials shall be transmitted to the Borough Council for its information and also to serve as the basis upon which the subdivider shall make necessary arrangements for improvements with the engineer and other officials concerned. The additional copy of these materials is provided for work and miscellaneous purposes.
[1967 Code § 14-8.1]
The subdivider shall submit final subdivision plans and supporting materials to the Borough Clerk with his application for approval of his final plans. Final plans shall conform in all important details with preliminary plans as approved by the Planning Board and must be submitted within three years of the date of approval of the preliminary plans. Any conditions specified in the approval of preliminary plans shall be incorporated in the final plans. The following materials shall be submitted by the subdivider:
a.
Seven copies of the subdivision plan in the form of a map or series of maps drawn to a scale not less than 50 feet to the inch. Such map or maps shall be made of permanent materials. One copy shall be made upon translucent tracing cloth with black, waterproof India ink, and one copy shall be a clothprint duplicate thereof. Both these copies shall be suitable for recordation according to the provisions of the laws of the State of New Jersey. Of the remaining copies, one shall be a clothprint duplicate and four shall be black and white prints. The error of closure shall not be more than one part in 5,000. The final subdivision plans shall show all items required to be shown in preliminary subdivision plans, as specified in subsection 33-6.1a, plus final topographic contours at not more than two foot intervals.
b.
Two copies of a utility map or maps showing tract boundaries, existing and proposed streets, lot lines, sanitary and stormwater sewer facilities, water pipes, curbs, sidewalks, fire hydrants and manholes.
c.
Two copies of profile and cross-section maps or diagrams of streets showing proposed grades of curbs, sanitary and stormwater sewers, water pipes, and any other underground utilities.
d.
One copy of any deed restrictions affecting the subdivision of the property or a written statement by the subdivider that there are no such restrictions.
e.
One copy of a statement of the type or types of structures to be erected, together with sketches of typical lot layouts, indicating front, side and rear yards, and a summary table of the number of structures and dwelling units proposed.
f.
Evidence that the plans are in conformity with zoning, building, sanitation, and other applicable Borough ordinances and regulations. In any instance where such plans do not conform, evidence shall be presented that an exception has been officially authorized.
g.
Certification by the Borough Engineer that the developer has adequately installed all streets, street improvements including sanitary and/or storm drainage, curbs, gutters, sidewalks, street signs, hydrants, shade trees and other planting or evidence that the subdivider has furnished the Borough with a performance bond, letter of credit, passbook account, certified check or other form of guarantee acceptable to the Borough Council and approved by the Borough Solicitor in favor of the Borough in an amount not to exceed 120% of the cost completion of all site improvements as determined by the Borough Engineer.
This shall be a condition to the issuance of a building permit where other improvements remain to be constructed elsewhere on or off the site in order to complete the entire project. The form of such guaranty shall assure completion of the specified improvements within one year, which is subject to an extension by approval of the granting Board, under penalty of forfeiture. When all of the improvements have been completed the developer shall notify the Board of completion of said improvements and request a final inspection for release of the guaranty. The Borough Engineer will make a final inspection of the improvements and provide a recommendation to the Borough Council for the performance guaranty release. Based on the recommendation of the Borough Engineer and the posting of a maintenance guaranty, the performance bond may be released to the developer.
h.
Prior to issuance of a building permit the applicant shall also post a certified check in an amount equal to 6% of the cost of the site improvements to cover inspection by the Borough Engineer of the improvements during construction. Any monies not used will be returned to the applicant. If additional sums shall be required the applicant will add such sums to the escrow.
i.
The Borough Council shall require a two year maintenance guaranty in an amount not to exceed 15% of the final cost of the site improvements as determined by the Borough Engineer. The two year maintenance period shall begin after final acceptance of the completed improvements. The form of the maintenance guaranty shall be in a form acceptable to the Borough Council and approved by the Borough Solicitor. The developer, at the end of the two year period, shall request a final inspection for release of the guaranty. The Borough Engineer will make a final inspection of the improvements and provide a recommendation to the Borough for the maintenance guaranty release.
The plan requirements of this section shall constitute the check list required under N.J.S.A. 40:55D-10.3 for determining when the application is complete for the purpose of commencing the applicable time period for action by the Planning Board or Planning Board acting as the Zoning Board of Adjustment in accordance with the review procedure. |
[1967 Code § 14-8.2]
a.
The Zoning Officer shall, within 24 hours, transmit all plans and supporting materials to the Subdivision Committee, who shall forward one copy of each subdivision plan and one copy of the utility map and street profiles to the Planning Board Engineer for his review and report to the Planning Board.
b.
The Planning Board Engineer, shall, within two weeks, review plans and transmit such plans with a report in writing to the Planning Board. Following review of the plans and engineer's report by the Planning Board, the secretary shall, if in order, forward six copies of the subdivision plans to the County Planning Board.
c.
Upon return of plans approved by the County Planning Board, Planning Board action shall consist of approval or disapproval for stated reasons. Such action shall be noted or stamped on all copies of the subdivision plan. Grounds for disapproval shall be specified.
d.
The Planning Board shall take action on final subdivision plans within 45 days from the date of submittal of the final plan for approval, or within such further time as the applying party may agree to. Distribution of copies of the subdivision plan, as finally approved, shall be as follows: One copy to each of the following:
Subdivider.
Planning Board Engineer.
Tax Assessor.
Borough Clerk.
Planning Board.
The Borough Planning Board shall retain for its files a copy of the plan, together with all supporting materials.
[1967 Code § 14-8.3]
Notwithstanding anything hereinabove contained, no permit for the construction of any building upon any part of the property embraced by any subdivision plan shall be issued prior to a certification by the Borough Engineer, rendered to the Construction Code Official, that the developer has adequately installed water mains, laterals and hydrants, sanitary and/or storm drainage, curbs and gutters, and has laid the base course in all streets and has graded such streets to within four inches of finished grade; provided, however, that building permits for the erection of sample houses, the number and locations of which shall be approved by the Planning Board, may be issued prior to compliance with the requirements of this subsection. In no event shall such sample houses be occupied as residential dwellings prior to full compliance with the requirements of this subsection. Applications for building permits for erection of sample houses shall be referred promptly by the Construction Code Official to the Planning Board for approval as to number of such houses and locations thereof.
[1967 Code § 14-9]
In passing on the adequacy of subdivision plans the Planning Board shall apply the standards contained in this section. If a subdivider can clearly demonstrate that because of peculiar conditions pertaining to his land, the literal enforcement of these standards would cause undue hardship, the Board may permit such variations from their literal interpretation as may be reasonable and consistent with their general purpose and intent as defined in Section 33-1.
[1967 Code § 14-9.1]
a.
Land. No land shall be subdivided for residential purposes unless the subdivider shall have eliminated or provided adequate safeguards in his plans against, such unusual hazards of the site as would imperil life, health or property by flood, fire, disease, smoke, excessive vibration, noise or odor.
b.
Development. Proposed subdivisions shall be coordinated with existing nearby neighborhoods so that the community as a whole may develop harmoniously.
c.
Architectural Design. In order to encourage architectural harmony and variety in the construction of residential developments, not more than 20% of the total number of houses on any street frontage between intersections shall be similar in external design and similar houses shall not be built on adjoining lots. Similar external design shall mean substantial similarity in at least two of the following four respects: orientation and location of the building on the lot; kinds and use of construction materials; dimensions of the wall facing the street; and design and relative location of major external features such as windows, doors, porches, garages and carports and the like. In addition to such architectural variety, all houses on any street frontage shall be harmonious in architectural style with respect to one another and with respect to houses on the opposite street frontage.
[1967 Code § 14-9.2; Ord. No. 07-3 § 2]
a.
Block Length. Blocks shall be not less than 280 feet long nor more than 1,300 feet long. Crosswalks up to 12 feet wide may be required for blocks more than 1,000 feet long.
b.
Block Width. Blocks shall be wide enough for two tiers of lots and shall not be less than 250 feet wide.
c.
Through Lots. Double frontage lots are to be avoided and generally will not be permitted unless the lots are a minimum of 200 feet deep. Where the rear yards of double frontage lots abut major or secondary highways and the lots are entirely served by a separate residential service or neighborhood feeder street, their use may be required.
d.
Grading. All grading plans shall comply with Chapter 31, Grading and Drainage on Residential Lots.
e.
Lot Lines. Lot lines shall be at right angles to street lines or radial thereto wherever practicable.
f.
House Numbers. House numbers shall be assigned to each lot by the 911 Coordinator.
g.
Exceptions. Blocks in commercial and industrial districts may vary from the elements of design contained in this section if the nature of the use requires other treatment.
h.
Lot Size. Minimum lot size shall be governed by the zoning ordinance, except that when either on-site sewage disposal or water supply or both are proposed, the Board of Health shall rule on the adequacy of the lots and facilities proposed and the appropriateness of the land for such purposes, and may require such lot sizes as it deems necessary. The Planning Board shall abide by the decisions of the Board of Health in this matter.
i.
Residential Parking. At least one off-street parking space back of the front line of the building and with access to a public street or alley shall be provided for each proposed dwelling unit. Where such access is to a major or secondary street, adequate turn-around space shall be provided on the lot.
[1967 Code § 14-9.3; Ord. No. 07-3 § 2]
a.
Integration. The proposed street pattern shall be integrated with the Borough plan of streets and shall be related to topography so as to produce usable lots and reasonable street grades.
b.
Design and Purpose. Streets shall be designed according to their function and laid out to preserve the integrity of their design. Streets shall be classified by function as follows:
1.
Residential service streets. Streets providing direct access to residential structures and intended primarily to serve only the properties along them.
2.
Neighborhood feeder streets. Streets connecting residential service streets, providing access to community facilities and secondary traffic arteries and intended primarily for the use of neighborhood traffic.
3.
Secondary traffic streets. Streets connecting feeder streets to major traffic streets intended primarily for inter-neighborhood and commuter traffic.
4.
Major traffic streets. Streets serving large volumes of comparatively long distance, high speed traffic and intended primarily for inter-city and commuter traffic.
c.
Widths. Desirable minimum street width are as follows, but no street shall have less than a 50 foot right-of-way:
Type of Street | Assumed Requirements for Traffic and Parking | Right of-way Width | Cartway Width | Grading Width |
|---|---|---|---|---|
Arterial highway (Major traffic) | As Required by State Highway Department | |||
Connector highway (Secondary traffic) | 2 traffic lanes (12') 2 parking lanes (8') | Open Area-80' Built-up Area-60' | 40' | Full Width |
Neighborhood feeder | 2 traffic lanes (10') 2 parking lanes (8') | 60' | 36' | Full Width |
Residential service | 2 traffic lanes (10') 2 parking lanes (8') | 56' | 36' | Full Width |
d.
Continuations. New streets shall be laid out to continue existing streets at no reduction in width, provided that such continuations are both reasonable and practicable.
e.
Names. Continuations of existing streets shall be known by the same name. Names for new streets shall not duplicate or closely resemble names for existing streets within the Borough and adjoining municipalities.
f.
Adjacent Access. Street layout shall make reasonable provision for access to adjacent undeveloped areas and the subdivider shall improve these access streets to the limits of the subdivision.
g.
Reserve Strips. Reserve strips controlling access to the subdivision or to adjacent areas are prohibited.
h.
Half Streets. Provision of half streets, except to complete existing half streets, is prohibited.
i.
Highway Frontage. If the subdivision abuts a present or proposed major or secondary street, the Planning Board may require the use of through lots as described above or the use of a marginal service street along the edge of the highway but separated from it by a raised strip at least five feet wide.
j.
Dead End Streets. Dead end streets are prohibited unless constructed as cul-de-sacs, not exceeding 500 feet in length, with a turnaround having a minimum radius of 60 feet to the property line.
k.
Clear Sight Distance. Clear sight distance along the centerlines of residential and neighborhood streets shall be maintained at not less than 200 feet; along secondary streets, at not less than 300 feet; and along major streets, not less than 500 feet.
l.
Grades. There shall be a minimum centerline grade of 1% and a maximum centerline grade of 6% on all streets. Grades exceeding these limits may be permitted on recommendation of the Borough Engineer. Grading plans must comply with Chapter 31, Grading and Drainage on Residential Lots.
m.
Directional Changes. Changes in street direction shall be made by horizontal curves with a minimum radius of 500 feet for major streets, 300 feet for secondary streets and 100 feet for residential and neighborhood feeder streets. These radii are to be measured from the inside curbline.
n.
Vertical Curves. Vertical curves are required for changes in grade. The rate of change of grade on vertical curves shall be no more than 4% per 100 feet of road, provided that the clear sight distance specified in these regulations is maintained at all points on the road. The maintenance of these distances may require changes in grade as gradual as 3.66% per 100 feet on residential service and neighborhood feeder streets and 1.62% per 100 feet on secondary streets, depending on the length of the curve involved.
o.
Surface Drainage. The slope of the crown on residential service and neighborhood feeder streets shall be more than one-eighth (1/8) inch per foot and less than 1/2 inch per foot as directed by the Borough Engineer. Drainage plans must comply with Chapter 31, Grading and Drainage on Residential Lots.
p.
Curbs and Gutters. Curbs and gutters shall be constructed for the full length of all streets.
q.
Sideslopes. Street cuts and fills shall be provided with sideslopes no steeper than one vertical to one and one-half (1 1/2) horizontal. Where necessary, such slopes shall be suitably planted with perennial grasses or other vegetation to prevent gullying and erosion.
r.
Sidewalks. Sidewalks shall generally be required for residential and commercial areas but the Planning Board may waive the sidewalk requirement for low density residential areas. Sidewalk paving shall be not less than four feet wide. The Planning Board may require wider pavements in high density areas and in commercial areas. The location of sidewalks relative to planting strips shall be at the discretion of the Planning Board.
s.
Shade Trees. The subdivider shall plant suitable shade trees on the street line or in the planting strip so as not to interfere with sidewalks or utilities and in a manner to harmonize with neighboring street frontages.
t.
Material and Construction Standards. Materials and construction standards for streets, curbs and gutters and sidewalks shall conform to regulations and standards of the Borough Engineer, and construction and installation of all facilities shall be subject to inspection by appropriate Borough officials. (See Chapter 18, Streets and Sidewalks)
u.
Street Improvements. Provision of storm sewerage inlets, catch basins and manholes shall meet the requirements and the approval of the Borough Engineer as regards both design and location.
v.
Intersections. Street intersections shall be designed according to the following standards:
1.
No more than two streets shall cross at the same point. Street intersections shall be at right angles wherever possible and intersections of less than 70 degrees, measured at the centerlines of the streets, will not be permitted.
2.
Intersecting streets shall not enter into the same side of major traffic streets at intervals of less than 800 feet. Minor streets which enter a major traffic street from opposite sides should be directly opposite to each other or, if necessary, they may be separated by at least 200 feet between centerlines measured along the centerline of the major traffic street.
3.
Maximum grade within any intersection shall not exceed 3% and approaches to any intersection shall follow a straight course within 100 feet of the intersection.
4.
Curb radii at intersections shall be according to the following schedule of minimum lengths: 15 feet for residential service streets and alleys; 30 feet for neighborhood and secondary streets; and 35 feet for major streets. Where streets of different categories intersect, requirements for the more important one shall hold. The street right-of-way line shall be parallel to the curb line. In zones where buildings are permitted to abut the right-of-way line, a diagonal cut-off may be employed, provided sidewalk width and corner visibility are unimpaired.
5.
Except where buildings are permitted to front on property lines, a clear sight triangle shall be provided in which no permanent structures shall be placed except for utility poles, light standards, street signs and fire hydrants.
w.
Alleys. The following standards shall apply to the design and location of alleys:
1.
Public alleys shall not be permitted in residential developments except by permission of the Planning Board. Where public alleys are permitted in residential developments, they shall be 20 feet wide and paved for the full width. No part of any dwelling, garage or other structure may be located within 15 feet of the centerline of a public alley.
2.
Alleys serving commercial and industrial establishments are required unless other provisions for service are approved by the Planning Board. Alleys serving such establishments shall have a paved cartway of at least 20 feet. If it is impossible for an alley to go through a block, the alley shall be provided with an adequate turnaround at its closed end.
[1967 Code § 14-9.4]
a.
Connection. All properties shall be connected to the municipal sanitary sewer system and to the public waterway supply system, if accessible.
b.
Installation. Installation of all sewer, water and other utilities shall be in strict accordance with the engineering standards and specifications of the Borough Engineer, municipal authority or other public utility concerned.
c.
Manholes. Manholes for sanitary sewers shall be not more than 400 feet apart on straight runs, and there shall be a manhole at every point of substantial change in course or grade and at intersections of sewer lines.
d.
Fire Hydrants. Fire hydrants shall be located so that the distance from any building front age to a fire hydrant is not more than 600 feet measured along the curb. The Planning Board, acting on the advice of the Fire Department, may require closer spacing of hydrants.
e.
Easements. Easements shall be required to facilitate the maintenance and repair of utility lines, whether pipe or wire. General easements may be provided for overground facilities. Underground facilities shall be suitably located within a public right-of-way or in the center of an easement not less than 10 feet wide. As far as it may be reasonable, utility lines shall coincide with property lines.
[1967 Code § 14-9.5]
a.
Land Requirements. Areas set aside for recreational or school purposes shall be reasonably compact parcels, placed to serve all parts of the subdivision, accessible from a public street and not excessively irregular in terrain. Such areas shall have at least 100 feet of frontage on a public street.
b.
Landmarks. Wherever possible, subdividers shall preserve trees more than six inches in diameter at the base of the trunk, groves, waterways, scenic points, historic spots and other community assets and landmarks.
c.
Playground Space. In subdivisions which provide or are intended to provide housing facilities for more than 50 families, the Planning Board shall consider the need for suitable open areas for recreation. Standards to be used by the Planning Board as guides in determining space needed for recreation shall be as follows:
Families to be Served | Acres of Playground |
|---|---|
100 | 1.5 |
200 | 2.75 |
400 | 3.25 |
600 | 4.00 |
d.
Recycling Area. There shall be included in any new multifamily housing development that requires subdivision an indoor or outdoor recycling area for the collection and storage of residentially generated recyclable materials.
1.
The dimensions of the recycling area shall be sufficient to accommodate recycling bins or containers which are of adequate size and number and which are consistent with anticipated usage and with current methods of collection in the Borough of Pitman. The dimensions of the recycling area and the bins or containers shall be determined in consultation with the Municipal Recycling Coordinator and shall be consistent with the Borough's recycling plan adopted pursuant to N.J.S.A. 13:1E-99.13 and any applicable requirements of the Master Plan of the Borough of Pitman adopted pursuant to N.J.S.A. 40:55D-28.
2.
The recycling area shall be conveniently located for the residential disposition of source-separated recyclable materials, preferably near, but clearly separated from, a refuse dumpster.
3.
The recycling area shall be well lit and shall be safely and easily accessible by recycling personnel and vehicles. Collection vehicles shall be able to access the recycling area without interference from parked cars or other obstacles. Reasonable measures shall be taken to protect the recycling area, and the bins or containers placed therein, against theft of recyclable materials, bins or containers.
4.
The recycling area or the bins or containers placed therein shall be designed so as to provide protection against adverse environmental conditions which might render the collected materials unmarketable. Any bins or containers which are used for the collection of recyclable paper or cardboard and which are located in an outdoor recycling area shall be equipped with a lid, or otherwise covered, so as to keep the paper or cardboard dry.
5.
Signs clearly identifying the recycling area and the materials accepted therein shall be posted adjacent to all points of access to the recycling area. Individual bins or containers shall be equipped with signs indicating the materials to be placed therein.
6.
Landscaping and/or fencing shall be provided around any outdoor recycling area and shall be developed in an aesthetically pleasing manner.
[1967 Code § 14-10; N.J.S.A. 40:55D-55]
a.
If, before final subdivision approval has been granted, any person transfers or sells or agrees to transfer or sell, except pursuant to an agreement expressly conditioned on final subdivision approval, as owner or agent, any land which forms a part of a subdivision for which municipal approval is required, such person shall be subject to a penalty not to exceed $1,000, and each lot disposition so made may be deemed a separate violation.
b.
In addition to the foregoing, the Borough may institute and maintain a civil action:
1.
For injunctive relief; and
2.
To set aside and invalidate any conveyance made pursuant to such a contract of sale if a certificate of compliance has not been issued in accordance with N.J.S.A. 40:55D-56.
In any such action, the transferee, purchaser or grantee shall be entitled to a lien upon the portion of the land, from which the subdivision was made that remains in the possession of the developer or his assigns or successors, to secure the return of any deposits made or purchase price paid, and also, a reasonable search fee, survey expense and title closing expense, if any. Any such action must be brought within two years after the date of the recording of the instrument of transfer, sale or conveyance of said land or within six years, if unrecorded. |
[1967 Code § 14-11]
The Planning Board is hereby authorized to adopt a set of by-laws to establish the election and duties of its officers, time and purpose of its meetings, the order of business, the appointment of committees and the general procedure of conducting its business.
[1967 Code § 14-12]
These rules, regulations and standards shall be considered the minimum requirements for the protection of the public health, safety and welfare of the citizens of the Borough of Pitman. Any action taken by the Governing Body and the Planning Board under the terms of this chapter shall give primary consideration to the above mentioned matters and to the welfare of the entire community. However, if the subdivider or his agent can clearly demonstrate that, because of peculiar conditions pertaining to his land, the literal enforcement of one or more of these regulations is impracticable or will exact undue hardship, the Planning Board and Governing Body may permit such variance or variances as may be reasonable and within the general purpose and intent of the rules, regulations and standards established by this chapter.