[Ord. No. 2018-11 § 4]
Subdivision plats shall conform to the following standards and, if proposed for property located in a historic preservation zoning district or historic preservation buffer zoning district, to the standards and criteria set forth in Article XIII, Historic Preservation. They shall be designed so as to encourage good development patterns within the municipality. Subdivisions shall conform to the proposals and conditions shown on the official map and the master plan. 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, shall be shown on final plats and shall be such as to lend themselves to the harmonious development of the municipality and enhance the public welfare in accordance with the design standards established by this division. In the design review of subdivisions, the Planning Board may, at its discretion, seek the advice of qualified professionals, or municipal agencies, citizen groups, commissions or the like.
[Ord. No. 2018-11 § 4]
The arrangement of streets shall be such as to provide for the
appropriate continuous extension of existing, mapped or potential
streets, which shall be without offset intersections in the case of
streets other than local streets, and so oriented as to permit, within
the limits of practicability and feasibility the buildings constructed
thereon to maximize solar gain.
[Ord. No. 2018-11 § 4]
A local street shall be designed so as to discourage through
or heavy traffic in two ways:
[Ord. No. 2018-11 § 4]
The right-of-way width of streets shall be measured from lot
line to lot line and shall not be less than 50 feet or such greater
width as shall be shown on the master plan or official map, if such
exists.
[Ord. No. 2018-11 § 4]
(a)
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 division shall dedicate additional
width along either one or both sides of the road. If the subdivision
is along one side only, one-half of the required extra width shall
be dedicated.
(b)
Improvements to existing roads contiguous to the property are
the sole responsibility of the developer, who shall reconstruct such
roadway to the center line and extend all related utilities through
the improved section.
(c)
Reconstruction of existing municipal roads on the opposite side
of the center line deemed necessary by the municipal engineer to assure
roadway safety shall be the responsibility of the developer along
undeveloped frontage. If the adjoining property is developed within
a period of 10 years, the developer shall be reimbursed by the owner
or developer of the adjoining or affected property for cost of the
widening beyond the center line. The cost of the reimbursement shall
be established at the time of initial construction of the improvement
as a portion of the performance bond.
[Ord. No. 2018-11 § 4]
Subdivisions abutting streets other than local streets shall
provide a marginal service road or reverse frontage with a buffer
strip for planting or such other means of separation of through and
local traffic as the Planning Board may determine appropriate. The
Board may waive this requirement where because of the size, shape
or topography of a parcel, it shall be impracticable to provide such
marginal service road or reverse frontage, or where the subdivision
shall involve only change in the common boundary of adjacent lots
without the creation of any additional lots.
[Ord. No. 2018-11 § 4]
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 municipality under
conditions approved by the Planning Board.
[Ord. No. 2018-11 § 4]
Grades of local streets shall not exceed 10%. Grades on other
streets shall not exceed 7%. No street shall have a minimum grade
of less than 0.7 of 1%.
[Ord. No. 2018-11 § 4]
All changes in grade where the grade is 1% or greater shall
be connected by vertical curves of sufficient radius to provide a
smooth transition and proper sight distance, but not so great as to
create drainage problems.
[Ord. No. 2018-11 § 4]
Street intersections shall be as nearly right angles as is practicable
and in no case shall an intersection be less than 60°. Curb or
paving line radii at street intersections shall be not less than 30
feet and property line radii shall be not less than 20 feet. A diagonal
cutoff may be substituted for a rounded property line, provided that
visibility, sidewalk width and curb or paving line radii are not reduced
thereby.
[Ord. No. 2018-11 § 4]
Street jogs with centerline offsets of less than 250 feet shall
be avoided. Streets other than local streets shall be continuous and
any offset avoided.
[Ord. No. 2018-11 § 4]
When connecting street lines deflect from each other at any
one point by more than 10°, they shall be connected by a curve
with a radius of not less than 300 feet for local streets and 500
feet for streets other than local streets.
[Ord. No. 2018-11 § 4]
A tangent at least 100 feet long shall be introduced between
reverse curves on streets other than local streets.
[Ord. No. 2018-11 § 4]
Dead end streets (cul-de-sacs) may not serve more than 25 lots
and shall provide a turnaround at the end with a radius of not less
than 60 feet tangent, whenever practicable, to the right 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.
[Ord. No. 2018-11 § 4]
No street shall have a name that duplicates another or so nearly
duplicates another as to be confused with the names of existing streets.
The continuation of an existing street shall have the same name.
[Ord. No. 2018-11 § 4]
Subdivision plats shall conform to the following design standards
with regard to the installation of street lights:
(a)
All plats shall contain a street lighting layout utilizing underground
wiring facilities which are to be installed within the proposed development.
(b)
Street lights shall only be installed at all entrances to the
new developments intersecting with the municipality's existing road
system, at all road intersections, curves in the road, cul-de-sacs
throughout the development and other hazardous areas as determined
by the municipality.
(c)
The street light wiring layout shall allow for street lights
at an average staggered spacing of 250 feet.
(d)
Street lights shall be activated prior to the issuance of the
first certificate of occupancy within any new development.
(e)
Street lights shall be installed on gray laminated wooden poles
with a luminary mounted at a twenty-one foot mounting height or on
black fiberglass poles with a luminary mounted at a thirteen-foot
mounting height. LED lighting fixtures of 20 watts shall be installed
except at intersections where 36 watt fixtures shall be installed.
[Ord. No. 2018-11 § 4]
In order to minimize potential dangers and inconveniences from
the blocking of a single access to the existing street system and
to promote the circulation of emergency vehicles and services, every
major subdivision involving a new street shall, unless the Planning
Board shall specifically find that such is not practicable, be served
by not less than two access streets to the existing street system
and, if possible, connecting to two different streets in the existing
street system, provided that such access streets are on land controlled
by the subdivider. Such access streets shall be so designed as to
discourage through traffic.
In addition, for the greater convenience of the public, if such
subdivision contains 15 or more lots and a street access to the existing
street system is at or near one end of the subdivision with no access
street at the other end, at least one bicycle path on an easement
not less than 12 feet in width shall, unless the Planning Board shall
specifically find that such is not practicable, be provided to give
access to the street system at or near the opposite end of such subdivision
in such location as shall be determined by the Planning Board, provided
that such path is on land controlled by the subdivider.
[Ord. No. 2018-11 § 4]
The lengths, widths and shapes of blocks shall be determined
with due regard to:
(a)
Provision of adequate building sites suitable to the special
needs of the type of use contemplated.
(b)
Zoning requirements as to lot sizes and dimensions.
(c)
Needs for convenient access, circulation, control and safety
of street traffic.
(d)
Limitations and opportunities of topography.
(e)
Driveway access to residential property being only by local
streets.
(f)
Block sizes being sufficient to meet all area, yard and parking
requirements of such particular uses, in the case of other than single-family
residential uses.
[Ord. No. 2018-11 § 4]
Lot dimensions and area shall conform to the requirements of Article XI of this Chapter.
[Ord. No. 2018-11 § 4]
Insofar as is practicable, side lot lines shall be at right
angles or radial to street lines.
[Ord. No. 2018-11 § 4]
Each residential lot shall front on an approved local street
of the width required by this article. For subdivisions abutting streets
other than local streets, such frontage requirement may be satisfied
by providing frontage on a marginal service road or by providing reverse
frontage. If, however, because of the size, shape or topography of
a parcel, it shall be impracticable to provide such marginal service
road or reverse frontage, or if the subdivision involves only change
in the common boundary of adjacent lots, without the creation of any
additional lots, the Planning Board may waive the requirement of frontage
on a local street and may permit such frontage to be on a street other
than a local street.
[Ord. No. 2018-11 § 4]
Building or set back lines conforming to Article XI of this Chapter and the lawful requirements of any other municipal, county or state authority shall be established. The Planning Board shall have the right to prescribe a building or setback line of greater depth, but not exceeding 50 feet, in cases in which the Planning Board shall determine that the public safety, welfare or convenience will thereby be served by reason of the character or volume of vehicular traffic, either actual or reasonably to be anticipated, in the abutting street, regard being given to the nature of the permitted uses in the subdivision and the relationship of such street to the existing or prospective traffic pattern of the municipality.
[Ord. No. 2018-11 § 4]
(a)
Where there is a question as to the suitability of lots for
their intended use due to factors such as steep slopes, stream corridors,
rock formations, flood conditions or similar circumstances, the Planning
Board may, after adequate investigation, withhold approval of such
lots.
(b)
The Planning Board may deny an application for subdivision approval
where a significant portion of the tract is unsuitable for development
by reason of its geology and topography or other significant natural
features (such as landscape, stands of mature trees, brooks, ponds,
hilltops, and views) or other environmental or ecological constraints;
or where the proposed development would substantially degrade unique
or irreplaceable land types or the critical areas specified in Section
10B-233(h) or substantially impair the regenerative capacity of aquifers
and other ground water supplies; or where the proposed development
would not permit the preservation of historic sites in an appropriate
setting. In such cases, the Planning Board may suggest to the applicant
that it consider resubmitting the application as a residential cluster.
[Ord. No. 2018-11 § 4]
In large scale developments, 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.
[Ord. No. 2018-11 § 4]
Where a subdivision is traversed by a watercourse, drainage
way, channel or street, there shall be provided a storm water 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.
[Ord. No. 2018-11 § 4]
Natural features such as trees, brooks, hilltops and views shall
be preserved whenever possible in designing any subdivision containing
such features.
[Ord. No. 2018-11 § 4]
Each application for development seeking subdivision approval shall submit a fire protection plan in accordance with the requirements of Article IV, Division 14 of this Chapter.
