The subdivision plat shall conform to design standards that will encourage good development patterns within the City. 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. To insure the harmonious development of the City, a design standard shall be complied with.
A.
Subdivision shall be designed to provide a street pattern which is a grid street pattern.
B.
The proposed arrangement of streets shall provide for the extension of all contiguous existing streets.
C.
Block length and width or acreage within bounding roads shall be, such as to accommodate the size of lot required in the area by Chapter 600, Zoning, and to provide for convenient access, circulation control and safety of street traffic, but in no case shall be less than 400 feet nor more than 1,200 feet in length.
D.
Street patterns shall be designed to provide convenient access to all lots within the subdivision and shall be based upon a local residential street pattern connected to a residential collector street system.
E.
Reserve access strips. No subdivision showing reserve strips controlling access to streets shall be approved.
F.
Additional street widths. 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 the street. If the subdivision is along one side only, one-half of the required extra width shall be dedicated.
G.
Half streets. New half or partial streets shall not be permitted except that, wherever a proposed subdivision borders a half or partial street, the Joint Land Use Board shall require that the other part of the street is platted in the proposed tract.
H.
Multiple intersections. Multiple intersections involving a junction of more than two streets shall be prohibited.
I.
Intersections with arterial streets. To the fullest extent possible, local residential street and residential collector streets shall not intersect with arterial streets less than 800 feet apart, measured from center line to center line.
J.
Access. Each lot shall front on an improved street.
K.
Street-widening. 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.
L.
Side lot lines. Insofar as is practical, side lot lines shall be at right angles to straight streets and radial to curved streets.
M.
Double-frontage. Double-frontage and reverse-frontage lots shall be avoided.
N.
Odd-shaped lots. Where there is a question as to the shape and boundary line of a lot or lots for their optimum use by the future occupant, including such conditions as narrow or unduly elongated lots and other awkward appearing angles or appendages, the Joint Land Use Board may withhold approval of such lot or lots.
A.
The right-of-way and cartway widths of streets shall be measured from lot line to lot line and shall not be less than the following:
(1)
Minor streets shall have a right-of-way width of 50 feet and a cartway of 30 feet (exceeds RSIS).
(2)
Collector streets shall have a right-of-way width of 60 feet and a cartway of 36 feet. The Joint Land Use Board maintains, within its option and sole discretion, to designate any proposed roadway as a collector road if the Joint Land Use Board, in its discretion, deems the future development of the City requires the designation as a collector roadway.
(3)
Arterial street widths shall be determined by the City Engineer based upon future traffic demands and other applicable considerations of the area to be served, such as RSIS (N.J.A.C. 5:12).
(4)
Culs-de-sac shall have a right-of-way line eight feet beyond the edge of the cartway and a cartway radius of 40 feet.
B.
Street name. No street name shall be proposed which is a duplication in whole or part of any existing street name nor which is so similar as to be confused with an existing street name.
C.
Silt control. Soil erosion control and sediment control measures shall be taken in accordance with the requirements of the City soil erosion control ordinances and/or the requirements of the Burlington County Soil Conservation District.
D.
The above standard, Subsection C, may be waived in the discretion of the Joint Land Use Board Engineer.
E.
Roadcuts. Depth of cut of roadways shall be such as to afford minimum disturbance to the adjoining property commensurate with its intended use.
A.
General requirements. All storm drainage facilities shall be constructed in accordance with the applicable requirements of the RSIS. The developer or their engineer shall submit complete calculations, specifications, plans and details for all proposed storm drainage facilities. Any field samples or laboratory tests required to document the conclusions of such calculations shall be performed at the sole expense of the developer.
A.
General. Easements shall be provided for all natural drainageways and all utility lines when such utility line or lines does not fall within a dedicated right-of-way. All easements shall be plotted on the preliminary and final plat. A clause shall be inserted in the deed of each lot affected by an easement, specifically reserving the easement. A clause shall be inserted in the deed of each lot affected by the easement describing the easement and setting forth all rights, terms and conditions of the easement, specifically reserving the easement.
B.
Minimum easement width. Except as further required by this section, easements shall have a minimum width of 20 feet.
C.
Drainageways. Where a subdivision is traversed by a drainageway, channel or stream, a drainageway easement conforming substantially with the lines on such watercourse shall be provided. The easement shall be a minimum of 20 feet wide or such width as will be adequate to preserve natural drainage and provide sufficient width for maintenance. Where it is found that additional easement width is needed, such width shall be determined by the City Engineer.
D.
Easement location. To the fullest extent possible, easements shall be centered on, or adjacent to, rear or side lot lines.
E.
Easement and lot sizes. In specific cases where lots front or side easements, the Joint Land Use Board may require the depth or width of the affected lots to be increased by the width of the easement. This determination shall take into consideration the health, safety and welfare of the future residents of the lots, as well as the usefulness of the lots by the future residents as a result of the easement.
A.
Topsoil protection. Topsoil moved during the course of construction shall be redistributed to all areas of the subdivision which are not covered by structures, paving, or to be left natural and shall be stabilized by seeding or planting. At no time shall topsoil be removed from the site without written permission from the Joint Land Use Board.
B.
Existing trees. To the fullest extent possible, existing trees shall be preserved by the developer. Special consideration shall be given to the layout of lots and the position of dwelling on lots to insure that existing trees are preserved. Special precautions shall also be taken to protect existing trees during the process of grading lots and roads.
C.
Watercourses. Where a subdivision is traversed by a natural lake, pond, or stream, the boundaries or alignment of the watercourse shall be preserved and shall conform substantially with the natural alignment of boundary.
D.
Unique physical features. Unique physical features, such as historic landmarks, lookouts and similar features of natural beauty or critical ecological function shall be preserved to the fullest extent possible. The Joint Land Use Board may, after proper investigation, withhold approval of the plotting of such area.
E.
Buffer areas and screening.
(1)
Buffer areas. Buffer areas must be provided in all zones for all uses, with the exception that buffer areas shall not be required on property utilized for single-family detached residential dwellings on individual lots, when the adjacent property is utilized for single-family detached residential dwellings.
(2)
Screening. Within any buffer area required by § 600-15, screening shall be provided with the following regulations:
(a)
The landscape material shall be provided to create a continuous hedge to screen parking, loading and service areas.
(b)
At the following locations within required screening areas, shrubs with a maximum mature height of 30 inches or less, approved by the City of Beverly Joint Land Use Board as to type, location and spacing, shall be provided:
F.
Steep slopes. Development on steep slopes shall be discouraged, unless their use is essential to a reasonable use of the site. If partial development of steep slopes meets that standard, then the development shall comply with all of the following:
(1)
Produce minimum feasible site disturbance;
(2)
Provide for maximum feasible vegetation of the steep slope, especially with native woody vegetation;
(3)
Be consistent with the natural contour of the site to the maximum extent feasible;
(4)
Include limited stabilization measures, if necessary, such as terracing, that are consistent with the natural or predevelopment character of the entire site, to the maximum extent practicable; and
(5)
Meet applicable standards adopted by the Burlington County Soil Conservation District pursuant to the Soil and Sediment Control Act (N.J.S.A. 4:24-39 et seq.).