[Amended 7-18-1994 by Ord. No. 5-1994]
All subdivisions shall conform whenever possible to the proposals and conditions of the Master Plan. Where a diversion is proposed, justification shall be provided to and decided upon by the Board.
A.
All streets shall conform in width, direction and alignment with the Official Map and Master Plan and shall connect with streets shown thereon with a minimum of jogs and sharp angles, and no street shall in any case have a right-of-way width of less than 50 feet unless a lesser width is authorized by the Township Council.
B.
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.
C.
The street right-of-way width shall be measured from lot line to lot line and shall not be less than the following:
[Amended 9-7-1993 by Ord. No. 5-1993]
Type of Street | Right-of-Way Width (feet) | |
|---|---|---|
Minor | 50 | |
Collector | 50 | |
Arterial | 66 | |
Major highway | As required |
D.
Minor streets shall be designed so as to discourage through traffic.
E.
Subdivisions abutting major highways and primary arterial streets shall provide marginal service roads 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.
F.
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 Township Council under conditions approved by the Township Council.
G.
Road grades. Grades of primary arterial streets shall not exceed 6%. Grades of secondary arterial or collector streets shall not exceed 9%. Grades of local streets shall not exceed 12%. No street shall have a grade of less than 0.5%. All roads shall be designed to meet or exceed American Association of State Highway Officials standards.
[Amended 12-21-1987 by Ord. No. 15-1987]
H.
Street intersections shall be as nearly at right angles as is possible and in no case shall be less than 60°. The block corners at intersections shall be rounded at the property line with a curve radius of not less than 25 feet.
I.
Street jogs with center-line offsets of less than 125 feet shall be prohibited.
J.
A tangent of at least 100 feet long shall be introduced between reverse curves on all streets, except those classified as minor streets.
K.
When connecting street lines deflect from each other at any one point by more than five degrees and not more than 45°, they shall be connected by a curve with a radius of not less than 150 feet for minor streets and not less than 300 feet for arterial and collector streets.
L.
All changes in grade shall be connected by vertical curves of sufficient length to provide a smooth transition and proper sight distance according to recommended design practice.
M.
Dead-end streets should not exceed 1,000 feet or 10 lots in length. There shall be a turnaround with a minimum outside curb radius of 50 feet at the closed end.
N.
No name applied to any street shall duplicate or so nearly resemble the name of any existing street within the Township as to cause confusion. In the case of a direct extension of an existing street, the same name shall be used unless the Board shall otherwise direct.
O.
No blocks shall exceed 1,000 feet in length.
P.
Subdivisions that adjoin existing streets, the right-of-way widths of which do not conform to the requirements of the Master Plan, the Official Map or this chapter, shall dedicate the required additional width along either one or both sides of such streets as the Planning Board may deem necessary.
[Amended 12-21-1987 by Ord. No. 15-1987; 10-21-2002 by Ord. No. 12-2002]
A.
Suitability. Where there is a question as to the suitability of a lot for its 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.
C.
Lines. Insofar as is practical, side lot lines shall be at right angles to straight streets and radial to curved streets.
D.
Access. Each lot must front upon and have usable access to an approved street with a right-of-way width of not less than 50 feet. No lot in any residence district as set forth by the Zoning Map shall abut exclusively a major highway or primary artery, as designated by the Township Master Plan. Access shall only be provided to secondary arteries, minor streets or marginal service roads.
[Added 9-7-1993 by Ord. No. 5-1993]
Provision shall be made for on-site water storage and access thereto in accordance with the following:
A.
All major subdivisions of 10 lots or more and all site plans shall provide a central fire protection system meeting the following minimum requirements:
(1)
All central fire protection systems shall conform to all applicable standards for the National Fire Code, American Water Works Association (AWWA), N.J.A.C. 7:10-11.13 (commonly known as the "Safe Drinking Water Act Regulations"), and any revisions or amendments thereto.
(2)
Total fire-fighting water supply shall be no less than 2,000 gallons per dwelling unit. The maximum volume of fire-fighting water supply required for residential type units shall be 50,000 gallons.
(3)
Water storage facilities for fire-fighting water shall be designed to automatically maintain the required capacity for fire protection purposes.
(4)
The maximum distance from each dwelling unit to the nearest fire hydrant shall not exceed 500 feet. Where hydrants are provided in conjunction with central water, they shall be situated not more than 400 feet apart.
(5)
Each fire hydrant shall be capable of supplying a minimum flow of at least 500 gallons per minute at no less than 20 pounds per square inch (psi) residual system pressure.
B.
All nonresidential occupancies shall conform to the National Fire Code for minimum water supply requirements for fire protection purposes.
C.
All developments must be designed to allow for the access of emergency vehicles, including fire apparatus, ambulances and police cars. Fire lanes shall be provided for commercial and industrial type developments to provide access to fire protection facilities.
D.
Prior to obtaining final approval of any major subdivision or site plan requiring a central fire protection system, the Fire Prevention Bureau shall conduct any and all tests necessary to ensure that the system meets the fire-fighting requirements of the Fire Department. The Fire Prevention Bureau shall then issue a letter to the Planning Board indicating that the central fire protection system has been tested and is accepted by the Fire Prevention Bureau.
E.
Any subdivision of land that expands a previously approved subdivision that did not require a central fire protection system at the time of its creation due to the number of lots involved, to the point where a central fire protection system is required based on the total number of proposed lots and previously approved lots, shall, unless otherwise provided, install a central fire protection system capable of protecting both the proposed subdivision and the previously approved subdivision in accordance with the requirements for fire protection system standards as outlined herein.
F.
Existing nonresidential occupancies shall be required to conform to the requirements of the National Fire Code whenever an application for site plan approval is submitted to provide at least the minimum water supply requirements for fire protection purposes for the entire site.
G.
Where in the opinion of the Planning Board, and after recommendation by the Fire Prevention Bureau, on-site storage facilities are necessary for major subdivisions of fewer than 10 lots or where in any subdivision or site plan a central fire-suppression system is not practical, the following alternatives may be considered:
(1)
Underground water storage consisting of ten-thousand-gallon storage tanks. These shall be located such that no dwelling is more than 1,000 feet from any storage site. The top of the tank shall be four or more feet underground. The tank shall be installed in accordance with the manufacturer's specification. In areas of high water table, the tank shall be installed with antiflotation footings and straps. The tank shall include an access manhole, an inspection port to measure the water level, venting for 1,500 gallons per minute (gpm) discharge suction piping connected to the bottom of the tank, a six-inch suction hydrant with five-inch N.H. threads with tamperproof caps located at an elevation no higher than 12 feet above the bottom of the tank with adequate impact protection to the hydrant and an access road to the hydrant suitable for all-weather use.
(2)
Fire ponds and/or retention basins. For fire ponds and/or retention basins, an "adequate volume of water" shall be defined as a minimum of 20,000 gallons, provided that the fire pond or the lower section of retention basins used for fire storage are:
(a)
At least five feet deep;
(b)
The twenty-thousand-gallon volume excludes the bottom one-foot depth and the top two feet of depth;
(c)
The pond has an impervious bottom; and
(d)
The pond has an adequate flow of water during drought conditions. The pond/basin shall be equipped with a standard suction point with strainer to a suction hydrant and a suitable access road to the hydrant.
(3)
Lakes or streams or equivalent alternate acceptable to the Planning Board. Lakes and streams may be used subject to the subdivider's demonstrating that the lake or stream meets the criteria set forth above for fire ponds. All installations of underground tank and suction hydrants shall be in accordance with National Fire Code.
H.
Where alternatives to the above meet the approval of the Fire Prevention Bureau, the Planning Board may approve the same.
[Added 9-7-1993 by Ord. No. 5-1993]
For all residential development, the following open space provisions shall be made.[1] When the Township Committee deems it appropriate, a sum equal to the cost of the recreation improvements and land may be paid to the Township Recreation Fund in lieu of actual construction. This fund shall be used to provide general recreation facilities in accordance with the Township's Recreation Plan.
[1]
Editor's Note: Open Space Requirements: A Summary of Recommendations is included at the end of this chapter.
A.
No owner or agent of the owner shall sell, transfer or convey any lot or parcel of land which forms a part of a subdivision by reference to, exhibition of or by use of a plan, chart or plat before the same has been approved and filed of record in the manner prescribed in this chapter. The description of such lot or parcel by metes and bounds in the instrument of sale, transfer or conveyance shall not exempt the transaction from the provisions of this chapter.
B.
No person who owns two or more contiguous parcels of land designated and delineated as lots on a map filed in the office of the county recording officer pursuant to the provisions of the Old Map Filing Act, N.J.S.A. 46:23-1 et seq.,[1] shall convey any lot or lots (by reference to such map) less than the whole number of the contiguous lots owned by such person without first obtaining subdivision approval from the Planning Board in accordance with the terms of this chapter.
[1]
Editor's Note: N.J.S.A. 46:23-1 et seq. was repealed by P.L. 1953, c. 358. For current provisions, see N.J.S.A. 46:23-9.9 et seq.
C.
Any person, corporation or other entity violating the provisions of this chapter shall be subject to the penalties and provisions of N.J.S.A. 40:55D-55.
No changes, erasures, modifications or revisions shall be made in any plat after approval has been given by the Planning Board, endorsed in writing thereon, unless the plat is first resubmitted to the Planning Board.
Land subject to flooding or land deemed by the Planning Board to be uninhabitable for any other reason shall not be platted for residential occupancy or for such other uses as may increase danger to health, life or property or aggravate the flood hazard, but such land within the plat may be set aside for such uses as will not be endangered by periodic or occasional inundation or will not produce unsatisfactory living conditions.
All easements for water, sewer, storm drains, drainage or for any public utility shall be a minimum of 20 feet in width.
No certificate of occupancy shall be issued for any use until the installation of all improvements has been certified by the Township Engineer.