[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.
Monuments shall be the size and shape required
by Chapter 141 of the Laws of 1960 and shall be placed in accordance
with said statute.[1]
[1]
Editor's Note: See N.J.S.A. 46:23-9.11.
[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.
