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 as provided herein.
A. Minor streets. Minor streets shall be so designed as to discourage through traffic unless deemed necessary by the approving authority.
B. Regional highways. Subdivisions abutting regional highways may be required to provide a marginal service road or reverse frontage with a buffer strip for planting or some other means of separation of through and local traffic as the approving authority may determine to be appropriate.
C. Minimum right-of-way width.
(1) The right-of-way width shall be measured from lot line to lot line and shall not be less than the following:
(a) For through traffic or arterial streets: 66 feet.
(b) For collector streets: 66 feet.
(c) For local streets: 50 feet.
(d) For local streets in the 5-Acre and 3-Acre Zones: 40 feet.
(e) For internal roads and alleys in multifamily, commercial and industrial developments, right-of-way width shall be determined on an individual basis and shall, in all cases, be of sufficient width and design to safely accommodate the maximum traffic, parking and loading needs and maximum access for fire-fighting equipment.
(2) Greater widths will be required if shown on the Master Plan or Official Map or if said street constitutes an extension of an existing street with a right-of-way of 50 feet or more.
D. Pavement width of streets. The pavement width of streets shall be in accordance with the following schedule:
(1) For through traffic or arterial streets: 48 feet.
(2) For collector streets: 24 feet to 40 feet.
(3) For local streets: 24 feet to 32 feet.
(4) For local streets in the 5-Acre and 3-Acre Zones: 24 feet.
E. Substandard street right-of-way and pavement width. In connection with 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, the applicant shall dedicate additional right-of-way or pavement width along either one or both sides of said road. If the subdivision is along one side only, 1/2 of the required extra width shall be dedicated.
F. Street grades. Grades of through traffic or arterial streets and collector streets shall not exceed 4%. Grades on other streets shall not exceed 10%. No street shall have a minimum grade of less than 1%.
G. Street intersections. 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 curbline, with a curve having a radius of not less than 25 feet.
H. Street jogs. Street jogs shall have center-line offsets of not less than 125 feet.
I. Reverse curve tangents. A tangent at least 100 feet long shall be introduced between reverse curves on through traffic and arterial collector streets and local streets.
J. Street line deflection. When connecting street lines deflect from each other at any one point by more than 10° and not more than 45°, they shall be connected by a curve with a radius of not less than 100 feet for local streets and 300 feet for through traffic and arterial streets and collector streets.
K. Change in grade. All changes in grade shall be connected by vertical curves of sufficient radius to provide a smooth transition and proper sight distance.
L. Cul-de-sac streets.
(1) Dead-end streets (culs-de-sac) shall not be longer than 1,000 feet and shall provide a turnaround at the end with a radius of not less than 50 feet and tangent whenever possible to the right side of the street.
(2) 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.
M. Street names. It is the policy of the Borough that the names of new streets honor those former citizens who have contributed to the rich historic traditions that the Borough possesses. Suggested names and supporting information are available from the Planning Board or Environmental Commission. No name shall be chosen, however, which will duplicate or so nearly duplicate as to be confused with the names of existing streets. The continuation of an existing street shall have the same name.
N. Sidewalks. Where sidewalks are required, there shall be provided a minimum walkway width of four feet constructed in accordance with Borough ordinances.
[Added 9-2-1980 by Ord. No. 16-80; amended 5-21-2007 by Ord. No. 5-07]
A. Where a subdivision or a lot subject to site plan review is traversed by a watercourse, drainageway, channel or stream or where it is desirable to preserve other areas within a subdivision because of soil conditions, rock outcroppings, tree masses, wildlife habitat, vistas or other significant horticultural, environmental or natural features, there shall be provided a drainage and/or conservation easement of sufficient area and width to protect and preserve the aforementioned feature. Such easements shall be deeded to the Borough prior to, or as a condition of, a final subdivision or site plan approval and shall carry the following limitations as determined by the Planning Board:
(1) There shall be no activity within the area detrimental to drainage, flood control, water conservation, erosion control or soil conservation or fish and wildlife habitat preservation.
(2) No trees or shrubs shall be removed or destroyed on lands in the easement except in accordance with a plan prepared by a New Jersey licensed landscape architect or forester and approved by the Borough Engineer.
(3) No topsoil, sand, gravel or minerals shall be excavated or removed, except as may be required to build a pond, and then only if the Borough approves the design and structure of the pond, it being the intent to preserve the natural function of the floodplain.
(4) No buildings of any description shall be erected.
(5) No fill of any kind shall be permitted, except as may be required to build a road, and then only after the Borough approves the design and amends Article
IX, Site Plan Approval.
B. Protection of conservation easements, wetlands and wetland transition areas.
(1) All boundaries of conservation easements, wetlands and transition areas shall be delineated with a sufficient number of permanent markers to clearly identify the boundaries of the easement. All such markers shall be in accordance with the Mendham Borough Standard Conservation Easement Marker, attached hereto and made a part hereof, although alternate styles may be approved by the Planning Board or Board of Adjustment.
(2) To prevent adverse impacts on conservation easements and delineated wetlands and transition areas during construction, the following guidelines shall be employed:
(a) All boundary markers shall be installed prior to the commencement of on-site construction.
(b) A snow fence shall be installed in the area of disturbance outside of the conservation easement, wetlands, or wetlands transition area boundary lines prior to the commencement of on-site construction, so as to prevent encroachment into these protected areas.
(c) A silt fence and hay bales shall be installed downslope from any construction disturbance adjacent to the wetlands and transition areas so as to prevent the transport of silt into these areas.
(d) The applicant or developer of the property shall not encroach into state-regulated wetlands, transition areas or stream buffers except for those activities specifically permitted by a NJDEP permit. All existing on-site vegetation within conservation easements, wetlands, and transition areas shall be preserved.
(3) The Planning Board or Board of Adjustment may, waive the markers requirement for agricultural areas or other areas where the markers are determined to be not warranted.
[Added 11-21-2005 by Ord. No. 29-05]
All applications for subdivision shall include a stormwater management system designed in accordance with §
215-12.5, as may be amended from time to time.