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.