B.
The subdivision plan shall conform to design standards
that will encourage good development patterns within the City.
C.
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.
D.
The streets, drainage rights-of-way, school sites,
public parks and playgrounds shown on an officially adopted Master
Plan or Official Map shall be considered in approval of subdivision
plats.
B.
Land shall be suited to the purposes for which it
is to be subdivided.
C.
Land subject to hazards to life, health or property
shall not be subdivided for residential purposes until all such hazards
have been eliminated or unless adequate safeguards against such hazards
have been eliminated or unless adequate safeguards against such hazards
are provided by the subdivision plat.
D.
Subdivisions shall be coordinated with existing nearby
neighborhoods so that the City as a whole may develop harmoniously.
E.
Access shall be given to all lots and portions of
the tract in the subdivision and to adjacent unsubdivided territory.
F.
Streets giving such access shall be improved to the
limits of the subdivisions.
G.
Landlocked areas shall not be created.
A.
Street patterns.
(1)
Proposed streets shall be properly related to such
street plans or parts thereof as have been officially adopted by the
City.
(2)
Proposed streets shall further conform to such county
and state road and highway plans as have been adopted and filed as
prescribed by law.
(3)
Streets shall be logically related to the topography
so as to produce usable lots and reasonable grades.
(4)
Streets in and bordering a subdivision or land development
shall be coordinated and of such widths and grades and in such locations
necessary to accommodate prospective traffic and facilitate fire protection
and access for fire-fighting equipment to buildings.
(5)
New streets shall be coordinated so as to compose
a convenient system, provided that no street of a width greater than
50 feet within the right-of-way line may be required unless said street
already has been shown on the Master Plan at the greater width, or
already has been shown in greater width on the Official Map or is
shown on the Cumberland County Highway Plan in greater width.
(6)
The arrangement of streets not shown on the Master
Plan or Official Map shall be such as to provide for the appropriate
extensions of existing streets.
(7)
Minor streets shall be laid out to discourage through
traffic, but provision for street connections into and from adjacent
areas will be required.
(8)
Subdivisions abutting arterial streets shall 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 Planning Board may determine appropriate.
(9)
Subdivisions that adjoin and 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 said road. If the
subdivision is along one side only 1/2 of the required extra width
shall be dedicated.
(10)
New streets shall be laid out to continue existing
streets at equal or greater width, as regard to cartway and right-of-way
where such continuations are reasonable and practicable.
(11)
Continuation of existing streets shall be known
by the same name. Names for new streets shall not duplicate or closely
resemble names of existing streets and shall be approved by the postmaster.
(12)
New half or partial streets will not be permitted.
(13)
Reserve strips designed to prevent access to
new streets shall be prohibited.
(14)
Dead-end streets shall be prohibited except
as stubs to permit future street extension into adjoining tracts,
or when designated as a cul-de-sac street.
(a)
Cul-de-sac streets, permanently designed as
such, shall not exceed 600 feet in length and shall not provide access
to more than 20 dwelling units.
(b)
Cul-de-sac streets shall be provided at the
closed end with a paved turnaround or apron having an outside road
diameter of at least 80 feet and a right-of-way diameter of at least
100 feet.
(c)
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.
(15)
Where a subdivision abuts a railroad right-of-way,
streets crossing the railroad shall be kept to a minimum and shall
be located to facilitate grade separation.
(16)
Subdivisions shall be so designed that no more
than 55% of the total area of the subdivision shall be devoted to
street rights-of-way.
B.
Street widths. Minimum street right-of-way and cartway
(roadway) widths shall be as follows:
(4)
The right-of-way width for internal roads and alleys
in multifamily, commercial and industrial development 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.
C.
Street alignment.
(1)
When connecting street lines deflect from each other
at any one point by more than 10º and not more than 45º,
they shall be connected by a curve with a radius of not less than
100 feet for minor streets and 300 feet for arterial and collector
streets.
(2)
Centering radii for horizontal curves shall ensure
adequate sight distance.
(3)
A tangent at least 100 feet long shall be introduced
between reverse curves on arterial and collector streets.
D.
Street grades.
(1)
Grades of arterial and collector streets shall not
exceed 4%. Grades on other streets shall not exceed 10%.
(2)
No street shall have a minimum grade of less than
1/2 of 1%.
(4)
At the approach to an intersection and when the grade
exceeds 7%, a leveling area shall be provided having not greater than
4% grade for a distance of 40 feet measured from the nearest right-of-way
line of the intersecting street.
(5)
The center line grade on a cul-de-sac shall not exceed
4%.
(6)
Combination of minimum radius horizontal curves with
maximum street grades will not be permitted.
E.
Street intersections.
(1)
Streets shall be laid out to intersect as nearly as
possible at right angles. No street shall intersect another at an
angle of less than 60º.
(2)
Multiple intersections involving junction of more
than two streets shall be avoided.
(3)
Clear sight triangles of 25 feet measured along the
right-of-way from their point of junction shall be provided at all
intersections, and no building, planting, or other obstruction shall
be permitted within such sight triangles, which exceed two feet above
the center line of the street.
(4)
At proposed intersections, where traffic intersects
with a collector or arterial street, the traffic to be controlled
by a stop sign must have sufficient sight distance to enable the stopped
vehicle to cross the collector, secondary or major traffic street.
Based upon level conditions, and nearly right-angle intersections.
(5)
To the fullest extent possible, intersections with
major traffic streets shall be located not less than 800 feet apart,
measured from center line to center line.
(6)
Streets entering opposite sides of another street
shall be laid out either directly opposite one another or with a minimum
offset of 125 feet between their center lines.
(7)
Maximum grades within any intersection shall not exceed
1%, and approaches to an intersection shall follow a straight course
for 100 feet.
(9)
The right-of-way radii at intersections shall be at
least 15 feet.
(10)
At intersections, the street right-of-way line
shall be parallel to the curbline.
F.
Curbs and gutters.
(1)
Curbs and gutters shall be provided for the full length
of all streets.
(2)
Curbs and gutters will be provided on both sides of
all streets except:
(a)
On minor and collector streets which are coterminal
with the subdivision boundary, curbs and gutters need not be constructed
on the side of said streets adjacent to undeveloped tracts. However,
stabilized shoulders or rolled edges will be required to protect the
cartway edge.
(3)
Combination curb and gutter construction may be used.
G.
Street trees.
(1)
Street shade trees shall be planted within the street
right-of-way so that they are spaced at a distance no greater than
40 feet between trees and placed so that they do not interfere with
sidewalks or utilities.
(2)
Street trees shall not be less than 2 1/2 inches in
diameter at time of planting.
I.
Streetlighting.
(1)
Installation.
(a)
Streetlighting shall be installed by the subdivider
in accordance with the electric utility company specifications; or
(b)
Streetlighting may be installed by the electric
utility company; however, the subdivider shall apply to the electric
utility company for streetlight installation in sufficient time so
that said lighting is installed and operable prior to final plat approval.
(2)
No building or lot may be sold and no building may
be rented, sold or occupied until streetlighting has been installed.
A.
Alleys.
(1)
Alleys are prohibited in residential developments
except where employed to avoid direct driveway access to arterial
streets, and by permission of the Planning Board.
(2)
Where permitted, alleys in residential developments
shall have a minimum width of 20 feet and curbed with a minimum paved
surface of 15 feet. Where alleys serve dwellings only on one side,
a paved alley surface of not less than 12 feet may be permitted.
(3)
Alleys shall be required in commercial and industrial
districts, except where other adequate provision is made for off-street
loading and parking consistent with the use proposed. Where required,
alleys in commercial or industrial districts shall have a minimum
paved width of 22 feet.
(4)
Dead-end alleys shall be prohibited.
(5)
Alley intersections and sharp changes in alignment
shall be prohibited.
(6)
Alleys, where deemed necessary to facilitate circulation
or are required, shall be offered for dedication.
B.
Private roads.
(1)
Private roads shall be constructed in accordance with
regulations governing minor streets and in accordance with City specifications
for public streets.
(2)
Private roads will be permitted only by contractual
agreement with the City.
(3)
Such contract shall provide that:
(a)
If the developer or owner does not properly
maintain and repair the private road(s), the City shall contract for
such maintenance and repair as deemed necessary by the City Engineer
and shall charge the developer or owner the cost of such contract
plus 10% of same for handling; or
(b)
The City Engineer shall cause the Department
of Public Works to maintain and/or repair the private road(s), and
the City shall charge the developer or owner 1 1/2 times (150%) the
cost of materials and labor.
C.
Driveways.
(1)
Driveways shall be located at least 40 feet from street
intersections as measured from the street right-of-way line.
(2)
Driveway grade shall not exceed 6%.
(3)
Curb cuts for driveways shall be not less than 12
feet wide.
(4)
Curb cuts shall not exceed 18 feet in width except
where the driveway serves two lots, in which case a twenty-four-foot
curb cut will be permitted.
(5)
Curb height shall be at least one inch high above
the gutter at driveway entrances.
A.
Sidewalks.
(1)
Sidewalks shall be installed on one or both sides
of streets.
(2)
Sidewalks shall be located within the street right-of-way
abutting the front property lines.
(3)
Sidewalks shall be separated from street cartways
by a median strip which shall be planted with a permanent ground cover.
(4)
Sidewalk width shall not be less than four feet. Greater
width may be required in high density residential developments and
commercial areas.
(5)
Sidewalks shall be constructed with grade and continuous
across driveways.
B.
Crosswalks.
(1)
Pedestrian crosswalks shall be required in blocks
that exceed 1,000 feet in length.
(2)
Pedestrian crosswalks may be required to schools and
other public buildings in locations deemed necessary by the Planning
Board in order to assure adequate access to all sides of the public
building in question.
(3)
Crosswalks shall have a minimum right-of-way or easement
of 15 feet.
(4)
The minimum width for a crosswalk shall be six feet.
A greater width may be required by the Planning Board in order to
facilitate pedestrian traffic and/or to adequately accommodate emergency
vehicles.
A.
Easements with a minimum width of 20 feet shall be
provided for common utilities and drainage when provided in or over
undedicated land.
B.
Utility easements shall be located in consultation
with the utility companies or municipal departments concerned and
shall be, to the extent possible, located at the rear of lots.
C.
To the fullest extent possible, easements shall be
centered on or adjacent to rear or side lot lines.
D.
Where a subdivision is traversed by a watercourse,
there shall be provided a stormwater easement or drainage right-of-way
conforming substantially with the line of such watercourse and of
such width as will be adequate to preserve natural drainage.
A.
Electric, telephone and communications services.
(1)
All electric, telephone and communication service
facilities both main and service lines shall be provided by underground
cables, installed in accordance with the prevailing standards and
practices of the utility or other companies providing such services,
except where it is demonstrated to the satisfaction of the Planning
Board that the underground installation herein required is not feasible
because of the physical condition of the lands involved.
(2)
All main underground cables which are within the right-of-way
of a street shall be located as specified by the City Engineer.
(3)
Lines from the utility and/or communication service
connection boxes or cables to individual buildings shall be placed
underground.
(4)
New subdivision serving less than five dwellings or
lots or other uses need not utilize underground service, provided:
B.
Water supply.
(1)
All new subdivisions shall utilize the public water
distribution system for the water supply where geographical location
and accessibility make this possible.
(2)
When indicated by the Department of Public Works that
public water supply will not be available for up to five years, private
water supply may be used if permitted by the Planning Board upon approval
of the City Engineer and the Health Officer.
(a)
Where private water supply systems must be used
as the principal source of water in a new subdivision, each lot shall
be of a size and shape to allow safe location of a well on every lot,
and the applicant must produce a certificate of nonavailability of
public water supply system from the Department of Public Works.
(b)
Where certification of individual on-site water
supply systems is required by the State Health Department, a copy
of this certification will be required by the Planning Board.
(3)
Fire hydrants shall be installed at the developer's
expense as an integral part of any public water supply system.
(a)
Fire hydrants shall be placed no more than 100
feet apart. Fire hydrants shall be located so that their distance
from the projection of any building frontage to the curb is not more
than 600 feet measured along the curb.
(b)
In commercial and industrial areas, the Department
of Public Safety shall determine the location of hydrants.
C.
Sanitary sewer system.
(1)
The developer or land subdivider shall provide a complete
system of sanitary sewers including laterals to curbline which shall
be laid usually in the center of streets in accordance with plans,
meeting the requirements of the City Engineer and the Department of
Public Works.
(2)
Eight-inch terra cotta pipe is required as a minimum,
but under special conditions, larger sizes of pipe and/or pipe constructed
of cast iron or other approved materials may be required.
(3)
At the completion, the developer shall supply to the
Department of Public Works two sets of plans on linen showing details,
location of manholes and laterals from measurements made during the
course of construction.
A.
Surface drainage.
(1)
All lots shall be graded so that surface water drains
away from the proposed buildings.
(2)
Swales shall be provided to prevent the encroachment
of surface water from one lot to another.
(a)
To the extent possible, swales shall be centered
on side and rear lot lines.
(3)
Lots which provide one or more on-lot utilities shall
be graded so that surface water drains away from wells and/or septic
tanks, and seepage pits if provided.
B.
Flood control facilities.
(1)
Storm sewers, culverts, and related installations
shall be provided to permit unimpeded flow of natural watercourses,
to drain all low points along streets and to intercept stormwater
runoff along streets at intervals reasonably related to the extent
and grade of the entire area drainage, and shall be designed for two
inches per hour rainfall with 100% runoff.
(2)
In the design of storm sewerage installations, special
consideration shall be given to avoidance of problems which may arise
from concentration of stormwater runoff over adjacent properties.
(3)
The slope of the crown of minor and collector streets
shall be 1/4 inch per foot.
(4)
Storm sewers, as required, shall be placed in front
of the curb when located in a street right-of-way. When located in
undedicated land, they shall be placed within an easement not less
than 20 feet wide, as approved by the City Engineer. Open ditches
shall be avoided.
(5)
Storm sewers shall have a minimum diameter of 15 inches
and a minimum grade of 1/2%. Changes in alignment shall be by straight
sections connected by inlets or manholes.
(6)
Manholes shall be not more than 300 feet apart on
sizes up to 24 inches and not more than 450 feet apart on greater
sizes. Inlets may be substituted for manholes on approval by the City
Engineer.
(7)
Inlets and manhole covers and frames shall conform
to the City standards. At street intersections, inlets shall be placed
in the tangent and not in the curved portion of the curbing.
(8)
Stormwater roof drains shall not discharge water directly
over a sidewalk, driveway or parking area, but shall connect with
the gutter or storm sewer.
(9)
Bridges and culverts shall have ample waterway to
carry expected flows.
(a)
Culverts shall be provided with wing walls and
constructed for the full width of the right-of-way.
(b)
Bridges shall be provided with a paved flow
line and with deep aprons and wing walls at each end.
(c)
Bridges shall be constructed no narrower than
the cartway of the road they serve; and, in addition, sidewalks on
one or both sides shall be required.
(10)
Storm drainage facilities shall be designed
to remove the anticipated increase in runoff that will occur when
all undeveloped adjacent property at a higher elevation is fully developed.
A.
Stripping of vegetation, grading or other soil disturbance
shall be done in a manner which will minimize soil erosion.
B.
Whenever feasible, natural vegetation shall be retained
and protected.
C.
The extent of the disturbed area and the duration
of its exposure shall be kept within practical limits.
D.
Either temporary seeding, mulching or other suitable
stabilization measure shall be used to protect exposed critical areas
during construction or other land disturbance.
E.
Drainage provisions shall accommodate all increased runoff resulting from modifications of soil and surface conditions during and after development or disturbance. Such provisions shall be in addition to the requirements of § 311-24 of this chapter.
F.
Water runoff shall be minimized and retained on site
wherever possible to facilitate groundwater recharge.
G.
Sediment shall be retained on site.
H.
Diversions, sediment basins, and similar required
structures shall be installed prior to any on-site grading or disturbance.
I.
All necessary temporary erosion and sedimentation
controls shall be maintained by the developer until they are permanently
stabilized as determined by the City Engineer or replaced by permanent
installation.
A.
Topsoil should be examined to determine whether the
quantity and quality justifies stripping and stockpiling.
B.
Stripping shall be confined to the immediate construction
area.
C.
Lime may be added before stripping to bring the soil
ph to 6.5.
D.
Stockpiles of topsoil should be situated so as not
to obstruct natural drainage or cause off-site environmental damage.
E.
Stockpiles shall be protected from wind and water
erosion by seeding or mulching.
(1)
Mulch shall be anchored by an acceptable method.
F.
Prior to redistribution of topsoil, the subsoil shall
be graded and any necessary erosion control measure taken.
(1)
Retaining walls should be used whenever the slope
of final grade exceeds a ratio of 1 1/2 horizontal to one vertical.
G.
Topsoil shall be redistributed uniformly to a depth
of six inches.
H.
Immediately upon redistribution, topsoil shall be
stabilized by seeding, sodding or planting.
A.
Recreation.
(1)
In subdivisions which provide or are intended to provide
housing facilities for more than 50 families, suitable open areas
shall be required for recreation. Standards to be provided shall be
as follows:
(2)
The location, form and design of such areas shall
be approved by the Planning Board.
(3)
Areas set aside for recreational purposes shall be
reasonably compact parcels, placed to serve all parts of the subdivision
accessible from a public street, and not excessively irregular in
terrain.
B.
Open space.
(1)
Natural features such as wooded areas, brooks, hilltops
and views shall be preserved whenever possible in designing any subdivision
containing such features.
C.
The method of preserving such areas for recreational
open space, whether by easement, deed restriction, dedication or other
means, shall be approved by the Planning Board with the advice of
legal counsel.
D.
In special circumstances, where due to the location
and design requirements of the subdivision it is not feasible, in
the opinion of the Planning Board, to set aside such area or areas
for open space, the applicant shall make a payment in lieu of the
provision of such open space land to the City.
(1)
Such payments shall be placed in a special recreational
open space land fund to be utilized solely for the purchase of public
recreational open space.
(2)
The amount of the payment shall be equal to the reasonable
purchase price of an area of land equal in size and character to land
which would otherwise be provided within the subdivision itself in
compliance with the regulations of this chapter.
A.
Planted buffer areas.
(1)
In the instance where the Planning Board determines
that buffer planting is necessary to protect the general welfare of
the public, buffer areas shall be installed to provide a year-round
visual screen of such width, height and location as approved by the
Planning Board.
(2)
The size, variety and planting design of the buffer
area shall be as approved by the Planning Board and the City Engineer.
B.
Landscaping requirements.
(1)
The yard areas and other areas not used for buildings,
parking lots, driveways, sidewalks, and other paved areas shall be
planted with vegetative material as shown on the landscape plan which
shall be submitted to the Planning Board for approval. Such plantings
shall contain not less than the following minimum plant material:
(a)
Not less than 30% of the total area of the tract
shall be water, or lawn area planted in grass or ground cover.
(b)
Not less than 5% of the total area of the tract
shall be planted in shrubbery. Such shrubbery shall be not less than
1 1/2 feet in height, and each bed of such shrubbery area shall be
planted with shrubbery spaced according to generally accepted standards.
(c)
Not less than one tree for each 3,000 square
feet of the total area of the tract shall be planted. Each tree shall
be not less than two inches to 2 1/2 inches in diameter and of a species
approved by the Planning Board. The following is a list of some acceptable
trees for such planting:
|
Botanical Name
| ||
|
Acer platanoides
|
Norway maple
| |
|
Acer saccharum
|
Sugar maple
| |
|
Fraxlnus Americana
|
White ash
| |
|
Fraxinus Pennsylvania lanceolata
|
Green ash
| |
|
Gleditsia triacanthos inermis
|
Thornless honey locust
| |
|
Liquidamber styraciflua
|
Sweet gum
| |
|
Plantanus acerifolia
|
Oriental plane tree
| |
|
Platanus occidentialis
|
American plane tree
| |
|
Quercus borealis
|
Northern red oak
| |
|
Quercus coccinea
|
Scarlet oak
| |
|
Tilia cordata
|
Little leaf European linden
| |
|
Tilia tomentosa
|
Silver linden
| |
|
Ulmus Americana
|
American elm
| |
|
Gingko biloba
|
Maiden hair tree
| |
|
Quercus alba
|
White oak
| |
|
Quercus palustris
|
Pin oak
|
(2)
Hedges, fences and walls or other obstructions shall
not be placed or planted in the right-of-way of any street.
A.
No trees with a caliper of five inches or greater
shall be removed from the property in the process of subdividing,
grading or installing improvements. Where, in the judgment of the
Planning Board, such removal is unavoidable, the applicant shall install
an equal number of trees in such location and of such size and variety
as the Planning Board shall direct.
B.
Notwithstanding the five-inch caliper limitation,
no substantial area of smaller trees or shrub cover shall be removed
without the provision of comparable replacement as approved by the
Planning Board.
A.
In the instance where improvements outside the boundaries
of the subdivision are necessary to ensure adequate access or the
adequate provision of other necessary utilities or facilities, plans
for such off-site improvements shall accompany the preliminary plat
and, if required by the City Engineer, the final plat.
B.
Such off-site improvements shall be installed by the
City, and the costs of installation shall be allocated by City ordinance
on the basis of proportional benefits.
A.
The length, width and shape of blocks shall be determined
with regard to:
B.
Blocks shall have a maximum length of 1,600 feet and,
so far as practicable, a minimum length of 500 feet.
C.
Residential blocks shall be of sufficient depth to
accommodate two tiers of lots, except where through lots with services
by local or minors street are required along an arterial street, in
which case the minimum depth of such through lots shall be 150 feet.
D.
In order to encourage up-to-date site planning and
design in residential subdivisions, the Planning Board may allow exceptions
to the provisions of this section where such modifications of these
requirements will result in a safe healthful neighborhood environment.
E.
Blocks for commercial, industrial and group housing areas may vary from the elements of design contained in this section if the nature of the use requires other treatment. In such cases, off-street parking for employees and customers shall be provided along with safe and convenient limited access to the street system. Space for off-street loading shall also be provided with similar access. Extension of streets, railroad access rights-of-way, and utilities shall be provided. The amount of parking space shall be as required by Chapter 370, Zoning.
A.
Lot dimensions and areas shall be not less than required by Chapter 370, Zoning, and shall further conform to the following requirements designed to abate health hazards:
(1)
Where both water supply and sanitary sewage disposal
are provided by individual on-lot facilities, lots shall have a minimum
area of 18,000 square feet and a minimum width, measured at the building
line, of 125 feet.
(2)
Where either water supply or sanitary sewage disposal,
but not both, are provided by individual on-lot facilities, lots shall
have a minimum area of 15,000 square feet and a minimum width, measured
at the building line, of 80 feet.
(3)
Where installation of capped sanitary sewer main and
house connections are to be installed at the time of subdivision,
and where studies of the Department of Public Works indicate that
construction or extension of sanitary trunk sewers to serve the property
subdivided appears probable within five years, the Planning Board
may permit lots smaller than outlined above, provided that soil and
drainage data submitted with the plan indicates that the temporary
on-lot facilities will function properly.
(4)
Where either or both water supply and sanitary sewage
disposal are provided by individual on-site facilities, the Planning
Board will require that the adequacy of the proposed facilities for
each lot in the subdivision be certified by the Department of Public
Works and/or State Department of Health and the State Department of
Environmental Protection.
(5)
All lots where on-lot sewage disposal facilities are
proposed utilizing tile fields must be of a size and shape to accommodate
the required length of tile field at a safe distance and at a lower
elevation than the proposed building.
B.
Lots shall be conveniently shaped, and the depth of
lots shall generally not exceed their width by more than 2 1/2 times.
C.
Each lot shall front on an approved collector, minor
or marginal access street.
D.
No lot may front directly on an arterial street.
E.
When reverse frontage lots are employed on an arterial
street, they shall provide a rear yard with a minimum depth of 75
feet, measured in the shortest distance from the proposed dwelling
unit to the ultimate right-of-way.
F.
Double or reverse frontage lots are permitted only
where the lot is adjacent to a major traffic street.
G.
Lots abutting a railroad right-of-way shall provide
a rear yard with a minimum depth of 75 feet, measured in the shortest
distance from the proposed dwelling unit to the railroad right-of-way.
H.
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.
I.
Where there is a question as to the suitability of
a lot or lots for their intended use due to factors such as rock and/or
clay formations, flood conditions or similar circumstances, the Planning
Board may, after adequate investigation, withhold approval of such
lots.
J.
At least two paved off-street parking spaces back
of the front building line with access to a street or alley shall
be provided for each dwelling unit.
K.
Depth and width of parcels laid out or reserved for
nonresidential use shall be adequate for the use proposed and sufficient
to provide satisfactory space for off-street parking and unloading.
L.
Lot lines wherever possible shall follow municipal
boundary lines rather than cross them.
M.
Side lot lines shall be substantially at right angles
or radial to street lines.
N.
If remnants of land exist after subdividing, they
shall be incorporated in existing or proposed lots, or dedicated to
public use if acceptable to the City.
P.
There shall be a minimum distance of 25 feet, measured
in the shortest distance, between each proposed dwelling unit and
any petroleum transmission lines, petroleum product or natural gas
transmission lines which may traverse the subdivision.
A.
Material and construction standards for streets, curbs
and gutters, storm and sanitary sewers, and sidewalks shall conform
to the City standards; and construction and installation of all facilities
shall conform to City specifications and be subject to inspection
by the City Engineer and/or other appropriate City officials, except:
B.
The installation of all sewer, water, streetlights,
and other utilities shall be in strict accordance with the engineering
standards and specifications of the City Engineer, Department of Public
Works and utility or other companies subject to the jurisdiction of
the Public Utility Commission, in which case the standards established
for such utility shall prevail.
C.
Standards for erosion and sediment control shall be
equivalent to the standards for soil erosion and sediment control
adopted by the New Jersey Soil Conservation Committee and administered
by the Cumberland County Soil Conservation District or exceed if deemed
necessary by the City Engineer.
(1)
If the City Engineer finds existing conditions not
as stated in the applicant's erosion and sediment control plan, he
may refuse to approve further work and may require necessary erosion
and sedimentation control measures to be promptly installed or seek
such other injunctive relief as allowed by this chapter.
D.
Where there are no City or other government agency
specifications, improvements shall be constructed in accordance with
specifications furnished by the City Engineer.
