The subdivider shall observe the following requirements and principles of land subdivision in the design of each subdivision or portion thereof, unless the Board grants an exception therefrom pursuant to § 159-22 of this chapter.
The subdivision plat shall conform to design
standards that will encourage good development patterns within the
Township. Where either or both an Official Map or Master Plan has
or have been adopted, the subdivider shall conform to the proposals
and conditions shown thereon. 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. Where no Master Plan or Official Map exists,
streets and drainage rights-of-way shall be shown on the final plat
in accordance with Section 20 of Chapter 433 of the Laws of 1953[1] and shall be such as to lend themselves to the harmonious
development of the Township and enhance the public welfare in accordance
with the following design standards.
[1]
Editor's Note: See now N.J.S.A. 40:55D-1 et
seq.
A.
Streets shall be constructed in accordance with the
minimum requirements for street acceptance in accordance with an ordinance
titled "Minimum Requirements for Acceptance of Streets by the Township
of Andover," its amendments and supplements thereto.
B.
The arrangement of streets not shown on the Master
Plan or Official Map.
C.
Minor streets shall be so designed as to discourage
through traffic.
D.
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 deeded to the Township Committee
under conditions approved by the Planning Board.
E.
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 section shall dedicate
additional width along either one or both sides of the road. If the
subdivision is along one side only, 1/2 of the required extra width
shall be dedicated.
F.
Sight triangles for intersecting streets shall be
in accordance with the requirements as set forth in the Land Development
Standards of the County of Sussex New Jersey.
G.
Street intersections shall be as nearly at right angles
as possible and in no case shall be less than 60º. The block
corner at intersections shall be provided with a curb return having
a radius of not less than 35 feet.
H.
Street jogs with center-line offsets of less than
75 feet shall be prohibited.
I.
A tangent shall be introduced between reverse curves.
The tangent length required shall be determined based on design speed
of the road in accordance with AASHO Standards. A tangent length of
less than 100 feet shall be prohibited.
J.
A horizontal curve shall be provided at any point along a street where the center line deflects. The center-line radius shall conform to the minimum design standards of Chapter 155, Streets and Sidewalks.
K.
Any changes in grade shall be connected by vertical
curves of sufficient length to provide a smooth transition and proper
sight distance as approved by the Township Engineer and in accordance
with AASHO Standards.
L.
No more than one cul-de-sac shall be permitted within
a subdivision without a waiver being granted by the reviewing municipal
body. A cul-de-sac shall not exceed 1,000 feet in length. All culs-de-sac
shall be constructed with a paved radius of 40 feet and a right-of-way
radius of 50 feet. If a dead-end street is of a temporary nature,
a similar turnaround shall be provided and provisions shall be made
for future extensions of the street and reversion of the excess right-of-way
to adjoining properties.
M.
No street shall have a name 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.
A.
Length of blocks or the distance between street intersections
shall not be less than 600 feet nor more than 1,000 feet in length,
and the width of the blocks shall be equal to the depth of the lots
contained therein, provided the lots meet the minimum requirements
of this chapter, except when the Planning Board may deem special plan
provisions warrant a variation from requirements.
B.
For commercial, group housing or industrial use, block
size shall be sufficient to meet all area and yard requirements for
such use.
A.
Insofar as is practical, side lot lines shall be at
right angles to straight streets and radial to curved streets.
B.
Each lot shall front upon an approved street having
a right-of-way width of at least 50 feet.
C.
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.
D.
Where there is a question as to the suitability of
a lot or lots for their 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.
A.
In large-scale development, easements along rear property
lines or elsewhere for utility installation may be required. Such
easements shall be at least 15 feet wide and located in consultation
with the companies or Township departments concerned.
B.
Where a subdivision is traversed by a watercourse,
drainageway, channel or street, there shall be provided a stormwater
easement or drainage right-of-way conforming substantially to the
lines of such watercourse and such further width or construction,
or both, as will be adequate for the purpose.
C.
Natural features such as trees, brook, hilltops and
views shall be preserved whenever possible in designing any subdivision
containing such features.
The Township body, when acting upon applications
for preliminary or final subdivision approval, shall have the power
to grant such exceptions from the requirements of the design standards
contained in this article as may be reasonable and within the general
purpose and intent of this chapter, if the literal enforcement of
one or more provisions of this chapter is impracticable or will exact
undue hardship because of particular conditions pertaining to the
land in question. The Township body shall state its reasons for granting
any such exceptions in the resolution passed in connection with the
application.