Township of Andover, NJ Article V Design Standards

§ 159-16 Compliance required

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.

§ 159-17 General standards.

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.

§ 159-18 Streets.

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.

§ 159-19 Blocks.

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.

§ 159-20 Lots.

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.

E. The lot size of any new residential lot in the R-1.0 Zone shall be increased in accordance with the procedure of § 14-6.1A.[1]

[1] Editor's Note: Original § 14-6.1A was deleted by Ord. No. 2003-1.

§ 159-21 Public use and service areas.

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.

§ 159-22 Exceptions.

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.