A.
The subdivision plat shall conform to design standards
that will encourage good development patterns within the municipality
and conform to the Master Plan and Official Map and the proposals
and conditions shown thereon. The streets, drainage, rights-of-way,
school sites, public parks and playgrounds shown on the officially
adopted Master Plan or Official Map shall be considered in approval
of subdivision plats.
B.
To the extent consistent with the reasonable utilization
of land, site design shall promote the conservation of energy through
the use of planning practices designed to reduce energy consumption
and to provide for maximum utilization of renewable energy sources.
A.
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.
B.
Subdivisions abutting state and/or county 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 Planning Board may determine appropriate.
C.
The road system for residential subdivisions shall
be designed to serve the needs of the neighborhood and to discourage
use by through traffic.
D.
All streets shall be designed in accordance with the
proposals contained in the Master Plan of the Township of West Amwell.
The design and location of local and subcollector streets and, where
appropriate, collector streets shall be determined by the Planning
Board in its review of the application and shall be related to the
size and location of the tract being subdivided, and all streets designed
so as to conform to the Schedule of Street Design Standards. The enumerated
standards are to be construed as minimum standards and may be increased
in special cases where, because of traffic volumes, steep grades or
other such reasons, the Planning Board determines that such action
is necessary.
E.
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 placed in the Township Committee
under conditions approved by the Planning Board.
F.
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 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.
G.
Cul-de-sac streets shall be measured from the center line of the intersecting through street along the center line of the dead-end street to the radius point of the turnaround and not to exceed 1,000 feet in length except as noted in Article XXIX, Roads and Intersections. 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. Minimum curb radius for a permanent turnaround shall be 50 feet. Minimum curb radius for a temporary turnaround shall be 40 feet.
H.
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. All street names shall be approved of by the Township Committee.
I.
Street jogs with center-line offsets of less than
125 feet shall be prohibited.
J.
Streets shall be laid out so as to intersect as nearly
as possible at right angles and no street shall intersect any other
street at less than 80°.
A.
Block length and width or acreage within bounding
roads shall be such as to accommodate the size of lot required in
the area by Part 4, Zoning, and to provide for convenient access,
circulation control and safety of street traffic.
B.
In blocks over 1,000 feet long, pedestrian crosswalks
may be required in locations deemed necessary by the Planning Board.
Such walkways shall be 10 feet wide and be straight from street to
street.
C.
For commercial, group housing or industrial use, block
size shall be sufficient to meet all area and yard requirements for
such use.
A.
Lot dimensions or area shall not be less than the
requirements of Part 4, Zoning. Lot area shall be adjusted accordingly
for residential subdivision.
[Amended by Ord. No. 95-07]
B.
Insofar as is practical, side lot lines shall be at
right angles to straight streets and radial to curved streets.
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 lines.
D.
In the case of irregularly shaped lots, the minimum
frontage requirements as specified in the schedule shall be measured
at the rear line of the required front yard setback, provided that
in no case shall the distance between side lot lines be reduced to
less than 60% of the minimum frontage requirement.
E.
In the case of corner lots, or lots which run through
from one street to another, yard areas facing each street shall be
considered as front yards and shall conform to the minimum frontage
and front yard requirements for the particular zone. Each corner lot
shall have one rear yard and one side yard.
F.
Flag lots shall be permitted at the discretion of
the Planning Board. If permitted, the flag portion of the lot must
contain a minimum of three acres of land and shall be adjusted accordingly
for residential subdivisions based upon the critical environmental
areas formula. The staff portion of the lot shall not exceed 1,000
feet in length and shall be a minimum of 50 feet in width throughout
its length. All lots shall front upon a public street which has been
improved in accordance with Township standards or for which improvements
have been guaranteed by the posting of a performance guarantee. A
maximum of two contiguous accessways shall be permitted.
G.
Where a building lot has frontage upon a street which
is contemplated for right-of-way widening in the Master Plan or Official
Map of the Township of West Amwell or the Master Plan of Hunterdon
County or by the New Jersey Department of Transportation, the required
front yard setback shall be measured from such proposed future right-of-way
line.
H.
Where there is a question as to the suitability of
a lot or lots for their intended use due to factors such as significant
environmental constraints, the Planning Board may, after adequate
investigation, withhold approval of such lots.
[Amended by Ord. No. 98-11]
I.
All lots shall be entirely graded, subject to the
approved final plan and the approval of the Township Engineer. Where
deemed appropriate by the Township Engineer, individual lot site and
grading plans may be required.
J.
Only those trees shall be removed as shall be necessary
to permit construction of streets, driveways, lawns and dwellings
and other authorized structures.
Driveways shall conform to the requirements
in the Schedule of Street Design Standards unless otherwise approved
by the Planning Board. Driveway aprons shall be improved with a paved
surface for a minimum length of 15 feet from the proposed right-of-way.
Driveways shall not be located where visibility is limited because
of curves, topography and other features. All lots shall provide for
driveway turnarounds. The Township Engineer or Township Road Supervisor
shall determine whether any drainage structures are needed where the
driveway meets the road. For driveways which do not meet the required
standards for grade, the Planning Board may require additional paving
or drainage structures as may be needed to prevent such excess runoff
and erosion as may constitute a safety hazard.
A.
In large-scale development, easements along street
rights-of-way or elsewhere for utility installation may be required.
Such easements shall be at least six feet wide and located in consultation
with the companies or municipal departments concerned.
B.
Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse and such width or construction, or both, as will be adequate for the purpose as outlined in Article XXII, Stream Corridor Protection, of Part 4.
C.
Natural features such as trees, streams, hilltops
and views shall be preserved whenever possible in designing any subdivision
containing such features.
D.
Any land shown on the Master Plan as proposed for
park, playground, school site or other public use shall be designated
and reserved for such use subject to the determination of the Planning
Board and pursuant to N.J.S.A. 40:55D-44, as amended.
Easements shall be of a width sufficient to
allow proper maintenance and access, but no less than 25 feet shall
be provided for the installation of all drains, pipelines, detention
basins, emergency/maintenance accessways, etc. These easements shall
be granted to the Township, in writing, subject to proper legal procedures
and approval of the Township Attorney.
