The subdivider shall observe the following requirements and principles
of land subdivision in the design of each subdivision or portion thereof.
A.
In acting upon plats, the Board shall require, among
other conditions in the public interest, that the tract shall be adequately
drained and the streets shall be of sufficient width and suitable grade and
suitably located to accommodate the prospective traffic, to provide access
for firefighting equipment to buildings and to be coordinated so as to compose
a convenient system, conforming to the Official Map or, if there is no Official
Map, relating properly to the existing street system, and so oriented as to
permit, within the limits of practicability and feasibility, the buildings
constructed thereon to maximize solar gain. Where the Planning Board, after
hearing, has adopted portions of the Master Plan, with proposals regarding
the street system within the proposed subdivision, the Board may require that
the street shown conforms in design and in width to the proposals shown on
the Master Plan.
B.
The Board shall further require that all lots shown on
the plats shall be adaptable for the intended purposes without danger to health
or peril from flood, fire, erosion or other menace.
C.
If portions of the Master Plan contain proposals for
drainage rights-of-way, school, parks or playgrounds within the proposed subdivision
or in its vicinity, or if standards for the allocation of portions of subdivisions
for drainage rights-of-way, school sites, park and playground purposes have
been adopted, before approving subdivisions, the Board may further require
that such drainage rights-of-way, school sites, parks or playgrounds be shown
in locations and sizes suitable to their intended uses. The Board shall be
permitted to reserve the location and extent of school sites, public parks
and playgrounds shown on the Master Plan or any part thereof for a period
of one year after the approval of the final plat or within such further time
as agreed to by the applying party. Unless, during such one-year period or
extension thereof, the municipality shall have entered into a contract to
purchase, or instituted condemnation proceedings according to law, for the
school site, park or playground, the subdivider shall not be bound by the
proposals for the areas shown on the Master Plan. This provision shall not
apply to the streets and roads or drainage rights-of-way required for final
approval of any plat and deemed essential to the public welfare.
A.
The arrangement of streets not shown on the Master Plan
or Official Map shall be to provide for the logical extension of existing
streets and to provide for future access for remaining land areas.
B.
Minor streets shall be so designed as to discourage through
traffic.
C.
The minimum right-of-way width shall be measured from
lot line to lot line and shall be in accordance with the following schedule:
(1)
Arterial streets: 80 feet.
(2)
Collector streets: 60 feet.
(3)
Minor streets: 50 feet.
(4)
Marginal access streets: 50 feet.
(5)
The right-of-way width for internal roads and drives
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 accommodate safely the maximum anticipated traffic, parking and
loading needs.
(6)
No street of a width greater than 80 feet within the
right-of-way lines may be required, unless said street constitutes an extension
of an existing street of the greater width or already has been shown on the
Master Plan at the greater width, or already has been shown in greater width
on the Official Map.
D.
No subdivision showing reserve strips controlling access
to streets shall be approved.
E.
Subdivisions that adjoin or include existing streets
that do not conform to street widths, as shown on the Master Plan or Official
Map, or that do not conform to the street width requirements of this chapter
shall dedicate additional width along either one or both sides of such streets
of substandard width. If the subdivision is along one side only, 1/2 of the
required extra width shall be dedicated.
F.
Grades of arterial and collector streets shall not exceed
4%. Grades on other streets shall not exceed 10%. However, the Board shall
have the right to require grades of less than 10% where special conditions
exist, provided that the special conditions are set forth in writing upon
the minutes of the Board. No street shall have a grade of less than 1/2 of
1%.
G.
Street intersections shall be as nearly at right angles
as circumstances will allow 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 20 feet.
H.
A street intersection shall not be less than 125 feet
removed from the nearest other street intersection.
I.
The center line of a street shall cross an intersecting
street as a straight line.
J.
A tangent, at least 100 feet long, shall be introduced
between reverse curves on arterial and collector streets.
K.
When connecting street lines deflect from each other
at any one point by more than 10°, they shall be connected by a curve
with a center line radius of not less than 100 feet for minor streets and
300 feet for arterial and collector streets.
L.
All changes in grade shall be connected by vertical curves
of sufficient length to provide a smooth transition and proper sight distance.
M.
Streets designed to dead-end permanently more than 100
feet from an intersection shall provide a circular turnaround at the end with
a right-of-way radius of 50 feet. Such streets shall not be longer than 400
feet from the intersection to their dead end. Streets designed to dead-end
temporarily shall be improved to the boundary of the subdivision.
N.
No street shall have a name which duplicates the name
of an existing street or is so similar to the name of an existing street as
to be easily confused with it. The continuation of an existing street shall
have the same name.
B.
In blocks over 1,000 feet long, pedestrian crosswalks
shall be 10 feet wide. Lots abutting such a crosswalk shall be treated as
a corner lot.
C.
For commercial, group housing or industrial use, the
block size shall be sufficient in the judgment of the Board to meet all area
and yard requirements for such use.
A.
All lots created by subdivision shall conform strictly
to the requirements of the Zoning Ordinance as to area and dimensions, and
as to adequacy of space and grade to provide off-street parking requirements
or other requirements specified by the Zoning Ordinance.
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 line.
E.
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,
drainage, flood conditions or similar causes, the Board may, after adequate
investigation, withhold approval of such areas.
In large scale developments, easements along rear property lines or
elsewhere for utility installation may be required by the Board. Such easements
shall be of the width and location determined by the Board after consultation
with the public utility companies or municipal departments concerned. 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 further width or
construction, or both, as the Board may deem adequate for the purpose.
Curbs, gutters, sidewalks, street pavements, fire hydrants, streetlights,
shade trees, monuments, water mains, storm sewers, sanitary sewers and any
other improvements that may be required shall be designed and constructed
to conform to the specifications of the municipality.
Upon certification by the City Engineer that there exists exceptional
topographic conditions or other extraordinary and exceptional situations relating
to the physical condition of the land being subdivided that make full compliance
with the standards established by this chapter physically impossible, the
Board may, by resolution, make a special exception and modify the above standards
in their application to the land in question, provided that the findings of
the Board are noted in its minutes and, further, that such modification does
not endanger the public health, safety and welfare.
