Borough of Upper Saddle River, NJ Article V Subdivision Design Standards

§ 126-18 Compliance required.

The subdivider shall observe the requirements and principles of land subdivision in the design of each subdivision or portion thereof as hereinafter set forth in this article.

§ 126-19 General standards.

The subdivision plat shall conform to design standards that will encourage good development patterns within the Borough. Natural features such as trees, brooks, hilltops and views shall be preserved whenever possible in designing any subdivision or site plan containing such features. Where an Official Map or Master Plan, or both, has or have been adopted, the subdivision shall conform to the proposals and conditions shown thereon. The streets, drainageways, school sites, flood control basins, public parks and playgrounds and other public areas shown on and 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 drainageways shall be shown on the final plat in accordance with N.J.S.A. 40:55D-44 and shall be such as to lend themselves to the harmonious development of the Borough and to enhance the public welfare in accordance with the design standards set forth in §§ 126-20 through 126-25 inclusive.

§ 126-20 Streets.

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. Minor streets shall be so designated as to discourage through traffic.

C. Subdivisions abutting arterial streets shall provide a marginal service road or reserve frontage with a buffer strip for planting or some other means of separation of through and local traffic as the Planning Board may determine to be appropriate.

D. Right-of-way widths, measured from street center line to lot line, shall not be less than as specified in the Master Plan or Official Map.

E. No subdivision that shows 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 Council under conditions approved by the Planning Board.

F. Subdivisions adjoining or including existing streets that do not conform to street widths shown on the Master Plan or Official Map or to the street width requirements of this chapter shall be required to dedicate additional width along one or both sides of streets of substandard width, if the subdivision is along one side only, dedication of 1/2 of the required extra width shall be required.

G. Grades on all streets shall not exceed 10%. No street shall have a minimum grade of less than 1/2 of 1%.

H. Street intersections shall be as nearly at right angles as is possible and in no case shall be less than 70º. The block corners at intersections shall be rounded at the curbline with a curve having a radius of not less than 20 feet.

I. Street jogs with center-line offsets of less than 125 feet shall be prohibited.

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 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.

L. All changes in grade shall be connected by vertical curves of sufficient radius to provide a smooth transition and proper sight distance.

M. Dead-end streets shall be included only when unavoidable. A cul-de-sac shall be no longer than four times the required lot width to create lots of minimum area as specified in the Zoning Ordinance[1] for the district in which it is located. On each cul-de-sac, a turnaround having an outside radius of at least 50 feet or satisfactory equivalent turning area shall be provided. The provisions of this subsection may be waived by the Planning Board if the subdivider cannot feasibly develop the tract without exceeding the length requirements of dead-end streets under this subsection.

[1] Editor's Note: See Ch. 150, Zoning.

N. No street shall have a name which will duplicate or be likely to be confused with the names of existing streets. The continuation of an existing street shall have the same name. Personal or family names shall not be permitted.

O. Provision of half streets, except to complete existing half streets, is prohibited.

P. Access by streets shall be provided for all lots in the subdivision and adjacent streets to the limits of the subdivision.

Q. Streets shall have curbing which shall be constructed with granite/Belgian block material.

[Added 9-1-2011 by Ord. No. 3-11]

(1) Granite block curbs shall be grey granite quarry-split finished cobblestone with a minimum dimension of nine inches by five inches by five inches. Stones shall be fabricated from a granite source having satisfactory durability and resistance to weathering. Reasonable variations in color and texture that do not affect the architectural qualities or structural properties of the stone shall be permitted.

(2) Granite block shall be free from cracks, chips or weathering and shall be placed to provide a five-inch-high curb reveal. The top face of quarry-split stones shall be an even finish, and all edges shall be straight and even and the ends cut square for the entire depth of the exposed curb face. Projections or depressions greater than 3/8 inch below or above the plane of the face shall not be acceptable. The maximum mortared joint width shall be one inch. Full-depth stones shall be used for depressed curbs at driveways and other openings.

§ 126-21 Blocks.

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 the Zoning Ordinance of the Borough[1] and to provide for the convenient access, circulation control and safety of street traffic.

[1] Editor's Note: See Ch. 150, Zoning.

B. In blocks over 1,000 feet long, pedestrian walkways may be required in locations deemed necessary by the Planning Board. Each walkway 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.

§ 126-22 Lots.

A. Lot dimensions and area shall not be less than the requirements of the Zoning Ordinance.[1]

[1] Editor's Note: See Ch. 150, Zoning.

B. Insofar as is practical, side lot lines shall be at right angles to straight streets and radial to curved streets.

C. Each lot must front upon an approved street at least 50 feet in width.

D. 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, flood conditions, inadequate soil-bearing capacity, high water table, relative impermeability of soil which may result in unsatisfactory sewage disposal or similar circumstances, the Planning Board may, after adequate investigation, withhold approval of such lots.

§ 126-23 Easements; watercourses; natural features.

A. Easements along property lines or elsewhere for utility installations may be required. Such easements shall be at least 20 feet wide and shall be located in consultation with the companies or Borough 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 watercourses, and such further width or construction, or both, as will be adequate for the purpose.

C. Natural features such as trees, brooks, hilltops and views shall be preserved whenever possible in designing any subdivision containing such features.

§ 126-24 Utilities.

A. All storm drains and culverts and all sewage disposal systems and installations, both individual and public, shall meet the standards prescribed by and be approved by the Borough, county and state health and engineering authorities having jurisdiction thereof.

B. All utilities and installations connected with systems maintained and controlled by privately owned public utilities shall meet the standards for underground installation prescribed by and be approved by the said public utilities and by the Borough Engineer.

§ 126-25 Driveways.

[Added 5-9-1985]

The following standards shall apply to residential lots:

A. No lot shall have a driveway or driveways giving access directly or indirectly to two streets.

B. Driveway accesses on each lot must be placed at a location or locations that will not cause any substantial detriment to the public safety.