Borough of Palisades Park, NJ Subdivision and Site Plan Design Standards

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.

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

Subdivisions abutting arterial streets shall 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 to be appropriate.

(4)

The right-of-way width shall be measured from lot line to lot line and shall not be less than the following:

(a)

Arterial street: 66 feet to 80 feet.

(b)

Collector street: 60 feet.

(c)

Minor street: 50 feet.

(d)

Marginal access street: 50 feet.

(e)

Internal roads in commercial and industrial development: determined on an individual basis and, in all cases, of sufficient width and design to safely accommodate the maximum traffic, parking and loading needs and maximum access for fire-fighting equipment.

(5)

No subdivision showing reverse strips controlling access to streets shall be approved except where the control and disposal of land comprising such strips has been placed in the Mayor and Council under conditions approved by the Planning Board.

(6)

Subdivisions that adjoin or include existing streets that do not conform to the widths as shown on the Master Plan or Official Map or the street width requirements of this chapter shall dedicate additional width along one or both sides of said roads. If the subdivision is along one side only, 1/2 of the required extra width shall be dedicated.

(7)

Grades or arterial and collector streets shall not exceed 4%. Grades on other streets shall not exceed 10%. No street shall have a minimum grade of less than one-half of one percent (1/2 of 1%). Street grades shall not exceed 3% within 100 feet of a street intersection.

(8)

Street intersections shall, as nearly as possible, be at right angles to an intersecting street and in no case 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.

(9)

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

(10)

A tangent of at least 100 feet shall be introduced between reverse curves on arterial and collector streets.

(11)

When connecting street lines that deflect from each other at any one point by more than 10°, and not more than 45°, they shall be connected by a curve having a radius of not less than 100 feet for minor streets and 300 feet for arterial and collector streets.

(12)

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

(13)

Dead-end streets (culs-de-sac) shall not be longer than 600 feet and shall provide a turnaround at the end with a radius of not less than 50 feet and tangent wherever possible to the right side of the street. 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.

(14)

No street shall have a name which will duplicate or so nearly duplicate as to be confusing with the names of existing streets. The continuation of an existing street shall have the same name.

Blocks.

The block length and width or acreage within bounding blocks shall be such as to accommodate the size of lot required in the area by the Zoning Ordinance[1] and to provide for convenient access, circulation control and the safety of street traffic.

[1]

Editor's Note: See Ch. 300, Zoning.

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.

For a commercial or industrial use, the block size shall be sufficient to meet all area and yard requirements for such use.

Lots.

Lot dimensions and area shall not be less than the Zoning Ordinance requirements.

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

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

(4)

Where extra width has been dedicated for the widening of existing streets, lots shall begin at such extra width line, and all setbacks shall be measured from such line.

(5)

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 investigation, withhold such approval until adequate remedies are proposed and accepted.

Public use and service areas.

In large-scale developments, 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 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 will be adequate for the purpose.

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

Utility design.

All storm drains and culverts and all sewage disposal and water supply systems shall meet the standards prescribed by and approved by the borough, county and state health and engineering authorities having jurisdiction.

Each subdivision plat submitted to the municipal agency shall be reviewed by the Borough Engineer to establish requirements to prevent adverse drainage conditions both on and off the site. The drainage system shall be designed in conformance with accepted engineering standards. Unless otherwise stipulated by the Borough Engineer, drainage facilities shall be designed on the basis of a one-hundred-year storm frequency in accordance with the rules and regulations of the New Jersey Department of Environmental Protection, pursuant to Chapter 232 of the Laws of 1975.

Gas, electric and telephone service shall be provided by the applicant in concert with the appropriate public utility providing such service. Said service on the site shall be provided as a part of an underground system. If such facilities cannot be reasonably provided due to topographic or geologic conditions of the land or due to technological circumstances and where the applicant can adequately demonstrate the lack of feasibility of the same to the satisfaction of the Planning Board, a waiver of this requirement may be granted by the Planning Board.

Flood hazards. Each subdivision plat within a designated flood hazard boundary as established by federal or state authorities or departments shall include and delineate the flood hazard area and any proposed measures for alleviating actual or potential flooding conditions on the site or adjacent sites.

Erosion. Each subdivision plat submitted shall set forth measures proposed to protect and conserve soil from erosion by wind or water or from excavation or grading.

§ 167-109 Site plan design standards.

General guidance. In reviewing any site plan or subdivision plat which contains site plan proposals, the municipal agency shall be guided by the following standards.

Conformance with zoning standards. In reviewing any development application, the municipal agency shall find that the proposal conforms to the Zoning Ordinance[1] of the Borough of Palisades Park or that requests for variances are a part of the application and are duly noted on the application.

[1]

Editor's Note: See Ch. 300, Zoning.

The design standards for site plans shall be as follows:

Streets and utilities. All streets to be dedicated or improved and all utility installations shall comply with applicable standards of the borough, shall be reviewed and approved by the Borough Engineer and shall conform to applicable standards of the utility company and to the provisions of § 167-108 of this chapter.

Flood hazards. Any site plan for property within a designated flood hazard boundary as established by federal or state authorities or departments shall include and delineate the flood hazard area and any measures for alleviating actual or potential flooding conditions on the site or on adjacent sites.