A. The subdivider shall observe the following requirements and principles of land subdivision in the design of each subdivision or portion thereof.
B. General. The subdivider plat shall conform to design standards set for encouraging good development patterns within the city. Where either or both an official map or master plan has or have been adopted, the subdivision shall conform to the proposals and conditions set thereon. The streets, drainage, right-of-ways, 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 right-of-way shall be shown on the final plat in accordance with Section 20, Chapter 353, Laws of 1963 (N.J.S.A. 40:55-1.20) and shall be such as to lend themselves to the harmonious development of the municipality and enhance the public welfare in accordance with the following design standards:
(1) 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 designed as to discourage through traffic.
(c) 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 appropriate.
(d) The width of the street shall be measured from lot line to lot line and shall not be less than the following:
[1] Arterial streets: one hundred (100) feet.
[2] Collateral streets: seventy (70) feet.
[3] Minor streets: fifty (50) feet.
[4] Marginal access streets: fifty (50) feet.
[5] The right-of-way width for internal roads and alleys in multifamily, commercial and individual development and for private streets in and serving planned developments shall be determined on an individual basis, and may be forty (40) feet wide or, if less, then of sufficient width and design to safely accommodate the maximum traffic, parking and loading needs and maximum access for fire-fighting equipment. [Amended 9-6-1995 by Ord. No. R-142]
(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 governing body 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 or both sides of said road. If the subdivision is along one (1) side only, one-half (1/2) of the required extra width shall be dedicated.
(g) Grades of arterial and collateral streets shall not exceed four percent (4%). Grades of other streets shall not exceed ten percent (10%). No street shall have a minimum grade of less than one-half of one percent (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 sixty degrees (60). The block corners at intersections shall be rounded at the curbline with a curve radius of not less than ten (10) feet.
(i) Street jogs with center-line offsets of less than one hundred twenty-five (125) feet shall be prohibited.
(j) A tangent at least one hundred (100) feet long shall be introduced between reverse curves on arterial and collateral streets.
(k) When connecting street lines deflect from each other at any point by more than ten degrees (10) and not more than forty-five degrees (45), they shall be connected by a curve with a radius of not less than one hundred (100) feet for minor streets and three hundred (300) feet for arterial and collateral 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 (culs-de-sac) shall not be longer than six hundred (600) feet and shall provide a turnaround at the end with a radius of not less than fifty (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 property.
(n) No street shall have a name which will duplicate or 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 by the Planning Board.
(2) Blocks.
(a) Block length and width or acreage within boundary roads shall be such as to accommodate the size of lot required in the area by Chapter 196, Zoning, and to provide for convenient access, circulation control and safety of street traffic.
(b) In blocks over one thousand (1,000) feet long, pedestrian crosswalks may be required in locations deemed necessary by the Planning Board. Such walkway shall be ten (10) feet wide and be straight from street to street.
(c) For group housing commercial and industrial use, block size shall be sufficient to meet all area and yard requirements for such use (sufficient to meet all zoning requirements for such use)
(3) Lots
(a) Lot dimensions and area shall not be less than requirements of Chapter 196, Zoning.
(b) So far as is practical, side lot lines shall be at right angles to straight streets and radial to served streets.
(c) Each lot must front upon an approved street, the width of which shall conform with the requirements of Subsection B(1)(d) of this section, or have suitable access thereto by means of an easement of sufficient width and design to safely accommodate maximum traffic, parking and loading needs, and maximum access for fire-fighting equipment
(d) Where land has been dedicated for a widening of existing streets, lots shall begin at such new street 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 their intended use due to facts such as rock formations, floor conditions or similar circumstances, the Planning Board may after adequate investigations, withhold approval of such lots.
(a) In a large-scale development, easements along rear property lines or elsewhere for utility installation may be required. Such easement shall be at least fifteen (15) feet wide and located after consultation with the companies or municipal departments concerned.
(b) Where subdivision is traversed by a watercourse, drainage way channel or street, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width and construction, or both, as would be adequate for the purpose.
(c) Natural features such as trees, brooks, hilltops and views, shall be preserved wherever possible in designing any subdivision containing such features.
