Developments shall conform to the following requirements and principles of design:
A. The design of the development shall be in harmony with and in furtherance of the purposes set forth in § 190-63 of this chapter and shall in all respects be subject to approval by the Township agency in accordance with the procedure set forth in this chapter. The design of the development shall conform in general to the Master Plan of the Township and the Official Zoning Map of the Township.
B. The designated park or recreation area as set forth on the preliminary plat shall be graded in accordance with the requirements of the Township Engineer. The developer shall apply good grade topsoil on the finished grade and the entire area shall be seeded in the same workmanlike manner as residential lawns. The cost of all improvements relating to said park or recreation area as established by the Township Engineer shall be included in the performance guarantee required for the first section in respect to any map submitted for final approval and that contours and curves of said area be accepted and approved by the Township Engineer prior to final acceptance of the dedication by the Township Committee. In the event the park or recreation area abuts a street, the developer shall be obligated to continue the improvements along such street including but not limited to the installation of sidewalks, curbs, streetlighting, and the like as provided in Article IX, § 190-70 et seq., of this chapter.
C. The developer may be obligated to convey the recreation or park area to the Township upon final approval. The conveyance thereof shall in no way reduce, lessen, or affect the performance guarantee of the owner or subdivider to improve said lands and premises so conveyed.
A. The arrangement of streets shall be such as to provide for the extension of existing streets where appropriate.
(1) Relation to adjoining street system. The arrangement of streets in a new development shall make provision for the continuation of existing streets in adjoining areas where appropriate.
(a) Projection of streets. Where adjoining areas are not subdivided, the arrangement of streets in new developments shall make provision for the proper projection of streets.
(b) Streets to be carried to property lines. When a new development adjoins undeveloped land susceptible of being subdivided then the new streets shall be carried to the boundaries of the tract proposed for development. The street arrangement shall be such as not to cause hardship to owners of such adjoining property in platting their own land and providing convenient access to it.
B. In general, minor streets (local access and marginal access streets) shall be designated as to discourage through traffic.
C. In any development, it shall be the duty of the Planning Board to classify proposed streets, according to their types. The Planning Board, in making its decisions shall refer to the Master Plan and shall consider conditions within the development and surrounding area.
D. In a development abutting an existing or proposed arterial or collector street either:
(1) A marginal service shall be provided along such street but separated from it by a raised strip at least five feet wide at the discretion of the Planning Board; or
(2) The frontage shall be reversed so that the lots contiguous to such major street will front on an internal street, with a buffer strip for planting provided along the arterial street; or
(3) In no case shall a vehicle be permitted to back into an arterial or collector street. The developer or owner shall provide a turnaround in the driveway in order that vehicles shall enter the above mentioned type of streets in a forward position.
E. Widths.
(1) Right-of-way widths, measured from lot line to lot line, graded widths and paving widths shall be not less than the following, unless otherwise indicated on the Master Plan or the Official Map:
(a) Arterial roads: 50 feet (paved 46 feet).
(b) Collector streets: 60 feet (paved 40 feet).
(c) Local access streets: 50 feet (paved 30 feet).
(d) Marginal access streets: 40 feet (paved 24 feet).
(2) The widths of internal streets in a multifamily, business or industrial development designed as a whole in accordance with a comprehensive site plan shall be determined by the Planning Board in each case in light of the circumstances of the particular situation and with a view of assuring the maximum safety and convenience of access for traffic and fire-fighting equipment, circulation and parking, including provisions for the loading and unloading of goods.
(3) For development in the ML II Zone, the paving widths shall be not less than the following:
(a) Collector streets: 30 feet within a fifty-foot right-of-way.
(b) Local access streets:
[1] With parking on both sides: 30 feet.
[2] With parking one side: 27 feet.
[3] With no parking: 22 feet.
F. There shall be no reserved strips controlling access to streets.
G. Developments that adjoin or include existing streets that do not conform to the widths as shown on the Master Plan, the Official Map or the street width requirements of this chapter shall dedicate the required additional width along either one or both sides of such street as the Planning Board may deem necessary, in accordance with the provisions of N.J.S.A. 40:55D-38 to 40:55D-41 and 40:55D-44.
H. Grades of 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 1%.
I. Street intersections shall be designed according to the following standards:
(1) No more than two streets shall cross at the same point. Street intersections shall be at right angles wherever possible, and intersections of less than 70 (measured at the center line of streets) shall not be permitted.
(2) Streets shall not enter into the same side of major streets at intervals of less than 800 feet. Minor streets which enter a major street from opposite sides should be directly opposite to each other; or if necessary, they may be separated by at least 200 feet between center lines measured along the center line of the major traffic street.
(3) Maximum grades within any intersection shall not exceed 3%, and approaches to any intersection shall follow a straight line course within 100 feet of the intersection.
(4) Minimum lengths.
(a) Minimum lengths for property and curb radii at intersections shall be as follows:
[1] Local access streets: property line 25 feet; curbline 35 feet.
[2] Collector streets: property line 30 feet; curbline 40 feet.
[3] Arterial streets: property line 35 feet; curbline 52 feet.
[4] Marginal access: property line 20 feet; curbline 28 feet.
(b) Where streets of different categories intersect, requirements for the more important one shall hold. The street right-of-way line shall be parallel to the curbline.
(c) In zones where buildings are permitted to abut the right-of-way line, a diagonal cutoff may be employed, provided that sidewalk width and corner visibility are unimpaired.
J. Street jogs with center-line offsets of less than 125 feet shall be avoided where possible.
K. In general, tangents of at least the following lengths shall be introduced between reverse curves:
(1) On arterial streets: 300 feet.
(2) On collector streets: 100 feet.
(3) On minor streets: 50 feet.
L. When street lines deflect by more than 5, they shall be connected by curves with the following minimum radii. These radii are to be measured from the inside curbline.
(1) On arterial streets: 500 feet.
(2) On collector streets: 300 feet.
(3) On minor streets: 100 feet.
M. Clear sight distance along the center lines of minor streets shall be maintained at not less than 200 feet; along collector streets, at not less than 300 feet; and along arterial streets, not less than 500 feet.
N. Vertical curves are required for changes in grade. The rate of change of grades on vertical curves shall be not more than 4% per 100 feet of road, provided that the clear sight distance specified in these regulations is maintained at all points on the road. The maintenance of these distances may require changes in grade as gradual as 3.66% per 100 feet in minor streets and 1.62% per 100 feet on collector streets, depending on the length of the curve involved.
O. Surface drainage. The slope of the crown in streets shall be more than 1/4 inch per foot and less than 1/2 per foot as directed by the Township Engineer.
P. Street cuts shall be provided with side slopes not steeper than 30 degrees and streets on fill shall be provided with side slopes no steeper than one vertical to three horizontal. Such slopes shall be suitably planted with perennial grasses or other vegetation to prevent gulleying and erosion. Along streets side slopes no steeper than one foot vertical to three feet horizontal shall be provided, and said slope shall commence only outside the utility easement.
Q. Access by street shall be provided for all lots in the development and to neighboring tracts.
R. A dead-end street (cul-de-sac) shall not be longer than 1,000 feet with a maximum of 16 building lots and shall terminate in a circular right-of-way having a radius of not less than 60 feet and having a paved radius of not less than 50 feet and tangent wherever possible to the right side of the street when viewed toward the closed end, or in a turnaround of such other design as may be approved by the Planning Board. The same requirements shall prevail if the dead-end street is of a temporary nature, and provision shall be made for future extension of the street and subsequent reversion of the excess right-of-way to the adjoining land. A temporary dead-end street is one on which no building lots abut the closed end of the turnaround and for which provision shall be made for future extension of the street to connect with the existing or proposed streets. The cul-de-sac length shall be measured from the center line of the intersecting street to the tangent point with the cul-de-sac radius.
S. Proposed street names and project/development names shall be submitted with the original development application. The appropriate reviewing board shall review such names to determine that they are not similar to other street names or development/project names within the Township. No applicant or developer shall change a street name or development/project name without approval of the appropriate reviewing board.
T. The following standards shall apply to the location of private drives: Private drives serving commercial and industrial establishments are required unless other provisions for service are approved by the Planning Board. Private drives serving such establishments shall have a paved width of at least 25 feet. If it is impossible for a driveway to go through the block, it shall be provided with an adequate turnaround at its closed end.
U. Conformity with Highway Access Management Code. Development design shall conform to the following:
(1) The Highway Access Management Code adopted by the Commissioner of Transportation pursuant to N.J.S.A. 27:7-91 applicable to state highways within the Township.
(2) Conformity with any access management code adopted by the County of Monmouth pursuant to N.J.S.A. 27:16-1; and
(3) Conformity with any Township access management code adopted by the County of Monmouth pursuant to N.J.S.A. 40:67-1 relating to municipal streets.
V. Rural improvement developments.
(1) If it is determined by the Planning Board that the proposed development conforms with the standards established for rural improvement development pursuant to § 190-125, the following standards and improvements for local streets will be allowed:
(a) The pavement width for such local streets shall be reduced to 22 feet with a stabilized grass shoulder of eight feet in width on each side thereof.
(b) The property restrictions to be hereinafter provided in connection with the development of the tract shall require the abutting property owner to maintain the stabilized grass shoulder and to keep same in a neat and weed-free condition suitable to serve the purpose for which it was established.
(c) Surface stormwater runoff may be carried in open swales to appropriately located storm inlets, which is then carried in pipes to the discharged point as may be approved by the Township Engineer.
(d) Curbs and/or gutters will not be required except where excessive grades or other conditions require their installation.
(e) Sidewalks will not be required.
(2) Except as stated above all other improvements for a subdivision shall be required.
(3) Prior to the approval of any such subdivision, the developer shall present to the Planning Board for its review and approval the documents establishing the restrictive covenants and scheme or plan of development of the subdivision including the restrictions above noted which will prohibit the further subdivision of any lot or lots subdivided under the provisions of this chapter and the affirmative obligations to maintain the improvements, including the grassed road curbs and where necessary the natural drainage. Such restrictions shall be recorded in a form sufficient to create covenants running with the land.
A. Block lengths may vary between 500 feet and 1,300 feet, but blocks along arterial and collector roads shall not be less than 800 feet long. Crosswalks may be required for public convenience, including the provision of walks giving access to schools, playgrounds and shopping centers without the necessity of crossing traffic thoroughfares.
B. Block lengths and widths or the dimensions of acreage within bounding roads shall be such as to accommodate the size of lot required in the zone to provide for convenient access, circulation, and safety of street traffic. For business, group housing, or industrial use, block sizes shall be such as to meet all area and yard requirements for such use.
C. Grading. Blocks and lots shall be graded to secure proper drainage and to prevent the collection of stormwater in pools. Said grading shall be done in such a manner so as to preserve as many trees growing on the land as possible. Topsoil shall be redistributed on the surface as cover and shall be stabilized by seeding or planting.
D. House numbers shall be assigned to each lot by the Construction Official. When installed, house numbers shall be a minimum of six inches high.
E. Insofar as is practical, side lot lines shall be at right angles to straight streets, and radial to curved streets.
G. Where extra width has been provided for the widening of existing streets, lot measurements shall begin at such extra width line, and all setbacks shall be measured from such line.
H. All lots shall be adaptable for the purpose for which they are intended to be used. The Planning Board may require such revisions in layout of a development or such other arrangements as will prevent the use of lots that are not thus adaptable by reasons of adverse septic suitability, topography, rock formations, flood conditions or similar circumstances. In the R-12, R-15, R-20, R-25, R-40, R-60, R-80, and R-R Residential Zone Districts, all single-family building lots must have a sufficient usable area to accommodate customary accessory structures such as a shed, swimming pool, deck or patio. In order to demonstrate compliance with this requirement, all lots in the aforementioned zone districts shall have a minimum usable rear yard depth of 30 feet, measured from the rear building line of the house to the limit of any critical area.
I. In the event that a building is so situated that its required side or rear yard extends into a contiguous piece of land owned by the same person, said contiguous piece of land may not be sold, leased or otherwise conveyed unless the two contiguous pieces are so resubdivided that the piece on which the building is located shall have sufficient land to fulfill all side and rear yard requirements for the district in which the land is located.
J. No structure shall be constructed in an area subject to flood at a frequency of less than twenty-five-year intervals nor at an elevation of less than two feet above mean water level within 25 feet from the center line of a stream, nor shall a structure be constructed which is at an elevation lower than two feet above mean water level of any drainage course. Any structure within the floodplain of any drainagecourse must be accessible by a road passable at all times of the year.
A. Easements at least 20 feet wide for utility installations may be required along rear property lines or elsewhere. The locations of such easements shall be determined after consultation with the Planning Board.
B. Where development is traversed by a watercourse, drainage channel, stream, the Township agency may require that a stormwater easement or dedicated fee simple drainage right-of-way be provided, conforming with the lines of such watercourse floodlines, and such further width or construction, or both, as will provide adequate drainage. Drainage easements shall conform with § 190-72H(10) and/or (11), as appropriate.
C. Sight triangle easements shall be included on final subdivision plats to be recorded with the County Clerk and for site plans and other plans not recorded with the County Clerk in a deed to the Township of Freehold. Typical language for sight triangle easement(s) shall be as follows subject to approval by the Township Attorney:
Sight triangle restriction and easement. In the sight triangle the planting of trees or other plantings, or the location of structures, fences or other alterations of the topography or contour of the land, including but not limited to the placement of fill exceeding 30 inches in height that would obstruct clear sight across the sight triangle is prohibited. There is granted to the Township of Freehold an easement permitting entry onto and over the sight triangle area for the purpose of removing any object, nature or otherwise, that obstructs clear sight across the sight triangle area. Maintenance of the sight triangle area shall be the responsibility of the owner.
Any land shown on the Master Plan as proposed for parks, playgrounds, school site, or other public use shall be designated and reserved for such use. If standards for the provision of park and recreation areas or other public use areas have been adopted as a part of the Master Plan, the Township agency, in acting on the preliminary plat of a development, shall apply such standards thereto and shall designate the lands required for such purposes, and such lands shall be shown and reserved on the plat. Such designations of such lands shall be in accordance with the provisions of N.J.S.A. 40:55D-38 to 40:55D-41 and 40:55D-44.
Wherever possible, trees, groves, waterways, scenic points, historic spots, and other community assets and landmarks shall be preserved.
In the event any drainage problems or conditions arise, which conditions constitute in the opinion of the Township Engineer a definite hazard to the health, safety and general welfare to the residents of the Township of Freehold, even though the owner or subdivider has previously constructed all drainage structures and lines as shown on the preliminary plat, final construction plans and final construction profiles, the Township Engineer shall designate and the owner or subdivider shall cause to be constructed all additional pipe and structures necessary to correct the condition.
[Amended 12-22-2015 by Ord. No. O-15-26]
The Planning Board may approve coordinated fencing along reverse frontage roadways on collector and arterial roadways in conjunction with the approval of a major subdivision or residential site plan, or subsequent amendment to an approved major residential subdivision or site plan. A coordinated fencing design for the project site shall be submitted with the proposed location, type of fencing and construction details. Said fencing must be of uniform height and appearance, may not exceed six feet in height but may be located at the street line or within a required buffer, provided that the fencing is a decorative fence with facing on the roadway side where exposed to view from the roadway or from the exterior of the lot. Coordinated fencing shall be subject to property owner maintenance requirements of the fencing as well as the area between the street line and fencing. Gates shall be provided for individual lots in major subdivisions for access to the roadway side of the fence for maintenance purposes. Requirements for coordinated fencing shall be included as conditions of final, or amended final, major residential subdivision and site plan approvals.
