The subdivider shall observe the following requirements and principles of land subdivision in the design of each subdivision or portion thereof .

The subdivision plat shall conform to design standards that will encourage good development patterns within the township Where either or both an official map or master plan has or have been adopted, the subdivider shall conform to the proposals and conditions shown thereon The streets, drainage rights-of-way, 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 rights-of-way shall be shown on the final plat in accordance with Section 20 of Chapter 433 of the Laws of 1953 and shall be such as to lend themselves to the harmonious development of the township and enhance the public welfare in accordance with the following design standards

a The arrangement of streets not shown on the master plan or official map shall be such as to provide for appropriate extensions of existing streets

b Minor and marginal streets shall be designed to discourage through traffic

c The right-of-way width shall be measured from lot line to lot line, and shall be the following widths

d Pavement specifications Streets shall be constructed in accordance with the requirements as set forth in Appendix "A" entitled, "Minimum Street Design Standards" on file in the office of the township clerk bearing revision date of July, 1977

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 the chapter shall dedicate additional width along either one or both sides of said road If the subdivision is along one side only, one half of the required extra width shall be dedicated

g Grades of arterial and collector streets shall not exceed twelve percent Grades on the other streets shall not exceed fourteen percent No street snail have a minimum grade of less than one-half of one percent

h Street intersections shall be as nearly at right angles as is possible and in no case shall be less than 60 degrees The block corners at intersections shall be rounded with a curve having a radius of not less than 20 feet

i Street jogs with center line off-sets of less than 75 feet shall be prohibited

j A tangent at least 50 feet long shall be introduced between reverse curves on arterial and collector streets

k. When connecting street lines deflect from each other at any point they shall be connected by a horizontal curve with a centerline radius of not less than 150 feet for marginal access and minor streets, 500 feet for collector streets and 1,000 feet for arterial streets

l Any horizontal curves or change in direction other than any intersection shall have a minimum radius of 150 feet

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

n All cul-de-sacs shall have a turn around circle having a radius of not less than 50 feet

If a dead-end street is of a temporary nature, a similar turn around shall be provided and provisions made for future extension of the street and reversion of the excess right-of-way to the adjoining properties

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

a Length of blocks or the distance between street intersections shall not be less than 600 feet nor more than 1000 feet in length and the width of the blocks shall be equal to the depth of the lots contained therein provided the lots meet the minimum requirements of this chapter, except when the planning board may deem special plan provisions warrant a variation from requirements

b For commercial, group housing or industrial use, block size shall be sufficient to meet all area and yard requirements for such use

a. Maximum tract density and allowable minimum lot size In order to promote the environmental soundness in layout and design of subdivisions, the density adjustment factors shall be applied, in order to determine the maximum overall tract density and actual minimum lot size, and shall apply to the subdivision of all lands in accordance with the following criteria

1. The lot size set forth in each zone district is the minimum lot size permitted, and such lot size shall be increased, and the maximum tract density shall be determined, by applying the following density adjustment factors to the tract of land sought to be subdivided and to each individual lot sought to be created

DENSITY ADJUSTMENT FACTORS

**Webmasters Note: The previous chart has been amended as per Ordinance No. 2003-07.

2 In calculating the maximum tract density, using the appropriate density factor, as determined from the constraints which appear on the plats submitted in accordance with the requirements of section 12-5 or 12-6, depending on whether the application is a minor or major subdivision. the subdivider, in designing the proposed land subdivision shall determine the maximum allowable density on said tract Because the most limiting constraint will result in a maximum lot size of five acres, these calculations are not required in any zone where the minimum lot size is five acres or more, or where the lots proposed to be created are five acres or more. After calculating the number of acres subject to each constraint which imposes maximum tract density and minimum lot size, as listed above, the number of acres is multiplied by that density factor to determine the maximum number of permissible lots subject to such constraint. After calculating the total number of lots for each category, the total of these categories will yield the maximum number of permissible lots on a particular tract, and, therefore, the maximum density. (An example of this calculation can be seen in the Master Plan on pages 70-72.)

3 After determining maximum densities, in accordance with subparagraph 2, each lot sought to be created shall be required to have a minimum area as is determined by the constraints applicable to each lot sought to be created. In determining minimum allowable lot size, each of the constraints to which lots shall be subject shall be determined in the same manner, utilizing the same plat information, as set forth above. The lot size of any individual lot shall be increased over and above the minimum lot size set forth for the zone district in which the lot is located, pursuant to its use, by applying the density factor in accordance with the area (in acres) of the lot subject to the constraints set forth

Example Assuming a three acre tract which is subject to the following constraints, one acre has slopes of 25 percent or more and two acres have shallow depth to bedrock. Applying the above formula, the calculations would be as follows

The total of the above calculations is, therefore, 86. Since the resultant figure, as set forth in the formula, must be equal to or greater than I 0, the example 3 acre lot is of insufficient size with the constraints to which it is subject This lot would have to be enlarged so that the resultant calculations, with the appropriate constraints applied thereto, would result in 10 or greater

4. In calculating minimum lot size and maximum tract density for lots wherein the zone requirement is 40,000 square feet, the calculations, as set forth above, are to be followed except that when the total of the calculations is 0. 918 or larger (rather than 1. 0) , the lot is of sufficient size. Should the resultant figure, after performing the calculations illustrated above, be less than 0 918, the lot is of insufficient size with the constraints to which it is subject This lot would have to be enlarged so that the resultant calculations, with the appropriate constraints applied thereto, would result in 0 918 or greater

5 In calculating minimum lot size and maximum tract density for lots wherein the zone requirement is 20,000 square feet, the calculations, as set forth above, are to be followed except that when the total of the calculations is 0. 459 or larger (rather than 1 0) , the lot is of sufficient size. Should the resultant figure, after performing the calculations illustrated above, be less than 0 459, the lot is of insufficient size with the constraints to which it is subject. This lot would have to be enlarged so that the resultant calculations, with the appropriate constraints applied thereto, would result in 0. 459 or greater.

6. In calculating minimum lot size and maximum tract density for residential lots in a cluster development, pursuant to section 13-5.3 of the zoning ordinance, where the minimum lot size is 22,500 square feet (13-5 3a 1) , the calculations, as set forth above. are to be followed except that the only constraints to be applied to such lots are those constraints related to slopes When the total of the calculations is 0 517 or larger (rather than 1 0) , the lot is of sufficient size Should the resultant figure, after performing the calculations as herein limited, be less than 0 517, the lot is of insufficient size with the constraints to which it is subject This lot would have to be enlarged so that the resultant calculations, with the appropriate constraints applied thereto, would result in 0 517 or greater.

7 In calculating minimum lot size and maximum tract density for residential lots in the R-2 district, instead of density adjustment factors set forth in subparagraph I above, if the subject tract, and each individual lot proposed, are subject to a slope of 25 percent or greater over less than 20 percent of the lot, said lot size may be reduced to 7,500 square feet

8 Except for proposed subdivision plats that may be filed with the planning board for informal discussion, plats submitted for action by the planning board, whether as major or minor subdivisions, shall comply with the minimum allowable lot size and maximum densities calculated in accordance with the requirements of this subsection. In the event that plats are filed for action that do not comply with the provisions of this subsection, and no request accompanies such filing, seeking, for good cause shown, that the planning board vary the application of this subsection, the application shall be deemed to be incomplete

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

c Each lot must front upon an approved street at least 50 feet in width except lots fronting on streets described in subsection 12-8 2(c) and subsection 12-8.3 of this chapter

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 or similar circumstances. the planning board may, after adequate investigation withhold approval of such lots

a In large scale development, 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 township departments concerned

b Where a subdivision is traversed by a watercourse, drainage way channel or street, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of such water course, 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