A. Street Extensions. The arrangement of streets within a development shall provide for the extension and/or realignment of existing streets except that local and local collector streets should only be extended, when such extension is necessary and the Planning Board concurs that such extension will promote safety and conform to the street standards contained elsewhere in this Chapter.
B. Street Widening. Where developments abut existing roadways, sufficient rightof-way shall be reserved to provide the right-of-way width proposed for the functional classification of the street in question.
C. Design of Local Streets. Local streets shall be designed in accordance with the schedule of street design standards and the following requirements:
1. Local streets shall be arranged so that there exists a minimum possibility of their use by traffic which does not have its origin or destination at the lots to which the local streets provide access.
2. Cul-de-sac (dead end streets) should have a centerline length, from the intersecting street centerline to the center point of the turnaround of the cul-de-sac of not less than one hundred (100) feet nor longer than one thousand (1,000) feet, and should not provide access to more than twenty
(20) lots. They shall provide an end turn-around with a property line radius of not less than fifty (50) feet, which shall have its center point at or to the left of the centerline of the street, when viewed toward the closed end. In the event it is contemplated that a dead end street shall be extended in the future, a temporary turnaround, meeting the aforementioned design criteria, shall be required.
3. Loop streets should provide access to not more than forty-five (45) lots, except that where access is provided by a combination of a short loop street and cul-de-sac, the maximum shall be sixty (60) lots. provided that the length of the loop street alone will not exceed three thousand (3,000) feet. Loop streets shall have both of their termini located on the same street.
4. P-loops, which are loop streets with a single access point, should have an entrance not exceeding seven hundred (700) feet in distance from the loop intersection. There should also be provided an emergency vehicular and pedestrian right-of-way of fifteen (15) feet minimum width from the loop and providing access to a street which is. not a part of the P-loop. The loop of a P-loop should have a street length not exceeding three thousand (3,000) feet. P-loops should provide access to no more than sixty (60) lots and the entrance street should be designed in accordance with the design standards for collector streets.
5. Artificial modifications in street rights-of-way for the purpose of increasing lot frontage shall be prohibited. Such prohibited modification shall include, but not be limited to. widening the right-of-way of a continuous street through the use of semicircular projections.
6. Reduced Paving Width: When a cul-de-sac or loop streets provide access to twenty (20) or fewer lots, the Planning Board may consider the use of reduced paving width where, by reason of topography, physical features or other conditions the reduced paving width would substantially reduce disruption of the development's environment. In no case shall the paving width of a two-way cul-de-sac or loop street be reduced to less than twenty-six (26) feet. The Planning Board may consider the use of one-way loop streets with a minimum paving width of twenty-two (22) feet. Such one-way streets with reduced paving width are subject to the review and approval of the Traffic Bureau of the New Jersey Department of Transportation. Such review and approval must be obtained by the developer before approval of a final plat will be granted.
D. Classification of Streets.
In any development it shall be the duty of the Planning Board to approve classification of proposed streets according to their use. In making its decision, the Planning Board shall refer to the Master Plan and shall consider conditions within the development and the surrounding areas and shall use as a guide the following street classifications and criteria:
1. Local Street: A local street is a street serving only single-family residences and where feasible should be either a cul-de-sac or a loop street meeting the requirements hereinabove set forth. A street which serves traffic having origins and destinations other than within the lots which abut the street shall not be considered a local street. The traffic normally expected on a local street shall be four hundred (400) vehicles per day.
2. Collector Streets: A collector street is generally a street gathering traffic from local streets and feeding it into a system of arterial highways. Even if laid out as a local street, a street should be considered a collector street if it provides access or could provide access to more than one hundred fifty (150) lots, or would be utilized by traffic other than residential in nature. Collector streets should generally be expected to carry traffic volumes of approximately three thousand (3,000) vehicles per day. The design speed of collector streets, for alignment and sight distance purposes, should be fifty (50) miles per hour.
3. Arterial Highways: Arterials are any Federal, State or County highway or municipal street or read intended to carry traffic between other arterials and from the Borough to destinations outside the Borough. Arterial highways should have a design speed of sixty (60) miles per hour and should be designed to carry traffic exceeding ten thousand (10,000) vehicles per day.
4. Classification Criteria: Street classifications will be approved by the Planning Board in accordance with the foregoing definitions, in accordance with the provisions of the Master Plan and Official Map if such be adopted, in accordance with the provisions of applicable County and State regulations or plans or, in the absence of specific information from the above, in accordance with its own best judgment concerning the use to which the various streets in any development will be put.
E. Lots Abutting Collector Streets and Arterial Highways.
In any subdivision abutting or being traversed by a collector street or arterial highway, one (1) of the following conditions shall be required by the Board:
1. A marginal street meeting the classifications herein for a local street shall be provided along each collector, or arterial highway, and shall be separated from the collector or arterial highway by a landscaped strip at least twenty-five (25) feet in width.
2. The frontage of all lots abutting the collector or arterial highway shall be reversed so that the lots will front on an internal local street; a natural wooded or landscaped buffer strip at least fifty (50) feet in width will be provided on the abutting lots along the right-of way of the collector or arterial highway. The area of such buffer strip shall not be considered part of the required minimum lot size.
3. All lots abutting collector streets may, in lieu of the above, be provided with suitable driveway-turnarounds eliminating any necessity for vehicles to back into the collector street.
4. Other means of providing a satisfactory buffer separating through and local traffic shall be provided as may be deemed proper by the Planning Board.
5. Dwellings on corner lots shall have their driveway access on the roadway designed and intended to carry the lesser amount of traffic.
F. Street Design Standards. Street design standards shall be appropriate to the expected use of the street, soil, topographical and other physical conditions and to the maintenance of the purposes of this Chapter, but shall not be less than those set forth in the Schedule of Street Design Standards
(Figure No. 9).
FIGURE 9
SCHEDULE OF STREET DESIGN STANDARDS
CLASSIFICATION
NOTES
(1) Shoulders or parking areas in required as indicates.
(2) When dissimilar streets intersect the large radius will be used.
(3) For sight distance and vertical curve calculation only.
(4) Or as required to run out super elevation (1% per sec. of travel at design speed).
(5) Not required if algebraic difference of intersecting grades does not exceed 1.
(6) Except in super elevation areas.
(7) 6" crown.
(8) 8" crown.
G. Street Intersections. Street intersections shall be designed according to the following standards:
1. No more than two (2) streets shall cress the same point. Street intersections shall be at right angles wherever possible, and intersections of less than seventy (70) degrees
(measured at the centerline of streets) shall not be permitted.
2. Streets should not enter the same side of local collector streets at intervals of less than five hundred (500) feet, or arterials at intervals of less than one thousand two hundred (1,200) feet. Streets which enter collectors or arterials from opposite sides shall be directly opposite to each other or must be separated by at least three hundred (300) feet between their centerlines measured along the centerline of an intersected collector; or five hundred (500) feet along the centerline of an arterial.
3. Approaches of any collector or arterial street to any intersection of another collector or arterial street shall be tangent or have a centerline radius greater than five thousand (5,000) feet for at least five hundred (500) feet from the intersection.
4. Where a collector or arterial street intersects with a collector or arterial street, the right-ofway of each collector shall be widened by ten (10) feet (five (5) feet for each side) for a distance of three hundred (300) feet in all directions from the intersection of the centerlines and the right-of-way of each arterial shall be widened by twenty (20) feet (ten (10) feet each side) for five hundred (500) feet in all directions from the intersection of the centerlines.
5. Approaches of any local street to any other street shall: a) Be tangent (straight) for a distance of at least fifty (50) feet from the intersection, or b) Have a centerline radius greater than one thousand (1,000) feet for at least one hundred fifty (150) feet from the intersection, and c) Have a clear site of a point three (3) feet high in the intersection for a distance of not less than four hundred (400) feet.
H. Street Layout.
1. Curved local streets are preferred to discourage speed and monotony. The maximum straight line distance should not exceed one thousand (1,000) feet.
2. The Planning Board in all cases may require provisions for continuing circulation patterns onto adjacent properties and, for this purpose, may require the provision of stub streets abutting adjacent properties.
3. Residential development areas containing more than one hundred fifty (150) lots should have two (2) access points from collector streets or arterial highways.
I. Street Names. Street names and development names shall not duplicate nearly duplicate or be phonetically similar to the names of any existing streets or development in the Borough or contiguous areas of other communities. Any continuation of an existing street shall have the same street name.
J. Limit of Improvements. The developer shall complete all improvements to the limits of the development, unless other provisions have been made and approved by the Planning Board. In those instances where completion of certain improvements would not be possible until the development of adjacent land takes place, alternate temporary improvements may be constructed subject to the approval of the Planning Board, and cash or a certified check representing the difference between the value of the temporary improvements and the required improvements may be accepted by the Borough Council to be credited toward the completion of such improvements at such time as the adjacent land develops.
K. Streets Serving Other Than Single- family Detached homes.
The right-of-way width and other standards for internal roads and alleys in non-residential developments shall be determined by the Board on an individual basis and shall in all cases be of sufficient width and design to safely accommodate maximum traffic, parking and loading needs, and maximum access for firefighting equipment and shall generally conform to the requirements herein.
L. Reserve Strips. There shall be no reserve strips or areas controlling access to streets except where control and disposal of the land comprising such strips or areas have been placed in the hands of the governing body under conditions approved by the Planning Board.
Street lights shall be of a type approved by resolution of the Borough Council and by the electric utility company serving the proposed development, and located so as to provide a minimum lighting level of five-tenths (0.5) horizontal foot candle on all local and collector streets and one (1) horizontal foot candle on all arterial streets. The developer shall pay the full cost for initial installation of any street lights. After final acceptance, operation and maintenance costs shall be the responsibility of the Borough.
Street signs shall be of a type and size approved by resolution of the Borough Council and shall be properly installed at each street intersection. Street signs shall be placed, two (2) per intersection, on the near right hand corner as viewed from both directions on the street which is expected to carry the greatest traffic through the intersection. Mountings shall be in accordance with the standard procedures of the Borough or with requirements adopted by the. Borough Council. Street signs shall be placed before any certificate of occupancy for houses on the subject street are issued.
The developer shall, prior to final acceptance, install all traffic control devices required within any development or, with the consent of the Borough Council, may pay to the Borough Treasurer a nonrefundable sum, in cash or certified check, in the amount set by the Borough Engineer equal to the cost of all necessary traffic control devices not installed by the developer. Traffic control devices shall include, but are not limited to, signs, traffic lines, lights, reflectors and channelizing markers. The number, type, legend, placement and size of all traffic control devices shall be in accordance with the Manual on Uniform Traffic Control Devices by the United States Department of Transportation and the requirements of municipal, County and State regulations and shall be according to an approved plan submitted at the time of final plat approval. Construction details of all proposed traffic control devices shall be in accordance with standards prepared by the Borough Engineer and approved by the Borough Council.
All utility lines and necessary appurtenances including, but not limited to, electric transmission and electric, gas and water distribution, communications, street lighting and cable television, shall be installed underground within easements or dedicated public rights-of-way. The developer shall arrange with the serving utility for the underground installation of the utilities supply lines and service connections in accordance with the provisions of the applicable standard terms and conditions of its tariff as the same are then on file with the State of New Jersey Board of Public Utility Commissioners and shall submit to the Planning Board prior to the granting of approval a written instrument from each serving utility which shall evidence full compliance with the provisions of this section; provided, however, that lots which abut existing easements or public rights-of-way where overhead utility lines have theretofore been installed may be supplied with service from such overhead lines if no new utility poles are required. In any event, new building service connections for all multi-family developments, and for any industrial, commercial or office development containing a floor area of ten thousand (10,000) square feet or more, shall be installed underground. All other new building service connections shall also be installed underground unless specific waiver is granted by the Planning Board. Wherever the utility is not installed in the public rightof-way, an appropriate utility easement not less than twenty-five (25) feet in width shall be provided.
The design and construction approval of all public and individual water supply systems (or extensions of existing systems shall be under the jurisdiction of the owner of the utility or the Borough Board of Health (and the State of New Jersey), respectively. Prior to the approval of any final plat, the full approval of any public water system must have been obtained from the appropriate agency and filed with the Planning Board, or the final approval will be conditioned upon full approval from the appropriate agency.
1. For each subdivision application for 50 or more single family units, the applicant shall provide a storage area of at least 12 square feet within each dwelling unit to accommodate
a four week accumulation of mandated recyclables (including but not limited to: newspaper, glass bottles, aluminum cans, tin and bin-metal cans) . The storage area may be located in the laundry room, garage, basement or kitchen.
2. For each subdivision application for 25 or more multifamily units, the applicant shall provide a storage area of at least 3 square feet within each dwelling unit to accommodate a one week accumulation of mandated recyclables (including but not limited to: newspaper, glass bottles, aluminum cans, tin and bi-metal cans). The storage area may be located in the laundry room, garage, or kitchen. Unless recyclables are collected on a weekly basis from each dwelling unit, one or more common storage areas must be provided at convenient locations within the development.
3. For each site plan application for commercial and industrial developments that utilize
1000 square feet or more of land, the applicant shall provide the Municipal Agency with estimates of the quantity of mandated recyclable materials (including but not limited to: newspaper, glass bottles, aluminum cans, tin and bi-metal cans, high grade paper, and corrugated cardboard) that will be generated by the development during each week. A separated storage area must be provided to accommodate a one to four weeks accumulation of recyclable material. The Municipal Agency may require the location of one or more common storage areas at convenient locations within the development.
A. Mandatory Provision of Affordable Housing. All development, other than the categories of exempted development specified pursuant to Subsection 3-4.S. "Affordable Housing Development Fees", shall provide for affordable housing through actual construction, through an affordable housing development fee or a combination of both.
The following provisions shall apply to all development approvals to enable the Borough to address the Borough's third round growth share obligation for affordable housing.
1. Any residential development in any zoning district in the Borough of Little Silver proposing nine (9) or more dwelling units shall set-aside eleven and one-tenth percent (11.1 %) of said units (rounded to the next higher number if 0.5 or greater) for affordable housing as said term is defined under the New Jersey State Fair Housing Act (FHA) and the New Jersey Council on Affordable Housing (COAH) rules and regulation. In the event the number of units constructed is not a multiple of nine (9) and the number of units does not round up, the developer shall pay the affordable housing development fee for those units. For example, if a developer constructs twelve (12) units, it must reserve one (1) unit for a low-income household and pay the affordable housing development fee for three (3) units. The residential development shall comply with the following:
a) The developer shall construct the affordable units on-site with the market rate units of the residential development. The Borough, in its sole discretion, may approve the construction of affordable units off-site provided that the developer demonstrates, and the Borough determines, that the off-site location is within the Borough and has been planned and zoned for residential development. The developer shall further demonstrate to the satisfaction of the Borough that the off. site location is approvable, suitable, and developable for affordable housing. b) Affordable dwelling units shall be built in accordance with the following schedule:
The affordable housing units shall be disbursed throughout the inclusionary development to the greatest extent possible and shall be designed to be architecturally indistinguishable from the market rate units to the greatest extent possible. To that end, the scale, massing, roof pitch and architectural detailing (such as selection of exterior materials, windows, doors, etc.) of the buildings containing the affordable housing units shall be similar to and compatible with that of the market rate units.
2. Residential development proposing the new construction of eight (8) or fewer residential dwelling units shall satisfy the affordable housing requirement by the payment of the affordable housing development fee set forth in Subsection3-4.S.
3. Nonresidential development that creates twenty-five (25) jobs or more shall provide one(1) non-age restricted affordable residential unit for every twenty-five (25) jobs projected to be created by the development. The calculation of the number of jobs and employment opportunities shall be in accordance with Appendix E to N.J.A.C. 5:94-1, et seq. entitled "UCC Use Groups for Projecting and Implementing Nonresidential Components of Growth Share." If the calculation for the number of jobs results in a fraction of an affordable unit, then the number of units required will be rounded up to the next higher number if the fraction is 0.5 greater. If the fraction is less than 0.5, then the fractional portion of the development shall be subject to a development fee that will be calculated based upon the proportion f building floor area generating the fractional unit. The developer shall satisfy its affordable housing production obligation through a mechanism approved by the borough and authorized by COAH regulations. The permissible mechanisms include:
a) On-site housing production in connection with a residential component of the project provided that the residential component is permitted by the zone. In the alternative, the Borough may approve the construction of affordable units off-site provided that the developer demonstrates, and the Borough determines, that the off-site location is located within the Borough and is appropriately zoned for residential development. The developer shall further demonstrate to the satisfaction of the Borough that the off-site location is approvable, suitable, and developable for affordable housing.
b) Participation in a Borough by-down/write -down program for sales units.
c) Participation in a Borough buy-down/rent-down program.
d) Participation in the creation of a Borough program for affordable accessory apartments.
e) Participation in a program to produce affordable housing that is approved by the Borough of Little Silver and that will provide credit for the Borough's third round housing fair share pursuant to COAH's rules and regulations.
4. For nonresidential development generating less than twenty-five (25) jobs, the development shall satisfy its affordable housing obligation by the payment of the Affordable Housing Development Fee set forth in Subsection 3-4.S.
B. The Applicant for approval of a residential or non residential development shall present the planned method of affordable housing compliance to the Borough at the time of application filing. The plan submitted by the Applicant for affordable housing compliance shall be based upon the bull build out of the property for residential and/or nonresidential development.
C. Full and complete satisfaction and compliance with the affordable housing requirements of the Borough shall be a specific, automatic, essential, and non-severable condition of all approvals And any extension of approval. Pursuant to this condition, the Applicant must demonstrate that it has satisfied the affordable housing requirement shall be a continuing condition of all approvals for development.
D. The affordable units) to be produced shall be available to a low income individual or household should only one (1) affordable unit be required. Thereafter, the units shall be split evenly between low and moderate-income individuals and households except in the event of an odd number in which event the unit shall be a low-income unit. Pursuant to N.J.A.C. 5:94 et seq. and N.J.A.C. 5:80-26 et seq., all affordable units shall comply with COAH's rules and policies including, but not limited to, phasing, bedroom distribution, controls on affordability, range of affordability, affirmative marketing, income qualification, etc. It shall be the developer's responsibility, at its cost and expense, to arrange for the administering authority approved by COAH and designated by the Borough to ensure full COAH compliance and file such certifications, reports and/or monitoring forms as may be required to verify COAH compliance for each affordable unit.
E. As to residential developers, nothing herein shall affect the Borough's ability to generate more affordable housing than the one (1) affordable residential unit for eight (8) market rate residential units standard set forth above in the event that the developer secures a density bonus or other compensatory benefit through a zoning change or through a use variance.
F. As to nonresidential developers, nothing herein shall affect the Borough's ability to generate more affordable housing that the one (1) affordable residential unit for every twenty-five (25) jobs standard set forth above in the event that the developer secures an increased floor area ratio or other compensatory benefit through a zoning change or through a use variance.
