Long Hill Township City Zoning Code

All developments shall be served by paved public streets and all new streets shall be graded and provided with an all weather base and pavement with an adequate crown and shall meet Township specifications and standards.

The arrangements of new streets constructed or to be constructed in subdivisions shall be such as to provide for the logical extension of any existing or mapped streets.

No development showing reserve strips controlling access to another area, either developed or undeveloped, shall be approved except where the control and disposal of land comprising such strips has been given to the Township after recommendation by the approving authority.

Developments that adjoin or include existing streets that do not conform to the street width requirements of this section shall include the dedication of the additional width along one or both sides of said street. If the subdivision is along one side of the street only, 1/2 of the required extra width shall be dedicated.

The right-of-way and pavement widths shall not be less than the following, except that the approving authority may reduce any right-of-way and/or pavement width upon a finding that the narrower width shall be more in keeping with the rural character of the road or the surrounding development area or with development demand.

The right-of-way width for internal roads and alleys in multifamily, commercial and industrial developments shall be determined on an individual basis and shall in all cases be of sufficient width and design to safely accommodate the maximum traffic, parking and loading needs and provide maximum access for firefighting equipment.

Street intersections shall be as nearly at right angles as is possible and in no case shall be less than 60°. No more than two streets shall meet or intersect at any one point and the center lines of both intersecting streets shall pass through a common point. The block corners at intersections shall be rounded at the curbline with a curve having a radius of not less than 20 feet. All intersections shall observe the sight triangle requirements of Subsection 157.5.

When connecting street lines deflect from each other at any one point by more than 10° and not more than 45°, they shall be connected by a curve with a radius of not less than 100 feet, in accordance with recommendations of the Township Engineer.

Where streets have a reverse curve, a tangent of at least 100 feet in length shall be required.

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

No street grade shall be less than 1%. No street grade shall be greater than 10% except where the topography of the land to be developed is such as to make it impossible; otherwise, to develop such land the approving authority may, in its discretion, approve grades in excess of 10%, but in no case shall any grade exceed a grade of 15%.

In those areas where the right-of-way is on fill, the grading shall be extended two feet beyond the right-of-way on either side as necessary and a slope with a ratio of 2:1 shall be established, except where it is in rock, in which case the slope can be graded according to standard practice. These determinations shall be made in accordance with the recommendations of the Township Engineer.

All changes in grade where the algebraic difference in grade is 1% or greater shall be connected by vertical curves of sufficient length to provide a smooth transition and proper sight distance, but not so great as to create drainage problems.

Cul-de-sac streets may be used to discourage through traffic. Where cul-de-sac streets are used, they shall be located so that they drain towards their entrances and shall be no longer than 1,000 feet in length. They shall provide a turn-around at the end and the minimum right-of-way at the turn-around shall have a radius of at least 55 feet, a pavement radius of 45 feet, and tangent whenever practicable to the right side of the street.

All driveways or other off-street parking areas shall have driveway aprons extending from the curbline to the street side of the sidewalk and shall meet the same construction specifications as the street. Continuous open driveways in excess of 25 feet resulting in the elimination of curbing along Township streets shall be prohibited.

The length, width or acreage of blocks shall be determined with due regard to the limitations and opportunities of topography and shall be sufficient to allow all of the area, yard and parking requirements for the uses permitted and regulated in this Ordinance to be met as well as providing for convenient access, circulation control and safety of street traffic.

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

Where the property to be developed is next to or includes a railroad right-of-way, suitable provisions shall be made for considerations such as road crossings, screening, buffers, freight access, warning signals and signs in recognition of the relationship between the railroad and the subdivision.