The subdivision plat shall conform to design standards that will encourage good development patterns within the municipality. Where either or both an Official Map and Master Plan has or have been adopted, the subdivision 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 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:
A. 
The arrangement of streets not shown on the Master Plan 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 street right-of-way and pavement width shall be measured from the lot line and such right-of-way shall not be less than 50 feet, of which 30 feet shall be paved.
E. 
No subdivision showing reverse strips controlling access to streets shall be approved.
F. 
Subdivisions that adjoin or include existing streets that do not conform to widths as shown on the Master Plan or the street width requirements of this article shall dedicate additional width along either one or both sides of said road. If the subdivision is along one side only, 1/2 the required extra width shall be dedicated.
G. 
Street grades. Grades of through and main traffic streets shall not exceed 12%, except under special conditions which may be approved by the Planning Board. No street shall have a minimum grade of less than 1/2 of 1%.
H. 
Street intersections shall be laid out as nearly at right angles as possible and in no case shall be less than 60°. The block corners at intersections shall be rounded at the curbline with a curve having a radius of not less than 20 feet.
I. 
A tangent at least 100 feet long shall be introduced between reverse curves.
J. 
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 more than 100 feet for all streets.
K. 
All changes in grade shall be connected by vertical curves of sufficient radii to provide a smooth transition.
L. 
Connecting streets shall be planned wherever possible. Dead-end streets, where planned, shall not be longer than 500 feet and shall provide a turnaround at the end with a radius of not less than 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 provision made for future extension of the street and reversion of the excess right-of-way to the adjoining properties.
M. 
No street shall have a name which will duplicate or so 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.
N. 
Before any street dedicated to public use in an existing subdivision may be constructed or reconstructed hereafter, the owner or owners of abutting properties, the subdivider or other parties in interest shall make application in writing for a permit as required by this chapter.
O. 
Blocks.
(1) 
Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area by Chapter 167, Zoning, and to provide for convenient access, circulation control and safety of street traffic.
(2) 
In blocks over 300 feet long, pedestrian crosswalks may be required in locations deemed necessary by the Planning Board. Such walkways shall be 10 feet wide and be straight from street to street.
(3) 
Block size shall be sufficient to meet all area and yard requirements for intended uses.
P. 
Lots.
(1) 
Lot dimensions and area shall not be less than requirements of Chapter 167, Zoning.
(2) 
Insofar as is practical, side lot fines shall be at right angles to straight streets and radial to curved streets.
(3) 
Where there is a question as to the suitability of a lot or lots for their intended use due to factors such as flood conditions or similar circumstances, the Planning Board may, after adequate investigation, withhold approval of such lots.
Q. 
Utility easements; drainage rights-of-way; preservation of natural features.
(1) 
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 municipal departments concerned.
(2) 
Where a subdivision is traversed by a watercourse, drainageway channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width or construction, or both, as will be adequate for the purpose.
(3) 
Natural features and views shall be preserved whenever possible in designing any subdivision containing such features.
A. 
General. In reviewing any site plan, the Planning Board shall be cognizant of, but shall not necessarily limit its attention to:
(1) 
Building and structure design. Critical consideration shall be given to building materials, use of color and texture, massing, fenestration and building or structure height and shape as they relate to site conditions and harmonize with similar elements in neighboring buildings or structures.
(2) 
Circulation. The layout of the site with respect to the arrangement, width and alignment of driveways and walkways as they provide for vehicle and pedestrian traffic both within and external to the site.
(3) 
Parking and loading. The amount, location and arrangement of spaces proposed for automobile parking and for the loading and unloading of goods and materials with relation to both the use intended to be served as well as efficient and safe interconnection with the public circulation system.
(4) 
Landscaping. The arrangement of landscape elements and the appropriateness, variety and compatibility of selected plant materials as they contribute to an adequate and pleasing landscape design and/or screening system as well as the compatibility of the landscape plan with adjacent properties and the neighborhood.
(5) 
Orientation and siting. In the case of freestanding buildings or structures and depending on individual site characteristics, consideration shall be given to positioning that provides a desirable visual composition, avoids blocking natural vistas and provides desirable space enclosures.
(6) 
Site utilities. The location and adequacy of waterlines and sanitary sewerage facilities and the nature, adequacy and safety of the surface drainage system as they relate to both the intended site development and the surrounding area; the positioning, adequacy and design of overhead and underground electric, telephone and gas lines and other structures.
(7) 
Accessory features. The aesthetic quality and harmony of architectural design of proposed signs, exterior architectural features, displays, service areas, walls, fences, lighting decorations, street and public area furnishings and such other features as affect the aesthetic quality of the buildings, property and neighborhood.
(8) 
Environmental protection. Critical attention shall be given to preserving the landscape in its natural state insofar as possible and to improving the existing site conditions according to high standards of conservation and environmental protection in keeping with the surrounding natural setting. The development plan should demonstrate the avoidance of unnecessary alteration of existing topography or the removal of vegetation and should propose development that will otherwise respect the established natural conditions of the site and its surroundings. Where recommended by the Soil Conservation District, a stilling basin may be required, of a size determined by the Borough Engineer, for the purpose of retaining the natural state of contiguous or on-site streams.
(9) 
Performance standards. In reviewing the site plan for any use subject to performance standards contained in Chapter 167, Zoning, the Planning Board shall condition its approval on both initial and continued compliance with such standards.
B. 
Site improvement design standards. All site improvements shall conform to the applicable design standards in Chapter 167.
(1) 
Driveways. Any site plan proposing private driveway openings shall comply with the following:
(a) 
Spacing. The number of driveways provided from a site directly to any public street or road shall comply with the following:
Length of Site Frontage
(feet)
Number of Driveways
150 or less
1
150 to 300
2
Over 300
To be specified by Planning Board on advice of Borough Engineer
(b) 
Location. All entrance and exit driveways to or from a public street or road shall be so located as to afford maximum safety to traffic on the road. Where a site occupies a corner of two intersecting streets or roads, no driveway entrance or exit shall be located within 50 feet of the right-of-way intersection lines nor 30 feet of the tangent of the existing or proposed curb radius of the intersection. No entrance or exit driveway shall be located on the following portions of any collector or arterial road: on a traffic circle; on a ramp of an interchange; within 30 feet of the beginning of any ramp or other portion of an interchange; nor on any portion of such road where the grade has been changed to accommodate an interchange. In cases where two or more driveways connect a single site to any one public street or road, a minimum clear distance of 100 feet, measured along the right-of-way line, shall separate the closer edge of any two such driveways.
(c) 
Sight distance. Any exit driveway lane shall be so designed in profile and grading and shall be so located as to permit the following maximum sight distance measured in each direction along any abutting Borough, county or state road (the measurement shall be from the driver's seat of a vehicle standing on that portion of the exit driveway that is immediately outside the edge of the road right-of-way or shoulder):
Allowable Speed on Road
(miles per hour)
Required Sight Distance
(feet)
25
150
30
200
35
250
40
300
45
350
50
400
(d) 
Widths. The dimensions of driveways shall be designed to adequately accommodate the volume and character of vehicles anticipated to be attracted daily to the land development for which a site plan is prepared. The required maximum and minimum dimensions for driveways are indicated in the accompanying table. Driveways serving large volumes of daily traffic or traffic with a substantial number of trucks shall be required to utilize high-to-maximum dimensions.
One-Way Operation Driveway Width
(feet)
Two-Way Operation Driveway Width
(feet)
Residential development
15
24
Commercial and industrial
20
30
Service stations
20
30
(e) 
Intersections. Driveways used for two-way operation shall intersect any collector or arterial road at an angle smaller than 60° but only with a collector or arterial road when acceleration and deceleration lanes are provided.
(f) 
Grades. Any vertical curve on a driveway shall be flat enough to prevent the dragging of any vehicle undercarriage. All driveways' profiles and grades shall be submitted to and approved by the Municipal Engineer. Should a sidewalk be so located with respect to the curb at a driveway opening that vehicle undercarriage is likely to drag, the sidewalk involved should be adequately depressed or elevated to avoid such a result.
(g) 
Acceleration lanes. Where a driveway serves right turning traffic from a parking area providing 200 or more parking spaces and the abutting road is classified as an arterial or collector road, an acceleration lane shall be provided in accordance with A Policy of Geometric Design of Rural Highways, American Association of State Highway Officials.
(2) 
Refuse disposal. Refuse depositories shall not be exposed to public view and shall be nonpolluting, leakproof, covered from weather and secure from vandalism. Compactor units shall afford completely sealed operation and efficient access by collection vehicles.