The subdivider shall observe the requirements and principles of land subdivision in the design of each subdivision or portion thereof, as hereinafter set forth in this section and as set forth in Article VI as pertaining to landscaping.
The subdivision plat shall conform to design standards that shall encourage good development patterns within the Borough. Where an Official Map or Master Plan, or both, has or have been adopted, the subdivision shall conform to the proposals and conditions shown thereon. The streets, drainageways, school sites, flood control basins, public parks and playgrounds and other public areas shown on an officially adopted Master Plan or Official Map shall be considered in approval of subdivision plats. Where no Master Plan exists, such facilities and areas shall be such as to lend themselves to the harmonious development of the Borough and to enhance the public welfare in accordance with the design standards set forth in §§ 218-16 through 218-20.
A. 
The arrangement of streets not shown on the Master Plan or Official Map shall be such as to provide for the appropriate extension of existing streets.
B. 
Minor streets shall be so designated as to discourage through traffic.
C. 
Subdivisions abutting arterial streets shall provide a marginal service road or reserve frontage with a buffer strip for planting, or some other means of separation of through and local traffic as the Planning Board may determine to be appropriate.
D. 
The right-of-way width shall be measured from lot line to lot line and shall not be less than 50 feet or as may be shown on the Master Plan or Official Map, whichever is greater.
E. 
No subdivision that shows reserve strips controlling access to streets shall be approved, except where the control and disposal of land comprising such strips have been placed in the Council under conditions approved by the Planning Board.
F. 
Subdivisions adjoining or including existing streets that do not conform to street widths shown on the Master Plan or Official Map, or to the street width requirements of this chapter may be required to dedicate additional width along one or both sides of streets of substandard width. If the subdivision is along one side only, dedication of 1/2 of the required extra may be required.
G. 
Grades of arterial and collector streets shall not exceed four percent. Grades on other streets shall not exceed 10%. No streets shall have a minimum grade of less than 1/2 of 1%.
H. 
Street intersections shall be as nearly at right angles as is possible, and in no case shall be less than 60º. The block corners at intersections shall be rounded at the curbline with a curve having a radius of not less than 20 feet.
I. 
Street jogs with center-line offsets of less than 125 feet shall be prohibited.
J. 
A tangent at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.
K. 
When connecting street lines deflect from each other at any one point by more than 10º and not more than 45º, they shall be connected by a curve with a radius of not less than 100 feet for minor streets and 300 feet for arterial and collector streets.
L. 
All changes in grade shall be connected by vertical curves of sufficient radius to provide a smooth transition and proper sight distance.
M. 
Dead-end streets or culs-de-sac shall not be longer than 600 feet and shall provide a turnaround at the end with a radius of not less than 50 feet and tangent whenever possible to the side of the street. If a dead-end street is of temporary nature, a similar turnaround shall be provided and provisions made for future extension of the street and reversion of the excess right-of-way to the adjoining properties.
N. 
Street names shall be approved by the Mayor and Council. The Mayor and Council may change street names at any time, subject to the provisions of law. Proposed names shall not duplicate or closely approximate any existing street names. The continuation of an existing street shall have the same name.
[Amended 5-17-2004 by Ord. No. 849-04]
O. 
No development of any parcel of land shall be permitted if the development includes creation of a new roadway which would render any other parcel of land not owned by the developer a corner lot. For purposes of this provision, a corner lot is defined as one having abutting frontages on two improved streets and, as a result, required by the Zoning Ordinance[1] to maintain two front yard setbacks.
[Added 5-7-2007 by Ord. No. 942-07]
[1]
Editor's Note: See Ch. 255, Zoning.
A. 
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 255, Zoning, of the Borough, and to provide for the convenient access, circulation control and safety of street traffic.
B. 
In blocks over 1,000 feet long, pedestrian walkways may be required in locations deemed necessary by the Planning Board. Each walkway shall be 10 feet wide and be straight from street to street.
C. 
For commercial, group housing or industrial use, block size shall be sufficient to meet all area and yard requirements for such use.
A. 
Lot dimensions and area shall not be less than the requirements of Chapter 255, Zoning.
B. 
Insofar as is practical, side lot lines shall be at right angles to straight streets and radial to curved streets.
C. 
Each lot shall front upon an approved street at least 50 feet in width, except lots fronting on streets described in § 218-16F.
D. 
Where extra width has been dedicated for widening of existing streets, or where either the Borough or the County of Bergen has required, as a condition of subdivision or other approval for a lot, that a portion thereof be burdened with an easement for future road widening purposes, 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 a 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 shall be located in consultation with the companies and Borough departments concerned.
B. 
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 shall 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.
A. 
All storm drains and culverts and all sewage disposal systems and installations, both individual and public, shall meet the standards prescribed by, and be approved by, the Borough, county and state health and engineering authorities having jurisdiction thereof.
B. 
All utilities and installations connected with systems maintained and controlled by privately owned public utilities shall meet the standards for underground installation prescribed by, and approved by, the public utilities.
Any development proposal for the construction of 50 or more units of single-family residential housing, the construction of 25 or more units of multifamily residential housing or the utilization of 1,000 square feet or more of land for any commercial or industrial use shall include as part of its application for a subdivision, site plan, conditional use or other developmental application, the following information and documentation:
A. 
Adequate facilities shall be provided for the depositing and collection of recyclable materials.
B. 
The location of all existing and proposed solid waste collection stations shall be delineated on the subdivision plat or site plan. A plan detail, at a scale of one inch equals 10 feet, shall be incorporated in the submission for each such station or for a typical station. The containers at each station shall be delineated on the detail plan and described in tabular form. A separate container or containers shall be provided for each recyclable materials specified in Chapter 209, Article II, Recycling, of the Code of the Borough of Old Tappan, in addition to the containers for nonrecyclable solid waste.
A. 
The open space shall include, whenever feasible, natural features such as streams, brooks, wooded areas, deep slopes and other natural features of scenic and conservation value. The applicant may be required by the Planning Board to plant trees or make similar landscaping improvements in order to preserve the natural open space.
B. 
To the extent possible, common open space shall be interior to the development, and public open space shall be located at the edges of the development.
C. 
To the extent possible, all parcels of open space within the same residential cluster development shall be interconnected.
D. 
Common space shall be located so that it is easily accessible to the maximum number of residents of the development. There should be a close visual and physical relationship between the common open space and as many dwelling units as is reasonably possible.
E. 
All public open spaces shall be arranged so that, to the extent possible, connections can be made to existing or future public open spaces.
F. 
Lands reserved for or dedicated to public open space shall be physically suitable for public use. Such lands shall be coordinated with other public lands to achieve effective distribution of public lands within the Borough. Sites designed for public open space shall be readily accessible and shall be of such size and shape as to be usable for public uses as approved or designated by the Planning Board. The Board, in its review and evaluation of the suitability of such land, shall be guided by the Master Plan of the Borough, by the ability to assemble and link such lands to adjoining areas to form continuous bands of open space, and by the accessibility and potential utility of such lands.
G. 
Every parcel of land so dedicated on the subdivision plat of a cluster development shall be free of any liens of any nature at the time final approval is granted by the Borough to the final subdivision plat.
H. 
Common open space and public open space shall either be left in its natural state or be suitably improved with passive or active recreational areas, the design of which shall be approved by the Planning Board. In determining the nature of such improvements, the Planning Board may consider the existing physical features, the location of the residential units, the needs of the residents in the residential cluster, the needs of the public, and such other factors as the Board may deem to be pertinent.