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]
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.
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.
