[Amended 12-16-1996 by Ord.
No. 1172]
Surety bonds for completion of required improvements shall be as set
forth in N.J.S.A. 40:55D-53.
The subdivider shall observe the following requirements and principles
of land subdivision in the design of each subdivision or portion thereof:
A. General. The subdivision plat shall conform to design
standards that will encourage good development patterns within the borough.
Where either or both an official map or 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. Where no master plan or official map exists,
streets and drainage rights-of-way shall be shown on the final plat in accordance
with Section 20 of Chapter 433 of the Laws of 1953 and shall be such as to lend themselves to the harmonious development
of the borough and enhance the public welfare in accordance with the following
design standards:
B. Streets.
(1) 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.
(2) The right-of-way width shall be measured from lot line
to lot line and shall not be less than sixty (60) feet, except in the case
of a minor subdivision as hereinbefore defined.
(3) Grades of streets shall not exceed ten percent (10%).
No street shall have a minimum grade of less than one-half of one percent
(1/2 of 1%).
(4) Street intersections shall be as nearly at right angles
as is possible, and in no case shall be less than sixty degrees (60º).
(5) The block corners at intersections shall be rounded at
the curbline with a curve having a radius of not less than twenty-five (25)
feet.
(6) Street jogs with centerline offsets of less than one
hundred twenty-five (125) feet shall be prohibited.
(7) A tangent at least one hundred (100) feet long shall
be introduced between reverse curves on streets.
(8) When connecting street lines deflect from each other
at any one (1) point by more than ten degrees (10º), and not more than
forty-five degrees (45º), they shall be connected by a curve with a radius
of not less than one hundred (100) feet.
(9) All changes in grade shall be connected by vertical curves
of sufficient radius to provide a smooth transition and proper sight distance.
(10) Dead-end streets.
(a) Dead-end streets (cul-de-sac) shall not be longer than
six hundred (600) feet and shall provide a turnaround at the end with a radius
of not less than sixty (60) feet and tangent whenever possible to the right
side of the street.
(b) If a dead-end street is of a temporary nature, a similar
turnaround shall be provided and provisions made for future extension of the
street and reversion of the access right-of-way to the adjoining properties.
(11) 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.
C. 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
416, Zoning, and to provide for convenient access, circulation, control and safety of street traffic.
(2) In blocks over one thousand (1,000) feet long, pedestrian
crosswalks may be required in locations deemed necessary by the Planning Board.
Such walkway shall be ten (10) feet wide and be straight from street to street.
(3) For commercial, group housing or industrial use, block
size shall be sufficient to meet all area and yard requirements for such use.
D. Lots.
(1) Lot dimensions and area shall not be less than the requirements of Chapter
416, Zoning.
(2) Insofar as is practical, side lot lines shall be at right
angles to straight streets and radial to curved streets.
(3) Each lot must front upon an approved street at least
sixty (60) feet in width, except in the case of a minor subdivision as hereinbefore
defined.
(4) Where extra width has been dedicated for widening of
existing streets, lots shall begin at such extra width line, and all setbacks
shall be measured from the line.
(5) Where there is a question as to the suitability of a
lot or lots for their intended use due to factors such as rock formation,
flood conditions or similar circumstances, the Planning Board may, after adequate
investigation, withhold approval of the lots.
E. Public use and service areas.
(1) In large-scale development, easements along rear property
lines or elsewhere for utility installation may be required. The easements
shall be at least fifteen (15) feet wide and located in consultation with
the companies or borough departments concerned.
(2) Where a subdivision is traversed by a watercourse, drainageway
channel or street, there shall be provided a stormwater easement or drainage
right-of-way conforming substantially with the lines of the watercourse, and
the further width or construction, or both, as will be adequate for the purpose.
(3) Natural features such as streets, brooks, hilltops and
views shall be preserved whenever possible in designing any subdivision containing
such features.