A. 
The applicant shall observe the following requirements and principles of land subdivision in each subdivision or portion thereof.
B. 
The subdivision plat shall conform to the design standards that will encourage good development patterns within the municipality. Where either an Official Map or Master Plan or both have been adopted, the subdivision shall conform to proposals and conditions shown therein.
The arrangement of streets not shown on the Master Plan or Official Map shall be such as to provide for appropriate extension of existing streets with a minimum right-of-way of 50 feet.
A. 
Minor streets. Minor streets shall be so designed as to discourage through traffic unless deemed necessary by the approving authority.
B. 
Regional highways. Subdivisions abutting regional highways may be required to 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 approving authority may deem to be appropriate.
C. 
Minimum right-of-way widths. The right-of-way widths shall be measured from lot line to lot line and shall not be less than the following:
(1) 
Arterial streets: 66 feet.
(2) 
Collector streets: 60 feet.
(3) 
Minor streets: 50 feet.
(4) 
Marginal access streets: 40 feet.
D. 
Substandard street right-of-way. In subdivisions that adjoin or include existing streets which do not conform to widths as shown in the Master Plan or this chapter, the applicant shall dedicate additional width along either one or both sides of said road to meet right-of-way requirements.
E. 
Reserve strips. No subdivision showing reserve strips of land controlling access to streets shall be approved by the approving authority unless control and disposal of such land has been placed in the municipality.
F. 
Street grades. Grades of arterial or collector streets shall not exceed 4%. Grades on other streets shall not exceed 10%. However, the approving authority shall have the right to require grades of less than 10% where special conditions exist. No street shall have a minimum grade of less than 1%.
G. 
Street intersections. Street intersections shall be as nearly at right angles as possible and in no event 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 25 feet.
H. 
Street jogs. Street jogs with a center-line offset of less than 125 feet are prohibited.
I. 
Reverse curve tangents. A tangent of at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.
J. 
Street line deflection. 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 for minor streets and 300 feet for arterial and collector streets.
K. 
Changes in grade. All changes in grades shall be connected by vertical curves of sufficient radius to provide a smooth transition and proper site distance.
L. 
Dead-end streets (culs-de-sac). Dead-end streets (culs-de-sac) may be limited in length, but each case shall be considered individually after study of all existing and anticipated future conditions. However, no dead-end street (cul-de-sac) shall be longer than 1,000 feet. Except for special cases, a turnaround shall be provided with a radius of not less than 50 feet, permitting a pavement radius of not less than 40 feet and a tangent whenever possible to the right side of the street. If a dead-end street (cul-de-sac) 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.
M. 
Street names. The approving authority shall designate the names of streets in a new subdivision. No street shall have a name which will duplicate or nearly duplicate an existing street name. The continuation of an existing street shall have the same name.
With relation to block patterns, the following shall apply:
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 380, Zoning, and to provide for convenient access circulation control and safety of street traffic.
B. 
In blocks of 1,000 feet or more in length, pedestrian crosswalks may be required in locations deemed necessary by the approving authority. Such pedestrian crosswalks shall be at least 10 feet wide across the entire right-of-way with a five-foot-wide improved pavement surface. Crosswalks may also include other improvements, including streetlighting.
C. 
For all uses permitted by Chapter 380, Zoning, block sizes shall be sufficient to accommodate the proposed uses and to permit reasonable access, circulation and fire-fighting and emergency services.
With reference to lots, the following shall apply:
A. 
Lot dimensions and areas shall not be less than the requirements of Chapter 380, Zoning.
B. 
Insofar as practicality, side lot lines shall be at right angles to straight streets and radial to curved streets.
C. 
Each lot must front upon an approved and improved street with a right-of-way width of at least 50 feet, except as otherwise provided in this chapter.
D. 
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 such line.
E. 
Where there is a question as to the suitability of a lot or lots for their intended use due to such factors as rock formations, drainage conditions, watercourses, historic sites, flood conditions or similar circumstances, the approving authority may, after adequate investigation, withhold approval of such lots.
F. 
Easements shall be provided not only for existing or proposed public facilities, including groundwater diversion drains, but also, in nonsewered areas, for future trunk sanitary sewers. All easements shall be dedicated to the municipality in a manner approved by the approving authority attorney and shall be indicated on any final plat.
G. 
Any through lot located in a residential zoning district with lot frontage on both an existing roadway and a proposed roadway shall have the new dwelling oriented toward the existing roadway, rather than the new roadway. This requirement shall mean that a new dwelling on a through lot must be constructed so that the front of the new dwelling must have the front building wall parallel to and oriented toward the existing roadway. The following requirements are applicable to all residentially zoned through lots:
[Added 9-19-2005 by Ord. No. 05-13]
(1) 
The front of the dwelling shall be identifiable from view along the existing roadway. The front building wall shall be the most prominent wall of the dwelling, shall contain the main entry to the home and shall fully and completely face toward the existing roadway.
(2) 
The rear building wall shall be constructed parallel to and oriented toward the new roadway. The rear building wall shall not be visible from the existing roadway.
(3) 
Garages and driveways for the new dwelling are permitted to be oriented toward either the existing or proposed roadway.
A. 
Easements along rear or side property lines or elsewhere for utility installation may be required. Such easements shall be at least 15 feet wide and located after a consultation with the public utility companies or agencies concerned.
B. 
Where a subdivision is transversed by a watercourse, drainage channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially to the lines of such watercourse and such further width or construction, or both, as will be adequate for the purpose.
C. 
Natural features such as trees, brooks, hilltops and views shall be preserved whenever possible in designating any subdivision containing such features. No trees four inches or larger in diameter shall be removed from the subdivided plot unless the same shall interfere with the construction of a building or buildings or utilities, unless approval for such removal is received from the approving authority.
A. 
To secure adequate fire protection, water mains shall be arranged in a design of a grid and, when used for hydrant supply, shall conform to the following:
(1) 
For residential districts, hydrants shall be spaced not more than 500 feet apart.
(2) 
For commercial districts, hydrants shall be spaced not more than 300 feet apart.
(3) 
For residential districts, mains shall be eight inches in diameter; mains six inches in diameter shall be used only where they complete a good grid and in no case in blocks 600 feet or more in length.
(4) 
For commercial districts, mains shall be eight inches in diameter. To meet structural or other conditions existing in a limited area, the strict application of these standards may, to achieve uniformity, be modified in particular cases by the approving authority upon recommendation by the Borough Engineer and Borough Fire Department (Fire Prevention Bureau).
B. 
All water main sizes are to be approved by the Park Ridge Board of Public Utilities.
C. 
All hydrant locations shall be designated by the Fire Department (Fire Prevention Bureau).
Sanitary sewers shall be installed and connected with the municipal sanitary sewer system and shall be adequate to handle all present and probable future development.
A. 
For all major subdivisions, the applicant shall arrange with the servicing utility for underground installation of all utility distribution supply lines and service connections in accordance with the provisions and regulations of the New Jersey Board of Public Utility Commissioners and shall submit to the approving authority prior to the granting of final approval a written instrument from such servicing utility which shall evidence full compliance with the provisions of this chapter; provided, however, that lots in such subdivisions which abut existing streets where overhead electric or telephone distribution supply lines have heretofore been installed on any portion of the streets involved may be supplied with electric and telephone service from such overhead lines and that the service connections from the utility's overhead lines shall be installed underground. Provisions shall be made for access facilities for servicing the utility in the proposed subdivision.
B. 
Whenever the utility is not installed in the public right-of-way, an appropriate utility easement not less than 20 feet in width shall be provided.
C. 
Whenever underground utilities are installed in accordance with the provisions of this chapter, fire alarm systems servicing the development (when required) shall also be installed in appropriate subsurface distribution systems connecting the necessary alarm stations. The manner of installation, number and location of fire alarm stations shall be in a manner approved by the Fire Department (Fire Prevention Bureau).
A. 
No topsoil shall be used as spoil in the subdivision nor removed from the site except in compliance with Chapter 299, Soil Erosion and Sediment Control, of the municipality.
B. 
All applications for subdivision shall comply with Chapter 299, Soil Erosion and Sediment Control, of the municipality or the New Jersey Soil Erosion and Sedimentation Control Act.[1]
[1]
Editor's Note: See N.J.S.A. 4:24-39 et seq.
C. 
Topsoil moved during the course of construction, if of sufficient quantity, shall be redistributed so as to provide at least six inches of cover to all areas of the subdivision and shall be stabilized by seeding or planting, so as to remain in place.
The following specifications shall apply for improvements installed in the subdivision:
A. 
Streets. Streets shall be paved as follows:
(1) 
The area to be paved shall be graded and compacted.
(2) 
The first course of pavement shall be a four-inch-thick macadam base course.
(3) 
The second course of pavement shall be a two-inch-thick bituminous concrete stabilized base course.
(4) 
The third and final course of pavement shall be a one-and-one-half-inch-thick layer of hot bituminous concrete, type FABC-1, Mix No. 5, surface course.
(5) 
The material and workmanship shall comply with Sections 3.2.2 and 3.2.3 of the New Jersey State Highway Specifications, 1961, as amended and supplemented.
B. 
Street signs. Street signs shall be placed at all intersections conforming to the street signs now installed in the municipality.
C. 
Streetlighting. One streetlight shall be provided for every 400 linear feet to 500 linear feet of street and shall be of the size, type and construction approved by and presently being installed in new subdivisions in the municipality.
D. 
Curbs. Curbs shall be constructed of Class B concrete, 2,000 pounds per square inch, six inches by nine inches by 20 inches, with a six-inch curb face along the pavement line, lower where necessary for driveway purposes. Curbs shall be of barrier-free design at crosswalks at intersections.
E. 
Sidewalks. Concrete sidewalks shall be constructed from Class B concrete, 2,000 pounds per square inch, and constructed to a thickness of not less than four inches, four feet in width, located three feet from the curbline and three feet from the right-of-way line. Transverse section grooves shall be cut in the sidewalk between expansion joints at intervals equal to the sidewalk width. Transverse expansion joints 1/2 inch wide shall be provided at intervals of not more than 20 feet and shall be filled with prefabricated bituminous cellular-type joint filler. The longitudinal joints, 1/4 inch wide, shall be provided between curbs and abutting sidewalks and shall be filled with premolded bituminous-type joint filler.
F. 
Driveways. Driveways from the street to the garage of each dwelling house shall be constructed with a first course of pavement consisting of four inches of crushed stone or gravel and a final course of one inch of hot bituminous concrete, type FABC-1, Mix No. 5, surface course.
G. 
Monuments. Monuments shall be of the size and shape required by N.J.S.A. 46:23-9.11, Subdivision r, and shall be placed in accordance with said statute.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
H. 
Shade trees. Shade trees shall be located at least one tree for every 40 feet within a shade tree easement which shall be five feet in width and abut the right-of-way line of the street. The trees shall be of a type designated by the Planning Board.