The subdivider shall observe the requirements and principles of land subdivision in the design of each subdivision or portion thereof, as hereafter set forth in this article.
The subdivision plat shall conform to design standards that will encourage good development patterns within the Borough. Natural features, such as trees, brooks, hilltops and views, shall be preserved whenever possible in designing any subdivision or site plan containing such features. 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 or Official Map exists, streets and drainageways shall be shown on the final plat in accordance with N.J.S.A. 40:55D-44 and 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 §§ 303-23 to 303-27, inclusive.
A. 
The arrangement of streets not shown on the Master Plan or Official Map shall be such as to provide for the logical extension of existing streets and provide for future access for remaining 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 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. 
Right-of-way widths, measured from lot line to lot line, shall be not less than the following or as specified in the Master Plan or Official Map, if adopted subsequent to this chapter:
[Amended 9-17-1979 by Ord. No. 306]
(1) 
Arterial streets: 80 feet.
(2) 
Collector streets: 60 feet.
(3) 
Minor streets: 50 feet.
(4) 
Marginal access streets: 40 feet.
(5) 
The right-of-way width for internal roads and alleys in multifamily, commercial and industrial developments shall be determined on an individual basis and shall in all cases be of sufficient width and design to safely accommodate the maximum anticipated traffic, parking and loading needs and maximum access for firefighting equipment.
E. 
No subdivision showing reserve strips controlling access to streets shall be approved except where the control and disposal of land comprising such strips has 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 shall 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 width may be required.
G. 
Grades.
(1) 
Grades of arterial and collector streets shall not exceed 4%.
(2) 
Grades of all other streets shall not exceed 10%.
(3) 
No street shall have a minimum grade of less than 1/2 of 1%.
H. 
Street intersections shall be 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 street intersection shall not be less than 125 feet removed from the nearest other street.
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 less than 100 feet for minor streets and 300 feet for arterial and collector streets.
K. 
All changes in grade shall be connected by vertical curves of sufficient radii to provide a smooth transition and proper sight distance.
L. 
Dead-end streets.
(1) 
Dead-end streets (culs-de-sac) shall not be longer than 600 feet and shall provide a turnaround at the end with a right-of-way radius of not less than 50 feet and a paved area with a radius of not less than 40 feet.
(2) 
If a dead-end street is of a temporary nature, a similar turnaround shall be provided and provisions shall be 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 be likely 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 subject to final approval of the Planning Board.
N. 
Provision of half streets, except to complete existing half streets, is prohibited.
O. 
Access by streets shall be provided for all lots in the subdivision and adjacent streets to the limits of the subdivision.
A. 
Block length and width or acreage within bounding roads shall be such as to accommodate the size of the lot required in the area by Chapter 350, Zoning, 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. 
All lots created by subdivision shall conform strictly to the requirements of Chapter 350, Zoning, as to the area and dimensions, as to adequacy of space and grade to provide off-street parking or other requirements specified in Chapter 350, Zoning.
B. 
Insofar as is practical, side lot lines shall be at right angles to straight streets and radial to curved streets.
C. 
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.
D. 
Each lot must front upon an approved street, which street shall have a width of at least 50 feet.
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, inadequate soil-bearing capacity, high water table, relative impermeability of soil which may result in unsatisfactory sewage disposal or similar circumstances, the Planning Board may, after adequate investigation, withhold approval of such lots.
A. 
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 public utility 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 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 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 shall be approved by, said public utilities and by the Borough Engineer.
A. 
Plan and profile of sanitary sewers.
(1) 
The plan shall be drawn at a scale of one inch equals 50 feet.
(2) 
Profiles shall be drawn at a scale of one inch equals 50 feet horizontally and one inch equals five feet vertically.
(3) 
Construction details shall be shown at a larger scale as may be required for clarity.
(4) 
Plans shall be complete and show all existing and proposed property lines, buildings, structures, utilities, geographical features, street grades, rights-of-way, cellar and soil pipe elevations and details of proposed sewer construction.
(5) 
All elevations shall be based upon mean sea level as established by the New Jersey Geodetic Control Survey benchmarks.
(6) 
Plans and profiles shall be clearly shown on sheets not exceeding 36 inches by 26 inches in dimension.
(7) 
Profiles shall show the rate of grade of sewers between manholes, elevations of inverts and tops of manholes and station manholes.
(8) 
Said plans and profiles shall be prepared by a professional engineer licensed to practice in the State of New Jersey.
(9) 
Said plans and profiles shall be subject to prior approval, in writing, by the Borough Sewer Engineer and State Department of Health and shall be ineffective without such approval.
B. 
Design and calculations report.
(1) 
A report prepared by professional engineer licensed to practice in the State of New Jersey shall include the following:
(a) 
Design date and calculations of proposed sewers.
(b) 
Drainage area map indicating the entire drainage area to be served presently and ultimately by the proposed sewers drawn to a scale of one inch equals 200 feet, except that, where the area cannot be drawn on one sheet, then the scale shall be one inch equals 500 feet.
(c) 
Flow quantities from the entire drainage area.
(d) 
Structural computations and load for all pipes.
(e) 
Design computations for all special structures.
(2) 
Where information pertinent to the design, such as borings, has been collected or is required, it shall be submitted with the report.
C. 
Pipe specifications.
(1) 
All specifications shall be subject to the prior approval, in writing, by the Borough Sewer Engineer and State Department of Health and shall be ineffective without such approval.
(2) 
All main sewer pipe and house connection pipe shall be extra-length vitrified clay sewer pipe or an approved equal substitute with the written consent of the Borough Sewer Engineer or Borough Engineer.
(3) 
Six-inch vitrified clay sewer pipe house connections shall be installed from the main sewer to the property line.
(4) 
The minimum slope of house connections shall be 1/4 inch per foot.
(5) 
Watertight plugs or caps shall be furnished at all dead ends of house connections.
D. 
Construction and installation.
(1) 
Sanitary sewer facilities shall be constructed and installed in accordance with the sanitary sewer system of the Borough of Harrington Park, as proposed. The subdivider shall install said facilities in conformity with such system although a connection to an existing main is not presently available.
(2) 
Sanitary house connections shall be installed for vacant land in accordance with the Chapter 350, Zoning, or as directed by the Borough Sewer Engineer or Borough Engineer.
(3) 
The construction and installation of sanitary sewer facilities shall be subject to inspection and approval by the Borough Sewer Engineer or Borough Engineer, who shall be notified by the subdivider at least 48 hours prior to the start of construction. No underground sewer installation shall be covered until inspected and approved.[1]
[1]
Editor's Note: Amended at time of adoption of Code revisions (see Ch. 1, General Provisions, Art. III).
E. 
Exfiltration and infiltration tests.
(1) 
After the pipe has been laid and backfilled, an exfiltration or infiltration test shall be made on each section of pipeline between manholes.
(2) 
The maximum allowable amount of exfiltration or infiltration shall not exceed a rate of 100 gallons per inch of pipe diameter per mile per 24 hours.
F. 
As-built data.
(1) 
Drawings shall be submitted to the Borough showing final locations and elevations of all installations, including all house connections. The house connection shall be located at the curbline and referenced to a permanent marker.
(2) 
The as-built plan shall be prepared by a professional engineer licensed to practice in the State of New Jersey.
(3) 
The house connections shall be marked by an S-cut of 2 1/2 inches marked on the face of the curb or by well-marked stakes if a curb does not exist. Upon installation of a curb, the location of the connection will be marked on the face of the curb.
(4) 
The subdivider shall submit an original cloth tracing of the as-built plan to the Borough so that copies may be produced therefrom.
G. 
All of the above-listed improvements, tests and plans shall be subject to inspection and approval by the Borough Sewer Engineer or Borough Engineer, who, for purposes of inspection, shall be notified by the subdivider at least 48 hours prior to the start of construction. No underground installation shall be covered until inspected and approved.