[Amended 10-4-2018 by Ord. No. 11-18]
The applicant shall regard the following requirements and principles of land subdivision in the design of each subdivision or portion thereof. Prior to the granting of final approval, the subdivider shall have furnished performance guaranties in accordance with Article IV of this chapter or shall have installed the following items. The subdivision shall conform to the proposals and conditions shown on any adopted Official Map or Master Plan of the Borough.
A.
Subdivisions shall be served by paved public streets, and all new
streets shall be graded and provided with all all-weather base and
pavement with an adequate crown and appropriately placed guardrails
in keeping with Borough road specifications and standards.
B.
The arrangements of new streets constructed or to be constructed
in subdivisions shall be such as to provide for their continuous future
extension as well as the continuous extension of the existing streets.
C.
Local streets shall be so designed as to discourage through traffic.
Subdivisions abutting arterial streets and collector streets shall
provide suggested means of reducing points of access or disruption
to traffic flow on such roads, including, but not limited to, acceleration
and deceleration lanes, reverse frontage, marginal service roads or
driveway access adjacent to a property line where the driveway can
be functionally part of or an extension of the driveway on the adjacent
lot.
D.
No subdivision showing reserve strips controlling access to streets
or another area, either developed or undeveloped, shall be approved
except where the control and disposal of land comprising such strips
has been given to the governing body after recommendation by the Joint
Land Use Board.
E.
Subdivisions that adjoin or include existing streets that do not
conform to widths as shown on an adopted Master Plan or Official Map,
or, in the absence of either a Master Plan or Official Map, to a width
of 50 feet, shall dedicate additional width along either or both sides
of said road to provide the required right-of-way width. If the subdivision
is along one side only, sufficient land shall be dedicated to provide
a right-of-way from the center of the existing street to the front
lot line of the subdivision of not less than 1/2 the required right-of-way
width.
F.
Street intersections shall be as nearly at right angles as is possible
and in no case shall be less than 60°. No more than two streets
shall meet or intersect at any one point, and the center lines of
both intersecting streets shall pass through a common point. Measuring
from this common point, two intersections shall be spaced at a minimum
of 200 feet. The block corners at intersections shall be rounded at
the curbline with a curve having a radius of not less than 25 feet.
No fence, wall, sign, structure, continuous planting or other obstruction
to vision shall be erected or maintained above three feet above the
road grade within the area of the yard formed by the triangle bounded
by the front and/or side lot lines and a straight line drawn between
points on each such lot line 10 feet from the intersection of said
lot lines (street lines) or the extension thereof.
G.
Where arterial and collector streets have a reverse curve, a tangent
of at least 100 feet in length shall be required.
H.
Grades of arterial and collector streets shall not exceed 4%. Grades
on other streets shall not exceed 10%. No street shall have a minimum
grade of less than 1/2 of 1%.
I.
All changes in grade where the algebraic difference in grade is 1%
or greater shall be connected by vertical curves of sufficient radius
to provide a smooth transition and proper sight distance, but not
so great as to create drainage problems. Sight distance shall be at
least 350 feet for local streets, 500 feet for collector streets and
800 feet for arterial streets.
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 local streets
and 300 feet for arterial and collector streets.
K.
Cul-de-sac streets may be used to discourage through traffic. Where
cul-de-sac streets are used, they shall be no longer than 500 feet.
They shall provide a turnaround at the end, and the minimum right-of-way
at the turnaround shall be either a radius of at least 50 feet with
a paved area having a radius of at least 36 feet or a rectangle with
minimum right-of-way dimensions of 50 by 120 feet. The paved portion
of the rectangular turnaround shall contain a minimum of 3,500 square
feet. If a cul-de-sac is of a temporary nature, a similar turnaround
shall be provided and provisions made for the future extension of
the street and reversion of the excess right-of-way to the adjoining
properties.
L.
No street shall have a name which will duplicate or so nearly duplicate the name of an existing street that confusion results. The continuation of an existing street shall have the same name. Curvilinear streets shall change their names only at street intersections or in accordance with § 518-16 of this chapter.
M.
The length, width or acreage of blocks within bounding streets shall be determined with due regard to the limitations and opportunities of topography and shall be such as to be sufficient to meet all the area, yard and parking requirements for such particular uses as expressed in Chapter 525, Zoning, as well as providing for convenient access, circulation control and safety of street traffic.
N.
Lot dimensions and area shall not be less than the requirements of Chapter 525, Zoning, of the Borough, and insofar as is practical, side lot lines shall not deviate more than 10° from a right angle with the street line nor more than 10° from the radial of a curved street.
O.
Where extra width has been dedicated for widening of existing streets,
all lots shall begin at such new street line and all setbacks shall
be measured from such new street line.
P.
Where there is a question as to the suitability of a lot or lots
for their intended use due to factors such as topography, flood conditions
or lot size dimension, the Joint Land Use Board may, after adequate
investigation, withhold favorable referral of such lots.
Q.
Where the property to be subdivided is next to or includes a railroad
right-of-way, suitable provisions shall be made for such things as
railroad crossings, screening or buffers, freight access, warning
signals and signs in recognition of the relationship between the railroad
and the subdivision.
A.
Street name signs and their posts of the same durability, quality,
design and size as those used generally throughout the Borough, or
the equivalent thereof, shall be installed at the intersection of
all streets and at such places on curvilinear streets as noted below
and in a manner so that the post will remain plumb and rigid:
|
Description
|
Example
| |
|---|---|---|
|
At street intersections
|
 | |
|
When two roads intersecting at right angles are connected by
a curve
|
 | |
|
At the peak of the curve connecting two parallel streets when
the length of the streets exceeds the length of a loop
|
 |
B.
Where traffic control signs are deemed necessary by the Joint Land
Use Board upon recommendation of the Borough Engineer, such signs
shall be installed.
C.
All signs shall be installed free of visual obstruction.
A.
Curbing, gutters and catch basins shall be required along all local
streets within the subdivision. Curbs shall be constructed on both
sides of the street of 3,000 pounds concrete to be not less than 22
inches in depth, not less than eight inches in width at the base,
and not less than six inches in width across the top. At least 14
inches of the curb shall be below the grade of the adjoining portion
of the gutter and no more than eight inches nor less than six inches
of curb shall be above the grade of the gutter.
B.
The minimum standards for the width of gutters, base material, surface material, slope, depth of gutters crossing intersections and the installation of catch basins shall be according to the requirements of this chapter (§ 518-21) and the specifications of the Borough approved by the Borough Engineer or, in the case of county or state highways, the proper county or state official.
C.
Curbs and gutters shall be adequate to handle the maximum water runoff
from tributary lands.
A.
If a plot is without shade trees, planted trees are to be located
behind the street line so as not to interfere with utilities and may
be of a type common to the area. Stripping lot areas of all or a substantial
number of trees will not be permitted unless it can be shown that
grading or construction requirements necessitate removal of trees,
in which case those lots shall be replanted with trees to reestablish
the tone of the area and to conform with adjacent lots.
B.
All trees should be of nursery stock of no less than 2 1/2 inches
in diameter and of an approved species grown under the same climatic
conditions as at the location of the development. They shall be of
symmetrical growth, free of insect pests and disease, suitable for
street use, durable under the maintenance contemplated and approved
by the governing body.
C.
All planting strips within street rights-of-way shall be finished,
graded, properly prepared and seeded or sodded with lawn grass in
conformance with good nursery practice.
No topsoil shall be removed from areas intended for lawn or
open space. Topsoil moved during the course of construction of buildings
or improvements shall be redistributed within the subdivision so as
to provide at least six inches of cover to all areas of the subdivision
and shall be stabilized by seeding or planting.
Monuments shall be of the size, shape and materials required
by the Map Filing Law and shall be placed in the manner prescribed
by said statute and shall be placed on each street right-of-way line,
including each change in direction, at the beginning and end of curves.
Utility easements shall be monumented at their beginning and at their
end. Areas to be conveyed for public use shall be fully monumented
at their external boundaries. In addition, all lots shall have iron
pipe pins placed at all corners and change of course, which shall
be placed after final grading.
A.
Blocks and lots shall be graded to secure proper drainage away from
buildings and to prevent the collection of stormwater in pools.
B.
A preliminary grading and drainage system plan shall be a part of the preliminary plat per § 518-9B(6) and (7). It shall indicate in general terms a proposal for an adequate system of drainage structures to carry off and store or discharge the stormwater runoff and natural drainage water which originates not only within the property boundaries but also that which originates beyond the property boundaries.
C.
The public improvement and utilities plan and profiles shall show
the final drainage plan and street profiles. They shall be prepared
and submitted with the final plat after the approval of the preliminary
plat and drainage plan.
D.
No stormwater runoff or natural drainage water shall be so diverted
as to overload existing drainage systems or create flooding or the
need for additional drainage structures on other private properties
or public lands without proper and approved provisions being made
for taking care of these conditions.
E.
Drainage structures which are located on state or county street rights-of-way
shall be approved by the State or County Highway Department, and a
letter from that office indicating such approval shall be directed
to the Chairman of the Joint Land Use Board and shall be received
prior to favorably referring the final plat.
F.
Where a subdivision is traversed by a watercourse, drainageway, channel
or stream, there shall be provided a drainage right-of-way conforming
substantially with the lines of such watercourse, and, in addition
thereto, 15 feet beyond the bank top on at least one side for access
to the drainage right-of-way.
G.
Land subject to periodic or occasional flooding shall not be plotted
for residential occupancy nor for any other use which may endanger
life or property or aggravate the flood hazard. Such land within a
plat shall be considered for park purposes, parking, yard area or
such other undeveloped uses.
A.
In large-scale developments, easements along rear property lines
or elsewhere, for utility installation, may be required. Such easements
shall be at least 20 feet wide and located in consultation with the
companies and Borough departments concerned.
B.
All public water, fire hydrants, storm sewer and sanitary sewer mains
shall be connected to an approved system and installed in accordance
with the specifications of the governmental authority or utility company
which has jurisdiction in the area.
C.
A letter approving such a proposed installation and a statement as
to who will carry out the construction, signed by a responsible official
of the governmental authority or utility company which has jurisdiction
in the area, shall be directed to the Chairman of the Joint Land Use
Board and shall be received prior to favorably referring the final
plat.
D.
Underground installations.
(1)
For all major subdivisions, the applicant shall arrange with the
serving utility for electric and telephone for the underground installation
of the utilities, distribution supply lines and service connections
in accordance with the provisions of the applicable standard terms
and conditions incorporated as part of its tariff as the same are
on file with the State of New Jersey Board of Public Utility Commissioners,
and shall submit to the Joint Land Use Board prior to the granting
of final approval a written instrument from each serving utility which
shall evidence full compliance with the provisions of this subsection;
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 street involved
may be supplied with electric and telephone service from such overhead
lines, but the service connections from the utilities' overhead
lines shall be installed underground.
(2)
An installation under this subsection to be performed by a serving utility shall be exempt from the provisions of Article IV requiring performance guaranties and inspection and certification by the Borough Engineer. Where natural foliage is not sufficient to provide a year-round screening of any utility apparatus appearing above the surface of the ground, the applicant shall provide sufficient live screening to conceal such apparatus year-round. On any lot where, by reason of soil conditions, rock formations, wooded area or other special condition of the land, the applicant deems it a hardship to comply with the provisions of this subsection, the applicant may apply to the Joint Land Use Board for a variance from the terms of this subsection, in accordance with the procedure and provisions of § 470-8 of Chapter 470, Land Use Procedures.
A.
Natural features such as trees, groves, views, natural terrain, scenic
spots, historic spots, waterways, brooks and other community assets
shall be preserved whenever possible in designing any subdivision
containing such features. On individual lots or parcels, care shall
be taken to preserve selected trees to enhance the landscape treatment
of the development.
A.
To the fullest extent possible, easements shall be centered on or
adjacent to rear or side lot lines. Nothing shall be permitted to
be placed, planted, set or put within the area of an easement. The
area shall be kept as lawn.
B.
Where stormwater or surface water will be gathered within the subdivision
and discharged or drained in volume over lands within or beyond the
boundaries of the subdivision, the applicant or owner shall reserve
or obtain easements over all lands affected thereby, which easements
shall be adequate for such discharge or drainage and for carrying
off such water and for the maintenance, repair and reconstruction
of the same, including the right of passage over and upon the same
by vehicles, machinery and other equipment for such purposes, and
which shall be of sufficient width for such passage and work. The
owner shall convey, free of charge or cost, such easements to the
Borough upon demand.
Bridges and culverts shall be designed to meet current County
Highway Department standards to support expected loads and to carry
expected flows. They shall be constructed to the full width of the
right-of-way.
A.
Where a proposed park, playground, school or other public use shown
in the Master Plan is located in whole or in part in a subdivision
or development, the governing body may require the dedication or reservation
of such area within the subdivision or land development in accordance
with current state statutes.
B.
Where a proposed park, playground or other public use is indicated
on a proposed subdivision or development plan, the Park and Recreation
Commission, if there be one, or the Joint Land Use Board if there
is no Park and Recreation Commission, shall review the plan and submit
recommendations to the governing body.
A.
The owner shall construct water mains in such a manner as to make
adequate water service available to each lot or dwelling unit within
the subdivision or development. The entire system shall be designed
in accordance with the requirements and standards of the local and/or
state agency having approval authority and shall be subject to their
approval.
B.
The system shall also be designed with adequate capacity and sustained
pressure.
A.
The owner shall construct public sanitary sewers in such a manner
as to make adequate sanitary sewage service available to each lot
within the subdivision.
B.
The entire system shall be designed in accordance with the requirements
of the State Health Department and shall be subject to its approval.
