[1980 Code § 128-56; amended by Ord. No. 1348]
All subdivision plats, including minor subdivision plats, shall
conform to design standards that will 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, 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 N.J.S.A. 40:55D-38, N.J.S.A. 55D-41 and N.J.S.A.
55D-44 and shall be such as to lend themselves to the harmonious development
of the Borough and enhance the public welfare in accordance with the
design standards and performance standards as set forth in Part 2
of this chapter.
A. 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 and, where necessary in order to promote orderly flow of traffic,
the safety and welfare of the public and shall be such as to provide
for appropriate extension to adjoining properties for future streets.
2. Minor streets shall be so designed as to discourage through traffic.
3. 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 appropriate.
4. The right-of-way width shall be measured from lot line to lot line
and shall not be less than the following:
a.
Arterial streets: eighty (80) feet.
b.
Collector streets: sixty (60) feet.
c.
Minor streets: fifty (50) feet.
d.
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 traffic, parking and loading needs
and maximum access for fire-fighting equipment.
5. No subdivision showing reserve strips controlling access to streets
shall be approved, except where the control and disposal of land comprising
such strips have been placed with the Mayor and Council under conditions
recommended by the Planning Board.
6. Subdivisions adjoining or including streets that do not conform to
the street width requirements of this chapter shall dedicate additional
width along one (1) or both sides of the road. If the subdivision
is along one (1) side only, one-half (1/2) of the required extra width
shall be dedicated.
7. Grades of arterial and collector streets shall not exceed four (4%)
percent unless, because of local conditions, the Borough Engineer
may approve another percentage. Grades on other streets shall not
exceed ten (10%) percent. No street shall have a minimum grade of
less than one-half of one (1/2 of 1%) percent.
8. Street intersections shall be as nearly at right angles as is possible,
and in no case shall be less than sixty (60°) degrees or more
than one hundred twenty (120°) degrees. The block corners at intersections
shall be rounded at the curbline with a curve having a radius of not
less than twenty (20) feet.
9. Street jogs with center line offsets of less than one hundred twenty-five
(125) feet shall be prohibited.
10.
A tangent at least one hundred (100) feet long shall be introduced
between reverse curves on arterial and collector streets.
11.
When connecting street lines deflect from each other at any
one (1) point by more than ten (10°) degrees but not more than
forty-five (45°) degrees, they shall be connected by a curve with
a radius of three hundred (300) feet.
12.
All changes in grades in excess of one and one-half (1 1/2%)
percent shall be connected by vertical curves of sufficient length
to provide a smooth transition and proper sight distance.
13.
Dead-end streets (cul-de-sacs) shall not be longer than six
hundred (600) feet from the nearest intersection and provide a turnaround
at the end with a radius of not less than fifty (50) feet to the base
of the curb and tangent whenever possible to the right side of the
street. 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 excess right-of-way to the adjoining properties.
Wherever a temporary or permanent turnaround is proposed on any street,
the front yard setback line shall be measured from the turnaround.
14.
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 approved by the Planning Board.
15.
Off-street parking shall be required. Parking layouts shall
be subject to the approval of the Planning Board.
16.
Before any street dedicated to public use in an existing subdivision
may be constructed or reconstructed hereafter, the owners of abutting
properties, the subdivider or other parties in interest shall make
application, in writing, for a permit to the Council specifying the
nature and location of the improvement to be made and shall furnish
the Council with a certificate from the Planning Board showing that
the proposed street construction or reconstruction conforms to the
provisions of this chapter. The Borough Engineer shall inspect the
proposed improvement and report to the Council before the issuance
of the permit.
17.
Vacation ordinances may be referred to the Planning Board for
recommendation prior to final approval by the Council.
B. 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 Part
3, Zoning, of this chapter and to provide adequately for sewage disposal,
convenient access, circulation control and safety of street traffic.
2. For business, commercial or industrial use, block size shall be sufficient
to meet all area and yard requirements for such use.
3. Alleys or road easements within blocks in commercial, business or
industrial areas may provide for access from at least two (2) streets
and shall have a suitable width as determined by the Planning Board.
C. Lots.
1. Lot dimensions, front, side and rear yards and total area shall not
be less than the requirements of Part 3, Zoning, of this chapter.
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 fifty (50) feet in width at the street line, except lots fronting on streets described in §
40-1201A,4.
4. Where extra width has been dedicated for widening of existing streets,
lots shall begin at such extra width lines, and all setbacks shall
be measured from such lines.
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 formations, flood
conditions, sewage disposal or similar circumstances, the Planning
Board may, after adequate investigation, with professional assistance
if deemed necessary, withhold approval of such lots.
D. Easements.
1. Easements shall be required for utility installations, the width
of the easement to be approved by the Borough Engineer.
2. Where a subdivision is traversed by a watercourse, drainageway, channel
or stream, there shall be provided a stormwater easement or drainage
right-of-way at least fifteen (15) feet wide conforming substantially
to the lines of such watercourse and such further width or construction,
or both, as will be adequate for the purpose of disposing of stormwaters
and for flood control. The subdivider shall deed areas deemed necessary
for flood control by the Planning Board to the Borough.
E. Natural features, such as trees, brooks, hilltops and views, shall
be preserved in designing any subdivision containing such features,
except that dead, dying and diseased trees shall be removed.
[1980 Code § 128-57; amended by Ord. No. 1348]
All site plans submitted for approval, including minor site
plans, shall conform, where applicable, to the design standards and
performance standards set forth in Part 2 of this chapter and the
standards set forth in Part 3 of this chapter. The Planning Board
shall not approve a site plan unless the use, construction, addition
or alteration contemplated therein will not produce excessive noise,
endanger public safety, create hazardous traffic conditions or adversely
affect flooding and drainage conditions. The Board must also be satisfied
that the submitted site plan is conducive to the orderly development
of the area, as well as the site in question. No site plan approval
shall be granted unless or until the Planning Board is satisfied that
all off-site improvements, such as curbing, paving and width of existing
streets, water supply facilities, sanitary sewage facilities and drainage,
which will be affected by the proposed use, construction, addition
or alteration, are sufficient for such proposed use, construction,
addition or alteration.