The subdivider shall observe the following requirements and principles of land subdivision in the design of each subdivision or portion thereof. All materials and construction practices for construction of streets, curbs, sidewalks and storm sewers, as well as the type and quantity of topsoil and other concrete work, shall be accomplished in accordance with the New Jersey Department of Transportation Standard Specifications for Road and Bridge Construction, 2007, as amended, which shall hereafter be referred to as the "Standard Specifications."
A. 
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. It is the intention of these regulations that proper performance of the work is the sole responsibility of the subdivider.
B. 
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.
A. 
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.
B. 
Minor streets shall be so designed as to discourage through traffic.
C. 
The Board may require that all lots with frontage on the arterial and collector streets of the Borough, as listed in the Master Plan, shall have frontage on another minor street to serve as a point of access when this is deemed necessary. When frontage on a minor street is required, there shall be no driveway or other curb cut permitted along the frontage of the primary road.
D. 
Right-of-way width.
(1) 
The right-of-way width shall be measured from lot line to lot line and shall not be less than the following:
(a) 
Major streets: 66 feet.
(b) 
Secondary streets: 60 feet.
(c) 
Local streets: 50 feet.
(2) 
The right-of-way width for internal roads, driveways and alleys in residential, 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.
E. 
The paved width of streets shall be measured from curbline to curbline or from gutter line to gutter line and shall be as follows:
(1) 
Major streets shall be not less than 42 feet.
(2) 
Secondary streets shall be not less than 36 feet.
(3) 
Local streets shall be not less than 34 feet with a turnaround at the closed end having a radius of not less than 50 feet.
(4) 
Driveways and alleys in commercial, residential and industrial developments and zones shall be determined on an individual basis and shall in all cases be sufficient to accommodate the maximum anticipated parking, traffic, loading and access for fire-fighting equipment.
F. 
Construction, improvement and acceptance of streets and roads in the Borough of Bloomingdale, except Passaic County streets and roads, shall be in conformance with Borough Code Chapter 20, Streets and Sidewalks, Section 20-14 and as prescribed herein. All streets and roads shall be constructed using materials conforming to the latest edition of the State of New Jersey Department of Transportation's "Standard Specifications for Road and Bridge Construction" and designed using the methods outlined under the latest edition of the Residential Site Improvement Standards, N.J.A.C. 5:21-4.19(c).
G. 
Grades on streets shall not exceed 10%. No street shall have a grade of less than three-fourths of one percent (3/4 of 1%). Special details may be required where grades exceed two and one-half percent (21/2%).
H. 
Street intersections shall be as nearly at right angles as is possible and in no case shall be less than sixty degrees (60°). The block corners at intersections shall be rounded at the curbline with a curve having a radius of not less than 20 feet. Any intersection of other than ninety degrees (90°) may be treated as an exception to the above, and special requirements may be imposed.
I. 
Street jogs with center-line offsets of less than 125 feet shall be prohibited.
J. 
A tangent of at least 25 feet shall be introduced between reverse curves on arterial, collector and minor streets.
K. 
When connecting street lines deflect from each other at any one point, 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, radii to be measured from the center of streets.
L. 
All changes in grade shall be connected by vertical curves of sufficient radius to provide a smooth transition and proper sight distance.
M. 
Dead-end streets.
(1) 
Dead-end streets (culs-de-sac), where permitted, shall not be longer than 300 feet to the radius point and shall provide a turnaround at the end with a radius of not less than 50 feet and a tangent, whenever possible, to the right side of the street.
(2) 
If a dead-end street 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. The length and shape of a temporary cul-de-sac shall be determined by the Board.
N. 
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.
O. 
Such design features as multilegged intersections with more than four legs, acute angles, V-type intersections and jog intersections are prohibited.
P. 
Continuous through local streets extending from one major street to another should be avoided.
Q. 
Four-legged intersections should be used infrequently. T-type intersections should be used more frequently.
R. 
Acceleration and deceleration lanes.
(1) 
A twelve-foot-wide and three-hundred-foot-long acceleration lane and a two-hundred-foot-long deceleration lane shall be provided wherever possible in order to accommodate safely and efficiently the traffic generated by a site design to serve the following (the width to be measured from the outside edge of the traveled way of the street and the length to be measured from the center line of the new driveway):
(a) 
A residential use that requires or provides 200 or more parking spaces.
(b) 
A business or commercial use that occupies a site of more than four acres of land.
(c) 
An industrial, manufacturing or warehousing use that occupies a site of more than 15 acres of land.
(d) 
A combination of uses on the same site for which a total of 200 or more parking spaces is required or provided.
(2) 
In instances where the site has insufficient frontage along the street to accommodate the required length of the deceleration lane or the acceleration lane, the lane that cannot be accommodated may be replaced with a separate right-turn ramp. The acceleration and deceleration lanes or ramps shall be designed and installed in accordance with the approval of the Borough Engineer and the construction standards and specifications set forth herein.
S. 
Curbs shall be not less than six inches thick at the top, eight inches thick at the bottom and 18 inches deep. Curbs shall be of Class B air-entrained concrete and shall project six inches above the finished road surface at the curbline.
T. 
Sidewalks shall be constructed of Class B air-entrained concrete and shall be four feet wide and four inches thick, except in areas of driveway crossings where the thickness shall be six inches. The concrete apron shall also be six inches thick. In general, sidewalks shall be one foot from the right-of-way line for local streets.
A. 
Block length and width or acreage within bounding roads shall be used so as to accommodate the size of lot required in the area by the Zoning Ordinance, Chapter 92 of the Code, and to provide for convenient access, circulation control and safety of street traffic.
B. 
In blocks over 1,000 feet long, pedestrian crosswalks may be required in locations deemed necessary by the Planning Board. Such rights-of-way shall be at least 15 feet wide, be straight from street to street and contain a four-foot-wide sidewalk, but no planting of shrubs or trees or building of fences or other obstructions shall be permitted on such fifteen-foot walkways.
C. 
For commercial or industrial use, block size shall be sufficient to meet all area and yard requirements for such use.
A. 
Lot dimensions and area shall not be less than the requirements of the Zoning Ordinance, Chapter 92 of the Code, shall be appropriate to the topography and natural character of the land being subdivided and shall be appropriate to the type of development and use contemplated.
B. 
Insofar as is practical, side lot lines shall be at right angles to straight streets and radial to curved streets.
C. 
Each lot must front upon an approved street at least 50 feet in width.
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 factors such as rock formations, flood conditions or similar circumstances, the Planning Board may, after adequate investigation, withhold approval of such lots.
F. 
All building lots shall provide two off-street parking spaces, and driveways shall not exceed a slope of 10%. Driveways shall be 12 feet wide, except that at the curb opening, the driveway shall be 16 feet wide.
A. 
In large-scale developments, easements along rear property lines or elsewhere for utility installation or drainage may be required. Such easements shall be at least 15 feet wide and located in consultation with the companies or Borough departments concerned.
B. 
Natural features such as trees, brooks, hilltops and views shall be preserved whenever possible in designing any subdivision containing such features. They shall be modified only insofar as is necessary to provide protective drainage and water runoff slopes away from all sides of all buildings. Due consideration shall be given to the laying out of adequate parks and playgrounds in residential areas for dedication to the Borough or reservation for common use by the public by deed, covenants or agreements which are approved by the governing body. Areas for parks and playgrounds shall be of reasonable size for neighborhood recreational use and shall be conveniently located.
A. 
When a natural waterway traverses or borders the tract for which approval is being sought, the applicant shall submit evidence that he has obtained all approvals for construction, encroachments, alterations, realignments and diversions from all New Jersey State Agencies or Passaic County Agencies having jurisdiction. When the State or County Agencies determine that the Board or Borough Engineer shall make the review, the applicant shall submit evidence of such determination. Proposed improvements for review by the Board shall be based upon the following standards:
(1) 
Storm runoff estimates shall be based on the rational method or the method promulgated by the United States Department of Agriculture, Natural Resources Conservation Service, Technical Release No. 55. The selection of the method to be used shall be based on professional engineering judgment, except that, for critical areas the method yielding the largest runoff volume estimate shall be used.
(2) 
A one-hundred-year storm shall be used to compute the capacity of the section.
(3) 
A minimum runoff coefficient of 0.50 shall be used for residential areas and shall be 0.35 for rural areas in the rational method.
(4) 
The side slopes for streams shall not be steeper than two feet horizontal to one foot vertical and shall be stabilized as required. The side slopes for swales and wet-weather streams shall not be steeper than four feet horizontal to one foot vertical and shall be stabilized as required.
(5) 
All calculations shall be submitted to the Borough Engineer, including a drainage area map.
(6) 
An easement shall be provided sufficient in width to contain the watercourse and with such further width as will be adequate for the purpose of construction and maintenance.
(7) 
Chapter 30, Flood Hazard Protection.
(8) 
Chapter 31, Drainage and Stormwater Management.
(9) 
Chapter 31A, Stormwater Control Requirements.
A. 
The determination of sizes of pipe and culverts must be based on hydraulic computations. The runoff calculation must be based on the actual watershed area contributing to the structure under consideration. Storm runoff estimates shall be based on either the rational method or the method promulgated by the United States Department of Agriculture, Natural Resources Conservation Service, Technical Release No. 55. The selection of the method to be used shall be based on professional engineering judgment, except that for critical designs the method yielding the largest runoff volume estimate shall be used. When the rational method is used, a minimum runoff coefficient of 0.50 shall be used for residential areas and 0.35 for rural areas. Drainage calculations shall take into account future development of the subdivision and surrounding area.
B. 
Storm drainage systems shall be designed to carry all water coming to or accumulating on the street. Storm drainage systems shall be designed on the basis of a fifteen-year frequency, except that twenty-five-year frequencies shall be used for low points. In general, self-cleaning grades shall be designed for all pipes so that a minimum velocity of two feet per second will be obtained when the pipe is flowing 1/4 full. Drainage calculations must be submitted to the Borough Engineer for approval.
C. 
The minimum pipe size shall be 15 inches and pipes shall be of reinforced concrete. Pipe strength shall be adequate to withstand external loading, but in no case shall it be less than Class III strength. In general, inlets and catch basins shall be spaced so that the run of water in gutters does not exceed 350 feet and so that flow to any catch basin or inlet does not exceed 4.5 cubic feet per second for the design storm. Manholes or inlets shall be placed wherever a change in grade or alignment of a storm drain occurs, but in any case not more than 350 feet apart. Where pipe sizes are increased, the invert of the larger pipe shall be dropped so that the tops of the pipes will be at the same elevations. In general, all storm sewers shall have a minimum cover of two feet. Outlet pipes shall extend to the edge of existing streams and must have a concrete headwall on the end of all pipes. Inlets shall be Type B unless no adjoining curb exists or is proposed, in which case inlets may be Type A if approved by the Borough Engineer.
D. 
Headwalls shall be of concrete (Class C), must have the foundation at least 30 inches below final grade and must have a return into the stream bed at least 18 inches deep on the upstream and outside edges. Where flat headwalls are permitted, the headwall shall be at least four pipe diameters in length and must have a splash block the length of the headwall and be at least one and one-half (1-1/2) pipe diameters wide. The wingwalls of headwalls must be at least two diameters long and must have a concrete apron extending to the furthest projection of the wingwall. The apron shall have a cutoff wall a minimum of 18 inches deep and 12 inches thick. Cement for concrete shall be Type IIA air-entraining portland cement.
E. 
If underdrains and/or subbase drains are required, they shall conform to Section 5.1 of the Standard Specifications. In no case shall a drainpipe be placed within two feet horizontally of any sanitary sewer installation when running parallel with it.
F. 
All storm drainpipes shall conform to Section 5.2 of the Standard Specifications.
G. 
Manholes and inlets shall conform to Section 5.3 of the Standard Specifications.
H. 
Requirements shall be met as stated in:
(1) 
Chapter 30, Flood Hazard Protection.
(2) 
Chapter 31, Drainage and Stormwater Management.
(3) 
Chapter 31A, Stormwater Control Requirements.
Monuments shall be of the size and shape required by Section 3 of the Map Filing Law, Chapter 141 of the Laws of 1960, and shall be placed in accordance with the requirements of said statute and the specifications of the Borough.[1]
[1]
Editor's Note: See now N.J.S.A. 46:26B-1 et seq.
Street signs shall be of a type approved by the Borough Engineer and conforming to the Manual on Uniform Traffic Control Devices. The foundation for street signs shall be designed by a licensed professional engineer to withstand wind load of 80 miles per hour. The head of the sign shall be so secured by welding or bolting as to ensure refusal to turn under normal conditions.
A. 
No topsoil shall be removed from the subdivision. In areas over which heavy equipment will be operated, topsoil shall be stripped and piled on the property. When the final grades have been established and construction activities have been completed, the property shall be suitably graded and recovered with topsoil to an average depth, after rolling, of at least six inches over the entire area, except that portion covered by buildings or included in roads and on any portion of the lot left in an undisturbed condition.
B. 
All areas of the subdivision shall be stabilized by seeding or planting on all slopes up to 10% as shown on the final grading plan. All slopes and minor drainage swales over 10% shall be sodded or shall be stabilized by vegetative covering approved by the Borough Engineer. All major drainage swales shall be sodded or stabilized by fibremats. Erosion control shall be in accordance with the requirements of the United States Department of Agriculture, Natural Resources Conservation Service.
C. 
Topsoil shall not be spread after September 15 nor before May 1, unless sod is placed. A certificate of occupancy issued between September 15 and May 1 shall require escrow of an agreed amount per lot, unless sod is placed. No certificate of occupancy shall be issued until the grading, respreading and stabilization of the topsoil has been completed, unless a bond or escrow in an amount sufficient to guarantee the proper grading of the property and the respreading of topsoil and stabilization is provided.
D. 
This requirement on topsoil is a responsibility accepted by the builder on behalf of the purchaser of the property.
A. 
Certification. The subdivider shall require the manufacturer or supplier to furnish two copies of a certification of compliance with each delivery of materials, components and manufactured items that are to be used to construct or install any of the items necessary as outlined in Article VIII. One copy shall be furnished to the Borough Engineer, and one copy shall be retained by the subdivider.
B. 
Testing.
(1) 
The subdivider shall, prior to the installation of any bituminous surface cover, have the thickness of the base course tested for compliance with the requirements. The Borough Engineer or his representative shall indicate the locations and shall measure the thickness. If the base course is determined to be inadequate, additional base material shall be added to bring the base course to the prescribed thickness, or the thickness of the surface course shall be increased by the deficient amount if approved by the Borough Engineer.
(2) 
The subdivider shall have the bituminous surface course tested for compliance with the thickness requirements by coring. The Borough Engineer or his representative shall indicate the locations for the test borings and shall measure the thickness thereof. If the surface course is determined to be inadequate, an additional course of bituminous material shall be applied to bring the surface course to the prescribed thickness. Where an additional course of bituminous material is required, the Borough Engineer shall determine if a tack coat of bituminous material is required prior to the additional thickness being applied.
All electric and telephone utility lines shall be installed underground. The subdivider shall require the serving utility to install its distribution supply lines, services and streetlighting supply facilities underground, in accordance with its specifications and with the provisions of applicable standard terms and conditions incorporated as part of its tariff, as the same are then on file with the State of New Jersey Board of Public Utility Commissioners.
In all major subdivisions, streetlights shall be installed at street intersections and shall provide an average illumination of 0.4 footcandle per square foot of pavement for local streets in residential areas. The ratio of average-to-minimum illumination shall not exceed six to one (6:1). For streets other than local streets in residential areas, streetlighting shall meet the requirements of the Borough Engineer.
Where required by the Board, not less than two new shade trees shall be installed on each lot not closer than 25 feet from any existing or proposed streetlight or street intersections and installed in the front of the lot between the building and the street right-of-way area and in a line with other trees planted on the same side of the same street and shall be installed so as not to interfere with utilities, roadways, schoolways or sidewalks. Trees shall be nursery-grown stock not less than two and one-half (2 1/2) inches in diameter, planted and staked in a manner approved by the Planning Board. Trees shall be of the following species: sugar maple (Acer saccharum), willow oak (Quercus phellos), red oak (Quercus borealis maxima), scarlet oak (Quercus coccinea), pin oak (Quercus palustris), sweet gum (Liquidambar styraciflua), ginko (male only, Ginko biloba), Japanese pagoda tree (Sophora japonica), thornless honey locust (Gleditsia triacanthos inermis), little leaf linden (Tilia cordata) and London plane (Platanus acerifolia). All trees not surviving after one growing season shall be replaced by the developer. Other species may be proposed in writing to the Board for its approval. The Board may require the subdivider or developer, at his sole expense, to retain a qualified person to report to the engineer as to what can be done to save existing trees, etc.
A. 
Sanitary sewers, manholes and appurtenances shall conform to the requirements set forth in the borough ordinances and the prevailing New Jersey regulations and shall meet the requirements of the Board of Health, Borough Engineer and Superintendent of Municipal Utility Services.
B. 
Manholes shall be placed wherever a change in grade or alignment occurs, but not more than 350 feet apart unless approved by the Borough Engineer. Where pipe sizes are increased, the invert of the larger pipe shall be dropped so that the tops of the pipes will be at the same elevations.