A. 
General. The subdivider shall observe the following requirements and principles of land subdivision in the design of each subdivision or portion thereof.
B. 
Development pattern. The subdivision plat shall conform to design standards that will encourage the most appropriate development pattern within the municipality.
C. 
Conformity to Master Plan and Official Map. Where either or both an Official Map or Master Plan has or have been adopted, the subdivision plat 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 approved Master Plan or Official Map shall be considered in the approval of subdivision plats.
D. 
Further conformance. Where no Master Plan data or Official Map data exist, streets and drainage rights-of-way shall be shown on the final plat in accordance with the applicable statutes of New Jersey in such case made and provided and shall be such as to lend themselves to the harmonious development of the Township and enhance the public welfare in accordance with the design standards in the following sections of this article.
A. 
General. 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, safety and welfare of the public, shall be such as to provide for future streets.
B. 
Right-of-way and pavement widths. The right-of-way and pavement widths shall be measured from abutting lot line to abutting lot line and curb face to curb face and shall not be less than the following:
(1) 
Other than internal roads.
Right-of-Way
Pavement
Street Classification
Feet
Feet
Primary or arterial roads
80
46
Collector street
60
40
Local roads
50
34
Cul-de-sac
50R
40R
(2) 
Internal roads. The right-of-way and pavement widths for internal roads in multifamily, commercial and industrial developments and zones 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, loading and access for emergency vehicles and other vehicles that would service the development.
C. 
Widening existing streets. Subdivisions that include existing streets which do not conform to pavement and/or right-of-way widths as shown on the Master Plan or Official Map shall dedicate and improve, to Township specifications, additional width along both sides of said road. If the subdivision adjoins one side of an existing road which does not meet standards, only 1/2 of the required extra width shall be dedicated and improved to Township specifications. Where the governing body certifies that the best interests of the Township require a postponement of the installation or construction of a widened roadway, the developer shall deposit with the Township the cost of the improvement in lieu of actually constructing or installing the additional paving. Such costs shall also include, where appropriate, curbs, drainage facilities, sidewalks and extension of utilities. The requirement for improving the additional right-of-way may be waived by the Planning Board in the case of minor subdivisions when the Planning Board certifies that the improvement is not necessary for the health, safety and general welfare of the Township.
D. 
Grades. Arterial and collector streets shall not exceed 4% grade. All other streets shall not exceed 10%. No streets shall have a minimum grade of less than 1/2 of 1%. In no case shall any street have a grade of more than 3% within 50 feet of any intersection.
E. 
Intersections. Street intersections shall be laid out as nearly at right angles as possible and in no case at any angle of less than 60°. The block corners at intersections shall be rounded at the curbline with a curb having a center-line radius of not less than 35 feet.
F. 
Jogs. Street jogs with center-line offsets of less than 125 feet shall be prohibited.
G. 
Reverse curves. A tangent at least 100 feet long shall be introduced between reverse curves on all streets.
H. 
Connecting streets. 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 center-line radius of not less than 100 feet.
I. 
Grade changes. All changes in grade shall be connected by vertical curves of sufficient radius to provide a smooth transition and proper sight distance.
J. 
Cul-de-sac. All culs-de-sac shall have a turnaround installed and shall not be longer than 600 feet. The turnaround shall have a right-of-way radius width of 50 feet and a paved radius width of not less than 40 feet. When a cul-de-sac terminates at an adjoining property line and where it is possible to extend the street at a future time, the turnaround right-of-way shall be considered as temporary in nature, and provision shall be made for future extension of the street and reversion of the excess right-of-way to the adjoining property or properties. Wherever a temporary or permanent turnaround is proposed on any street, the front yard setback line shall be measured from the right-of-way line of these turnarounds.
K. 
Names. Streets shall not have a name which will duplicate or so nearly duplicate as to be confused with the names of existing streets. No street shall change by more than 90° without a change in name. The continuation of an existing street shall have the same name. All street names shall be approved by the Planning Board.
A. 
General. 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 360, Zoning, and to provide adequately for sewage disposal, convenient access, circulation, control and safety of street traffic.
B. 
Size. Blocks shall not be less than 600 feet nor more than 1,200 feet in length and not a lesser number of feet in width than at least two times the minimum depth of a lot required in that zone to comply with Chapter 360, Zoning, except where the Board and Zoning Board of Adjustment may deem that the existing conditions or special plans warrant a variation from such minimum requirements.
C. 
Commercial. Block sizes for commercial, business or industrial areas shall be sufficient to meet all area and yard requirements for such use.
D. 
Easements. Rights-of-way and easements within blocks in commercial, business or industrial areas shall be of not less than 20 feet in width.
E. 
Internal walkways. In blocks over 1,000 feet long, internal pedestrian walkways may be required in locations deemed necessary by the Planning Board. Such walkways shall be fifteen-foot rights-of-way with a four-foot paving and shall run from street to street. The type of paving required is to be left to the discretion of the Planning Board.
[Amended 9-22-1998 by Ord. No. 98-09]
A. 
General. Lot dimensions, front, side and rear yards and total area in square feet shall not be less than the requirements of Chapter 360, Zoning.
B. 
Side lines. Insofar as is practical, side lot lines shall be at right angles to streets and radial to curved streets.
C. 
Frontage. Each lot must be not less than that required in Chapter 360, Zoning.
D. 
Setbacks. 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. 
Easements excluded. Easements for natural watercourses shall not be deemed part of any servient lot for the purpose of complying with area, frontage and yard requirements.
F. 
Substandard suitability. Where there is a question of the suitability of a lot or lots for their intended use due to the factors such as flood conditions, sewage disposal or similar circumstances, the Board may, after adequate investigation, with professional assistance, if deemed necessary, withhold approval of such lots.
G. 
Driveways. Driveways leading from garages, private or otherwise, to streets shall not have a grade in excess of 10% and shall meet the street or sidewalk where installed at grade and be paved with concrete or asphalt material.
H. 
Lots on major streets. Lots fronting on collector or arterial roads shall, at the discretion of the Planning Board, be serviced by a marginal access road or reverse frontage or have turnarounds constructed on the property.
I. 
Flag lots.
(1) 
Flag lots may be subdivided from property having an existing single-family freestanding dwelling unit under the following conditions:
(a) 
The front and rear of the property can be subdivided into conforming lots.
(b) 
A private access strip 50 feet wide and not more than 500 feet in length is provided.
(c) 
The access strip must be constructed to ensure safe access for emergency and fire vehicles.
(d) 
A turnaround must be provided as part of the access strip.
(e) 
The water line servicing the rear lot must be a minimum of one inch in diameter.
(f) 
Future applications to subdivide after flag lot subdivision has been approved will be classified as a major subdivision.
(g) 
The minimum size of the flag lot shall be twice the minimum lot size required in the zone in Zones R-9, R-11, R-15, and R-22. In Zones R-45 and R-87 the minimum lot size shall be the same as required for all lots.
(h) 
The principal structure shall be set back from all property lines a minimum distance equal to the rear yard setback for flag lots in the R-9, R-11, R-15, and R-22 Zones and a minimum of 50 feet in the R-45 and R-87 Zones.
(2) 
If the access strip serves more than one dwelling, access to the rear shall be by a standard municipal street and a cul-de-sac turnaround.
A. 
Utility easements. In any major subdivision or where unusual circumstances warrant, as determined by the Board, easements may be required for utility installations. Such easements shall be at least 20 feet wide and located after consultation with the utility companies or Township agencies concerned. Rear lot provisions of electric and telephone utilities shall be provided along the rear lot lines, and all utility service shall be installed underground.
B. 
Drainage easements. Where a subdivision is traversed by a watercourse, drainage, channel or stream, there shall be provided a stormwater easement or drainage right-of-way at least 20 feet wide on each side of the watercourse, conforming substantially to the lines of such watercourse, and such further width as will be adequate for the purpose of disposing of stormwaters and for flood control. Such easements shall be deeded to the Township prior to final subdivision.
C. 
Underground utilities. For all major subdivisions, the applicant shall arrange with the serving utility for the underground installation of the utility's distribution supply lines and service connections in accordance with the provisions of the applicable standard terms and conditions incorporated as a part of its tariff as the same are then on file with the State of New Jersey Board of Public Utilities. The applicant shall submit to the Planning 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. However, 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 connections from such overhead lines, but the service connections from the utility's overhead lines shall be installed underground.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
D. 
Traffic signs and control devices. These improvements, such as stop, yield and one-way signs, etc., shall be designed and installed in accordance with applicable federal, state and county regulations. Recommendation as to their installation may be made by the Police Department or other competent agency.
A. 
Minimum standards. Erosion and sedimentation control measures used to control erosion and reduce sedimentation shall, as a minimum, meet the standards and specifications of the United States Department of Agriculture Natural Resources Conservation Service, as presently or as may be adopted for use by the appropriate soil conservation district. Natural features, such as trees, brooks, hilltops and views, shall be preserved whenever possible and changed only with the permission of the Planning Board and the State Department of Environmental Protection, when applicable.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
B. 
Design principles. The following control measures shall be required for an effective erosion and sediment control plan:
(1) 
Any stripping of vegetation, regrading or other development will be done in such a way as to minimize erosion.
(2) 
Development plans shall preserve salient natural features, keep cut-fill operations to a minimum and ensure conformity with topography so as to create the least erosion potential and best handle the volume and velocity of surface water runoff.
(3) 
Whenever feasible, natural vegetation should be retained and protected and supplemented.
(4) 
The area and/or duration of exposure of disturbed soils shall be kept to a practical minimum.
(5) 
Disturbed soils shall be stabilized as quickly as practicable.
(6) 
Temporary vegetation and/or mulching shall be used to protect critical areas exposed during development.
(7) 
The permanent final vegetation and structure should be installed as soon as practical in the development.
(8) 
Provisions should be made to effectively accommodate the increased runoff caused by changed soil and surface conditions during and after development. Where necessary, the rate of water runoff shall be mechanically retarded.
(9) 
Sediment in the runoff water shall be trapped until stabilization is effected utilizing debris basins, desilting basins, sediment basins or silt traps.
(10) 
No more than 10 building permits will be issued at any one time to a developer. Additional permits shall not be issued until all soil exposure has been eliminated.
C. 
Grading. In order to provide more suitable sites for building and other physical features, to improve surface drainage and to control erosion, the following requirements shall be met:
(1) 
The yards of every structure shall be graded to secure proper drainage away from buildings and dispose of it without ponding, and all land within a development shall be graded to drain and dispose of surface water without ponding, except if otherwise approved by the Planning Board. A minimum slope of 2% away from structures shall be required.
(2) 
All drainage provisions shall be of such design so as to collect on-site runoff and carry surface waters to the nearest practical street, storm drain or natural watercourse. Where drainage swales are used to deliver surface waters away from buildings, the swales shall be sodded or planted as required and shall be of such slope, shape and size to conform to good engineering principles.
D. 
Excavations and fills.
(1) 
No excavation shall be made with a cut face steeper in slope than 1 1/2 horizontal to one vertical (66%), except as approved by the Engineer when handled under special conditions.
(2) 
No fill shall be placed which creates any exposed surface steeper in slope than two horizontal to one vertical (50%), except as approved by the Engineer when handled under special conditions.
(3) 
Adequate provisions shall be made to prevent surface water from damaging the cut face of excavations or the sloping surfaces of fills.
(4) 
Retaining walls or cribbing shall be required where needed to prevent the surface of excavations or fills from exceeding, at any point, the maximum allowable slope.
(5) 
Excavations shall not be made so close to property lines as to endanger adjoining property without supporting and protecting the face of the excavation.
(6) 
No fill shall be made so as to cause settlement, sliding or erosion of the soil.
(7) 
No fill shall be made or placed adjacent to the bank of a channel so as to create bank failure or sliding.
E. 
Watercourses and erosion control. No developer shall block, impede the flow of, alter or construct any structure or deposit any material or thing or commit any act which will affect normal or flood flow in any communal stream or watercourse without having obtained prior approval from the Township or the New Jersey Department of Environmental Protection, whichever is applicable.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
F. 
Easements. Adequate rights-of-way and/or easements shall be provided for access of men and equipment during construction and afterwards for maintenance.
G. 
Requirements. Each person, corporation or other entity which makes any surface changes shall be required to:
(1) 
Collect on-site runoff and dispose of it to the point of discharge into the common natural watercourse of the drainage area.
(2) 
Handle existing off-site runoff through his development, but size any pipe he installs and size any easements and make necessary on-site improvements for a fully developed area upstream.
(3) 
Pay the proportionate share of the total cost of off-site improvements to the common natural watercourse based on a fully developed drainage area.
(4) 
Provide and install, at his expense, in accordance with Township specifications, all drainage and erosion control improvements, temporary and permanent, as required by an erosion and sediment control plan.