The subdivider shall observe the following requirements and principles of land subdivision in the design of each subdivision or portion thereof, in addition to the requirements of the Master Plan and ordinances of the Borough of Englishtown, and the Official Map of the County of Monmouth.
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.
Streets shall be so designed as to discourage through traffic unless a contrary intention is delineated on the Master Plan.
C.
Subdivisions that adjoin or include existing streets that do not conform to widths as shown on the Master Plan or Official Map or the street width requirements of this chapter shall dedicate additional width along either one or both sides of the road. If the subdivision is along one side only, 1/2 of the required extra width shall be dedicated or improved and dedicated if required by the Unified Planning/Zoning Board.
D.
The right-of-way shall be measured from lot line to lot line and shall not be less than 50 feet.
E.
No subdivision showing reserve strip controlling access to streets shall be approved except where the control and disposal of land comprising such strips has been placed in the Borough Council under conditions approved by the Unified Planning/Zoning Board.
F.
No street shall have a minimum grade of less than 1/2 of 1%.
G.
Street intersections shall be as nearly at right angles as is 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 25 feet.
H.
Street jogs with center-line offsets of less than 125 feet shall be prohibited.
I.
A tangent at least 100 feet long shall be introduced between reverse curves on 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.
K.
All changes in grade shall be connected by vertical curves of sufficient radius to provide a smooth transition and proper sight distance.
L.
Dead-end streets (culs-de-sac) shall not be longer than 600 feet and shall provide a turnaround at the end with a radius of not less than 60 feet 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.
M.
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.
A.
Block lengths and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area as hereinafter stated 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 Unified Planning/Zoning Board. Such walkway shall be 10 feet wide and be straight from street to street.
C.
For commercial, group housing or industrial use, blocks shall be sufficient to meet all area and yard requirement for such use.
A.
Lots in subdivisions shall have a minimum frontage and a minimum depth in accordance with Chapter 620, Zoning.
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 and installed street.
D.
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 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 Unified Planning/Zoning Board may, after adequate investigation, withhold approval of such lots.
A.
In large-scale development, easements along rear property lines or elsewhere for utility installations may be required. Such easements shall be at least 20 feet wide and located in consultation with the companies or municipal 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 with 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.
D.
No buildings or dwelling shall be constructed in any right-of-way or easement area.
Wherever possible, subdividers shall preserve trees, groves, waterways, scenic points, historic spots and other community assets and landmarks.
In subdivisions which provide or are intended to provide housing facilities for more than 10 families, the Unified Planning/Zoning Board shall consider the need for suitable open areas for recreation. The standards to be used by the Unified Planning/Zoning Board as a guide in determining space needed for recreation shall be 0.25 acre per family. However, the Borough Council need not accept any open area of less than two acres in size.
If a subdivision cuts or abuts an area zoned for a use different from the use permitted in the area of the subdivision, the Unified Planning/Zoning Board shall consider the need to provide a separation to promote the public safety and general welfare of the Borough. The Unified Planning/Zoning Board may require:
A.
A buffer strip at least 100 feet in width to be shown on the plat of the subdivision and conveyed to the Borough or maintained in common ownership, to be maintained in its natural state or planted with appropriate trees, or other buffering materials.
B.
Such other means of separation as the Unified Planning/Zoning Board may deem appropriate.