The subdivision plat shall conform to design standards that will encourage
good development patterns within the municipality. 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. 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.
The subdivider shall observe the requirements and principles of land
subdivision in the design of each subdivision or portion thereof set forth
in this article.
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 designed as to discourage through
traffic.
C.
Subdivisions abutting arterial streets shall provide
a marginal service road or reverse 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.
D.
The right-of-way width shall be measured from lot line
to lot line and shall not be less then the following:
(1)
Arterial streets: 80 feet.
(2)
Collector streets: 60 feet.
(3)
Minor streets: 50 feet, but the Planning Board may, in
its discretion, reduce such minimum to 40 feet.
(4)
Marginal access streets: 40 feet.
(5)
The right-of-way width for internal roads and alleys
in multifamily, commercial and industrial development 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.
No subdivision showing reserve strips controlling access
to streets shall be approved, except where the control and disposal of land
comprising such strips has been placed in the Borough under conditions approved
by the Planning Board.
F.
Subdivisions that adjoin or include existing streets which do not conform to width as shown on the Master Plan or Official Map or to the requirements of this chapter or Chapter 263 shall dedicate additional width along either one or both sides of the street so as to make the required width.
G.
Grades of arterial and collector streets shall not exceed
4% and, on other streets, 10%. No street shall have a grade of less than 0.7%.
H.
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 20 feet.
I.
Street jobs with center-line offsets of less than 125
feet shall be prohibited.
J.
A tangent, at least 100 feet long, shall be introduced
between reverse curves on arterial and collector streets.
K.
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 minor
streets and 300 feet for arterial and collector 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 and culs-de-sac shall not be longer
than 500 feet and shall provide a turnaround at the end with a radius of not
less than 50 feet and tangent, whenever possible, to the right side of the
street.
N.
Streets shall be named so as to avoid ambiguity and confusion.
O.
No surface grading of a major subdivision or of any street
shall be commenced until after acceptance of the final plat, unless permission
to the contrary has been granted in writing by the Planning Board, with prior
approval of the Borough Engineer and, in Classes S-2 and S-3, of the Board
of Health.
A.
Lot dimensions and area shall not be less than the requirements of Chapter 275, except that for lots coming under Classes S-2 and S-3 and lots adversely affected by grades, adverse soil or other limiting distances or surface factors, additional lot area must be provided.
B.
Insofar as practical, side lot lines shall be at right
angles to straight streets and radial to curved streets.
C.
Each lot shall front upon an approved street at least 50 feet in width, except lots fronting on streets described in § 234-40.
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.
Lots having downward slope in rear yard. Wherever the
natural or altered grade of a rear yard of a lot exceeds 3% downward from
the house toward the rear lot line, the required open space reserved for sewage
disposal facilities shall be provided in a side yard by increasing the width
of the selected side yard to a minimum of 45 feet or, in a rear yard, by increasing
the depth thereof to not less than 80 feet provided that its width at the
rear lot line is at least 2/3 of the lot width at the building line but, in
no case, less than 60 feet and the area or size of the lot is increased accordingly.
Groundwater diversion drains may be required in the street or front yard,
subject, however, to limiting distances from the top edge of a terrace or
wall along the rear property line or side lot lines as required by the Board
of Health.
G.
Lots having upward slope in rear yard. Wherever the natural
or altered grade of a rear yard exceeds 3% in an upward direction toward and
beyond the rear lot line and other abutting lots, the required reserved open
space for sewage disposal facilities shall be provided in a side yard by increasing
the width of the selected side yard to not less than 45 feet or, in the front
yard, by providing a setback from the street line of not less than 50 feet;
provided, however, that groundwater diversion drains may be required in the
rear yard and the area and size of the lot increased accordingly.
H.
Lots facing on streets with grades between 4% and 6%.
For such lots, including corner lots, the area reserved for sewage disposal
shall be placed either in the front yard by providing a setback of not less
than 50 feet from the street or property line or in the rear yard by providing
a depth of not less than 90 feet, with a lot width at the rear property line
of at least 2/3 of the width of the lot at the normal building or setback
line but, in no case, less than 70 feet, provided that the limiting distances
from the top edge of a terrace or wall, whether along the downhill side lot
line, the rear lot line or the front property line, conform to the requirements
of the Board of Health; provision is made for the location of groundwater
diversion drains, with portions thereof in tight pipe conforming to the requirements
of the Board of Health; the width of such lot at the normal setback line shall
not be less than 90 feet; and the downhill side yard, applicable to uphill
corner lots or in the middle of a block, shall have an unobstructed width
of not less than 30 feet.
I.
Lots facing on streets with grades of over 6%. In order
to provide for the required area reserved for sewage disposal, the minimum
width of a lot at the setback line shall be not less than 100 feet where the
street grade does not exceed 7 1/2% and not less than 125 feet where the street
grade exceeds 7 1/2% but is less than 10%. The lot width requirement may be
further increased by direction of the Board of Health where soil conditions
indicate poor permeability or other unusual conditions occur or are liable
to occur. The downhill side yard shall have an unobstructed width of not less
than 40 feet. Areas reserved for sewage disposal may be in the front yard,
with setback of at least 50 feet, or in the rear yard, provided that the rear
yard depth shall be not less than 90 feet, with a lot of width at the rear
property line of at least 2/3 of the width at the required setback line but,
in no case, less than 85 feet.
A.
In large scale developments, easements along rear property
lines or elsewhere for utility installation may be required. Such easements
shall be at least 15 feet wide and located in accordance with the recommendations
of the public utilities and municipal departments concerned.
B.
Where a subdivision is traversed by a watercourse, drainageway,
channel or street, there shall be provided a stormwater easement or drainage
right-of-way, conforming substantially with the lines of such watercourse,
to accommodate the runoff and such further width or construction, or both,
as will be adequate for the purpose of maintaining the drainage right-of-way,
subject to requirements of the County Engineer and the state.
C.
Natural features, such as trees, brooks, hilltops and
views, shall be preserved whenever possible in designing any subdivision containing
such features. Trees shown in plot plans shall be replaced if destroyed during
building.
Easements shall be provided not only for existing or proposed public
facilities, including groundwater diversion drains, but also in nonsewered
areas for trunk sanitary sewers. All easements shall be dedicated to the municipality
in a manner approved by the Borough Attorney and shall be indicated on any
final plat.
