A. 
The applicant shall observe the following requirements and principles of land subdivision in each subdivision or portion thereof.
B. 
The subdivision plat shall conform to the design standards that will encourage good development patterns within the Borough. Where either an Official Map or Master Plan, or both, has been adopted, the subdivision shall conform to the proposals and conditions shown thereon. The streets, drainage rights-of-way, historic sites and public areas shown on an adopted Master Plan or Official Map shall be considered in approval of subdivision plats.
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 as provided herein.
A. 
Minor streets. Minor streets shall be so designed as to discourage through traffic unless deemed necessary by the approving authority.
B. 
Regional highways. Subdivisions abutting regional highways may be required to 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 approving authority may determine to be appropriate.
C. 
Minimum 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) 
For through traffic or arterial streets: 66 feet.
(b) 
For collector streets: 66 feet.
(c) 
For local streets: 50 feet.
(d) 
For local streets in the 5-Acre and 3-Acre Zones: 40 feet.
(e) 
For internal roads and alleys in multifamily, commercial and industrial developments, right-of-way width 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.
(2) 
Greater widths will be required if shown on the Master Plan or Official Map or if said street constitutes an extension of an existing street with a right-of-way of 50 feet or more.
D. 
Pavement width of streets. The pavement width of streets shall be in accordance with the following schedule:
(1) 
For through traffic or arterial streets: 48 feet.
(2) 
For collector streets: 24 feet to 40 feet.
(3) 
For local streets: 24 feet to 32 feet.
(4) 
For local streets in the 5-Acre and 3-Acre Zones: 24 feet.
E. 
Substandard street right-of-way and pavement width. In connection with 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, the applicant shall dedicate additional right-of-way or pavement width along either one or both sides of said road. If the subdivision is along one side only, 1/2 of the required extra width shall be dedicated.
F. 
Street grades. Grades of through traffic or arterial streets and collector streets shall not exceed 4%. Grades on other streets shall not exceed 10%. No street shall have a minimum grade of less than 1%.
G. 
Street intersections. 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. Street jogs shall have center-line offsets of not less than 125 feet.
I. 
Reverse curve tangents. A tangent at least 100 feet long shall be introduced between reverse curves on through traffic and arterial collector streets and local streets.
J. 
Street line deflection. 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 local streets and 300 feet for through traffic and arterial streets and collector streets.
K. 
Change in grade. All changes in grade shall be connected by vertical curves of sufficient radius to provide a smooth transition and proper sight distance.
L. 
Cul-de-sac streets.
(1) 
Dead-end streets (culs-de-sac) shall not be longer than 1,000 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.
(2) 
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. 
Street names. It is the policy of the Borough that the names of new streets honor those former citizens who have contributed to the rich historic traditions that the Borough possesses. Suggested names and supporting information are available from the Planning Board or Environmental Commission. No name shall be chosen, however, 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.
N. 
Sidewalks. Where sidewalks are required, there shall be provided a minimum walkway width of four feet constructed in accordance with Borough ordinances.
[1]
Editor's Note: The standards contained in this section, as well as §§ 195-30 and 195-49, may be in conflict with the Residential Site Improvement Standards, N.J.A.C. 5:21. In cases of conflict, the provisions of the latter shall control to the extent that they are enforceable.
A. 
Lot dimensions and areas shall not be less than the requirements of Chapter 215, 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 improved street with a right-of-way width of at least 50 feet in width except as provided for local streets in the 3-Acre and 5-Acre Zones.
D. 
Where property has been dedicated for widening of existing streets, lots shall begin at the dedicated street 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 such factors as rock formations, drainage conditions, watercourses, historic sites, flood conditions, high-water table or where percolation tests or test borings show the ground conditions to be inadequate for proper sewage disposal or where there exist similar circumstances, the approving agency may, after adequate investigation, withhold approval of such lots.
A. 
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 watercourses and such further width or construction, or both, as will be adequate for the purpose.
B. 
Natural features, such as trees, brooks, hilltops and views, shall be preserved whenever possible in designing any subdivision containing such features.
C. 
Any public use or areas shall be of suitable size, shape and location under the provision of reservation contained herein.
D. 
In a large development, easements along rear property lines or elsewhere for utility installation may be required. Such easements shall be at least 20 feet wide and shall be located in consultation with the utility companies or municipal departments concerned.
A. 
Approval of general plans. General plans of proposed utility layouts (sanitary sewers, storm drains, water, gas and electricity) showing feasible connections to existing or any proposed utility systems shall be required. When an individual water supply or sewage disposal system is proposed, the plan for such system must be approved by the appropriate local, county or state health agency, and such approval shall be submitted with the preliminary plat. Any subdivision or part thereof which does not meet the established requirements of this chapter or other applicable regulations shall not be approved. Any remedy proposed to overcome such a situation shall first be approved by the appropriate local, county or state health agency.
B. 
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 Utility Commissioners and shall submit to the approving authority, prior to the granting of preliminary approval, a written instrument from each serving utility, which shall evidence full compliance with the provisions of this section; provided, however, that lots in such subdivisions which abut existing streets where overhead electric or telephone distribution supply lines have theretofore been installed on any portion of the streets involved may be supplied with electric and telephone service for such overhead lines or extension thereof, but the service connections from the utility's overhead lines shall be installed underground. The location of access facilities for servicing the utility in the proposed subdivision shall be developed in conjunction with and as part of the complete subdivision plan.
C. 
Rights-of-way. Wherever the utility is not installed in the public right-of-way, an appropriate utility easement not less than 20 feet in width shall be provided.
D. 
Approval by Borough Engineer. All such underground installations for utilities and their service lines shall be subject to inspection and approval by the Borough Engineer, who shall be notified of such underground installations at least 48 hours prior to any excavation therefor. No underground installation shall be covered until inspected and approved by the Borough Engineer and those agencies having jurisdiction over the particular installation.
A. 
No topsoil shall be removed from the site or used as spoil. Topsoil moved during the course of construction shall be redistributed so as to provide at least six inches of cover to all areas of the subdivision and shall be stabilized by seeding or planting.
B. 
All applications for subdivision shall be in accordance with Chapter 179, Soil Erosion and Sediment Control, and § 215-12.2, with respect to lot grading plans, as well as Chapter 251 of the Laws of 1975,[1] the Municipal Land Use Law, as may be amended from time to time.
[Amended 3-18-2002 by Ord. No. 02-02]
[1]
Editor's Note: See N.J.S.A. 40:55D-1 et seq.
[Added 9-2-1980 by Ord. No. 16-80; amended 5-21-2007 by Ord. No. 5-07]
A. 
Where a subdivision or a lot subject to site plan review is traversed by a watercourse, drainageway, channel or stream or where it is desirable to preserve other areas within a subdivision because of soil conditions, rock outcroppings, tree masses, wildlife habitat, vistas or other significant horticultural, environmental or natural features, there shall be provided a drainage and/or conservation easement of sufficient area and width to protect and preserve the aforementioned feature. Such easements shall be deeded to the Borough prior to, or as a condition of, a final subdivision or site plan approval and shall carry the following limitations as determined by the Planning Board:
(1) 
There shall be no activity within the area detrimental to drainage, flood control, water conservation, erosion control or soil conservation or fish and wildlife habitat preservation.
(2) 
No trees or shrubs shall be removed or destroyed on lands in the easement except in accordance with a plan prepared by a New Jersey licensed landscape architect or forester and approved by the Borough Engineer.
(3) 
No topsoil, sand, gravel or minerals shall be excavated or removed, except as may be required to build a pond, and then only if the Borough approves the design and structure of the pond, it being the intent to preserve the natural function of the floodplain.
(4) 
No buildings of any description shall be erected.
(5) 
No fill of any kind shall be permitted, except as may be required to build a road, and then only after the Borough approves the design and amends Article IX, Site Plan Approval.
B. 
Protection of conservation easements, wetlands and wetland transition areas.
(1) 
All boundaries of conservation easements, wetlands and transition areas shall be delineated with a sufficient number of permanent markers to clearly identify the boundaries of the easement. All such markers shall be in accordance with the Mendham Borough Standard Conservation Easement Marker, attached hereto and made a part hereof,[1] although alternate styles may be approved by the Planning Board or Board of Adjustment.
[1]
Editor's Note: The Mendham Borough Standard Conservation Easement Marker is on file in the Borough offices.
(2) 
To prevent adverse impacts on conservation easements and delineated wetlands and transition areas during construction, the following guidelines shall be employed:
(a) 
All boundary markers shall be installed prior to the commencement of on-site construction.
(b) 
A snow fence shall be installed in the area of disturbance outside of the conservation easement, wetlands, or wetlands transition area boundary lines prior to the commencement of on-site construction, so as to prevent encroachment into these protected areas.
(c) 
A silt fence and hay bales shall be installed downslope from any construction disturbance adjacent to the wetlands and transition areas so as to prevent the transport of silt into these areas.
(d) 
The applicant or developer of the property shall not encroach into state-regulated wetlands, transition areas or stream buffers except for those activities specifically permitted by a NJDEP permit. All existing on-site vegetation within conservation easements, wetlands, and transition areas shall be preserved.
(3) 
The Planning Board or Board of Adjustment may, waive the markers requirement for agricultural areas or other areas where the markers are determined to be not warranted.
[Added 11-21-2005 by Ord. No. 29-05]
All applications for subdivision shall include a stormwater management system designed in accordance with § 215-12.5, as may be amended from time to time.