A. 
Responsibility for design. Within the criteria established by and subject to the review and approval of the Planning Board, all design of a subdivision is the responsibility of the subdivider, and he shall be responsible for and bear the entire cost of any and all investigations, tests, reports, surveys, samples, calculations, environmental assessments, designs, researches or any other activity necessary to the completion of the subdivision design. The standards set in this Article shall be taken to be the minimum necessary to meet its purposes as set forth elsewhere herein. The responsibility of the Planning Board shall be to see that these minimum standards are followed and, in those cases not covered by these standards, that sufficient precautions are taken to assure that the eventual subdivision design is conducive to the implementation of the purposes of this chapter. The Planning Board may employ professionals in various disciplines to advise and assist it in its determinations. Any decision of the Planning Board regarding the suitability or sufficiency of any design proposal, taken upon advice of its professionals and subject to the provisions of this Article, shall be deemed conclusive.
B. 
Design data. To properly execute the design of a subdivision, it is anticipated that the subdivider will obtain or cause to be obtained certain design data, including but not limited to soil tests and analyses, environmental assessments, traffic studies and traffic projections, surveys, reports and similar design data. Any and all such data obtained by the subdivider, or by others retained by him to complete the design of the subdivision, shall be made available to the Planning Board and its employees and professional staff for the purposes of reviewing the proposed subdivision design. Should the Planning Board feel the design data submitted is not sufficient for the purpose of completing a full review of the subdivision proposal, it may request the applicant to provide such additional information as is deemed necessary. Until the applicant supplies such information, no submission under the provisions of this section shall be termed complete. Nothing contained herein shall be interpreted to prevent the Planning Board from making or causing to be made such independent studies, calculations or other undertakings as it deems necessary in the review of any proposal.
C. 
Design standards. When a subdivider determines that it will be necessary to utilize design standards in addition to or other than those minimum requirements established herein, he is advised to consult with the Township Engineer prior to beginning his detailed design, for review and approval of his proposed design standards. Standards utilized should generally be nationally recognized and in common use in this area. Design standards may not be utilized if they do not have the approval of the Township Engineer.
D. 
Waiver of requirements. It is recognized that, in certain instances, preexisting conditions or the uniqueness of a particular proposal may require the waiver of some of the standards presented herein. The Planning Board may consider and, for cause shown, may waive strict conformance to such of these detailed design standards as it sees fit. Any subdivider desiring such action shall present with his application for final approval a listing of all such waivers desired together with the reasons therefor.
A. 
Street extensions. The arrangement of streets within the subdivision shall provide for the extension and/or realignment of existing major arterial highways, major thoroughfares and collector streets. Arrangements should be made to extend existing minor streets only when such extension is necessary and the Planning Board concurs that such extension will promote safety and conform to the minor street standards contained in this section.
B. 
Street widening. Where subdivisions abut existing roadways, sufficient right-of-way shall be reserved to provide the right-of-way width proposed for the functional classification of the street in question.
C. 
Design of local streets. Local streets shall be designed in accordance with the schedule of street design standards and the following requirements:
(1) 
Local streets shall be so arranged that there exists a minimum possibility of their use by traffic which does not have its origin or destination at the lots to which the local streets provide access.
(2) 
Culs-de-sac (dead-end streets) may be used where necessary, but should not have a center-line length from the intersecting street center line to the center point of the cul-de-sac of less than 100 feet nor longer than 1,200 feet. They shall provide an end turnaround with a pavement radius of not less than 50 feet, which shall have its center point at or to the left of the center line of the street, when viewed toward the closed end. In the event that it is contemplated that a dead-end street shall be extended in the future, a temporary cul-de-sac meeting the aforementioned design criteria shall be required.
(3) 
When their use is possible, short loop streets are preferred to culs-de-sac. Loop streets shall have both of their terminuses located on the same major street to be so classified.
(4) 
P-loops, which are loop streets with a single access point, should have an entrance not exceeding 700 feet in distance from the loop intersection. There should also be provided an emergency vehicular and pedestrian right-of-way of 15 feet, minimum width, from the loop and providing access to a street which is not a part of the P-loop. The loop of a P-loop should have a street length not exceeding 3,000 feet. The entrance street of P-loops should be designed in accordance with the design standards for minor collector streets.
(5) 
Artificial modifications in street rights-of-way for the purpose of increasing lot frontage shall be prohibited. Such prohibited modifications shall include but not be limited to widening the right-of-way of a continuous street through the use of semi-circular projections.
(6) 
One-way streets. When a loop street provides access to 25 or fewer lots and topographical conditions provide for difficult construction, the Planning Board may consider the use of a one-way street and a reduced paving width in accordance with the schedule of street design standards. The Planning Board may also consider the use of one-way streets and reduced paving width where, by reason of topography, physical features or other conditions, reduced width would substantially reduce disruption of the subdivision's environment. Such one-way streets and reduced paving width are subject to the review and approval of the Traffic Bureau of the New Jersey Department of Transportation. Such review and approval must be obtained by the subdivider before tentative approval of a preliminary plat will be granted.
D. 
Classification of streets.
(1) 
In any subdivision it shall be the duty of the Planning Board to approve classification of proposed streets according to their use. In making its decisions, the Planning Board shall refer to the Master Plan and shall consider conditions within the subdivision and the surrounding areas and shall use as a guide the following street classifications and criteria:
LOCAL STREET
A street providing access to abutting properties and, where feasible, should be either a cul-de-sac or a loop street meeting the requirements hereinabove set forth. A street which serves traffic having origins and destinations other than within the lots which abut the street shall not be considered a local street.
MINOR COLLECTOR STREET
Generally a street gathering traffic from local streets and feeding it into a system of major collectors, major thoroughfares or major arterial roadways and could be utilized by traffic other than residential in nature.
MAJOR COLLECTOR STREET
Generally a street gathering traffic from local streets or minor collector streets and feeding it into a system of major thoroughfares or arterial highways and could be utilized by traffic other than residential in nature.
MAJOR THOROUGHFARE
A street gathering traffic from more than one minor or major collector and leading it to a system of other major thoroughfares or major arterial streets.
MAJOR ARTERIAL HIGHWAY
Any federal, state or county highway or Township street or road intended to carry traffic between other major arterials and major thoroughfares and between the various neighborhoods of the Township or from the Township's neighborhoods to destinations outside the Township.
(2) 
Classification criteria. Street classifications will be approved by the Planning Board in accordance with the foregoing definitions, in accordance with the provisions of the Master Plan and Official Map if such are adopted, in accordance with the provisions of applicable county and state regulations or plans or, in the absence of specific information, from the above, in accordance with its own best judgment concerning the use to which the various streets in any subdivision will be put.
E. 
Lots abutting major collector streets, major thoroughfares and arterial highways. In any subdivision abutting or being traversed by a major collector street, major thoroughfare or major arterial highway, one of the following conditions shall be required by the Board:
(1) 
A marginal street meeting the classifications herein for a local street shall be provided along each major collector, major thoroughfare or major arterial highway and shall be separated from the major collector, major thoroughfare or arterial highway by a landscaped strip at least 25 feet in width.
(2) 
The frontage of all lots abutting the major collector, major thoroughfare or major arterial highway shall be reversed so that the lots will front on an internal local street. A natural wooded or landscaped buffer strip at least 50 feet in width will be provided on the abutting lots along the right-of-way of the major collector, major thoroughfare or major arterial highway. The area of such buffer strip shall not be considered part of the required minimum lot size.
(3) 
All lots abutting major collector streets may, in lieu of the above, be provided with suitable driveway turnarounds eliminating any necessity for vehicles to back into a collector street [or may be designed as in Subsection E(1) or (2) above].
(4) 
Other means of providing a satisfactory buffer separating through and local traffic shall be provided as may be deemed proper by the Planning Board.
(5) 
Dwellings on corner lots shall be diagonally oriented or shall have their driveway access on the roadway designed and intended to carry the lesser amount of traffic.
F. 
Street design standards. Street design standards shall be appropriate to the expected use of the street, soil, topographical and other physical conditions and to the maintenance of the purposes of this section, but shall not be less than those set forth in the Schedule of Street Design Standards contained herein.
Schedule of Street Design Standards
Local Streets
Minor Collector Streets
Major Collector Streets
Major Thorough- fares
Major Arterial Highways
Nominal traffic capacity (ADT)
400
1,000
2,500
10,000
--2
Minimum right-of-way width (feet)
50
60
70
100
120
Minimum shade tree and utility easement, each side (feet)
5
5
5
5
--
Minimum paving width (feet):
Two-way
30
40
50
60
--2
One-way
22
--
--
--
--
Shoulder or parking- area width1
--
--
--
2 at 8 ft.
--2
Two-way
30
40
50
60
--2
One-way
22
--
--
--
--
Sidewalks:
Width
4
4
4
4
--
Setback (from face of curb)
3
4
5
7
--
Design speed (miles per hour3)
40
40
50
60
60
Minimum radius of horizontal curvature at center line
150
500
750
2,000
2,000
Minimum tangent between reverse curbs
100
200
4004
6004
42
Maximum longitudinal grade (percent)
8
8
6
4
4
Minimum longitudinal grade (percent):
Desirable
0.75
0.75
0.75
0.75
0.75
Absolute
0.50
0.50
0.50
0.50
0.50
Maximum longitudinal grade for 200 feet from each side of intersection (percent)
3.5
--
2.5
--
--
Minimum curb return radius at intersection9
15
25
25
45
45
Vertical curve5
Crest: Minimum length equals 100 feet, based on stopping sight distance or design speed.
Sag: Minimum length equals 100 feet, based on headlight illumination and stopping sight distance or design speed.
Maximum super- elevation (percent)
Not required
Not required
6
6
6
Pavement cross-slope, minimum (percent)
2.947
3.19
2
1 1/28
--2
Pavement cross-slope, maximum (percent)
2.947
3.198
4
3
--2
Curbface required (inches)6
6
8
8
8
--2
Minimum property line corner radius (feet)9
7
15
15
30
--2
NOTES:
1 Shoulders or parking areas as required may be of reduced structural design.
2 To be individually designed based on traffic projections and on design standards of the American Association of State Highway Officials. Design to meet at least major thoroughfare standards.
3 For sight distance and vertical curve calculations only.
4 Or as required to run out superelevation (1% per second of travel at design speed).
5 Not required if algebraic difference of intersecting grades does not exceed one.
6 Except in superelevation areas.
7 Six-inch crown.
8 Eight-inch crown.
9 When dissimilar streets interest, the larger radius will be used.
G. 
Street intersections. Street intersections shall be designed according to the following standards:
(1) 
No more than two streets shall cross the same point. Street intersections shall be at right angles wherever possible, and intersections of less than 70° (measured at the center line of streets) shall not be permitted.
(2) 
Streets should not enter the same side of major collector streets at intervals of less than 500 feet, major thoroughfares at intervals of less than 1,200 feet or arterials at intervals of less than 2,500 feet. Streets which enter collectors, major thoroughfares or major arterials from opposite sides shall be directly opposite to each other or must be separated by at least 150 feet between their center lines measured along the center line of an intersected collector or 500 feet along the center line of a major thoroughfare or 800 feet along the center line of a major arterial.
(3) 
Approaches of any major collector, major thoroughfare, or major arterial street shall be tangent or have a center-line radius greater than 5,000 feet for at least 500 feet from the intersection.
(4) 
Where a minor or major collector, major thoroughfare or major arterial street intersect, the right-of-way of each minor collector shall be widened by 10 feet (five feet on each side) for a distance of 300 feet in all directions from the intersection of the center lines, and the right-of-way of each major collector, major thoroughfare and major arterial shall be widened by 20 feet (10 feet on each side) for 500 feet in all directions from the intersection of the center lines.
(5) 
Approaches of any local or minor collector street to any other street shall be tangent (straight) for a distance of at least 50 feet from the intersection or have a center-line radius greater than 1,000 feet for at least 150 feet from the intersection and have a clear sight of a point three feet high in the intersection for a distance of not less than 400 feet.
H. 
Street layout.
(1) 
Curved local and minor collector streets are preferred to discourage speed and monotony. The maximum straight line distance should not exceed 1,000 feet.
(2) 
In all cases the Planning Board may, and in the case of subdivisions having 100 or more lots the Planning Board shall, require provision for continuing circulation patterns onto adjacent properties and, for this purpose, may require the provision of stub streets abutting adjacent properties.
(3) 
Subdivisions containing more than 150 lots should have two access points from collector streets, major thoroughfares or arterial highways.
I. 
Grading for roadways. To preserve the integrity of pavements, embankments and excavations for streets or roadways shall be provided with slopes no steeper than one foot vertical rise for every three feet of horizontal distance. Such slopes shall be suitably planted with perennial grasses or other ground cover plantings in accordance with the plans approved by the Planning Board. In areas where excavations or embankments would extend significantly beyond road rights-of-way, thereby causing disruption to the natural environment of the subdivision, the Planning Board may, upon the application of the subdivider, consider or may, upon its own initiative, direct the use of terraces, retaining walls, crib walls or other means of maintaining roadway slopes. In any event, the entire roadway right-of-way shall be fully graded, and any retaining walls, crib walls or terraces shall be located out of the right-of-way, and maintenance shall be the responsibility of the owner of the property on which they are constructed. The subdivider shall make suitable provisions in the instruments transferring title to any property containing such terraces, retaining walls or crib walls and shall provide a copy thereof to the Planning Board. All graded areas within or outside of the roadway right-of-way shall be neatly graded, topsoiled and fertilized and seeded, to establish a stand of perennial grasses. Top of slopes in excavations and top of slopes in embankment areas shall coincide with the right-of-way line or the exterior line of the five-foot-wide shade tree and utility easement required herein. Sidewalk and easement areas shall slope at 2% to the top of curb elevation, and sidewalk construction shall conform to this slope.
J. 
Limit of improvements. The subdivider shall complete all improvements to the limits of the subdivision, unless other provisions have been made and approved by the Planning Board. In those instances where completion of certain improvements would not be possible until the development of adjacent land takes place, alternate temporary improvements may be constructed subject to the approval of the Planning Board, and cash or a certified check representing the difference between the value of the temporary improvements and the required improvements may be accepted by the Mayor and Council to be credited toward the completion of such improvements at such time as the adjacent land develops.
K. 
Streets serving other than single-family detached homes. The right-of-way width and other standards for internal roads and alleys in multifamily commercial and industrial subdivisions shall be determined by the Board on an individual basis and shall in all cases be at sufficient width and design to safely accommodate maximum traffic, parking and loading needs and maximum access for fire-fighting equipment and shall generally conform to the requirements herein.
L. 
Reserve strips. There shall be no reserve strips or areas controlling access to streets except where control and disposal of the land comprising such strips or areas have been placed in the hands of the Mayor and Council under conditions approved by the Planning Board.
A. 
Layout of storm sewer system.
(1) 
Inlet spacing shall not exceed 600 feet or a design inlet flow of 4.0 cubic feet per second for Type B inlets and 1.5 cubic feet per second for Type E inlets, and, in addition, gutter flow shall also be limited to provide a maximum gutter flow surface width of nine feet for local and minor collector streets, six feet for major collector streets and shall be retained within the shoulder areas on all major thoroughfares and major arterials.
(2) 
Gutter flow across intersections will not be allowed. Sufficient inlets will be placed to prevent flow across intersections. No swales or dish gutters will be permitted. Sewers shall be tangent between junctions. Manholes shall be placed at all sewer junctions where inlets are not required and at maximum intervals of 600 feet in continuous drainage runs.
B. 
Type of inlets. All street inlets shall be New Jersey Department of Transportation Standard Type B; and all yard inlets shall be Standard Type E. Casting heights on street inlets shall be two inches greater than the specified curbface.
C. 
Open channels.
(1) 
Open channels shall be designed to contain the required flow and shall have a design velocity low enough in the judgment of the Township Engineer to prevent erosion. The minimum easement for open channel sections shall be the maximum design top width of the channel section segment plus 25 feet rounded to the next highest five-foot increment. The excess easement area shall be provided offset to that side of the channel most convenient for use by maintenance crews; and the minimum distance between the channel top edge and any easement line shall be five feet. Excess velocity, if any, as determined by the Township Engineer, in open channels must be controlled by sod, riprap, paving, ditch checks or other suitable methods. Changes of direction in open channels must have a minimum radius of 800 feet or be adequately paved or riprapped.
(2) 
Generally, unlined open channel cross sections shall have side slopes not steeper than four to one for channel depths of two feet or less and not steeper than six to one for channel depths of more than two feet. Lined open channel side slopes shall not be steeper than two to one.
(3) 
The bottoms of all unlined open channels and the channel side slopes to at least the design flow level will be sodded with suitable coarse grass sod.
(4) 
All unlined open channel side slopes above the design minimum flow level will be topsoiled and seeded or otherwise suitably stabilized in accordance with an approved soil disturbance permit.
(5) 
All unlined open channels which can be expected to have a base flow of five cubic feet per second or more for at least two out of every 12 months will be provided with a low flow channel using gabions, riprap, lining, one-third pipe sections or other arrangements approved as part of the final plat submission.
D. 
Minimum basis for calculations. The following criteria shall be utilized unless other agencies having appropriate jurisdiction require design criteria for greater flows.
(1) 
Design storm frequency:
(a) 
For closed conduits: 15 years; or if the above results in a conduit size at least equivalent to a twenty-one-inch reinforced concrete pipe, then 20 years for that conduit; or if the above results in a conduit size at least equivalent to a thirty-inch reinforced concrete pipe, then 25 years for that conduit; or if the above results in a conduit size at least equivalent to a fifty-four-inch reinforced concrete pipe, then 50 years for that conduit.
(b) 
For open channels: 15 years; or if the tributary area exceeds 50 acres, then 25 years; or if the tributary area exceeds 250 acres, then 50 years. The flooding limits for storms with a return period of twice the design storm shall be determined for all open channels. Such limits shall be in the drainage or conservation easements delineated on the plat.
(c) 
For detention facilities: a twenty-four-hour flood with a return period not less than 50 years; or if the tributary area exceeds 50 acres, then 100 years. Design shall be in accordance with the criteria established by the Soil Conservation Service, United States Department of Agriculture.
(d) 
For gutter flow calculations: 15 years for local and minor collector streets; 25 years for major collectors and major thoroughfares; and 50 years for major arterials.
(2) 
Runoff calculations. Runoff determinations should be made using the rational formula or, in unusual cases, other methods with the prior approval of the Planning Board. Upstream areas should be considered based on their full development potential according to current zoning or the current use, whichever produces the greatest runoff. Runoff coefficients used should generally fall in the following ranges:
Classification, Fully Developed
Range of Coefficient
Public parks, open space and land conservation
0.15 to 0.30
Low-density residential
0.30 to 0.45
Medium-density residential
0.40 to 0.60
High-density residential
0.55 to 0.70
Commercial and industrial
0.60 to 0.90
Pavements, roadways and shoulders
1.00
(3) 
Velocity restriction.
(a) 
In general, velocities in closed conduits at design flow should be at least two feet per second but not more than that velocity which will cause erosion damage to the conduit. In general, velocities in open channels at design flow shall not be less than 1/2 foot per second and not greater than that velocity which will begin to cause erosion or scouring of the channel. For unlined earth channels, the maximum velocity allowed will be two feet per second. For other channels, sufficient design data and soil tests to determine the character of the channel shall be made by the subdivider and shall be made available to the Planning Board at the time of drainage review.
(b) 
At transitions between closed conduits and open channels or different types of open channels, suitable provisions must be made to accommodate the velocity transitions. These provisions may include riprapping, gabions, lining, aprons, chutes and checks or others, all suitably detailed and approved as part (c) of the final plat submission. For all flow of 40 cubic feet per second or more, tailwater depth and velocity calculations shall be submitted.
(4) 
Design formulas and friction factors. In general, the Manning Formula will be used by the Planning Board to review the adequacy of proposed drainage facilities. Other formulas may be used in particular cases with the previous agreement of the Board. A friction factor (n) of 0.0212 will be used for nonporous concrete pipe; and a factor of 0.020 will be used for fully coated corrugated metal pipe with paved invert. Commensurate factors will be used for other pipe type or shapes. A friction factor (n) not less than 0.012 will be used for fully lined concrete channels; a factor not less than 0.025 will be used for good earth channels; and a factor not less than 0.100 will be used for fair to poor natural streams and watercourses. Commensurate factors will be used for other channel types.
(5) 
All drainage facilities Carrying runoff from tributary areas larger than 1/2 square mile must have the approval of the New Jersey Division of Water Policy and Supply. Such approval shall be granted prior to approval of a tentative plat.
(6) 
All encroachments of natural waterways must be referred to the New Jersey Division of Water Policy and Supply for approval in accordance with statute. The state may retain jurisdiction, in which case a permit will be necessary, or may refer the matter to the County Engineer for review.
(7) 
All nonpipe culverts shall be designed for AASHO H20-44 loading. All culverts of any type shall be carried to the roadway right-of-way and shall terminate with headwalls or other approved end treatment. All conduits terminating or beginning in open channels shall be provided with headwalls or other appropriate end treatment.
(8) 
Guardrail and/or railings shall be placed at all drainage structures where the interests of pedestrian or vehicular safety would dictate. The Planning Board may require that any open channel, other than naturally occurring streams, be fenced with forty-eight-inch-high chain link fencing if the banks of the channel are steeper than one foot vertical for every four feet horizontal and either the total depth of the channel exceeds four feet or the channel would be expected to have a depth of flow greater than two feet more often than once every 10 years. For maintenance purposes, gates may be required by the Planning Board at intervals of approximately 200 feet.
(9) 
Storm drainage systems shall be designed to include not only the proper drainage of the actual area of the specific subdivision, and the area tributary thereto, but shall also include the disposal of the stormwater runoff to an adequate outlet or other means of final disposal of the stormwater, such as lake, pond, running stream or existing adequate storm sewers.
(10) 
The use of siltation and sedimentation basins with controlled outflows may be required during construction or permanently.
E. 
Special drainage provisions.
(1) 
The existing system of natural drainage within each subdivision shall be preserved to the maximum extent possible. To this end the Board may require the preservation of natural drainage swales, recharge areas, wet-weather ponds and similar features and may require suitable drainage and conservation easements and possible increases in lot size to allow usable lots with the preservation of such features.
(2) 
Subject to review and approval by the Board, the design of the subdivision may be modified to take advantage of the natural drainage features of the land. In such review the Board will use the following criteria:
(a) 
The utilization of the natural drainage system to the extent possible.
(b) 
The maintenance of the natural drainage system as much as possible in its unimproved state.
(c) 
When drainage channels are required, wide shallow swales with natural vegetation will be preferred to other sections.
(d) 
The construction of flow-retarding devices, detention areas and recharge berm to minimize runoff value increases.
(e) 
Maintenance of base flow in streams, reservoirs and ponds.
(f) 
The reinforcement, improvement and/or extension of the natural drainage system to such an extent as is necessary to eliminate flooding and excess maintenance requirements.
(3) 
All developments or portions of total schemes of development which, based upon the tentative plat submission, total 15 or more acres will be expected, to the extent that the Board considers possible, to limit the total stormwater runoff from the site after development to not more than 115% of the runoff from the site in its undeveloped state. The utilization of the provisions of this section to limit such runoff are encouraged. However, the Board may require the use of reasonable artificial methods of detention and/or recharge if it determines that natural provisions are not feasible.
(4) 
The Board may waive the provisions of Subsection E if the nature of the development, the character of adjacent previously developed areas or other factors make the utilization of natural drainage features or runoff limiting devices inadvisable or impractical.
F. 
Pipe sizes. Minimum pipe sizes shall be 15 inches in diameter or eleven-by-eighteen-inch elliptical pipe, unless otherwise specified herein.
A. 
Lot size. Minimum lot size and dimensions shall be governed by other sections of this chapter, except that:
(1) 
When either on-site sewage disposal or water supply or both are proposed, the minimum lot size shall not be less than 30,000 square feet. However, the Board of Health may require a larger lot size if it deems that such increased lot size is necessary for such purposes. The Planning Board shall abide by the decisions of the Board of Health in this matter.
(2) 
The Planning Board may require larger lots where additional area will partially or completely eliminate the necessity of changes in grade which in the opinion of the Board would cause unreasonable destruction of the topography or environment or would create drainage or erosion problems.
(3) 
The Planning Board may require larger lots adjacent to collector, major thoroughfare or major arterial streets where, in the opinion of the Board, the larger lots promote the health, safety and general welfare of the public.
B. 
Lot and block numbers. In accordance with the Tax Map Specifications of the State of New Jersey, dated January 1968, prepared by the State of New Jersey, Department of the Treasury, as amended, subdivided lots and blocks shall generally bear the original numbers with a number added as a subscript. The use of letter designations should particularly be avoided. Prior to final plat approval by the Planning Board, assigned lot and block number designations shall be reviewed and approved by the Township Engineer, Tax Assessor and Planning Director.
C. 
House numbers. House numbers shall be assigned each lot by the Planning Board after lot and block numbers have been approved, but prior to final plat approval by the Planning Board.
D. 
Area and side lot lines. Lot dimensions and area shall not be less than the requirements of this chapter or as may be approved by the Planning Board. Insofar as is practical, side lot lines shall be at right angles to straight streets and radial to curved streets.
E. 
Unsuitable lots. All lots shall be suitable for the purpose for which they are intended to be used. To prevent the use of lots which are not suitable because of adverse topography, rock formations, flood conditions or similar circumstances, the Planning Board may require such revisions in the layout of the subdivision as will accomplish one of the following:
(1) 
The area of the unsuitable lots is included in other lots by increasing the size of the remaining lots.
(2) 
It is included in an area to be deeded to the Township or other public or quasi-public body and will be held in its natural state for conservation and/or recreation purposes.
(3) 
Some other suitable arrangement is made.
A. 
Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the zone and to provide for convenient access, circulation control and safety of vehicles and pedestrians.
B. 
Block lengths may vary between 500 and 3,000 feet, but blocks along other than local, minor collector or collector streets shall not be less than 1,200 feet long. Interior crosswalks with a right-of-way 20 feet wide containing a sidewalk of from four feet to 16 feet wide and fenced on both sides may be required for blocks longer than 1,200 feet, from the ends of culs-de-sac to adjacent streets and elsewhere as required by the public convenience, including the provision of walks giving access to schools, playgrounds and shopping centers, without the necessity of crossing traffic thoroughfares.
A. 
Drainage easements.
(1) 
If the property on which a proposed subdivision is to be located is or is proposed to be traversed by a drainage facility of any kind, including a pipe, a channel, a stream or a swale, the Planning Board may require that a stormwater and drainage easement or right-of-way along said facility be provided by the subdivider. If existing land drainage structures, such as French drains, are encountered during the course of construction of any subdivision, such drainage structures shall either be removed entirely or a revised final plat showing the location of such drainage structures and accompanied with detailed cross sections thereof shall be filed with the Township Engineer for consideration by the Planning Board.
(2) 
All easements shall be shown on the final plat with a notation as to the purpose and restrictions of the easement. Easement lines on the final plat shall be shown with accurate dimensions and bearings unless the easement lines are parallel or concentric with lot lines.
(3) 
The Planning Board, after consulting its Engineer and the Board of Health, shall either require a drainage easement, require that the structure be removed in part or in its entirety or recommend such other action to the Mayor and Council as it deems appropriate. The land which is the subject of an easement or right-of-way shall, in the case of storm drains or constructed channels, be of a suitable width meeting the requirements for design of drainage facilities enumerated hereinbefore or be a strip which conforms substantially to the floodplain of any watercourse along both sides of the watercourse to a width of 50 feet in each direction from the center line of the watercourse, whichever is the greatest; except, however, that if the location of such watercourse is at or near the boundary of the subdivision, the dimensions of the easement and right-of-way shall be modified to retain it within the confines of the subdivision. Said easement and right-of-way shall include provisions assuring the following: preservation of the channel of the watercourse, except in the course of an authorized drainage improvement; prohibition of alteration of the contour, topography or composition of the land within the easement and right-of-way; prohibition within the boundaries of the easement and right-of-way of construction which will obstruct or interfere with the natural flow of the watercourse; and reservation to the public of a right-of-entry for the purpose of maintaining the storm drain, drainage channel or the natural flow of drainage through the watercourse, of maintaining any and all structures related to the exercise of the easement and right-of-way and of installing and maintaining a storm or sanitary sewer system or other public utility.
B. 
Conservation easement.
(1) 
Conservation easements may be required along all drainage and stormwater rights-of-way in the subdivision and may be required also along ponds and streams or other watercourses along which drainage rights-of-way are not required. Such easements are intended to help prevent the siltation of streams and other courses and the erosion of stream banks, other watercourses and adjacent lands. The land subjected to a conservation easement shall be a strip at least 25 feet but not more than 100 feet in width independently located or running adjacent to each side of any required drainage or stormwater right-of-way. Such conservation easement shall contain provisions to restrict the removal of trees and ground cover except for the following purposes: removal of dead or diseased trees; thinning of trees and other growth to encourage the more desirable growth; removal of trees to allow for structures designed to impound water; and removal of trees in areas to be flooded for the creation of ponds or lakes. The easements shall also prohibit filling or grading of the lands or the disposal of refuse or waste material of any type within the limits of the easement.
(2) 
The easement shall be indicated on the plat and shall be marked on the land by iron pipes wherever the lines of such easement change direction or intersect lot lines.
A. 
Areas for public use. Any land shown on the Master Plan as intended for parks, playgrounds, school site or other public use shall be designated and reserved for such use. The Planning Board, in acting on the final plat of a subdivision, shall apply all standards for the provisions of park and recreation areas or other public use areas that have been adopted as a part of the Master Plan. The Planning Board shall designate the lands required for parks, recreation areas or other public uses, and such lands shall be shown and reserved on the plat.
B. 
Preservation of community assets and landmarks. Wherever possible, subdividers shall preserve trees, groves, waterways, scenic points, historic areas and other community assets and landmarks.
C. 
Handicapped facilities. The requirements of the state or any other agency having appropriate jurisdiction for facilities for the handicapped shall be met.
If, before final approval has been granted, any person transfers or sells or agrees to sell, as owner or agent, any land which forms a part of a subdivision on which, by ordinance, the Planning Board and/or the Mayor and Council is required to act, such person shall be subject to a fine not to exceed $1,000, and each parcel, plot or lot so disposed of shall be deemed a separate violation.