The subdivider shall observe the requirements and principles of land subdivision in the design of each subdivision or portion thereof as hereinafter set forth in this article.
The subdivision plat shall conform to design standards that will encourage good development patterns within the Borough. Natural features such as trees, brooks, hilltops and views shall be preserved whenever possible in designing any subdivision or site plan containing such features. Where an Official Map or Master Plan, or both, has or have been adopted, the subdivision shall conform to the proposals and conditions shown thereon. The streets, drainageways, school sites, flood control basins, public parks and playgrounds and other public areas shown on an officially adopted Master Plan or Official Map shall be considered in approval of subdivision plats. Where no Master Plan or Official Map exists, streets and drainageways shall be shown on the final plat in accordance with N.J.S.A. 40:55D-44 and shall be such as to lend themselves to the harmonious development of the Borough and to enhance the public welfare in accordance with the design standards set forth in §§ 147-20 to 147-24, inclusive.
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 so designed as to discourage through traffic.
C. 
Subdivisions abutting arterial streets shall provide a marginal service road or reserve frontage with a buffer strip for planting or some other means of separation of through and local traffic as the Planning Board may determine to be appropriate.
D. 
Right-of-way widths, measured from street center line to lot line, shall not be less than specified in the Master Plan or Official Map. All streets shall conform in widths, directions and alignments with the Official Map and/or Master Plan and shall connect with streets shown thereon with a minimum of jogs and sharp angles, and no street shall in any case have a right-of-way of less than 50 feet.
E. 
No subdivision that shows 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 Council under conditions approved by the Planning Board.
F. 
Subdivisions adjoining or including existing streets that do not conform to street widths shown on the Master Plan or Official Map or to the street width requirements of this section shall be required to dedicate additional width along one or both sides of streets of substandard width. If the subdivision is along one side only, dedication of 1/2 of the required extra width shall be required.
G. 
Grades on all streets shall not exceed 10%. No street shall have a minimum grade of less than 3/4 of 1%.
H. 
Street intersections shall be as nearly at right angles as is possible, and in no case shall be less than 70°. The block corners of intersections shall be rounded with a property line having a radius of not less than 25 feet.
I. 
Street jogs 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. 
Include dead-end streets only when unavoidable. A cul-de-sac shall be no longer than four times the required lot width to create lots of minimum area as specified in the Zoning Ordinance for the district in which it is located.[1] On each cul-de-sac, a turnaround having an outside radius of at least 50 feet or satisfactorily equivalent turning area shall be provided. The provisions of this subsection may be waived by the Planning Board if the subdivider cannot feasibly develop the tract without exceeding the length requirements of dead-end streets under this subsection.
[1]
Editor's Note: See Ch. 270, Zoning.
N. 
No street shall have a name which will duplicate or be likely to be confused with the names of existing streets. The continuation of an existing street shall have the same name.
O. 
Provisions of half streets, except to complete existing half streets, are prohibited.
P. 
Access by streets shall be provided for all lots in the subdivision and adjacent streets to the limits of the subdivision.
Q. 
Streets shall be oriented so as to permit, within the limits of practicability and feasibility, the buildings constructed thereon to maximize solar gain.
[Added 9-25-1986]
A. 
Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area by the Zoning Ordinance of the Borough and to provide for the convenient access, circulation, control and safety of street traffic.
B. 
In blocks over 1,000 feet long, pedestrian walkways may be required in locations deemed necessary by the Planning Board. Each walkway shall be 10 feet wide.
C. 
For commercial, group housing or industrial use, block size shall be sufficient to meet all area and rear yard requirements for such use.
A. 
Lot dimensions and area shall not be less than the requirements of the Zoning Ordinance.
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 street at least 50 feet in width.
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, inadequate soil-bearing capacity, high water table, relative impermeability of soil which may result in unsatisfactory sewage disposal or similar circumstances, the Planning Board may, after adequate investigation, withhold approval of such lots.
A. 
Easements or rights-of-way along 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 companies or Borough 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, all as required by the Department of Environmental Protection, Division of Water Resources.
C. 
Natural features such as trees, brooks, hilltops and views shall be preserved whenever possible in designing any subdivision containing such features.
A. 
All storm drains and culverts and all sewage disposal systems and installations, both individual and public, shall meet the standards prescribed by and be approved by the Borough, county and state health and engineering authorities having jurisdiction thereof.
B. 
All utilities and installations connected with systems maintained and controlled by privately owned public utilities shall meet the standards for underground installation prescribed by, and be approved by, said public utilities and by the Borough Engineer.