The subdivider shall observe the following requirements and principles of land subdivision in the design of each subdivision or portion thereof.
The subdivision plat shall conform to design standards that will encourage good development patterns within the Borough. Where either or both an Official Map or Master Plan has or have been adopted, the subdivider 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. Where no Master Plan or Official Map exists, streets and drainage rights-of-way shall be shown on the final plat in accordance with § 20 of Chapter 433 of the Laws of 1953[1] and shall be such as to lend themselves to the harmonious development of the Borough and enhance the public welfare in accordance with the following design standards.
[1]
Editor's Note: See now N.J.S.A. 40:55D-38 et seq.
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 so as to discourage through traffic.
C. 
The street right-of-way width shall be measured from lot line to lot line and shall not be less than 40 feet in width.
D. 
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 governing body under conditions approved by the Planning Board.
E. 
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 said road. If the subdivision is along one side only, 1/2 of the required extra width shall be dedicated.
F. 
Grades of arterial and collector streets shall not exceed 12%. Grades on other streets shall not exceed 15%. 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 with a curve having a radius of not less than 20 feet.
H. 
Street jogs with center line offsets of less than 75 feet shall be prohibited.
I. 
A tangent at least 50 feet long shall be introduced between reverse curves on arterial and collector 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 with a radius of not less than 100 feet for minor streets and 300 feet for arterial and collector streets.
K. 
Any horizontal curves or change in direction other than any intersection shall have a minimum radius of 150 feet.
L. 
All changes in grade shall be connected by various curves of sufficient radius to provide a smooth transition and proper sight distance.
M. 
Dead-end streets.
(1) 
All culs-de-sac shall have a turnaround circle having a radius of not less than 50 feet located at least every 600 feet along said culs-de-sac, and the turnaround circle at the end of all culs-de-sac shall have a radius of not less than 100 feet for the outside edge of the pavement and a radius of 50 feet for the inside edge of said pavement.
(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.
N. 
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. 
Length of blocks or the distance between street intersections shall not be less than 600 feet nor more than 1,000 feet in length, and the width of the blocks shall be equal to the depth of the lots contained therein, provided that the lots meet the minimum requirements of this chapter, except when the Planning Board may deem special plan provisions warrant a variation from requirements.
B. 
For commercial, group housing or industrial use, block size shall be sufficient to meet all area and yard requirements for such use.
A. 
Under no circumstances shall the Planning Board approve a subdivision for a housing development of two or more single-family dwellings, unless each building lot or plat shall not be less than 100 feet in width measured at right angles to side lines and not less than 12,000 square feet in area which measurement in case of lots fronting on curves and culs-de-sac shall be at the building line and within at least 50 feet of the street line.
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 of at least 40 feet in width.
D. 
Where extra width has been dedicated for the 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, high water or swampy conditions or similar circumstances, the Planning Board may require test borings and percolation tests to determine the suitability of the soil to provide for the proper disposal of individual sewer systems and after adequate investigation may withhold approval of such lots.
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 after consultation with the utility companies or Borough 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 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.