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 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. Where no Master Plan or Official Map exists, streets and drainage rights-of-way shall be shown on the final plat in accordance with Section 20 of Chapter 433 of the Laws of 1953, as amended and supplemented, 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.
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 than 50 feet.
E. 
The right-of-way for internal roads and alleys in multifamily, commercial and industrial districts shall be on an individual basis and shall in all cases be of sufficient width for loading needs and maximum access for fire-fighting equipment.
F. 
No subdivision showing 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.
G. 
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.
H. 
Grades of arterial and collector streets shall not exceed 5%. Grades on other streets shall not exceed 7%. No street shall have a minimum grade of less than 1/2 of 1%.
I. 
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.
J. 
Street jogs with center-line offsets of less than 125 feet shall be prohibited.
K. 
A tangent at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.
L. 
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.
M. 
All changes in grade shall be vertical curves of sufficient radius to provide a smooth transition and proper sight distance.
N. 
Dead-end streets (culs-de-sac) shall not be longer than 600 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. 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.
O. 
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.
P. 
No major subdivision shall be given tentative approval unless the submitted plans for said subdivision indicate that all new east-west streets on the west side of the boulevard (Bay Avenue) run at a constant width to the bay, that they are at least the same width as the east-west streets on the east side of the boulevard (Bay Avenue) and that the curbline of the north and south sides of the new street, if extended eastwardly across the boulevard (Bay Avenue), would join the north and south curblines of the street on the east side of the boulevard (Bay Avenue) and continue on the same course. The street ends at the bay shall be dedicated to the Borough for public use and recreation.
Q. 
All new streets that run east and west on both sides of the boulevard (Bay Avenue) shall run from ocean to bay, and the street ends at the bay and ocean shall be dedicated to the Borough for public use and recreation.
R. 
No subdivision will be approved if it provides for any building lot in the area west of the boulevard (Bay Avenue) any part of which lies within the area marked by the extension of the north and south curblines of any street on the east side of the boulevard (Bay Avenue), if the same were extended westwardly from the boulevard (Bay Avenue).
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[1] and to provide for convenient access, circulation control and safety of street traffic.
[1]
Editor's Note: See Ch. 212, Zoning.
B. 
In blocks over 300 feet long, pedestrian crosswalks may be required in locations deemed necessary by the Planning Board. Such walkway shall be 10 feet wide and be straight from street to street.
C. 
For commercial, group housing or industrial use, block size shall be sufficient to meet all area and yard requirements for such use.
A. 
Lot dimensions and area shall not be less than the requirements of the Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 212, 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 improved street, which street shall be at least 50 feet in width with a paved portion of not less than 30 feet in width, except lots fronting on streets described in § 179-17E of this article, and except lots fronting on private roadways or easements; provided, however, that no such private roadway or easement shall be less than 25 feet in width and which private roadway or easement shall not be included as part of the minimum lot area required under the pertinent provisions of the Zoning Ordinance.[2] All setbacks shall be calculated from the edge of the private roadway or easement.
[Amended 10-15-1984 by Ord. No. 84-24]
[2]
Editor's Note: See Ch. 212, Zoning.
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.
A. 
In large-scale development, 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 consultation with the companies or 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, and such further width or construction, or both, as will be adequate for the purpose.