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).
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.
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]
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.