[Amended 11-18-1981 by Ord. No. 81-2P]
The subdivider shall observe the following requirements and principles of land subdivision in the design of each subdivision or portion thereof.
[Amended 5-2-1997 by Ord. No. 4-97]
A. 
Residential subdivisions. With respect to a proposed subdivision creating lots to be utilized for residential purposes, the subdivider shall comply with all design and site improvement standards set forth in the "New Jersey residential site improvements standards" set forth in N.J.A.C. 5:21-1.1 et seq. In the event of a conflict between the New Jersey residential site improvement standards contained in N.J.A.C. 5:21-1.1 and the standards contained in this chapter or any Borough ordinance, the standards contained in the New Jersey residential site improvement standards shall prevail.
B. 
Nonresidential subdivisions. With respect to a proposed subdivision creating lots to be utilized for commercial, industrial or other nonresidential purpose, the subdivider shall conform with the design standards contained in all Borough ordinances, including, without limitation, the ordinances contained in this chapter.
C. 
General standards. 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 the Map Filing Law, N.J.S.A. 46:23-9.9, 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. 
With respect to a proposed subdivision creating lots to be utilized for residential purposes, the subdivider shall comply with the street right-of-way widths and street design standards contained in the New Jersey residential site improvement standards set forth in N.J.A.C. 5:21-1.1 et seq.
[Amended 5-2-1997 by Ord. No. 4-97]
B. 
With respect to a proposed subdivision creating lots to be utilized for commercial, industrial, or any other nonresidential purpose, the streets shall be designed and constructed in accordance with the following standards:
[Amended 5-2-1997 by Ord. No. 4-97]
(1) 
Streets shall have a right-of-way width of 50 feet and shall be paved to a width of 26 feet. Pavement shall be constructed in accordance with the applicable specifications currently in effect as defined or established by the Highway Department of the State of New Jersey. Plans and paving specifications shall be submitted to the Borough Engineer and his approval shall be obtained prior to the commencement of construction.
(2) 
Minor streets shall be designed so as to discourage through traffic.
(3) 
The street right-of-way width shall be measured from lot line to lot line and shall not be less than 50 feet in width.
(4) 
Grades of all streets shall not exceed 10% without special approval of the governing body; however, in no event shall a grade exceed 15%. No street shall have a minimum grade of less than 1/2 of 1%.
(5) 
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.
(6) 
Street jogs with center-line offsets of less than 75 feet shall be prohibited.
(7) 
A tangent at least 50 feet long shall be introduced between reverse curves on arterial and collector streets.
(8) 
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.
(9) 
Culs-de-sac shall provide for a turnaround at the end with a radius of not less than 50 feet.
(10) 
Sight triangles for intersecting streets shall be in accordance with the requirements as set forth in the Land Development Standards of the County of Sussex, New Jersey.
(11) 
Any horizontal curves or change in direction other than any intersection shall have a minimum radius of 150 feet.
(12) 
All changes in grade shall be connected by various curves of sufficient radius to provide a smooth transition and proper sight distance.
C. 
The street right-of-way width shall be measured from lot line to lot line and shall not be less than 50 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 all streets shall not exceed 10% without special approval of the governing body; however, in no event shall a grade 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. 
Culs-de-sac shall provide for a turnaround at the end with a radius of not less than 50 feet.
L. 
Sight triangles for intersecting streets shall be in accordance with the requirements as set forth in the Land Development Standards of the County of Sussex, New Jersey.
M. 
Any horizontal curves or change in direction other than any intersection shall have a minimum radius of 150 feet.
N. 
All changes in grade shall be connected by various curves of sufficient radius to provide a smooth transition and proper sight distance.
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. 
Design standards applicable to both residential and nonresidential subdivisions. The following standards shall apply to both residential and nonresidential subdivisions:
[Added 5-2-1997 by Ord. No. 4-97]
(1) 
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.
(2) 
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.
(3) 
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.
Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area and to provide for convenient access, circulation control and safety of street traffic.
A. 
All lots shall be 100 feet or more in width, 150 feet or more in depth and 15,000 square feet or more in area. Measurements in case of curves and culs-de-sac shall be at the building line.
B. 
Each lot shall provide a front yard of a depth of not less than 35 feet, a rear yard of a depth of not less than 35 feet and side yards of a width of not less than 15 feet.
C. 
Insofar as practical, side lot lines shall be at right angles to straight streets and radial to curved streets.
D. 
Each lot must front upon an approved street at least 50 feet in width.
E. 
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.
F. 
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. 
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.
B. 
Natural features such as trees, brooks, hilltops and views shall be preserved whenever possible in designing any subdivision containing such features.
[Amended 12-2-1998 by Ord. No. 4-98]
Land adjacent to state highways shall be developed in conformity with the State Highway Access Management Code adopted by the Commissioner of Transportation, N.J.A.C. 16:47-1 et seq.; lands adjacent to county roads shall be developed in accordance with the County Access Management Code adopted pursuant to N.J.S.A. 27:16-1; and land abutting Borough roads shall comply with the requirements relating to access contained in Chapter 101 of the Branchville Borough Code.