A.
The applicant shall observe the following requirements
and principles of land subdivision in each subdivision or portion
thereof.
B.
The subdivision plat shall conform to the design standards
that will encourage good development patterns within the municipality.
Where either an Official Map or Master Plan or both have been adopted,
the subdivision shall conform to proposals and conditions shown therein.
The arrangement of streets not shown on the
Master Plan or Official Map shall be such as to provide for appropriate
extension of existing streets with a minimum right-of-way of 50 feet.
A.
Minor streets. Minor streets shall be so designed
as to discourage through traffic unless deemed necessary by the approving
authority.
B.
Regional highways. Subdivisions abutting regional
highways may be required to 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 approving authority may deem to
be appropriate.
D.
Substandard street right-of-way. In subdivisions that
adjoin or include existing streets which do not conform to widths
as shown in the Master Plan or this chapter, the applicant shall dedicate
additional width along either one or both sides of said road to meet
right-of-way requirements.
E.
Reserve strips. No subdivision showing reserve strips
of land controlling access to streets shall be approved by the approving
authority unless control and disposal of such land has been placed
in the municipality.
F.
Street grades. Grades of arterial or collector streets
shall not exceed 4%. Grades on other streets shall not exceed 10%.
However, the approving authority shall have the right to require grades
of less than 10% where special conditions exist. No street shall have
a minimum grade of less than 1%.
G.
Street intersections. Street intersections shall be
as nearly at right angles as possible and in no event 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 25 feet.
H.
Street jogs. Street jogs with a center-line offset
of less than 125 feet are prohibited.
I.
Reverse curve tangents. A tangent of at least 100
feet long shall be introduced between reverse curves on arterial and
collector streets.
J.
Street line deflection. 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.
Changes in grades. All changes in grades shall be
connected by vertical curves of sufficient radius to provide a smooth
transition and proper site distance.
L.
Dead end streets (culs-de-sac). Dead-end streets (culs-de-sac)
may be limited in length, but each case shall be considered individually
after study of all existing and anticipated future conditions. However,
no dead-end street (cul-de-sac) shall be longer than 1,000 feet. Except
for special cases, a turnaround shall be provided with a radius of
not less than 50 feet, permitting a pavement radius of not less than
40 feet and a tangent whenever possible to the right side of the street.
If a dead-end street (cul-de-sac) is of a temporary nature, a similar
turnaround shall be provided and provisions made for future extension
of the street and reversion of the access right-of-way to the adjoining
properties.
M.
Street names. The approving authority shall designate
the names of streets in a new subdivision. No street shall have a
name which will duplicate or nearly duplicate an existing street name.
The continuation of an existing street shall have the same name.
With relation to block patterns, the following
shall apply:
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 Chapter 290, Zoning, and to provide for convenient access, circulation control, and safety of street traffic.
B.
In blocks of 1,000 feet or more in length, pedestrian
crosswalks may be required in locations deemed necessary by the approving
authority. Such pedestrian crosswalks shall be at least 10 feet wide
across the entire right-of-way with a five-foot wide improved pavement
surface. Crosswalks may also include other improvements, including
streetlighting.
With reference to lots, the following shall
apply:
B.
Insofar as 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 and improved
street with a right-of-way width of at least 50 feet except as otherwise
provided in this chapter.
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 such factors as rock formations,
drainage conditions, watercourses, historic sites, flood conditions
or similar circumstances, the approving authority may, after adequate
investigation, withhold approval of such lots.
F.
Easements shall be provided not only for existing
or proposed public facilities, including groundwater diversion drains,
but also, in nonsewered areas, for future trunk sanitary sewers. All
easements shall be dedicated to the municipality in a manner approved
by the approving authority Attorney and shall be indicated on any
final plat.
A.
Easements along rear or side property lines or elsewhere
for utility installation may be required. Such easements shall be
at least 15 feet wide and located after a consultation with public
utility companies or agencies concerned.
B.
Where a subdivision is transversed by a watercourse,
drainage channel or stream, there shall be provided a stormwater easement
or drainage right-of-way conforming substantially to 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 designating any subdivision
containing such features. No trees four inches or larger in diameter
shall be removed from the subdivided plot, unless the same shall interfere
with the construction of a building or buildings or utilities and
unless approval for such removal is received from the approving authority.
A.
To secure adequate fire protection, water mains shall
be arranged in a design of a grid and, when used for hydrant supply,
shall conform to the following:
(1)
For residential districts, hydrants shall be spaced
not more than 500 feet apart.
(2)
For commercial districts, hydrants shall be spaced
not more than 300 feet apart.
(3)
For residential districts, mains shall be eight in
diameter; six inches in diameter shall be used only where they complete
a good grid and in no case in blocks 600 feet or more in length.
(4)
For commercial districts, mains shall be eight inches
in diameter. To meet structural or other conditions existing in a
limited area, the strict application of these standards may, to achieve
uniformity, be modified in particular cases by the approving authority
upon recommendation by the Borough Engineer and Borough Fire Department
(Fire Prevention Bureau).
(5)
All water main sizes are to be approved by the Hackensack
Water Company.
(6)
All hydrant locations shall be designated by the Fire
Department (Fire Prevention Bureau).
Sanitary sewers shall be installed and connected
with the municipal sanitary sewer system and shall be adequate to
handle all present and probable future development.
A.
For all major subdivisions, the applicant shall arrange
with the servicing utility for underground installation of all utility
distribution supply lines and service connections in accordance with
the provisions and regulations of the New Jersey Board of Public Utility
Commissioners and shall submit to the approving authority prior to
the granting of final approval a written instrument from such servicing
utility, which shall evidence full compliance with the provisions
of this chapter; provided, however, that lots in such subdivisions
which abut existing streets where overhead electric or telephone distribution
supply lines have heretofore been installed on any portion of the
streets involved may be supplied with electric and telephone service
from such overhead lines and that the service connections from the
utility's overhead lines shall be installed underground. Provisions
shall be made for access facilities for servicing the utility in the
proposed subdivision.
B.
Whenever the utility is not installed in the public
right-of-way, an appropriate utility easement not less than 20 feet
in width shall be provided.
C.
Whenever underground utilities are installed in accordance
with the provisions of this chapter, fire alarm systems servicing
the development, when required, shall also be installed in appropriate
subsurface distribution systems connecting the necessary alarm stations.
The manner of installation, number and location of fire alarm stations
shall be in a manner approved by the Fire Department (Fire Prevention
Bureau).
A.
No topsoil shall be used as spoil in the subdivision
nor removed from the site except in compliance with the municipality's
Soil Erosion and Sedimentation Control Ordinance (N.J.S.A. 4:24-39
et seq.).
B.
All applications for subdivision shall comply with the municipality's Soil Erosion and Sedimentation Control Ordinance or the New Jersey Soil Erosion and Sedimentation Control Act and § 140-20 of Chapter 140, Flood Damage Prevention, pertaining to zero increase in stormwater runoff.
[Amended 8-4-2003 by Ord. No. 16-03]
C.
Topsoil moved during the course of construction, if
of sufficient quantity, shall be redistributed so as to provide at
least six inches of cover to all areas of the subdivision and shall
be stabilized by seeding or planting, so as to remain in place.
The following specifications shall apply for
improvements installed in the subdivision:
A.
Streets. Streets shall be paved as follows:
(1)
The area to be paved shall be graded and compacted.
(2)
The first course of pavement shall be a four-inch-thick
macadam base course.
(3)
The second course of pavement shall be a two-inch-thick
bituminous-concrete stabilized base course.
(4)
The third and final course of pavement shall be one-and-one-half-inch-thick
layer of hot bituminous-concrete, type FABC-1, Mix No. 5, surface
course.
(5)
The material and workmanship shall comply with Sections
3.2.2 and 3.2.3 of the New Jersey State Highway Specifications, 1961,
as amended and supplemented.
B.
Street signs. Street signs shall be placed at all
intersections conforming to the street signs now installed in the
municipality.
C.
Streetlighting. one streetlight shall be provided
for every 400 linear feet to 500 linear feet of street and shall be
of the size, type and construction approved by and presently being
installed in new subdivisions in the municipality.
D.
Curbs. Curbs shall be constructed of Class B concrete,
2,000 pounds per square inch, 6 x 9 x 20 inches, with a six-inch curb
face along the pavement line, lower where necessary for driveway purposes.
Curbs shall be of barrier-free design at crosswalks at intersections.
E.
Sidewalks. Concrete sidewalks shall be constructed
from Class B concrete, 2,000 pounds per square inch and constructed
to a thickness of not less than four inches, four feet in width, located
three feet from the curbline and three feet from the right-of-way
line. Transverse service grooves shall be cut in the sidewalk between
expansion joints at intervals equal to the sidewalk width. Transverse
expansion joints, 1/2 inch wide, shall be provided at intervals of
not more than 20 feet and shall be filled with prefabricated bituminous
cellular-type joint filler. The longitudinal joints, 1/4 inch wide,
shall be provided between curbs and abutting sidewalks and shall be
filled with premolded bituminous-type joint filler.
F.
Driveways. Driveways from the street to the garage
of each dwelling house shall be constructed with a first course of
pavement consisting of four inches of crushed stone or gravel and
a final course of one inch hot bituminous-concrete, Type FABC-1 Mix
No. 5, surface course.
G.
Monuments. Monuments shall be of the size and shape
required by N.J.S.A. 46:34-9.4 and shall be placed in accordance with
said statute.
H.
Shade trees. Shade trees shall be located at least
one tree for every 40 feet within a shade tree easement, which shall
be five feet in width and abut the right-of-way line of the street.
The trees shall be of a type designated by the Planning Board.
