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 borough.
Where either an Official Map or Master Plan, or both, has been adopted,
the subdivision shall conform to the proposals and conditions shown
thereon. The streets, drainage rights-of-way, historic sites and public
areas shown on an adopted Master Plan or Official Map shall be considered
in approval of subdivision plats.
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 or 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.
Arterial streets. Subdivisions abutting arterial streets
may be required to provide a marginal service road or reserve frontage
with a buffer strip for planting or some other means of separation
of through and local traffic, as the approving authority may determine
to be appropriate.
C.
Pavement width of streets. The pavement width of streets
shall be a minimum of 30 feet for all local streets and may be greater
for collector and arterial streets.
D.
Minimum right-of-way width. The right-of-way width
shall be measured from the lot line and shall not be less than 50
feet in any case, except when shown at a greater width on the Master
Plan or Official Map of the borough or said street constitutes an
extension of an existing street with a width greater than 50 feet.
E.
Substandard street right-of-way and pavement width.
In connection with 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, the applicant
shall dedicate additional right-of-way or pavement 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.
Street grades. Grades of arterial and collector streets
shall not exceed 4%. Grades on other streets shall not exceed 10%.
No street shall have a minimum grade of less than 1%.
G.
Street intersections. Street intersections shall be
as near to right angles as is possible and in no case shall be less
than 60º. The block corners at intersections shall be rounded
at the curbline with a curve having a radius of not less than 20 feet.
H.
Street jogs. Street jogs shall have center-line offsets
of not less than 125 feet.
I.
Reverse curve tangents. A tangent at least 25 feet
long shall be introduced between reverse curves on arterial, collector
and local streets.
J.
Street line deflection. When connecting street lines
deflect from each other at any one point by more than 10º, they
shall be connected by a curve with a radius of not less than 100 feet
for all streets.
K.
Change in grade. All changes in grade shall be connected
by vertical curves of sufficient radius to provide a smooth transition
and proper sight distance.
L.
Cul-de-sac streets. Dead-end streets (culs-de-sac)
shall not be longer than 600 feet and shall provide a turnaround at
the end with a property line radius of not less than 50 feet and tangent
whenever possible to the right side of the street and a paved surface
radius of not less than 40 feet. If a dead-end street is of a temporary
nature, a similar turnaround shall be provided and provisions made
for future extensions of the street and reversion of the excess right-of-way
to the adjoining properties.
M.
Street names. 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.
N.
Sidewalks. Where sidewalks are required, there shall
be provided a minimum walkway width of four feet constructed in accordance
with the requirements of the Borough Engineer.
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 389, Zoning, and to provide for convenient access, circulation control and safety of street traffic.
B.
In blocks of 1,000 or more feet in length, pedestrian
crosswalks may be required in locations deemed necessary by the approving
authority. Such walkways shall be at least 10 feet wide in a right-of-way
with four-foot-wide improved pavement surface. Said walkway may also
include other improvements, including streetlighting.
C.
For all uses, including commercial, industrial and
planned development group areas, block size shall be sufficient to
accommodate the proposed uses and to permit reasonable access, circulation
and fire-fighting and emergency services.
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 and improved
street with a right-of-way width of at least 50 feet, except as provided
herein.
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 formation,
drainage conditions, watercourses, historic sites, flood conditions
or similar circumstances, the approving agency 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 to the
lines of such watercourses and such further width or construction,
or both, as will be adequate for the purpose. Any and all open ditches
are to be piped in accordance with the Planning Board Engineer's requirements.
B.
Natural features such as trees, brooks, hilltops and
views shall be preserved whenever possible in designing any subdivision
containing such features.
C.
Any public use or areas shall be of suitable size,
shape and location under the provision of reservation contained herein.
D.
In a large development, easements along rear property
lines or elsewhere for utility installation may be required. Such
easements shall be at least 15 feet wide and shall be located in consultation
with the utility companies or municipal departments concerned.
All installations of water mains, culverts and
storm sewers shall be connected with an approved system and shall
be adequate to handle all present and probable future developments.
A.
For all major subdivisions, the applicant shall arrange
with the serving utility for the underground installation of all utility
distribution supply lines and service connections in accordance with
the provisions of the applicable standard terms and conditions incorporated
as part of its tariffs, as the same are on file with the State of
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 each serving utility which shall evidence
full compliance with the provisions of this section; provided, however,
that lots in such subdivisions which abut existing streets where overhead
electric or telephone distribution supply lines have theretofore been
installed on any portion of the streets involved may be supplied with
electric and telephone service from such overhead lines, but the service
connections from the utilities' overhead lines shall be installed
underground. The location of access facilities for servicing the utility
in the proposed subdivision shall be developed in conjunction with
and as part of the complete subdivision plan.
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.
The approving authority of the Borough of East Rutherford
may, in its discretion, waive the installation of the underground
utilities where such installation will result in peculiar and exceptional
practical difficulties to or exceptional and undue hardship upon the
applicant by reason of exceptional topographic conditions or by reason
of other extraordinary and exceptional situation or condition of the
lands in such subdivision.
D.
Whenever underground utilities are installed in accordance
with the provisions hereof, fire alarm systems servicing the development
may be required to be installed in an appropriate subsurface distribution
system connecting the necessary alarm stations. The manner of installation,
number and location of alarm stations shall be in a manner approved
by the Fire Department.
A.
No topsoil shall be removed from the site or used
as spoil. Topsoil moved during the course of construction 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.
B.
All applications for subdivision shall be in accordance
with the applicable soil erosion and sediment control ordinance or,
where the same has not been adopted, the applicant shall meet the
requirements of Chapter 251 of the Laws of 1975, the New Jersey Soil
Erosion and Sediment Control Act.[1]
[1]
Editor's Note: See N.J.S.A. 4:24-39.
