Subdivision plats shall conform to design standards
that will encourage good development patterns within the Borough.
Streets and drainage rights-of-way shall be such as to lend themselves
to the harmonious development of the Borough and enhance the public
welfare in accordance with the design standards set forth herein.
A.
The arrangement of streets shall be such as to provide
for the extension of existing streets where appropriate.
B.
In general, local residential streets shall be designed
to discourage through traffic.
C.
Streets shall be of sufficient width and of suitable
design to accommodate prospective traffic, but in all cases shall
have a right-of-way width, measured from lot line to lot line, of
not less than 50 feet.
D.
In a subdivision that adjoins or includes an existing
street that does not conform to the width required herein, such additional
width shall be provided along either or both sides of such street
as the Planning Board may determine to be necessary and reasonable.
E.
The width of the right-of-way of internal roads, alleys
and serviceways in multifamily, commercial and industrial developments
shall be determined on an individual basis and in all cases shall
be of sufficient width and of suitable design to accommodate safely
the anticipated peak traffic, parking and loading needs and to provide
sufficient access and turnaround space for fire-fighting equipment.
F.
Grades for streets shall not exceed 10% or have a
minimum grade of less than 1/2 of 1%. Within 50 feet of the intersection
of any such street with an arterial street, the maximum grade shall
be limited to 2%.
G.
Street intersections shall be as nearly at right angles
as is possible and in no case shall be less than 60°. At the street
corners, curbs shall be rounded with a curve having a radius of not
less than 25 feet.
H.
A vertical curve of sufficient length shall be provided
at all changes of grades of streets to provide moving vehicles with
a smooth transition and to allow sufficient sight distance to drivers
in order to assure traffic and pedestrian safety.
I.
Culs-de-sac shall be avoided to the extent feasible
or, if needed, 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 shall, where the street or alley
is in excess of 100 feet in length, be subject to a determination
by the Planning Board that the design is such that fire-fighting apparatus
of the Borough shall not be deprived of ready access to structures
served by such cul-de-sac. If a cul-de-sac street is of a temporary
nature, provision shall be made for the future extension of the street
and reversion of temporary right-of-way to the adjoining properties.
J.
In residential developments, four-way intersections
shall be avoided where possible.
K.
Offset jogs should be at least 125 feet, center line
to center line.
L.
Where streets have a reverse curve, a tangent of at
least 100 feet in length shall be required.
M.
The name of any street dedicated for public uses shall
be approved by the Borough Council, and no undedicated or private
street shall be given any name which will be a duplication of or will
tend to create confusion by the public with any existing street. The
extension of an existing street shall have the same name as the existing
street.
A.
Pedestrian walks shall be provided in locations deemed
necessary by the Planning Board.
B.
Pedestrian walks and sitting areas shall be surfaced
so that they will be easily maintained and properly illuminated if
in use after sunset.
C.
A private pedestrian walk shall have the minimum paved
width of four feet, and if dedicated to the Borough as a public walkway,
the pedestrian walk shall have an easement with a minimum width of
10 feet.
A.
Block lengths and widths within bounding roads shall be such as to accommodate the size of lot required in the area by Chapter 250, Zoning, to provide for convenient access, circulation and safety of the street traffic.
C.
Insofar as it is practical, side lot lines shall be
at right angles to straight streets and radial to curved streets.
Lot lines shall be regular and straight, except where the outside
perimeter lines of the subdivision tract make such an arrangement
unfeasible, and shall be free of irregularities and internal jogs,
except where actual land conditions justify such delineations.
D.
Each lot shall front on an approved street.
E.
Where extra width has been provided for the widening
of existing streets, lot measurements shall begin at such extra width
line, and all setbacks shall be measured from such line.
F.
Intersecting property lines on corner lots adjacent
to the street lines shall be rounded with a curve having a radius
of no less than 15 feet.
G.
Where there is a question as to the suitability of
a lot or lots for their intended use due to factors such as rock formation,
flood conditions or similar circumstances, the Planning Board may,
after adequate investigation, withhold approval of such lots.
A.
Easements or rights-of-way of at least 15 feet in
width shall be provided for all public sewers, water mains and other
required underground utilities. The locations of such easements or
rights-of-way shall be determined by the Planning Board after consultation
with the utility company or Borough department concerned.
B.
Where a proposed subdivision is traversed by a natural
steam or watercourse, the Planning Board may require a stormwater
easement or a drainage right-of-way conforming substantially with
the lines of such watercourse, and such further width or construction,
or both, as will provide adequate drainage.
C.
Surface drainage easements for major and minor subdivisions
and site plans may be required from the downstream property owner
to the upstream property owner to permit continued passage of stormwater
flow as required by existing conditions or proposed development. This
easement is a description of the lot line and/or lines between the
upstream and downstream property owner over which the stormwater historically
flowed prior to proposed development.
A.
All storm drains and sanitary sewer installations
shall be connected to public sewers in accordance with design, location
and construction specifications approved by the Borough Engineer and
shall be adequate to handle all present and anticipated future development.
B.
All water mains, fire hydrants and appurtenances shall
be connected with the Borough's water system, pursuant to the regulations
and the approval of the Water Department.
A.
Natural features such as trees, brooks, hilltops and
views shall be preserved whenever possible in designing any subdivision
containing such features.
B.
Shade trees shall be of the type and species and shall
be planted at locations and intervals as may be approved by the Environmental
Commission. Existing trees near street lines shall be preserved by
the subdivider.