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.
B. 
Lot dimensions and areas shall not be less than required by Chapter 250, Zoning.
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.
[1]
Editor's Note: See also Ch. 227, Trees.