Prior to the granting of final approval, the subdivider shall have installed or furnished performance guarantees for the ultimate installation of the following.
A right-of-way width of 50 feet shall be dedicated. They shall be granted and constructed in accordance with construction standards and specifications of the Borough, with a thirty-foot minimum width, except that the Board may allow a twenty-four-foot minimum on culs-de-sac or short streets. Collector streets shall have a minimum paved width of 30 feet from curbline to curbline. Arterial streets shall have a minimum paved width of 36 feet from curbline to curbline. Arterial streets and collector streets may be given increased special specification by the Board if subject to heavy use. (See Article XIV, § 270-122 also.)
A. 
Grades for main traffic arteries shall not exceed six feet in 100 feet.
B. 
Grades for all streets other than main traffic arteries shall not exceed 10 feet in 100 feet.
C. 
The grade of a street shall not exceed 2% for a distance of 50 feet from its intersection with the pavement line of another street.
Street intersections shall be as nearly at right angles as possible and in no case shall be less than 70°. The block corners shall be rounded at the curbline with the curve having a radius of not less than 20 feet. Normally the radius at the property line shall not be less than 10 feet. Longer radii shall be provided when the Planning Board finds it reasonably necessary to accommodate traffic or topographical conditions or when a special feature of a subdivision requires emphasis.
Center-line offset of less than 125 feet shall be prohibited.
A tangent of at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.
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.
A vertical curve shall be provided at each change of grade. A vertical curve shall have a length sufficient to enable a driver with his eye at 4 1/2 feet above the street surface to observe an object four feet high in the same line at a distance of not less than 150 feet, but in no case shall the length of a vertical curve be less than 100 feet.
A. 
Dead-end streets (culs-de-sac) shall not be longer than 600 feet and shall provide a turnaround at the end with a radius of not less than 25 feet and tangent whenever possible to the right side of the street.
B. 
If the dead-end street is of a temporary nature, a similar turnaround shall be provided and provisions made for future extension of the street and reversion of the excess right-of-way to the adjoining properties.
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.
Street signs shall be of the same type and design as the street signs currently in use in the Borough and shall be installed in accordance with applicable Borough ordinances and state statutes in such manner that the name of each intersecting street is clearly visible to approaching traffic. Where traffic signs are deemed necessary by the Borough, such signs shall be required. The cost of the signs and installation of the same shall be borne by the developer.
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.
The right-of-way width for internal roads and alleys in multifamily, commercial and industrial development shall be determined on an individual basis and shall in all cases be of sufficient width and design to safely accommodate the maximum traffic, parking and loading needs and maximum access for fire-fighting equipment.
No subdivision showing reserve strips controlling access to streets shall be approved except where the control and disposal of land comprising such strip has been placed in the governing body under conditions approved by the Planning Board.
Concrete sidewalks shall be installed along one or both sides of all streets designated by the Planning Board. Sidewalks shall in all cases be of sufficient width to accommodate the maximum pedestrian traffic, but in no case shall be less than five feet in width in a business zone and four feet in all other zones, and shall be constructed in accordance with the standards and specifications of Section 8, Division 5, of the above state specifications. Concrete curbs shall be installed on both sides of all streets, running from one end of the street to the other, with continuous curbs at the intersections of streets. Drop curbs shall be provided in the curbline at the appropriate places for driveways or entrance points. Sidewalks shall be of concrete.
Streetlighting shall be provided at points designated by the Planning Board.
A. 
Shade trees shall be planted along each side of every street at intervals and in types, sizes and locations according to standards approved by the Planning Board. They shall be located two feet back of the property line and shall not be placed closer than 25 feet to an existing or proposed street intersection.
B. 
Existing trees near street rights-of-way shall be preserved where practical.
C. 
Shade trees will not be required if the Planning Board finds that the trees already existing on the property, which will not be destroyed by the subdivision, will provide sufficient foliage and that the resulting informal arrangement of trees in the subdivision will be at least equally desirable. In such cases, the Planning Board may designate shrubs to be planted by the developer in lieu of providing shade trees.
D. 
Tree wells. Trees whose trunk base is covered or filled to a depth of six inches or more above its original grade shall be properly welled in accordance with the standards and specifications of Section 3, Division 7, of the above state specifications.
E. 
All trees not surviving after one growing season shall be replaced by the developer. Other species may be proposed in writing to the Board subject to its approval. The Board may provide rules and regulations compelling the subdivider or developer at his sole expense to retain a qualified forester to report to the Borough Engineer as to what can be done to save existing trees, etc.
F. 
All stumps, litter, rubbish, brush, weeds, dead and dying trees, roots and debris shall be removed or destroyed immediately upon the request of and to the satisfaction of the Borough Engineer.
A. 
The applicant shall arrange with the serving utility for the underground installation of the utility's distribution supply lines and service connections in accordance with the provisions of the applicable standard terms and conditions incorporated as part of its tariff as the same are then on file with the State of New Jersey Board of Public Utility Commissioners and shall submit to the Planning Board prior to the granting of approval a written instrument from each serving utility which shall evidence full compliance with the provisions of this subsection; provided, however, that lots in such subdivision 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 or existing extensions thereof, but the service connections from the utility's overhead lines shall be installed underground.
B. 
On minor subdivision the Planning Board shall determine the necessity or the advisability of installing underground utility services. If the Planning Board determines that the utility services shall be installed underground, then the applicant shall comply with all the requirements as set forth in Subsection A of this section.
C. 
Whenever the utility is not installed in the public right-of-way, an appropriate utility easement not less than 15 feet in width shall be provided.
A. 
General. Block length and width, or acreage within bounding roads, shall be such as to accommodate the size of the lot required in the area by this chapter and to provide adequately for sewage disposal and convenient access, circulation, control and safety of street traffic.
B. 
Size. Blocks shall not be less than 600 feet in length and not a lesser number in feet in width than is necessary to comply with this chapter, except where the Board may deem that the existing conditions or special plans warrant a variation from such minimum requirements.
C. 
Commercial, etc. Block sizes for commercial, business or industrial use shall be sufficient to meet all area and yard requirements for such use.
D. 
Easements, etc. Rights-of-way and easements within blocks in commercial, business or industrial areas shall be not less than 20 feet in width.
A. 
General. Lot dimensions, front, side and rear yards, total area in square feet, and frontage shall not be less than the requirements of this chapter.
B. 
Side lines. Insofar as practical, side lot lines shall be at right angles to streets and radial to curved streets.
C. 
Setbacks. Where extra width has been dedicated for widening of existing streets, all setbacks shall be measured from such line.
D. 
Easements excluded. Easements for natural watercourses shall not be deemed part of any servient lot for the purpose of complying with area, frontage and yard requirements.
E. 
Substandard suitability. Where there is a question of the suitability of a lot or lots for their intended use due to factors such as flood conditions, sewage disposal or similar circumstances, the Board may, after adequate investigation, with professional assistance if deemed necessary, withhold approval of such lots.
F. 
Grades. Grade plans shall be submitted and grades shall be not less than 1% unless otherwise specified by the Board.
A. 
Utility easements. In large-scale developments or where unusual circumstances warrant, easements may be required for utility installation. Such easements shall be at least 15 feet wide and located after consultation with the utility companies or Borough agencies concerned.
B. 
Drainage easements. Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way at least 15 feet wide conforming substantially to the lines of such watercourse and such further width as will be adequate for the purpose of disposing of stormwaters and for flood control. Such easements shall be deeded to the Borough prior to final subdivision approval.
C. 
Conservation. Natural features such as trees, brooks, hilltops and views shall be preserved whenever possible.
D. 
Recreation areas. Recreation areas may be required.
Curbs shall be constructed of Class B concrete in accordance with the construction standards and specifications of Section 5, Division 5, of the above state specifications. Gutters, when allowed by the Board, shall be constructed of Class B concrete in accordance with the construction standards and specifications of Section 4, Division 5, of the above state specifications and shall be of two-foot minimum width. (See Article XIV, § 270-122 also.)
A. 
Drainage structures such as culverts, head walls, manholes, inlets and catch basins shall be constructed in accordance with Sections 3 and 12, Division 5, of the above state specifications. Drainage shall be constructed according to approved practice and design. The velocity shall be greater than two feet and less than three feet per second. For those velocities there shall be provided a well-grassed ditch. Where velocities of flow are between three feet and four feet per second, the ditches are to be sodded. Where velocities are between five feet and seven feet per second, they shall be made of cobbled stone (nine inches of stone minimum on three-inch gravel bed) or bituminous paving (six inches thick on four-inch gravel bed). Where velocities of flow exceed seven feet per second or where change of direction of flow will cause erosion, then the bottom and the banks of the ditches shall be protected with a suitable material such as riprap or concrete bag material installed in accordance with Section 15, Division 2, of the above state specifications. The sides of the ditch shall be sloped at three to one wherever practical and not steeper than 1 1/2 to one. The ditch cross section shall be designed by use of the Manning formula.
B. 
Culverts shall be at least 12 inches in diameter under driveways. Sanitary sewers, where required, shall be adequately sized and in conformance with the regulations of the State Department of Health and Senior Services and Borough Department of Health. All storm and drainage pipes and appurtenances shall be adequate in size to provide for the proper drainage of the contributing areas with final discharge to an adequate natural or artificial watercourse. Design size and capacity shall be sufficient to carry the runoff of a storm frequency period of one year with all tributary land area fully developed.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
C. 
Water mains when installed shall be in accordance with specifications of the water supplier and shall not be less than six-inch pipes, except where otherwise permitted by the rules and regulations of the New Jersey Public Utility Commission, and shall be properly connected with an approved system of sufficient size and capacity to provide fire protection.
Bank and slope protection in cuts or fills and wherever else it is deemed necessary by the Planning Board shall be provided by the use of topsoiling and seeding, Section 5, slope boards, Section 6, sodding, Section 8, and planting, Section 10, Division 7, of the above state specifications.
No topsoil shall be removed from the site or used as fill. 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.
No change shall be made in the elevation or contour of any lot or site by the removal of earth to another lot or site other than a required minimal amount as determined by the Borough Engineer, except as approved by the Board. All changes in elevation and contours approved by the Engineer and Board shall be shown on the preliminary and final plat profiles.
Monuments shall be of the size and shape required by N.J.S.A. 46:23-9.11 and shall be placed in accordance with said statute.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
Fire hydrants shall be installed on proposed water mains at intervals of not more than 1,200 feet and shall be placed so as to afford fire protection in an overlapping radius of not more than 600 feet in each direction from the hydrant location. All hydrants shall be placed at or near street intersections or at property lines in such manner as approved by the Board, so as to least interfere with the use of roads and property.
The construction standards and specifications of the Borough as now or hereafter adopted, if any, shall govern the construction and installation of all of the above improvements. Failure of the subdivider, developer, his contractor or agent to conform to said specifications will be just cause for the suspension of the work being performed, and no person, firm or corporation shall have the right to demand or claim damage from the Borough, its officers, agents, or servants by reason of said suspension.
[Added 10-13-1992 by Ord. No. 409-92; amended 10-10-1995 by Ord. No. 706-95]
Parking areas shall be enclosed by concrete or granite block curbing six inches above the paved surface and, unless otherwise required by this chapter, located at least five feet from any property line or the nearest structural wall of a building, except that in the business zones parking areas may be constructed up to the property line which abuts a parking area on property in the business zones, and further provided that proper access and circulation between the two parking areas is provided. Upon recommendation of the Borough Engineer, the Planning Board may waive the curbing requirement where considered advisable in order to facilitate surface drainage.
A. 
Parking areas shall include a separate landscaped island buffer for every 12 cars that are able to park in a row. All head to head parking shall be separated by a landscaped buffer. The type of landscaped buffer and sidewalks for pedestrian use will be at the discretion of the Planning Board.
B. 
Site plans in the B-1, B-2, and ROM Districts which abut a residential district must provide a solid landscaped screen. Said landscaping shall consist of massed evergreens and deciduous trees and shrubs of such species and size that will produce, within two growing seasons, a screen at least eight feet in height and of such density as will effectively obscure the light of automobile headlights emitted from the premises throughout the full course of the year. Such buffer plantings shall be at least 10 feet in width at the time of planting.
C. 
Site plans in the B-1, B-2, and ROM Districts must provide one shade tree for every five proposed parking spaces. These shade trees shall be evenly arranged throughout the parking area and shall be protected by curbed islands wherever practical. Shade trees shall be a minimum two-inch caliper at the time of planting.
[Amended 4-12-1994 by Ord. No. 604-94]
A. 
All new water service lines to residential or commercial structures shall be constructed of Type K copper from the water main to the structure. The minimum size water service line permitted shall be 3/4 inch. The use of plastic piping for exterior water service lines is prohibited. Corporation stops are required on all new services and shall be for copper service. Curb valves and cast-iron extension boxes shall be provided on all water services.
B. 
Any existing water services which require repair or replacement shall conform to the specifications provided above to the extent that the repair and/or replacement is required.