The subdivider shall observe the requirements and principles of land subdivision in the design of each subdivision, or portion thereof, as set forth in this article.
The subdivision plat shall conform to design standards that will encourage good development patterns within the Borough. Where an Official Map or Master Plan, or both, has or have been adopted, the subdivision shall conform to the proposals and conditions shown thereon. The streets, drainage rights-of-way, school sites, public parks and playgrounds or other areas shown on the officially adopted Master Plan or Official Map shall be considered in approval of all subdivision plats. Where no Master Plan or Official Map exists, streets and drainage rights-of-way shall be shown on the final plat in accordance with N.J.S.A. 40:55D-38 and shall be such as to lend themselves to the harmonious development of the Borough and to enhance the public welfare in accordance with the design standards set forth herein.
Nothing in this chapter shall require any changes in a building permit, site plan or zoning variance which was approved before the enactment of this chapter, provided that construction shall have been started within one year from the effective date of this chapter and the project shall be continuously pursued to completion; otherwise, said approvals and permits shall be void.
Streets and curbs in nonresidential developments shall be designed and constructed in accordance with all applicable requirements of this chapter, including Schedule A, Street Construction Specifications, included as an attachment to this chapter.
A. 
Arrangement. 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, conform to the topography as far as practical, and allow for continued extension into adjoining undeveloped tracts with a minimum right-of-way of 50 feet. When a development adjoins land capable of being developed further, suitable provisions shall be made for future street access.
B. 
Street classifications. The classifications of existing and proposed streets shall be those shown on the Master Plan or Official Map, or as designated by the approving authority where a new street is not included on the Master Plan or Official Map.
C. 
Minimum right-of-way width. The right-of-way width shall be measured from lot line to lot line.
D. 
Pavement width. The pavement width of public streets shall be measured from curb to curb and shall not be less than 30 feet in any case, except when shown at a greater width on the Master Plan or Official Map.
E. 
Grades. Grades of all streets in general shall conform to topography and shall not be less than 1% nor greater than 10% for local and collector streets and 5% for arterial streets.
F. 
Reserve strips. No subdivision showing reserve strips controlling access to streets shall be approved, except where the control and disposal of land comprising such strips has been placed in the governing body under conditions approved by the Planning Board.
G. 
Substandard street right-of-way and pavement width. Subdivisions that adjoin or include existing streets that do not conform to the widths as shown on the Master Plan or Official Map or the street width requirements of this chapter shall dedicate and improve 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 and improved.
H. 
Intersections. Street intersections shall be at right angles where possible and intersection of less than 60° (measured at the center line of streets) shall not be permitted.
I. 
Crosswalks. Crosswalks shall be required at intersections along established pedestrian routes within 1,000 feet of schools and other public facilities, and where otherwise deemed necessary by the approving authority. All crosswalks shall comply with the Manual of Uniform Traffic Control Devices (MUTCD), latest edition, and the Americans with Disabilities Act (ADA) guidelines.
J. 
Street jogs. Collector and/or arterial streets intersecting another street from opposite sides shall either be directly opposite each other without offset, or shall have at least 250 feet offset distance between center lines. Street jogs with center-line offsets on local streets of less than 125 feet shall be prohibited.
K. 
Tangents. A tangent at least 50 feet long on local streets, 100 feet long on collector streets and 300 feet long on arterial streets shall be introduced between reverse curves.
L. 
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 local streets and 300 feet for collector and arterial streets.
M. 
Changes in grade. All changes in grade shall be connected by vertical curves of sufficient length to provide a smooth transition and proper sight distance, as established in the American Association of State Highway and Transportation Officials (AASHTO) publication, "A Policy on Geometric Design of Highways and Streets."
N. 
Cul-de-sac streets. Cul-de-sac streets are discouraged, but where unavoidable or determined to be necessary for public safety, shall not be longer than 1,000 feet nor serve more than 10 lots. A turnaround shall be provided at the end of the cul-de-sac with a right-of-way radius of not less than 50 feet and a curbline radius of not less than 40 feet. Whenever possible, the turnaround shall be tangent to the right side of the street. If a dead-end street is of a temporary nature, a similar turnaround shall be provided and provisions made for the future extension of the street and reversion of the excess right-of-way to the adjoining properties. The removal of excess improvements shall be the responsibility of any future developer.
O. 
Half streets. Half streets shall be prohibited except where essential to the reasonable development of the subdivision in conformity with other requirements of these regulations and where the Planning Board finds it will be practical to require the dedication of the other half when the adjoining property is subdivided, and the other half of the street shall be plotted within such tract.
P. 
Private streets. Private streets shall not be approved nor shall public improvements be approved for any private street.
Q. 
Sight triangles.
(1) 
Sight triangles shall be required at each quadrant of two intersecting streets (or one street where the road tangents deflect more than 45%) and streets with driveways. Sight triangles shall comply with the requirements of AASHTO.
(2) 
The area within a sight triangle shall be a dedicated easement by deed as a part of the street right-of-way and shall be maintained as a part of the lot adjoining the street or site plan as a sight-triangle easement. A sight-triangle easement dedication shall be expressed on the plat as follows: "Sight-triangle easement subject to grading, planting and construction restrictions as required by the Borough of Hawthorne Land Use Ordinance, § 540-54Q(4).
(3) 
Portions of a lot set aside for the sight triangle shall be calculated in determining the lot area and may be included in determining the minimum setbacks required by this chapter.
(4) 
Within a sight triangle, no grading, planting or structure shall be erected or maintained more than 30 inches above the curb or edge of the roadway or lower than eight feet above the center-line grade of either intersecting street or driveway, excluding street name signs or any signs as regulated by the Manual of Uniform Traffic Control Devices. Where any street or driveway intersection involves earth or rock banks or vegetation, including trees, the developer shall trim such vegetation and remove the trees as well as establish proper excavation, retaining walls and grading to provide the required site triangle.
R. 
Railroad crossings. Access to a subdivision by means of a railroad grade crossing is prohibited.
S. 
Curbs. Curbs shall be constructed along both sides of all streets, in accordance with the standards set forth in Schedule A.[1]
[1]
Editor's Note: Schedule A is included as an attachment to this chapter.
Streets and curbs in residential developments shall be designed and constructed in accordance with the provisions set forth in § 540-54 for nonresidential developments, except where such provisions conflict with the Residential Site Improvement Standards at N.J.A.C. 5:21. In the event of a conflict between § 540-54 and the Residential Site Improvement Standards (RSIS), the RSIS shall govern.
A. 
Design and placement of traffic signs included in all development applications shall follow the requirements specified in "Manual on Uniform Traffic Control Devices for Streets and Highways," published by the United States Department of Transportation and adopted by the New Jersey Department of Transportation.
B. 
There shall be at least two street signs furnished at each four-way intersection and one street sign at each T-intersection. All signs shall be installed free of visual obstruction and shall show the name of both intersecting streets. Street name signs shall be designed and erected in accordance with Borough standards.
C. 
At signalized intersections, street signs shall be located on the overhead arm supporting the traffic signal, or otherwise suitably suspended over the intersection. Roadway clearance shall be a minimum of 15 feet from the bottom of the sign or supporting equipment to the top of the paved surface.
D. 
Street names. No new street shall have a name which will duplicate or so nearly duplicate in spelling or phonetic sound the names of existing streets. The continuation of an existing street shall have the same name. All street names shall be approved by the Borough Council. In general, the following may be used as a guide for names:
(1) 
Place: a connecting link, one block long and between two longer streets.
(2) 
Court: a cul-de-sac.
(3) 
Terrace: a loop street which begins and ends on the same street and is not connected with other streets.
(4) 
Lane, street or way: short streets not serving as connectors.
(5) 
Avenue drive or road: a connector or arterial street.
Sidewalks shall be required as part of any site development and shall be designed in accordance with the standards set forth in Schedule A, Street Construction Specifications.[1]
[1]
Editor's Note: Schedule A is included as an attachment to this chapter.
A. 
Separate bicycle paths and lanes shall be required where deemed appropriate and safe by the Planning Board.
B. 
Bicycle lanes, where provided, shall be placed in the outside lane of a roadway, adjacent to the curb or shoulder. When on-street parking is permitted, the bicycle lane shall be located between the parking lane, if provided, and the outer lane of moving vehicles. Lanes shall be delineated with markings, preferably striping. Raised reflectors or curbs shall not be used.
C. 
The construction of bikeways shall comply with the specifications set forth in N.J.A.C. 5:21-4.18, as well as the following:
(1) 
The paved width of the bicycle path shall be in accordance with the following standards:
(a) 
For bicycle lanes that are part of a shared-use roadway, the minimum pavement width shall be five feet.
(b) 
For shared-use bicycle paths that are not part of a roadway, the minimum pavement width shall be eight feet.
(2) 
Choice of surface materials, including bituminous mixed, concrete, compacted gravel, soil cement, stabilized earth, and wood planking shall depend on use and users of the path. Gradients of bike paths should generally not exceed 5%.
(3) 
Bicycle-safe drainage grates shall be used in the construction of all residential streets.
A. 
Culverts, storm sewers and storm drainage collection and detention and/or retention basins. The storm drainage collection system and the detention and/or retention basin system installed shall include storm sewers located within the beds of streets, culverts and inlets and storm sewers running through designated easement areas and drainage pipes attached thereto, as well as dry wells and swales, regrading, excavation, detention, retention and/or recharge basins which are required by this chapter to meet the objectives thereof, all in accordance with the Residential Site Improvement Standards at N.J.A.C. 5:21 for residential developments and Stormwater Management Requirements at Articles XI and XII of this chapter for nonresidential developments. Aspects of major residential developments that are not preempted by the Residential Site Improvement Standards at N.J.A.C. 5:21 shall conform to the Stormwater Management Requirements at Article XI of this chapter. The Borough Engineer may require of the developer additional, reasonable, drainage improvements in order to correct a drainage problem which develops during the course of construction of single-family dwellings in a subdivision. All such drainage problems shall be rectified to the satisfaction of the Borough prior to the final release of any performance guarantee posted as a condition of final subdivision approval.
B. 
Major developments under this section shall provide a dedicated contribution to the Borough to finance future maintenance of stormwater management facilities if they are accepted by the Borough.
(1) 
The amount of the contribution shall be calculated based on the following:
(a) 
The total number of years in which facility maintenance would be provided.
[1] 
Aboveground facilities: 20 years.
[2] 
Underground facilities: 30 years (presumably, less maintenance activities).
[3] 
Manufactured treatment devices: 20 years (until better technology comes along).
(b) 
The present annual maintenance, administrative, insurance, and support costs as published in the cost estimate of the Operations and Maintenance Manual for the stormwater management measures incorporated into the development.
(c) 
The anticipated annual increase in present costs due to inflation, equipment depreciation and replacement, increases in labor and insurance rates, rising disposal costs, and other factors, not to be less than 4% (or whatever the current inflation rate is) compounded per fiscal year.
(d) 
The anticipated annual interest earned by the dedicated contribution, as determined by the federal interest rate in effect at the time of project approval.
(e) 
The percentage, if any, of cost sharing between the developer and the municipality or county.
(2) 
The amount of the dedicated contribution, based on the requirements of § 540-59B, shall be calculated using unit prices established by the New Jersey Department of Environmental Protection Stormwater Management Facility Maintenance Manual, or other publication, and shall be subject to approval of the Planning Board Engineer or Borough Engineer.
Monuments shall be of the size and shape required by L. 1960, c. 141, the Map Filing Law (N.J.S.A. 46:23-9.9 et seq.),[1] shall by placed in accordance with said statute and shall be indicated on the final plat.
[1]
Editor's Note: Repealed 2011, c. 217. See now N.J.S.A. 46:26B-1 et seq.
A. 
Block length and width or acreage within bounding roads shall be of such size and shape as to accommodate the size of lots required in the area by the zoning regulations. Consideration of topography and street layout shall provide for convenient access, circulation control and safety of street traffic.
B. 
In blocks of 600 or more feet in length, pedestrian footpaths or access may be required in locations deemed necessary by the approving authority, as permitted in N.J.A.C. 5:21-4.5(f). Such walkway shall be at least 10 feet wide in right-of-way with a five-foot-wide improved pavement surface. Said walkway may also include other improvements, including street lighting.
A. 
Dimensions. Lot dimensions and area shall be not less than the requirements of the Zoning Ordinance (see Part 4 of this chapter).
B. 
Side lines. Insofar as is practical, side lot lines shall be at right angles to straight streets and radial to curved streets.
C. 
Frontage. Each lot must front upon an approved and improved street with a right-of-way width in accordance with the Passaic County Land Development Standards or RSIS, as applicable.
D. 
Setbacks. Where extra width has been dedicated or is proposed in the Master Plan for widening of existing streets, lots shall begin at such extra width line, and all setbacks shall be measured from such line.
E. 
Suitability. Where there is a question as to the suitability of a lot or lots for their intended use due to factors such as rock formations, drainage conditions, watercourses, historic sites, flood conditions or similar circumstances, the Planning Board may, after adequate investigation, withhold approval of such lots. All lots shall be so arranged that, to the greatest extent possible, each lot can reasonably be developed without intruding into areas of physical and environmental constraint, especially areas of steep slope and wetland areas.
F. 
Corner lots. The intersection of the two property lines adjoining the street shall be rounded to a radius of 25 feet.
G. 
Further subdivision. Where a tract is subdivided into larger parcels than ordinary building lots, such parcels shall be arranged so as to allow the opening of future streets and logical further subdivision.
H. 
Driveways.
(1) 
A driveway, designed in accordance with the standards set forth in Schedule A,[1] not less than 12 feet in width and having a grade not exceeding 10% shall be installed on each residential lot between the curb and dwelling. If the setback of the dwelling from the street right-of-way exceeds 100 feet, the Borough Engineer may, upon written request of the owner, reduce the requirement of pavement to the first 25 feet of driveway length measured from the street; provided, however, that the Engineer shall establish appropriate conditions for grading, drainage, erosion control and surface improvement as circumstances relating to the driveway may demand in order to guarantee safe and convenient access and to protect the public interest. In addition, each driveway shall have a turnaround area provided in close proximity to the garage and not less than 150 square feet, except, however, in areas of extreme grades or other topographical features which limit their intended use, in which case, other locations may be substituted with the approval of the Borough Engineer. Side-entry garages are encouraged to the greatest extent possible. No driveway shall be located within 50 feet of an intersection.
[1]
Editor's Note: Schedule A is included as an attachment to this chapter.
(2) 
The connection of any driveway to a street shall be by a vertical curve of sufficient radius to provide a smooth transition. The angle of intersection of a driveway with a street shall not be less than 60°. The initial 20 feet and the 20 feet in front of a garage of any driveway shall not have a slope exceeding 2%.
(3) 
For sag curves, the grade difference between a driveway and the adjoining roadway should not exceed 12% within any 10 feet of distance. For crest curves, the maximum grade difference should not exceed 8% within any 10 feet.
(4) 
Driveways and parking areas on residential lots shall be located at least five feet from side and rear property lines.
(5) 
Circular driveways are permitted, provided there is a minimum lot width of 75 feet and five-foot setback from the side property lines is maintained.
A. 
All new electric and telephone wires shall be installed underground. In addition, underground community antenna television service lines shall be installed if the Borough has executed a franchise agreement with a community antenna television company. All such utility installations shall be made in accordance with the following provisions:
(1) 
The applicant shall arrange with the serving utility for the underground installation of the utility's distribution supply lines, transformers, service connections and related equipment and shall submit to the Planning Board, prior to the granting of final 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 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 or extensions thereof, but the transformers, service connections and related equipment from the utilities' overhead shall be installed underground. The requirements of this subsection are in addition to and supplement the regulations of the Board of Public Utility Commissioners, and wherever the provisions of this subsection require a greater amount of equipment to be placed underground or impose restrictions more extensive than the regulations of the Board of Public Utility Commissioners, the requirements of this subsection shall govern.
(2) 
Wherever 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.
(3) 
All such underground installations for utilities and their service lines shall be subject to inspection and approval by the Borough Engineer, who shall be notified of such underground installations at least 24 hours prior to any excavation therefor. No underground installation shall be covered until inspected and approved by the Borough Engineer and those agencies having jurisdiction over the particular installation. Notification and request for inspection shall take place immediately upon completion of the utility. Bank-run sand and gravel shall be used as backfill material and shall be thoroughly mechanically tamped.
A. 
Each lot within the subdivision area shall be provided with public water by the required extension of water mains and connections thereto. The cost thereof shall be borne by the subdivider inclusive of any connection fee required for such interconnection. All such installations of water mains and connections shall be subject to the inspection and approval of the Department of Public Works.
B. 
Firefighting facilities. Whenever a central water system services a development, fire hydrants shall be installed along all streets. Fire hydrants shall be of the type approved by the Department of Public Works, shall be placed and installed in accordance with its standards and shall also be subject to inspection by and approval of the Bureau of Fire Prevention.
C. 
In addition to the provisions above, all water supply systems in residential developments shall be installed in accordance with the Residential Site Improvement Standards at N.J.A.C. 5:21-5. In the event of a conflict between this section and the Residential Site Improvement Standards (RSIS), the RSIS shall govern.
A. 
Each lot within the subdivision area shall be provided with sewage disposal facilities by the required extension of sewer mains and connections thereto. The cost thereof shall be borne by the subdivider inclusive of any connection fee required for such interconnection. All such installations of sewer mains and connections thereto shall be subject to the inspection and approval of the Department of Public Works.
B. 
In addition to the provisions above, all sanitary sewer systems in residential developments shall be installed in accordance with the Residential Site Improvement Standards at N.J.A.C. 5:21-5. In the event of a conflict between this section and the Residential Site Improvement Standards (RSIS), the RSIS shall govern.
A. 
Topsoil specifications. No topsoil shall be removed from any site or used as spoil. Topsoil moved during the course of construction shall be redistributed so as to provide at least four compacted inches of spread cover to all seeding and planting areas of the subdivision and shall be stabilized by seeding or planting. In the event that the quantity of topsoil at the site is insufficient to provide four inches of cover for all seeding and planting areas, the developer shall provide and distribute a sufficient quantity of topsoil to provide such a cover. Topsoil so provided shall meet the following specifications:
Physical Limits
Type
Diameter
Quantity
(percent by weight)
Gravel
Larger than 1 inch
None
Gravel
1/4 inch to 1 inch
Less than 3%
Gravel
2 mm to 1/4 inch
Less than 10%
Sand
0.05 mm to 2 mm
40% to 60%
Silt
0.002 mm to 0.05 mm
25% to 50%
Clay
Less than 0.002 mm
Less than 20%
Chemical Limits of Organic Matter (wet digestion method)
Type
Quantity
Sandy loam
1.5% to 20%
Loam or silt loam
3.0% to 20%
Soil reaction (pH)
4.5% to 7.0%
Salt concentration (1:2 soil/water ratio)
Less than 50%
B. 
Fertilizer, seed and mulch specifications.
(1) 
The fertilizing, seeding and mulching shall meet the following specifications:
(a) 
Ground limestone: two tons per acre.
(b) 
10-20-10 fertilizer: 600 pounds per acre.
(c) 
Salt, hay or straw mulch: 1 1/2 to two tons per acre.
(d) 
Temporary seeding: one pound of ryegrass per 1,000 square feet.
(e) 
Permanent seeding: 1/2 pound of perennial ryegrass, 3/4 pound of creeping red fescue and 3/8 pound of Kentucky bluegrass per 1,000 square feet.
(2) 
These mixtures may be either broadcast seeded or hydroseeded. If hydroseeded, the fertilizer, seed, mulch and mulch binder are applied at the same rate in a slurry mix. This section of the Land Use Regulations will not be considered complied with until the seed attains growth sufficient to ensure a stable, nonerodible ground condition.
A. 
Conceptual grading plans shall be required for all subdivisions and a final grading plan shall be required for all individual lots. All grading plans shall include the following information:
(1) 
Existing and proposed grades represented by contours at two-foot intervals when grades are below 20%, at five-foot intervals when grades are above 20% and by spot elevations when flatness of the plot makes the use of contours impractical. Existing contours shall be shown for a distance of 50 feet beyond the plot limits.
(2) 
Existing and proposed elevations at all plot corners, building corners, centers of swales, driveways, and at the locations of all changes in direction of stormwater flow.
(3) 
Swales and other means for the disposition of all stormwater runoff originating within the plot and of stormwater originating outside the plot and which will flow into the plot.
(4) 
Footprint of typical dwelling, including location of the garage, and the proposed elevation of the basement, first and garage floors.
(5) 
All proposed walks, driveways, sidewalks and curbs, with widths, where applicable.
(6) 
Limits of clearing including all trees four inches or more in diameter, as measured four feet above ground level, outside of a wooded area, proposed to be removed.
B. 
Design standards for grading plans.
(1) 
No soil shall be excavated, removed, deposited or disturbed except as a result of and in accordance with a grading plan approved under the terms of this chapter.
(2) 
Proposed disturbance of soil shall be for purposes consistent with the intent of this chapter, and it shall be executed in a manner that will not cause excessive erosion of other unstable conditions. In this regard, no land along a property line shall be excavated or filled in a manner which will disturb the root system of trees and other vegetation on adjoining property or cause erosion of soil on or into adjoining property.
(3) 
Provision shall be made for the proper disposition of surface water runoff so that it will not create unstable conditions. Appropriate storm drainage facilities shall be provided for downstream properties.
(4) 
There shall be no diversion of additional stormwater onto property of others nor shall any construction or grading on the lot result in an increase in existing stormwater flow onto property of others.
(5) 
Provision shall be made for any structures or protective measures that proposed slopes may require for the protection of the public safety, including but not limited to retaining walls, headwalls and fences.
(6) 
Any proposed building or structure or attendant protective measures shall not impede the flow of surface waters through any watercourse or cause an increase in flood heights or velocities.
(7) 
Any proposed vehicular facilities, including roads, drives or parking areas, shall be so designed that any land disturbances shall not cause excessive erosion.
(8) 
Any fill placed on the lot shall be properly stabilized and, when found necessary depending upon existing slopes and soil types, supported by retaining walls or other appropriate structures as approved by the Borough Engineer. In filling operations to bring a subdivision to approved grade or during the development of a subdivision for any reason, no tree trunks, stumps, branches or junk or refuse of any kind which will decay, decompose, degenerate, deteriorate, rot or rust shall be used. All such prohibited material shall be removed from any subdivision prior to filling to grade.
(9) 
All cuts shall be supported by retaining walls or other appropriate retaining structures when, depending upon the nature of the soil characteristics, such structures are found necessary in order to prevent erosion.
(10) 
There shall be no alteration of site elevations in excess of one foot within five feet of an adjoining property.
(11) 
Changes in grade shall not exceed a slope of 3:1 unless supported by retaining walls.
(12) 
No terrain grades steeper than 10% measured perpendicular to the foundation nor steeper than 25% measured parallel to the foundation shall be permitted within 25 feet of the front and rear of the proposed principal building and within 10 feet of each side of said principal building.
(13) 
The Borough Engineer may modify any of the above requirements if, in his/her professional judgment, a lesser standard will provide adequate protection to the health, safety and general welfare of the Borough and of adjoining property, including waivers for minor grading.
C. 
Gravel driveways shall be considered impervious, provided that credit shall be given for the impervious calculation, up to 25% of the area devoted to gravel, for that portion of a driveway that is comprised of gravel.
A. 
Shade trees shall be provided and installed by developers, along Borough roads, as required by this chapter.
B. 
Shade trees shall be placed within a shade tree easement to benefit the Borough, which shall be located 10 feet from the face of the curb.
C. 
The planting distance between trees shall be a maximum of 50 feet, except that ornamental trees may be planted a maximum distance of 30 feet apart. No shade trees shall be placed in the sight triangle easement required per § 540-54Q, nor within 25 feet of the intersection of two street rights-of-way.
D. 
The minimum caliper of shade trees shall be 2 1/2 inches, measured at one foot above the ground.
E. 
The minimum height of shade trees shall be 12 feet, except ornamental trees, which shall be a height of not less than eight feet.
F. 
All trees shall be balled and burlapped (B&B); shall be of nursery stock; shall be of symmetrical growth; shall be free of disease, insects, and mechanical injury; shall be straight of stem with a well-balanced top; shall be of vigorous growth; and shall have a well-developed root system. The trunks of the shade trees (except ornamental trees) are to be free of branches to a height of at least seven feet from the ground and the first branch shall be not over nine feet from the ground.
G. 
The planting hole shall be one foot in diameter greater than the root ball and a six-inch trench around the outer edge of the bottom of the planting pit with the soil directly under the new tree to be undisturbed ground to avoid settlement over time. The planted depth of the top of the shade tree shall be placed flush with the adjacent ground and only a two-inch layer of mulch (no soil), is permitted on the top of the root ball of the shade tree.
H. 
The soil for backfilling the hole shall be a mixture of three parts loamy soil, two parts coarse sand and one part humus. This planting mixture shall be adjusted as required pending an analysis of the parent soil on the property. Drainage material should be installed as needed should high groundwater levels be encountered.
I. 
After backfilling, the surface of the planting hole shall be mulched with wood chips, hay, straw or other suitable material.
J. 
After planting, tree trunks shall be wrapped with approved tree wrap manufactured for this purpose from the ground level to the lowest branches. The wrapping is to be removed after two years.
K. 
Each tree shall be staked with three stakes. Stakes shall be locust, oak, cedar or other material that will last two years. Stakes shall be two inches by two inches and six feet to eight feet long.
L. 
Fastening and support shall be by means of tape 1 1/2 inches to two inches wide or material that will not harm the tree.
M. 
Species of shade trees shall be as required by the Shade Tree Commission.
A lighting plan prepared by a qualified individual shall be provided with major subdivision applications. Streetlights shall be installed at all intersections and cul-de-sacs and at 300-foot intervals along all streets. All street lighting shall be subject to a plan approved by the Borough Planning Board or Board of Adjustment depending upon jurisdiction and PSEG. The lights shall be installed solely for the purpose of illuminating the roadways and shall be of such a nature as to minimize the illumination on adjacent properties. The developer shall provide for the installation of underground service.
A. 
Easements. Easements along rear property lines or elsewhere for utility installations may be required if deemed necessary by the Borough Engineer. Such easements shall be at least 20 feet wide and located in consultation with the Borough Engineer.
B. 
Riparian zones. Where a subdivision is traversed by a watercourse, drainageway, channel, stream or other surface water body, said subdivision shall comply with the riparian zone requirements set forth in the Flood Hazard Area Control Act Rules, N.J.A.C. 7:13, and Article XI of this chapter.
C. 
Natural features.
(1) 
Natural features, such as trees, brooks, hilltops, wetlands and wetland transition areas, steep slopes and views, shall be preserved, to the greatest extent possible, in designing any subdivision containing such features.
(2) 
Subdivisions containing steep slopes and/or wetlands shall be designed in accordance with Article XI of this chapter.
(3) 
The Planning Board may require that natural features be protected by means of deed restrictions, conservation easements or other appropriate instruments. Conservation easements shall be clearly marked as detailed in Figure 7 located in the Appendix of this chapter.[1]
[1]
Editor's Note: Said figure is on file in the Borough offices.
The Board may impose other conditions where specific problems peculiar to any particular development exist which are likely to be detrimental to the public safety and general welfare of the Borough.