A.Â
The applicant shall observe the following requirements
and principles of land subdivision in each subdivision or portion
thereof:
B.Â
The streets, drainage rights-of-way, school sites,
public parks and playgrounds shown on an adopted Master Plan or Official
Map shall be considered in approval of subdivision plats.
The arrangements 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.Â
Minor streets. Minor streets shall be so designed
as to discourage through traffic unless deemed necessary by the approving
authority.
B.Â
Subdivision abutting arterial streets. Subdivisions
abutting arterial streets may be required to provide a marginal service
road or reverse 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.Â
Pavement width of streets. The pavement width of all
streets shall be a minimum of 30 feet for all local streets and may
be greater for collector and arterial streets.
D.Â
Minimum right-of-way width. The right-of-way width
shall be measured from lot line to 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 of Park Ridge or when
said street constitutes an extension of an existing street with a
greater width than 50 feet.
E.Â
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, one-half of the required extra width shall be dedicated.
F.Â
Street grades. Grades of arterial and collector streets
shall not exceed 6%. Grades on other streets shall not exceed 10%.
No street shall have a minimum grade of less than 1/2%.
G.Â
Street intersections. Street intersections shall be
as nearly at right angles as is possible and in no case shall be less
than 60°. The block corners at intersections shall be rounded
at the curbline with a curve having a radius of not less than 20 feet.
H.Â
Street jogs. Street jogs shall have center-line offsets
of not less than 125 feet.
I.Â
Reverse curve tangents. A tangent at least 100 feet
long shall be introduced between reverse curves on arterial and collector
streets.
J.Â
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 minor streets and 300 feet for arterial
and collector streets.
K.Â
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.Â
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 radius of not less than 50 feet and tangent whenever
possible 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 future extension of the street and reversion of
the excess right-of-way to the adjoining properties.
M.Â
Street names. No street shall have a name which will
duplicate or so nearly duplicate in the Park Ridge, Montvale and Woodcliff
Lake communities as to be confused with the names of existing streets.
The continuation of an existing street shall have the same name. The
Police Department shall approve the names of all street names.
A.Â
Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area by the Chapter 101, Zoning, and to provide for convenient access, circulation control and safety of street traffic.
B.Â
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 right-of-way
with a five-foot-wide improved pavement surface. Said walkway may
also include other improvements, including streetlighting.
C.Â
For all uses, including commercial, industrial and
planned development group areas, block sizes shall be sufficient to
accommodate the proposed uses and to permit reasonable access, circulation
and fire-fighting and emergency services.
A.Â
Lot dimensions and areas shall not be less than the
requirements of the Zoning Ordinance.
B.Â
Insofar as is practical, side lot lines shall be at
right angles to straight streets and radial to curved streets.
C.Â
Each lot must front upon an approved and improved
street with a right-of-way width of at least 50 feet in width, except
as provided herein.
D.Â
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.Â
Where there is a question as to the suitability of
a lot or lots for their intended use due to such factors as rock formations,
drainage conditions, watercourses, historic sites, flood conditions
or similar circumstances, the approving agency may, after adequate
investigation, withhold approval of such lots.
A.Â
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 with the
lines of such watercourses and such further width or construction,
or both, as will be adequate for the purpose.
B.Â
Natural features such as trees, brooks, hilltops and
views shall be preserved whenever possible in designing any subdivision
containing such features.
C.Â
Any public use as defined herein shall be of suitable
size, shape and location under the provision of reservation contained
herein.
D.Â
In a large-scale 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 and sanitary sewers shall be connected with approved system
and shall be adequate to handle all present and probable future development.
A.Â
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 a part of its tariffs, as the same are then 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 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 street 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. However, the applicant shall not be
required to install electric distribution supply lines underground
if the Board of Public Works of the Borough of Park Ridge requires
such lines to utilize a voltage of 26 kilovolts or greater and the
Board of Public Works passes a resolution declaring that such distribution
lines would present exceptional operational and/or safety problems
if installed underground. The location of access facilities for servicing
the utility in the proposed subdivision shall be developed in conjunction
with and as a part of the complete subdivision plan.
[Amended 6-9-1981 by Ord. No. 81-9]
B.Â
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.Â
The approving agencies of the Borough of Park Ridge
may in their 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.Â
Whenever underground utilities are installed in accordance
with the provisions hereof, fire alarm systems servicing the development
shall also be installed in an appropriate subsurface distribution
system connecting the necessary alarm stations. The manner of installation
and the number and location of alarm stations shall be in a manner
approved by the Fire and Police Departments.
A.Â
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. The applicant shall comply with Chapter 84, Soil Removal.
B.Â
All applications for subdivision shall be in accordance
with the Park Ridge Soil Erosion and Sediment Control Ordinance, or,
where same has not been adopted, the applicant shall meet the requirements
of Chapter 251, 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 et seq.