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 chapter.
The subdivision plat shall conform to design
standards that will encourage good development patterns within the
Borough. Where either or both an Official Map or Master Plan has or
have been adopted, the subdivision shall conform to the proposals
and conditions shown therein.
A.
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.
B.
The width of the various streets in the Borough shall
conform to the Master Plan and Official Map, and the setback lines
for buildings to be built along these streets shall be determined
by these widths:
(1)
The right-of-way of primary streets, namely, Belmont
Avenue, High Mountain Road and North Haledon Avenue, shall be considered
80 feet in width for the establishing of the setback lines for buildings
to be built along these streets. A right-of-way width of 60 feet shall
be established for the total width of the primary streets for the
purpose of defining the width of the street pavement and the sidewalk
areas.
(2)
Collector streets shall have a total right-of-way
width of 60 feet.
(3)
All other streets, generally called "local access
streets," shall have a right-of-way width of 50 feet and be so designed
as to discourage through traffic.
(4)
The right-of-way for internal roads in commercial
and industrial developments shall be determined on an individual basis
and shall in all cases be of sufficient width and design to safely
accommodate the maximum requirements of the subdivision.
C.
The right-of-way width shall be measured from lot
line to lot line.
D.
Streets not shown on the Master Plan or Official Map
shall be designed to provide a street pattern which will furnish as
direct access as possible to the Borough center, schools and shopping
centers.
E.
Subdivisions that adjoin or include existing streets
that do not conform to the width requirements of this chapter shall
dedicate additional widths along either one or both sides of said
road.
F.
If the subdivision is along one side of a street only,
1/2 of the required extra width shall be dedicated.
G.
All streets should be adapted to topographic features
of the land.
H.
All changes in grade shall be connected by vertical
curves of sufficient radius to provide a smooth transition and proper
sight distance.
I.
Dead-end streets shall be provided only when unavoidable,
and such streets shall not, under any condition, be longer than 600
feet. A turnaround (cul-de-sac) shall be provided at the end of such
street with a radius of not less than 50 feet. 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 access right-of-way to the adjoining property owners.
J.
Streets shall be named so as to avoid ambiguity or
confusion. Street names shall not duplicate any street name listed
in the Paterson, New Jersey, postal directory. A logical extension
of an existing street should bear the name of the existing street.
K.
Street intersections shall be as nearly at right angles
as is possible and, in any case, shall not 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 25 feet.
L.
Street jogs with center-line offsets of less than
125 feet shall be prohibited.
M.
A tangent at least 100 feet long shall be introduced
between reverse curbs on arterial and collector streets.
N.
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 primary and collector streets.
No change shall be made in the elevation or
contour of any lot or any part of a subdivision unless the same shall
be required for the proper development of the subdivision and approved
by the Planning Board, and in no event shall more than the minimum
change required be permitted. All changes in elevations and contours
shall be shown on the preliminary and final plat and profiles. Natural
features, such as trees, brooks, hilltops and views and other items
of natural beauty, shall be preserved whenever possible in designing
any subdivision containing such features, and no tree in excess of
three inches in diameter shall be removed unless absolutely required
by the installation of buildings and improvements. This section, insofar
as it pertains to trees, shall be effective until such time as a Shade
Tree Ordinance is enacted by the Borough.[1]
A.
Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area by Chapter 600, Zoning, and to provide for convenient access, circulation control and safety of street traffic. Block lengths shall not, under any circumstances, exceed 800 feet.
B.
In blocks over 600 feet long, pedestrian walkways
may be required in locations deemed necessary by the Planning Board.
Such walkway shall be 10 feet wide and be straight, if possible, from
street to street.
C.
For commercial, group housing or industrial use, block
size shall be sufficient to meet all area and yard requirements for
such use.
B.
Insofar as is practical, side lot lines shall be at
right angles to straight streets and radial to curved streets.
C.
Where extra width has been dedicated for the widening
of existing streets, lots shall begin at such extra width line, and
all setbacks shall be measured from such line.
D.
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,
flood conditions or similar circumstances, the Planning Board may,
after adequate investigation, withhold approval of such lots.
E.
Corner lots for residential use shall have extra width
to permit appropriate building setback from and orientation to both
streets.
The subdivider shall request the serving utility
to install its distribution supply lines, services and streetlighting
supply facilities underground in accordance with its specifications
and with the provisions of the applicable standard terms and conditions
incorporated as a 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 a written instrument from each
serving utility which shall evidence its disposition of the request.
If approved by the utility, the subdivider shall arrange with the
utility for such underground installation; provided, however, that
lots which, in such subdivisions, abut existing streets where overhead
electric or telephone distribution supply lines have heretofore been
installed on any portion of the street involved may be supplied with
electric and telephone service from those overhead lines or extensions
thereof, but the service connections from the utility's overhead lines
may be installed underground.
