The subdivider shall observe the requirement
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 shown on an officially adopted Master
Plan or Official Map shall be considered in approval of 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. 40:5D-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.
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.
Minor streets shall be so designed as to discourage
through traffic.
C.
Subdivisions abutting arterial streets shall provide
a marginal service road or reserve frontage with a buffer strip for
planting or some other means of separation of through and local traffic
as the Planning Board may determine appropriate.
D.
The right-of-way width shall be measured from lot
line to lot line and shall not be less than the following:
(1)
Arterial streets: 60 feet.
(2)
Collector streets: 50 feet.
(3)
Minor streets: 50 feet.
(4)
Marginal access streets: 40 feet.
(5)
The right-of-way width for internal roads and driveways
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.
E.
No subdivision that shows 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.
F.
Subdivisions adjoining or including existing streets
that do not conform to widths shown on the Master Plan or Official
Map or to the street width requirements of this chapter shall dedicate
additional width along 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.
G.
Grades of arterial and collector streets shall not
exceed 4%. Grades on other streets shall not exceed 10%. No street
shall have a minimum grade of less than 1%.
H.
Street intersections shall be as nearly at right angles
as is possible, and in no case shall be less than 60º. The block
corners at intersections shall be rounded at the curbline with a curve
having a radius of not less than 25 feet.
I.
Street jogs with center-line offsets of less than
125 feet shall be prohibited.
J.
A tangent at least 25 feet long shall be introduced
between reverse curves on arterial and collector streets.
K.
When connecting street lines deflect from each other
at any one point by more than 10º and not more than 45º,
they shall be connected by a curve with a radius of not less than
100 feet for all streets.
L.
All changes in grade shall be connected by vertical
curbs of sufficient radius to provide a smooth transition and proper
sight distance.
M.
Dead-end streets (cul-de-sac) shall not be longer
than 1,200 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 streets. 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.
N.
No street shall have a name which will duplicate or
be likely to be confused with the name of an existing street. The
continuation of an existing street shall have the same name.
O.
A bituminous concrete pavement shall be required
on all streets in the Borough of Paramus. All new street paving shall
consist of the following:
[Added 9-23-1998 by Ord. No. 98-32]
(1)
A six-inch thick layer of dense graded aggregate thoroughly
compacted.
(2)
A four-inch thick layer of bituminous concrete stabilized
base material, thoroughly compacted, equivalent to New Jersey Department
of Transportation material specification Mix I-2.
(3)
A two-inch thick layer of bituminous concrete surface
course, thoroughly compacted, equivalent to New Jersey Department
of Transportation FABC Mix I-5. A tack coat of asphaltic oil or emulsified
asphalt shall be applied between the stabilized base and the surface
course. The tack coat shall be applied at a rate of 0.10 gallons per
square yard.
P.
Where a new street abuts an adjacent residential developed
parcel, there must be a minimum buffer of 50 feet located between
the residential parcel and the newly proposed street.
[Added 8-17-2005 by Ord. No. 05-36;
amended 4-10-2007 by Ord. No. 07-11]
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 the zoning ordinances and to provide for convenient access,
circulation control and safety of street traffic.
B.
In blocks over 1,000 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 from street to
street.
C.
For commercial 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.
Each lot must front upon an improved public street at least 50 feet in width, except lots fronting on streets described in § 387-38D(4) and (5).
D.
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.
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 [see drainage standards in § 387-31A(8)].
A.
In large scale developments, 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 companies or Borough departments concerned.
B.
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 watercourse and such further width or construction, or both, as will be adequate for the purpose [see drainage standards in § 387-31A(8)].
C.
Natural features such as trees, brooks, hilltops and
views shall be preserved, whenever possible, in designing any subdivision
containing such features. Grading, cutting and filling and removal
of natural cover shall be minimized to the greatest extent possible.
