The rules, regulations and standards set out in this chapter shall be considered the basic requirements for the protection of the public health, safety and welfare of the citizens of the City. Any action taken by the Board under the terms of this chapter shall give primary consideration to the abovementioned matters and to the welfare of the entire community. However, if the applicant can clearly demonstrate that, because of peculiar conditions pertaining to this land, the literal enforcement of one (1) or more of these regulations is impracticable or will constitute undue hardship, the Board may permit substantial compliance in lieu of literal compliance and may be reasonable and within the general purpose and interest of the rules, regulations and standards established by this chapter and other related ordinances. (Ord. No. O-01-46 § 32-10.1)

a. No land shall be developed for any purpose unless the developer has eliminated or provided adequate safeguards against all unusual hazards to life, health, or property from flood, fire, disease, smoke, excessive vibration, noise or odor when such hazards are inherent in the location or physical character of the site. Land shall be prepared for development according to specifications of the City Engineer as regards elevation, compaction and time required for settlement.

b. Proposed development shall be coordinated with existing nearby neighborhoods so that the community as a whole may develop harmoniously.

c. Every lot shall have access to it that is sufficient to afford a reasonable means of ingress or egress for emergency vehicles as well as for all those likely to need or desire access to the property for its intended use.

d. The road system for residential subdivisions shall be designed to serve the needs of the neighborhood and to discourage use by through traffic. Minimum grades within lawn areas shall not be less than two (2%) percent. Maximum lawn grades, outside of a public right-of-way shall not exceed three feet, horizontal to one foot vertical (3:1), or as determined to be acceptable by the City Engineer.

e. Access to State highways shall comply with the State Highway Access Management Code adopted by the Commissioner of Transportation under section 3 of the "State Highway Access Management Act," N.J.S.A. 27:7-91.

f. Access to County and municipal roads shall comply where applicable with any highway access management code adopted by the County under N.J.S.A. 27:16-1 or by the municipality under N.J.S.A. 40:67-1.

g. To the extent consistent with the reasonable utilization of land, site design shall promote the conservation of energy through the use of planning practices designed to reduce energy consumption and to provide for maximum utilization of renewable energy sources.

h. Where applicable, the Residential Site Improvement Standards, as amended from time to time, shall apply.

1. The design and layout of buildings and parking areas shall provide an aesthetically pleasing design and efficient arrangement compatible with the character of surrounding development. Particular attention shall be given to safety and fire protection and the impact on surrounding development and adjacent buildings and lands.

j. Groups of related buildings shall be designed to present a harmonious appearance in terms of building silhouette, architectural style and scale; massing of building form; surface material, finish and texture; decorative features; window and doorway proportions, entry way placement and location, signage and landscaping.

k. Buildings shall be designed so as to have attractive, finished appearances from all public spaces.

l. Roof Form. All roofs on one- and two-story principal buildings in residential districts should be pitched. Flat roofs shall not be permitted.

m. All additions, alterations and accessory buildings should be compatible with the principal structure in design and materials.

n. Appurtenances.

1. Fire escapes shall be constructed only against the side or rear wall of a building and shall be located and/or screened so as not to detract from the appearance of such buildings.

2. Rooftop equipment shall be screened by facade walls in a manner approved by the Board.

(Ord. No. O-01-46 § 32-10.2)

a. Block Length.

Blocks shall be not less than five hundred (500) feet long nor more than one thousand one (1001) feet long. Crosswalks up to twelve (12) feet wide may be required for blocks more than nine hundred (900) feet long.

b. Block Width.

Blocks shall be wide enough for two (2) tiers of lots and shall be not less than two hundred (200) feet wide.

c. Through Lots.

Double frontage lots are to be avoided and generally will not be permitted unless the lots are a minimum of two hundred (200) feet deep. Where the rear yards of double frontage lots abut major or secondary highways and the lots are entirely served by a separate residential service or neighborhood feeder street, their use may be required.

d. Grading.

Blocks and lots shall be graded to secure proper drainage and to prevent the collection of storm water in pools.

e. Lot Lines.

Lot lines shall be at right angles to street lines or radial thereto wherever practicable and each lot shall have access to a public street.

f. Lot Numbers.

Lot numbers shall be assigned to each lot by the City Engineer.

g. Lot Sizes.

No lot shall be smaller in size than that established in Chapter 35, Zoning Regulations.

h. Exceptions.

Blocks in commercial and industrial districts may vary from the elements of design contained in this subsection.

(Ord. No. O-01-46 § 32-10.3)

a. Integration.

The proposed street pattern shall be integrated with the City Plan of Streets and shall be related to topography so as to produce usable lots and reasonable street grades.

b. Widths.

Minimum street and cartway widths are as follows:

c. Continuations.

New streets shall be laid out to continue existing streets. Right-of-ways for new streets shall conform in width with the standards given above but shall not be less width than the right-of-way and cartway being extended.

d. Names.

Continuations of existing streets shall be known by the same name. Names for new streets shall not duplicate or closely resemble names for existing streets within the City. Prior to the approval of a name for any new street, the Planning Board shall seek the opinion of the Historic Preservation Commission, if one is established, as to the appropriateness of the name.

e. Adjacent Access.

Street layout shall make reasonable provision for access to adjacent undeveloped areas and the developer shall improve these access streets to the limits of the development. Such access streets need not be provided with turnarounds unless specifically required by the Board.

f. Reserve Strips.

Reserve strips controlling access to a development or to adjacent areas are prohibited.

g. Half Streets.

Provision of half streets, except to complete existing half streets, is prohibited.

h. Highway Frontage.

If the subdivision abuts a present or proposed major or secondary street, the Board may require the use of through lots as described above or the use of marginal service street along the edge of the highway but separated from it by a raised strip at least five (5) feet wide.

1. Dead End Streets.

Dead end streets are prohibited unless constructed as cul-de-sacs, not exceeding five hundred (500) feet in length, with a turn-around having a minimum radius of sixty (60) feet to the property line.

j. Grades.

There shall be a minimum centerline grade of one half of one (.5%) percent on all streets. A grade of ten (10%) percent may be permitted for short distances if no gentler slope is possible.

k. Directional Changes.

Changes in street direction shall be made by horizontal curves with minimum radius of five hundred (500) feet for residential and neighborhood feeder streets. These radii are to be measured from the inside curbline.

l. Vertical Curves.

Vertical curves are required for changes in grade. Curves shall be of sufficient radius to provide a smooth transition and proper sight distance in accordance with the New Jersey Department of Transportation standards.

m. Surface Drainage.

The slope of the crown on residential service, local and collector streets shall be more than one-eighth (1/8) inch per foot and less than one-third (1/3) inch per foot as directed by the City Engineer. Where drainage is provided in the center of the cartway, slopes of the same ratio shall be provided.

n. Curbs and Gutters.

Curbs and gutters shall be constructed for the full length of all streets.

0. Side Slopes.

Street cuts and fills shall be provided with side slopes no steeper than one (1) vertical to two (2) horizontal (1:2). Where necessary, such slopes shall be suitably planted with perennial grasses or other vegetation to prevent erosion.

p. Sidewalks.

Sidewalks shall be required for residential, commercial, and industrial areas. Sidewalk paving shall not be less than four (4) feet wide. The Planning Board may require wider pavements in high density areas and in commercial areas.

q. Material and Construction Standards.

Materials construction standards for streets, curbs and gutters, and sidewalks, shall conform to regulations and standards of the City Engineer.

r. Street Improvements.

Provision of storm sewerage inlets, catch basins and manholes shall meet the requirements and the approval of the City Engineer as regards both design and location. All catch basins shall be connected to a manhole.

(Ord. No. O-01-46 § 32-10.4)

Street intersections shall be designed according to the following standards:

a. Street intersections shall be at right angles wherever possible, and intersections of less than seventy (70) degrees (measured at centerlines of the streets) will not be permitted.

b. Street intersections shall not be opposite each other. They may be separated by at least two hundred (200) feet between centerlines measured along the centerline of the traffic street.

c. Maximum grade within any intersection shall not exceed two (2%) percent and approaches to any intersection shall follow a straight course within one hundred (100) feet of the intersection.

d. Curb radii at intersection shall be according to the following schedule of minimum lengths: fifteen (15) feet for residential service streets and alleys; twenty (20) feet for local and collector streets; and thirty (30) feet for major streets. Where streets of different categories intersect, requirements for the more important one shall hold. The street right-of-way line shall be parallel to the curbline. In zones where buildings are permitted to abut the right-of-way line, a diagonal cut-off may be employed, provided sidewalk width and corner visibility are unimpaired.

e. Except where buildings are permitted to front on property lines, a seventy-five (75) foot clear sight triangle shall be provided, in which no permanent structures shall be placed except for light standards, street signs and hydrants.

(Ord. No. O-01-46 § 32-10.5)

The following standards shall apply to the design and location of alleys:

a. Public and private alleys intended to serve as rear access to two (2) or more lots; shall not be permitted in residential developments.

b. Alleys serving commercial and industrial establishments are required unless other provisions for service are approved by the Planning Board. Alleys serving such establishments shall have a paved cartway of a least twenty-four (24) feet. If it is possible for an alley to go through a block, the alley shall be provided with an adequate turnaround at its closed end.

(Ord. No. O-01-46 § 32-10.6)

a. Connection.

All residential and commercial properties shall be connected to the municipal sanitary and stormwater sewer system and to the public water supply system.

b. Installation.

Installation of all sewer, water and other utilities shall be in strict accordance with the engineering standards and specifications of the City Engineer, Municipal Authority or appropriate public utility concerned.

c. Manholes.

Manholes for sanitary and storm water sewers shall not be more than three hundred (300) feet apart on straight runs, and there shall be a manhole at every point of change in alignment or grade and size of pipe and intersections of sewer lines.

d. Fire Hydrants.

Fire hydrants shall be located so that the distance from any building frontage to a fire hydrant is not more than three hundred (300) feet measured along the curb. The Planning Board, acting on the advice of the fire department, may require closer spacing of hydrants. In commercial and industrial areas the fire department shall prescribe the location of hydrants.

e. Easements.

Where common utility lines for sewer and water service are installed in or over undedicated land, a public easement fifteen (15) feet wide shall be required.

(Ord. No. O-01-46 § 32-10.7)