The subdivider shall regard the following requirements and principles of land subdivision in the design of each subdivision or portion thereof. Prior to the granting of final approval, the subdivider shall have furnished performance guaranties for the ultimate installation of protection of the following items.

A. Development plans shall be served by paved public streets, and all new streets shall be graded and provided with an all-weather base and pavement with an adequate crown in keeping with Borough specifications and standards. All major subdivisions shall have at least two means of access via public streets, when feasible.

B. The arrangements of new streets constructed or to be constructed in subdivisions shall be such as to provide for the continuous extension of existing, mapped or potential streets.

C. No subdivision showing land reserved for dedication controlling access to another area, either developed or undeveloped, shall be approved except where the control and disposal of land comprising such strips has been given to the governing body after recommendation by the Planning Board.

D. Subdivisions that adjoin or include existing streets that do not conform to widths as shown on the Master Plan, Official Map, or the street width requirements of this chapter shall provide setbacks of sufficient distances so that any new construction or additions to existing buildings will not be located on land that may be required for street widening purposes, in order to provide for prospective traffic, access for fire-fighting equipment to buildings and to be coordinated so as to compose a convenient system, conforming to the Official Map, or if there is no Official Map, relating properly to the existing street system.

E. The right-of-way width shall be measured from lot line to lot line.

(1) Right-of-way width and pavement shall not be less than the following:

(2) The right-of-way width for internal roads and/or alleys 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 and conveniently accommodate the maximum traffic, parking, and loading needs for the type of traffic encouraged by its existence as well as the necessary space for fire-fighting equipment.

(3) The paving width of streets and the quality of surfacing and base materials shall adhere to the minimum standards set forth by the Borough, County, or State Engineers when the paving concerns roads under their jurisdiction and where such standards exist. Roads specifically serving industrial areas shall adhere to Borough standards designed for the development of industrial uses and shall be sufficient to handle voluminous traffic and heavy trucking.

(4) Street intersections shall be as nearly at right angles as is possible and in no case shall be less than 60 . No more than two streets shall meet or intersect at any one point, and the center lines of both intersecting streets shall pass through a common point. Measuring from this common point, two intersections shall be spaced at a minimum of 150 feet. The block corners at intersections shall be rounded at the curb with a curb having a radius of not less than 10 feet.

(5) Where streets have a reverse curve, a tangent of at least 100 feet in length shall be required.

(6) No street shall have a minimum grade of less than 1/2 of 1%.

(7) All changes in grade where algebraic difference in grade is 1% or greater shall be connected by vertical curbs of sufficient radius to provide a smooth transition and proper sight distance, but not so great as to create drainage problems. Sight distance shall be at least:

(a) Eight hundred feet for arterial highways.

(b) Three hundred feet for collector streets.

(c) Three hundred fifty feet for local streets.

(8) The use of cul-de-sac streets shall be discouraged. When they are deemed necessary by the Planning Board, they shall be located so that they drain towards their entrances and shall be no longer than 500 feet. They shall provide a turnaround at the end, and the minimum right-of-way at the turnaround shall be a radius of at least 40 feet and tangent whenever practicable to the right side of the street.

(9) All driveways or other off-street parking areas shall have driveway aprons extending from the curbline to the front property line. The driveway aprons shall be at least 12 feet wide at the curb and a minimum of 10 feet at the property line and meeting the same construction specifications as the street. Continuous open driveways in excess of 15 feet resulting in the elimination of curbing along Borough streets shall be prohibited.

(10) No street shall have a name which will duplicate or so nearly duplicate the name of an existing street that confusion results. The continuation of an existing street shall have the same name. Curvilinear streets shall change their names only at street intersections.

(11) The length, width or acreage of blocks shall be determined with due regard to the limitations and opportunities of topography and shall be such as to be sufficient to meet all the area, yard and parking requirements for such particular uses as expressed in Chapter 450, Zoning, as well as providing for convenient access, circulation control and safety of street traffic.

(12) Lot dimensions and area shall not be less than the requirements of Chapter 450, Zoning, and insofar as practical, side lot lines shall be at right angles to straight streets and radial to curbed streets.

(13) Where extra width has been dedicated for widening of existing streets, lots shall begin at such new line and all setbacks shall be measured from such new line.

(14) 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 favorable referral of such lots.

(15) Where the property to be subdivided is next to or includes a railroad right-of-way, suitable provisions shall be made for such things as road crossings, screening or buffers, freight access, warning signals and signs in recognition of the relationship between the railroad and the subdivision.

F. Street name signs.

(1) Street name signs meeting Borough specifications as to size, material and location shall be installed at the intersections of all streets.

(2) Where traffic control signs are deemed necessary by the Planning Board, subdivider and Borough Engineer, the proper Borough, county or state officials shall be informed of the proposed installation in order that the proper agency may consider the necessity of the installation at its own expense.

(3) All street name and traffic control signs shall be installed free of visual obstruction.

A. Curbing and gutters shall be required along all streets within the subdivision.

B. The minimum standards in regard to width of gutters, height of curbing, base material, surface material, slope, depth of gutters crossing intersections, and the installation of drainage facilities shall be according to the requirements of this chapter and the specifications of the Borough approved by the Borough Engineer or, in such case, county or state officials.

C. Curbs and gutters shall be adequate to handle the maximum water runoff from tributary lands.

A. Sidewalks shall be provided along all streets in residential and commercial areas and shall be four inches thick and at least four feet wide, constructed of coarse concrete or equal, except that a sidewalk forming part of a driveway apron shall be six inches thick at a grade with abutting sidewalks and of the same construction materials as abutting sidewalks.

B. Continuous paving shall also be available from the sidewalk to the main entrance or entrances of the building.

C. All sidewalks shall be located a minimum of one foot within the street right-of-way.

D. All sidewalks shall have a slope of 1/4 inch per foot toward the gutter.

A. A grass planting strip shall be provided between the curb and sidewalk along all streets in residential zones. The grass planting strip shall be a minimum of three feet wide from the back of curb to the edge of sidewalk and shall be used for the planting of required street trees. No other material, including but not limited to brick or concrete pavers, concrete, asphalt or stones, shall be placed in the planting strip except for a walkway not more than three feet wide may be placed within the grass planting strip as an extension of the walkway to the dwelling.

B. Shade trees shall be provided in all major residential subdivisions. Trees shall be planted within the subdivision along each side of the street at proper intervals and in types, sizes and locations conducive to healthy growth with graded and seeded or sodded planting strips and according to any standards adopted by the governing body or the Shade Tree Commission so as not to interfere with street paving, sidewalks, or utilities.

C. All trees should be of nursery stock of an approved species, a minimum of two-and-one-half-inch caliper, grown under the same climatic conditions as at the location of the development. They shall be of symmetrical growth, free of insect pests and disease, suitable for street use, durable under the maintenance contemplated, and approved by the Shade Tree Commission.

No topsoil shall be removed from areas intended for lawn or open space. Topsoil moved during the course of construction shall be redistributed within the subdivision so as to provide cover to all areas of the subdivision and shall be stabilized by seeding or planting.

Monuments shall be of hard, durable material at least 30 inches long. The top shall be a minimum of five inches square and the bottom a minimum of six inches square with uniform taper from one end to the other. They shall be firmly set in the ground in the required locations so as to be visible at the points as required by N.J.S.A. 46:23-9.9.

A preliminary grading and drainage system plan shall be a part of the preliminary plat. It shall indicate in general terms a proposal for an adequate system of drainage structure to carry off and store or discharge the stormwater runoff and natural drainage water which originates not only within the property boundaries, but also that which originates beyond the property boundaries, and flows unto the property.

A. Natural features such as trees, views, natural terrain and brooks shall be preserved whenever possible in designing any subdivision containing such features. On individual lots or parcels, care shall be taken to preserve selected trees to enhance the landscape treatment of the development.

B. Natural fertility of the soil shall be preserved by disturbing it as little as possible.