Grades for main traffic arteries shall not exceed six feet in 100 feet.

Grades for all streets other than main traffic arteries shall not exceed 10 feet in 100 feet.

The grade of a street shall not exceed 2% for a distance of 50 feet from its intersection with the pavement line of another street.

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 25 feet and tangent whenever possible to the right side of the street.

If the 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.

Shade trees shall be planted along each side of every street at intervals and in types, sizes and locations according to standards approved by the Planning Board. They shall be located two feet back of the property line and shall not be placed closer than 25 feet to an existing or proposed street intersection.

Existing trees near street rights-of-way shall be preserved where practical.

Shade trees will not be required if the Planning Board finds that the trees already existing on the property, which will not be destroyed by the subdivision, will provide sufficient foliage and that the resulting informal arrangement of trees in the subdivision will be at least equally desirable. In such cases, the Planning Board may designate shrubs to be planted by the developer in lieu of providing shade trees.

Tree wells. Trees whose trunk base is covered or filled to a depth of six inches or more above its original grade shall be properly welled in accordance with the standards and specifications of Section 3, Division 7, of the above state specifications.

All trees not surviving after one growing season shall be replaced by the developer. Other species may be proposed in writing to the Board subject to its approval. The Board may provide rules and regulations compelling the subdivider or developer at his sole expense to retain a qualified forester to report to the Borough Engineer as to what can be done to save existing trees, etc.

All stumps, litter, rubbish, brush, weeds, dead and dying trees, roots and debris shall be removed or destroyed immediately upon the request of and to the satisfaction of the Borough Engineer.

The applicant shall arrange with the serving utility for the underground installation of the utility's distribution supply lines and service connections in accordance with the provisions of the applicable standard terms and conditions incorporated as 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 prior to the granting of 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 subdivision which abut existing streets where overhead electric or telephone distribution supply lines have theretofore been installed on any portion of the streets involved may be supplied with electric and telephone service from such overhead lines or existing extensions thereof, but the service connections from the utility's overhead lines shall be installed underground.

On minor subdivision the Planning Board shall determine the necessity or the advisability of installing underground utility services. If the Planning Board determines that the utility services shall be installed underground, then the applicant shall comply with all the requirements as set forth in Subsection A of this section.

Whenever the utility is not installed in the public right-of-way, an appropriate utility easement not less than 15 feet in width shall be provided.

General. Block length and width, or acreage within bounding roads, shall be such as to accommodate the size of the lot required in the area by this chapter and to provide adequately for sewage disposal and convenient access, circulation, control and safety of street traffic.

Size. Blocks shall not be less than 600 feet in length and not a lesser number in feet in width than is necessary to comply with this chapter, except where the Board may deem that the existing conditions or special plans warrant a variation from such minimum requirements.

Commercial, etc. Block sizes for commercial, business or industrial use shall be sufficient to meet all area and yard requirements for such use.

Easements, etc. Rights-of-way and easements within blocks in commercial, business or industrial areas shall be not less than 20 feet in width.

General. Lot dimensions, front, side and rear yards, total area in square feet, and frontage shall not be less than the requirements of this chapter.

Side lines. Insofar as practical, side lot lines shall be at right angles to streets and radial to curved streets.

Setbacks. Where extra width has been dedicated for widening of existing streets, all setbacks shall be measured from such line.

Easements excluded. Easements for natural watercourses shall not be deemed part of any servient lot for the purpose of complying with area, frontage and yard requirements.

Substandard suitability. Where there is a question of the suitability of a lot or lots for their intended use due to factors such as flood conditions, sewage disposal or similar circumstances, the Board may, after adequate investigation, with professional assistance if deemed necessary, withhold approval of such lots.

Grades. Grade plans shall be submitted and grades shall be not less than 1% unless otherwise specified by the Board.

Utility easements. In large-scale developments or where unusual circumstances warrant, easements may be required for utility installation. Such easements shall be at least 15 feet wide and located after consultation with the utility companies or Borough agencies concerned.

Drainage easements. Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way at least 15 feet wide conforming substantially to the lines of such watercourse and such further width as will be adequate for the purpose of disposing of stormwaters and for flood control. Such easements shall be deeded to the Borough prior to final subdivision approval.

Conservation. Natural features such as trees, brooks, hilltops and views shall be preserved whenever possible.

Recreation areas. Recreation areas may be required.

Drainage structures such as culverts, head walls, manholes, inlets and catch basins shall be constructed in accordance with Sections 3 and 12, Division 5, of the above state specifications. Drainage shall be constructed according to approved practice and design. The velocity shall be greater than two feet and less than three feet per second. For those velocities there shall be provided a well-grassed ditch. Where velocities of flow are between three feet and four feet per second, the ditches are to be sodded. Where velocities are between five feet and seven feet per second, they shall be made of cobbled stone (nine inches of stone minimum on three-inch gravel bed) or bituminous paving (six inches thick on four-inch gravel bed). Where velocities of flow exceed seven feet per second or where change of direction of flow will cause erosion, then the bottom and the banks of the ditches shall be protected with a suitable material such as riprap or concrete bag material installed in accordance with Section 15, Division 2, of the above state specifications. The sides of the ditch shall be sloped at three to one wherever practical and not steeper than 1 1/2 to one. The ditch cross section shall be designed by use of the Manning formula.

Culverts shall be at least 12 inches in diameter under driveways. Sanitary sewers, where required, shall be adequately sized and in conformance with the regulations of the State Department of Health and Senior Services and Borough Department of Health. All storm and drainage pipes and appurtenances shall be adequate in size to provide for the proper drainage of the contributing areas with final discharge to an adequate natural or artificial watercourse. Design size and capacity shall be sufficient to carry the runoff of a storm frequency period of one year with all tributary land area fully developed.[1]

Water mains when installed shall be in accordance with specifications of the water supplier and shall not be less than six-inch pipes, except where otherwise permitted by the rules and regulations of the New Jersey Public Utility Commission, and shall be properly connected with an approved system of sufficient size and capacity to provide fire protection.

Parking areas shall include a separate landscaped island buffer for every 12 cars that are able to park in a row. All head to head parking shall be separated by a landscaped buffer. The type of landscaped buffer and sidewalks for pedestrian use will be at the discretion of the Planning Board.

Site plans in the B-1, B-2, and ROM Districts which abut a residential district must provide a solid landscaped screen. Said landscaping shall consist of massed evergreens and deciduous trees and shrubs of such species and size that will produce, within two growing seasons, a screen at least eight feet in height and of such density as will effectively obscure the light of automobile headlights emitted from the premises throughout the full course of the year. Such buffer plantings shall be at least 10 feet in width at the time of planting.

Site plans in the B-1, B-2, and ROM Districts must provide one shade tree for every five proposed parking spaces. These shade trees shall be evenly arranged throughout the parking area and shall be protected by curbed islands wherever practical. Shade trees shall be a minimum two-inch caliper at the time of planting.

All new water service lines to residential or commercial structures shall be constructed of Type K copper from the water main to the structure. The minimum size water service line permitted shall be 3/4 inch. The use of plastic piping for exterior water service lines is prohibited. Corporation stops are required on all new services and shall be for copper service. Curb valves and cast-iron extension boxes shall be provided on all water services.

Any existing water services which require repair or replacement shall conform to the specifications provided above to the extent that the repair and/or replacement is required.