All developments shall conform to design standards encouraging sound development patterns within the Borough. Where an Official Map and Master Plan has been adopted, the development shall conform to same.

Character of Land. Lands identified in the Master Plan as critical areas or having severe or moderate soil characteristics, particularly as the lands relate to flooding, improper drainage, shallow depth to water table, steep slopes, rock formations, utility easements of similar features, shall not be used as buildable areas unless adequate and acceptable methods meeting the regulations of this chapter and all other regulations, are incorporated.

Prior to the granting of final approval, the subdivider shall have furnished performance guarantees for the ultimate installation of the required items outlined in the Developer's Agreement.

Residential Site Improvement Standards (RSIS). Applications for residential developments shall comply with the standards set forth in Residential Site Improvement Standards, N.J.S.A. 5:21.

Local Streets. Local streets shall be so designed as to discourage through traffic unless deemed necessary by the approving authority.

Subdivision Abutting Arterial Streets. Subdivisions abutting arterial streets may be required to provide a marginal service road or reverse frontage with a buffer strip for planting or some other means of separation of through and local traffic, as the approving authority may determine to be appropriate.

Pavement Width of Streets. The pavement width of all streets shall be a minimum of 30 feet for all local streets and may be greater for collector and arterial streets.

Minimum Right-of-Way Width. The right-of-way width shall be measured from lot line to lot line and shall not be less than 50 feet in any case, except when shown at a greater width on the Master Plan or Official Map of the Borough of Fairview or when the street constitutes an extension of an existing street with a greater width than 50 feet.

Substandard Street Right-of-Way and Pavement Width. In connection with subdivisions that adjoin or include existing streets that do not conform to widths as shown on the Master Plan or Official Map, or the street width requirements of this chapter, the applicant shall dedicate additional right-of-way or pavement width along either one or both sides of the road. If the subdivision is along one side only, 1/2 of the required extra width shall be dedicated.

Street Grades. Grades of arterial and collector streets shall not exceed 6%. Grades on other streets shall not exceed 10%. Maximum grades on any streets within 100 feet of an intersection shall be 3%. No street shall have a minimum grade of less than 1/2%. Road cross sections (crown) shall range between 2% and 3%.

Street Intersections. No local streets shall be part of a four-way intersection. Intersecting street center lines shall be as nearly at right angles as possible, and in no case shall they be less than 60° at the point of intersection. The block corners at intersections shall be rounded at the curbline with a curve having a radius of not less than 20 feet. Curblines shall be parallel to the center line. Approaches to all intersections shall follow a straight line for at least 100 feet measured from the curbline of the intersecting streets to the beginning of the curve. No more than two street center lines shall meet or intersect at any one point. Collector and/or arterial streets intersecting another street from opposite sides shall either be directly opposite each other without offset, or shall have at least 250 feet offset distance between center lines. Street jogs with center line offsets on local streets of less than 125 feet shall be prohibited. Any development abutting an existing street, which is classified as an arterial or collector street shall adhere as closely as possible to having no more than one new street every 800 feet on the same side of the street.

Reverse Curve Tangents. A tangent at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.

Street Line Deflection. 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 arterial and collector streets.

Change in Grade. All changes in grade shall be connected by vertical curves of sufficient degree of curvature to provide a smooth transition and proper sight distance in accordance with NJDOT Design Criteria. Vertical curves shall be designed at a speed five m.p.h. over the proposed posted speed limit.

Cul-de-Sac Streets. Cul-de-sac streets shall have a maximum length of 600 feet. A turnaround shall be provided at the end of the cul-de-sac with a right-of-way radius of not less than 50 feet and a curbline radius of not less than 40 feet. The center point for the radius shall be on the center line of the associated street, or if offset, to a point where the curbline radius becomes a tangent to one of the curblines of the associated street. 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.

Street shall be constructed in accordance with the standard specifications of the New Jersey Department of Transportation. Pavement section shall consist of the following:

Street Names. No new street shall have a name which will duplicate or so nearly duplicate in spelling or phonetic sound the names of existing streets in Fairview, North Bergen, Ridgefield and Cliffside Park. The continuation of an existing street shall have the same name. The names of new streets must be approved by the approving authority.

All streets, together with curbs, gutters and sidewalks appurtenant thereto, and all driveways, internal roads and alleys in multifamily, townhouse, cluster (in planned community developments), commercial or industrial developments shall be constructed in accordance with the requirements of this chapter.

Sidewalks. Sidewalks shall be required along both sides of a street in all residential subdivisions, unless waived by the approving authority. All sidewalks shall be constructed of NJDOT Class A concrete. A minimum walkway width of four feet shall be constructed in accordance with the requirements of the Borough Engineer and in conformance with Chapter 25 of the Code of the Borough of Fairview.

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.

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.

Curbing. Curbing shall be required on both sides of all streets within a subdivision. Curbs shall be used on all Borough streets according to the following standards:

Block length and width or acreage within adjacent roads shall be such as to accommodate the size of lot required in the area by the Zoning Ordinance and to provide for convenient access, circulation control and safety of street traffic.

In blocks of 1,000 or more feet in length, pedestrian crosswalks may be required in locations deemed necessary by the approving authority. Such walkway shall be at least 10 feet wide in right-of-way with a five-foot wide improved pavement surface. The walkway may also include other improvements, including streetlighting.

For all uses, including commercial, industrial and planned development group areas, block sizes shall be sufficient to accommodate the proposed uses and to permit reasonable access, circulation and fire-fighting and emergency services.

Lot dimensions and areas shall not be less than the requirements of the Zoning Ordinance.

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

Each lot must front upon an approved and improved street with a right-of-way width of at least 50 feet in width, except as provided herein.

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.

Where there is a question as to the suitability of a lot or lots for their intended use, due to such factors as rock formations, drainage conditions, watercourses, historic sites, flood conditions or similar circumstances, the approving agency may, after adequate investigation, withhold approval of such lots.

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 watercourses. The size of such easements or rights-of-way shall be approved by the Borough Engineer.

Natural features, such as views shall be preserved whenever possible.

In a large scale development, 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 utility companies or municipal departments concerned.

For all major subdivisions, the applicant shall arrange with the serving utility for the underground installation of all utility distribution supply lines and service connections in accordance with the provisions of the applicable standard terms and conditions incorporated as part of its tariffs, as the same are then on file with the State of New Jersey Board of Public Utility Commissioners, and shall submit to the approving authority, prior to the granting of final approval, a written instrument from each serving utility, which shall evidence full compliance with the provisions of this section; provided, however, that lots in such subdivisions which abut existing streets where overhead electric or telephone distribution supply lines have therefore been installed on any portion of the street involved may be supplied with electric and telephone service from such overhead lines, but the service connections from the utilities' overhead lines shall be installed underground. However, the applicant shall not be required to install electric distribution supply lines underground if the Board of Public Works of the Borough of Fairview requires such lines to utilize a voltage of 26 kilovolts or greater and the Board of Public Works passes a resolution declaring that such distribution lines would present exceptional operation and/or safety problems if installed underground. The location of access facilities for servicing the utility in the proposed subdivision shall be developed in conjunction with and as part of the complete subdivision plan.

Whenever the utility is not installed in the public right-of-way, an appropriate utility easement not less than 20 feet in width shall be provided.

The approving agencies of the Borough of Fairview may in their discretion waive the installation of the underground utilities where such installation will result in peculiar and exceptional practical difficulties to or exceptional and undue hardship upon the applicant by reason of exceptional topographic conditions or by reason of other extraordinary and exceptional situation or condition of the lands in such subdivision.

No topsoil shall be removed from the site or used as spoil. Topsoil moved during the course of construction shall be redistributed so as to provide at least six inches of cover to all areas of the subdivision and shall be stabilized by seeding or planting.

All applications for subdivision shall be designed in accordance with the requirements of the Bergen County Soil Conservation District.

Shade trees shall be provided in all major residential subdivisions and in minor subdivisions where deemed appropriate by the Planning Board. 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 within street rights-of-way and according to any standards adopted by the Governing Body or Borough Shade Tree Commission so as not to interfere with street paving, sidewalks or utilities.

All trees shall have a minimum diameter of 2 1/2 inches measured three feet above the ground and shall be of a species approved by the approving authority. Trees shall be planted 40 to 60 feet apart and parallel to, but no more than 20 feet from, the curbline and shall be balled and burlapped, nursery grown, free from insects and disease and true species and variety.

Stripping trees from a lot or filling around trees on a lot shall not be permitted unless it can be shown that grading requirements necessitate removal of trees, in which case those lots shall be replanted with trees to reestablish the character of the area and to conform to adjacent lots. Dead or dying trees shall be replaced by the developer during the next recommended planting season.

A landscape plan prepared by a certified landscape architect, certified by the New Jersey Board of Landscape Architects, or other qualified individual, shall be submitted with each major subdivision application. Landscaping shall be provided to promote a desirable visual environment, screen parking and loading areas, provide windbreaks for winter winds and summer cooling for buildings, streets and parking, and to mitigate adverse visual impacts. The landscape plan shall provide the following information: