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.

Subdivisions abutting state and/or county highways 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 Planning Board may determine appropriate.

All arterial, major, and secondary streets shall be designed in accordance with the proposals contained in the Master Plan of the Borough of Oceanport. The design and location of collector, minor and marginal access streets shall be determined by the Planning Board in its review of the application and shall be related to the size and location of the tract being subdivided with streets designed so as to conform to the "Schedule of Street Design Standards" appended to and part of this chapter.[1] The enumerated standards are to be construed as minimum standards and may be increased in special cases where, because of high traffic volumes, steep grades or other such reasons, the Planning Board determines that such action is necessary.

Where land strips are created between marginal service roads and state and/or county highways, such land strips shall be dedicated to the Borough of Oceanport at the time of the dedication of the marginal service roads.

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 shall dedicate additional width along either 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. The additional dedicated width, when improved, shall have a foundation course which shall be constructed of bituminous stabilized base material six inches thick. The wearing surface shall be constructed of two inches of bituminous concrete from the center line of said road to the newly installed curbs and blended into the existing pavement on the opposite side of the center line. The new cross section for the existing road shall be constructed so as to provide a parabolic contour constructed to the satisfaction of the Borough Engineer.

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 50 feet and tangent whenever possible to the right side of the 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.

No street shall have a name which will duplicate or so nearly duplicate as to be confused with the names of existing streets. The continuation of an existing street shall have the same name. Proposed street names shall be submitted to the Planning Board for approval.

Four-way (cross) intersections involving minor or collector streets shall be avoided.

Street jogs with center-line offsets of less than 125 feet shall be avoided.

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

Streets shall be laid out so as to intersect as nearly as possible at right angles, and no street shall intersect any other street at less than 70°. T-intersections shall not enter the same street, regardless of direction of entry, with less than 125 feet between center lines.

Changes in grade shall be connected by vertical curves sufficient to provide adequate sight distance.

No municipal services shall be required of the Borough of Oceanport on a street or in connection with a facility until said street or such facility incidental to the service is completed in accordance with the requirements of this chapter.

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

Blocks shall not be in excess of 1,500 feet long. In blocks over 1,000 feet long, pedestrian walkthroughs may be required through the block in locations deemed necessary by the Planning Board. Such walkways shall be 10 feet wide and be straight from street to street.

For commercial, group housing or industrial use, block size shall be sufficient to meet all area and yard requirements for such use.

Lot dimensions and area shall not be less than the requirements of the applicable zoning district.

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

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 factors such as rock formations, flood conditions, topographic irregularities, erosion conditions or similar circumstances, the Planning Board may, after adequate investigation, withhold approval of such lots.

All grading of the subdivision shall be in accordance with the final plan.

Only those trees shall be removed as shall be necessary to permit construction of streets, driveways, lawns and dwellings and other authorized structures.

5% of the gross land area of any tract being subdivided as a major subdivision shall be allocated for public use for recreational facilities, such public use area to be in such location and improved as to grading and seeding in such manner as shall be acceptable to the Planning Board. This requirement may be waived by the Planning Board where, because of the peculiar conditions pertaining to this land or its location, such requirement is deemed by the Planning Board to be impracticable or may affect undue hardship. Such waiver shall be upon such reasonable terms and conditions in lieu of such requirements as shall be prescribed by the Planning Board.

Flag lots are not permitted.

Easements along rear property lines or elsewhere for utility installation may be required. Such easements shall be at least 15 feet wide and located in consultation with the companies or municipal departments concerned.

Where a subdivision is traversed by a watercourse, drainage right-of-way, channel or street, there shall be provided a stormwater easement or drainage right-of-way conforming substantially to the lines of such watercourse, and such further width or construction, or both, as will be adequate for the purpose.

Natural features such as trees, brooks, hilltops, and views shall be preserved whenever possible in designing any subdivision containing such features.

Any land shown on the Master Plan as proposed for park, playground, school site or other public use may be designated and reserved for such use.

Purpose. In order to preserve and assure the harmonious relationship of residential units to the comprehensive neighborhood pattern, and to prevent undue similarity of design which may lead to undue impairment of the stability and value of residential units and produce neighborhood degeneration and blight with attendant deterioration of conditions affecting the health, safety, morals and general welfare of the inhabitants thereof and the Borough at large, no major subdivision shall be approved until the planned construction (including front, side and rear elevations) of residential units has been reviewed and approved by the Planning Board in accordance with the standards enumerated below or unless a waiver of these requirements has been granted by the Planning Board, as provided for elsewhere in this chapter.

The residential unit shall be of such character, quality or architectural design and construction materials as will assure that:

The front facade for each residential unit shall be substantially different from the front facade of any existing or planned residential unit within three lots in either direction on the same side of the street from any portion of the above-described lots; in the case of corner lots, from the side and rear elevations of any existing or planned residential unit or any other corner lot at the same street intersection. To be deemed substantially different, the facade or side and rear elevation thereof, as the case may be, must be different in at least three of the following five respects: