A.Proposed land uses shall conform to the Master Plan and the provisions of this Article

B.Subdivision designs shall indicate consideration for suitable protection of different types of land uses

C.Suitable sites shall be provided for public and semi-public land uses such as recreation sites and other community uses as provided in N J S A 40.55D44

D.No subdivision showing reserved strips controlling access to a street shall be approved

E.Subdivisions that front on or include existing streets that do not conform to widths as shown on the Master Plan or the street width requirements of this Ordinance shall dedicate additional width along either one or both sides of the street If the subdivision is along one side only, one-half of the required extra width shall be dedicated

A. Subdivision design shall preserve, insofar as is possible. the natural terrain, existing views, and natural water courses

B.An effort shall be made to preserve all trees, as defined in the "Tree Removal Ordinance" The removal of any such trees shall conform to the provisions of said ordinance

C. No change shall be made in the elevation or contour of any lot except as is shown on an approved final subdivision plat Am removal of soil shall comply with the "Soil Removal Ordinance"

D.Topsoil removed during the course of construction shall be redistributed so as to provide a uniform distribution of topsoil over the entire subdivision and shall be stabilized by seeding and plants

A.The street and highway layout shall conform to the Master Plan and shall provide appropriately located street connections to adjacent areas

B.Local streets shall be laid out so that their use for through traffic will be discouraged Particular attention shall be given to eliminating possible bypasses around traffic signals and major intersections

C.Where the proposed streets do not provide convenient pedestrian access to adjoining neighborhoods and the schools likely to serve the proposed subdivision, dedicated rights-of-way for public walkways shall be provided

D.Street right-of-way

1 Arterial streets, industrial streets and collector streets shall have a right-of-way width of sixty (60) feet except where already existing as a greater or lesser width as shown on the Master Plan

2 Minor streets shall have right-of-way width of fifty (50) feet except in the R-15A Zone where the minimum right-of-way width shall be forty (40) feet

3 Dead-end streets shall not be longer than six hundred (600) feet in length except in the R-15A Zone where they shall not exceed one thousand one hundred (1 100) feet and all dead-end streets shall have a cul-de-sac at the closed end having a radius of fifty (50) feet

E.Street Paving Dimensions:

1 The paved width of streets shall be measured from curbline to curbline

2 Arterial, industrial and collector streets shall have a paved width of not less than forty (40) feet

3 Minor streets shall have a paved width not less than forty (40) feet except in the R-15A Zone where they may not be less than twenty-six (26) feet

4 Dead end streets other than in the R-15A Zone shall have a paved width of not less than thirty (30) feet All dead-end streets shall have a paved turnaround at the closed end of not less than forty (40) feet in radius

5 Grades of all streets shall not exceed ten (1 0) percent and not be less than three-fourths (O 75) of a percent

6 The minimum elevation for any street shall be two hundred thirteen (213 0) feet, United States Coast and Geodetic Datum

F.Cul-de-sacs

Cul-de-sacs shall be placed at the end of all stub or otherwise dead-end streets, whether or not said street is to be extended as part of a future subdivision Where a cul-de-sac is of a temporary nature, provision shall be made for future extensions of the street and reversion of the excess right-of-way to the adjoining properties Minimum front setback shall be fifty (50) feet from the permanent line and not less than twenty-five (25) feet from a temporary cul-de-sac right-of-way line No cul-de-sacs shall be required at the end of any private road serving multifamily housing provided such road does not exceed two hundred (200) feet in length and adequate provisions are made for service by emergency vehicles.

G.Intersections

1 No more than two (2) streets shall intersect or meet at any one point

2 No streets shall intersect at an angle of less than seventy-five (75() degrees or more than one hundred (100) degrees

3 The centerlines of all streets entering an intersection shall pass through a single point

4 Intersections on local and minor collector streets shall be spaced a minimum of one hundred twenty-five (125) feet apart, measured from the points of intersection of the centerline

5 Curbing at lot corners at all intersections shall have a minimum radius of thirty-five (35) feet at the curbline except in the R-15A Zone where the minimum shall be twenty-five (25) feet

6. No new, improved or expanded street, whether private or public, that will provide access to a new major or minor residential subdivision or non-residential use shall be permitted to create a corner lot or a lot with more than one street frontage of an existing residential lot which is not part of the proposed subdivision or site plan. If the Applicant can demonstrate to the Planning Board that no alternative layout is possible or practicable that could otherwise provide access to the subject property, the Planning Board may impose reasonable conditions on the proposed development that would ensure the protection of the existing residential lot, including but not limited to, the dedication of additional lands to the affected propertie(s) conservation easements, the installation of landscape buffering and fencing or other similar measures The Applicant shall be responsible for all costs associated with any off-tract improvements imposed by the Board as required under Part 10A - Off Tract Improvements.

Any development that will create a variance condition on a neighboring property which is not part of the development, shall be required to notice for that variance and provide testimony in support of that variance in accordance with the Municipal Land Use Law.

**Webmasters Note: Subparagraph 6. has been added by Ordinance No. 10-2011, effective April 12, 2011.

H.Right-of-way Improvements

1 All streets shall be curbed with curbs constructed of granite block

2 In all areas. streets shall have sidewalks on at least one side and shall have a width of not less than five (5) feet in the business zone and four (4) feet in all other zones Where necessary to accommodate the expected pedestrian traffic, sidewalks of greater width or sidewalks on both sides of the street shall be provided No sidewalk will be required in the bulb of a cul-de-sac

I.Street Names

The continuation of an existing street shall have the same name New street names shall not duplicate, or nearly duplicate. existing street names All street names shall be approved by the Planning Board

J.Construction Details

Construction and design details for streets, cul-de-sacs, sidewalks. curbs. catch basins, street lights, street name signs, street trees. fire hydrants, sanitary sewerage lines, and storm sewer lines, shall be in accordance with the provisions on the "Standard Details and Design Criteria of Berkeley Heights"

A. Wires and pipes for electricity, telephone, gas. water and all other utilities shall be underground, except for connection points, pedestals, and transformers

B.All gas and water mains and all street lights and standards shall be installed in accordance with the specifications of the lighting agency, utility company, or governmental authority or district which has jurisdiction in the area

A.Sidelines Insofar as is practical, a side lot line shall be perpendicular to the street line.

B.Frontage Each lot must have not less than fifty (50) feet of frontage on a street line Where a lot has street lines on opposite sides, the frontage on the back street line shall be not less than eighteen (18) feet

A.The following improvements shall be required by this Ordinance except when waived by written resolution of the Planning Board based on undue hardship caused by peculiar conditions pertaining to the land in question

1 Paved streets

2 Curbs

3 Sidewalks

4 Water mains and fire hydrants

5 Sanitary waste disposal

6 Storm drainage

7 Street lighting

8 Street name signs

9 Street trees

10 Steel pipes at corners of each lot of the subdivision