A. All improvements shall be installed in complete accordance with the standards of this Chapter, with other particular specifications approved by the Municipal Agency and Township Engineer and with all other applicable municipal, County, State and Federal regulations.

1. Should improvements be required which are not provided for within the particular sections of this Chapter, they shall be designed and constructed in accordance with good engineering practice and recognized design standards.

2. The developer (or his engineer) shall submit detailed design calculations and construction specifications in each instance.

3. Prior to initiation of such specialized design, the particular standards to be utilized shall be submitted for review by the Municipal Agency and Township Engineer.

B. The Standard Specifications for Road and Bridge Construction of the New Jersey Department of Transportation (latest edition), including all addenda, and the Standard Construction Details of the New Jersey Department of Transportation (latest revision) as modified, supplemented, amended or superseded by the requirements of this Chapter, by the approved final plat, by particular agreement among the Municipal Agency, Township Committee and subdivider or by other applicable municipal, County, State or Federal regulations, shall govern the completion of the required improvements. Such Standard Specifications and Standard Construction Details are made a part of this Chapter by reference and will not be repeated herein. It is the responsibility of all developers to familiarize themselves with these standards, copies of which may be examined at the offices of the Township Clerk, Administrative Officer (Township Planner) and Township Engineer and may be obtained, upon payment of the cost thereof, from the New Jersey Department of Transportation.

The requirements of this Chapter, of an approved final plat or of particular agreements and conditions of approval and of applicable municipal, County, State or Federal regulations shall govern and prevail in the case of conflict between them and the Standard Specifications or Standard Construction Details.

Should the Township adopt, subsequent to the effective data of this Chapter, particular and specific Standard Construction Details for the Township, they shall govern and prevail over the Standard Construction Details of the New Jersey Department of Transportation previously referred to.

A. All site plan and subdivision plats shall conform to design standards that will encourage desirable development patterns within the Township.

1. Where either or both an Official Map or Master Plan have been adopted, the site plan or subdivision shall conform to the proposals and conditions shown thereon.

2. The streets, drainage right-of-way, school sites, public parks and playgrounds and other municipal facilities shown on an adopted Master Plan or Official Map shall be considered in the review of site plan plans and subdivision plats.

3. Where no Master Plan or Official Map exists, or makes no provisions therefor, streets and drainage rights-of-way shall be shown on the final plat in accordance with N.J.S.A. 40:55D-38, and shall be such as to lend themselves to the harmonious development of the municipality and the enhancement of the public welfare.

B. Within the criteria established by and subject to the review and approval of the Municipal Agency, all design of a site plan or subdivision is the responsibility of the developer and he or she shall be responsible for and bear the entire cost of any and all investigations, tests, reports, surveys, samples, calculations, environmental assessments, designs, researches or any other activity necessary to the completion of the design.

1. The standards set forth in this Chapter shall be taken to be the minimum necessary to meet its purposes as set forth elsewhere herein.

2. The responsibility of the Municipal Agency shall be to see that these minimum standards are followed and, in those cases not covered by these standards, sufficient precautions are taken to assure that the eventual design is conducive to the implementation of the purposes of this Chapter and the Township Master Plan.

3. The Municipal Agency may employ professionals in various disciplines to advise and assist it in its determinations.

4. Any decisions of the Municipal Agency regarding the suitability or sufficiency of any design proposal, taken upon advice of its professionals and subject to the provisions of this Chapter, shall be deemed conclusive.

C. To properly execute the design of a site plan or subdivision, it is anticipated that the developer will obtain or cause to be obtained certain design data including, but not limited to, soil tests and analyses, environmental assessments, traffic studies and traffic projections, surveys, reports and similar design data.

1. Any and all such data obtained by the developer, or by others retained by him to complete the design, shall be made available to the Municipal Agency and its employees and professional consultants, for the purpose of reviewing the proposed design.

2. Should the Municipal Agency determine that the design data submitted is not sufficient for the purpose of completing a full review of the proposal, it may request the applicant to provide such additional information as is deemed necessary.

3. Until the applicant supplies such information, no submission under the provisions of this Chapter shall be termed complete.

4. Nothing contained herein shall be interpreted to prevent the Municipal Agency from making or causing to be made such independent studies, calculations or other undertakings as it deems necessary in the review of any application for development.

D. When a developer determines that it will be necessary to utilize design standards in addition to or other than those minimum requirements established herein, he is advised to consult with the Township Engineer prior to beginning his detailed design, for review and approval of his proposed design standards.

1. Standards utilized should generally be nationally recognized and in common use in this area.

2. Design standards may not be utilized if they do not have the approval of the Township Engineer.

E. It is recognized that, in certain instances, preexisting conditions or the uniqueness of a particular proposal may require the waiver of some of the standards presented herein.

1. The Municipal Agency may consider and, for cause shown, may waive strict conformance with such of these detailed design standards as it sees fit.

2. Any developer desiring such action shall present with his application for development a listing of all such waivers desired together with the reasons therefor.

A. Improvements shall be designed and constructed in accordance with the requirements herein.

1. Should improvements be required which are not provided for within the particular sections of this Ordinance, they shall be designed and constructed in accordance with sound and accepted engineering practices and recognized design standards.

2. The developer (or his engineer) shall submit detailed design calculations and construction specifications in each such instance.

3. Prior to the completion of such specialized design the particular standards to be utilized shall be submitted for review by the Planning Board and Township Engineer.

4. All parking areas, passageways and driveways shall be constructed with either bituminous concrete flexible pavement structure or a Portland cement concrete rigid pavement structure.

a. Only one (1) type of pavement shall be utilized throughout any site.

b. Semi-pervious surface materials may be utilized under special conditions, as approved by the Planning Board Engineer.

5. The pavement structure design for each particular site utilizing either a flexible or rigid pavement type shall be the responsibility of the developers (or his engineer).

a. The pavement design shall be based upon traffic loading projections and field sampling and laboratory analysis of the subgrade soils to be encountered in roadway areas in the site and shall follow current design recommendations of the Asphalt Institute, Portland Cement Concrete Association or such other generally recognized standards as may be acceptable to the Planning Board.

b. As a minimum requirement rigid Portland cement paving shall be expansion joint type paving utilizing joints similar to Type A expansion joints, according to the Standard Construction Detail of the New Jersey Department of Transportation; shall be reinforced, constructed with Class B air entrained concrete and shall have a minimum thickness of six (6") inches.

c. Flexible bituminous concrete pavement shall consist of at least four (4") inches of hot mix bituminous stabilized base course and a minimum wearing course surface of not less than one and one-half (1-1/2") inches of pavement, Type FABC-1 (minimum total pavement thickness: five and one-half (5-1/2") inches or other appropriate pavement composition determined as previously enumerated in this section, all in accordance with the applicable requirements of the standard specifications.

6. Sidewalks with a minimum width of four (4') feet and a minimum thickness of four (4") inches shall be provided in all parking areas for five (5) or more vehicles, between parking areas and principal structures, along aisles and driveways, and wherever pedestrian traffic shall occur.

a. Sidewalks must be raised and curbed six (6") inches above the parking area except where crossing streets or driveways, and wherever pedestrian traffic occurs.

b. Sidewalks and parking areas must be arranged to prevent cars from overhanging or extending over sidewalk areas.

c. All sidewalk construction shall be in accordance with the applicable requirements of the standard specifications.

d. Sidewalk areas crossing driveways shall be six (6") inches reinforced with welded wire fabric (66-12) or equivalent approved by the Township Engineer.

7. The design and construction or approval of all public systems (or extensions of existing systems), either publicly or privately owned shall be under the jurisdiction of the Township of Middletown Sewerage Authority. Prior to the approval of any site plans, the full approval of any public sewerage disposal system must have been obtained from the Township of Middletown Sewerage Authority and where applicable, required State permits, filed with the Planning Board.

8. No topsoil shall be removed from the site or used as spoil. All topsoil moved during the course of construction shall be redistributed on all regraded surfaces so as to provide an even cover and shall be stabilized by seeding or planting. All regraded areas shall be covered by a four (4") inch minimum thickness.

9. No tree of eight (8") inch caliper or more, located on a lot between the borders of the lots and building setback line, shall be removed except for the installation of a driveway aisle or parking area unless such approval is in accordance with a plan approved by the Planning Board.

10. All planting, clearing, selective thinning, top soiling, seeding and other landscape work shall conform with the applicable requirements of the standard specifications.

A. The following standards and guidelines contained herein shall apply to all applications for site plan approval containing proposed new buildings and structures of alterations or modifications to existing structures.

B. These building design objectives are intended to assist the Planning Board in the review of specific development proposals.

1. All buildings should be located with proper consideration of their orientation and relationship to other buildings, both existing and proposed, in terms of light, air and usable open space, access to public right-of-way and off-street parking; height and bulk; drainage and existing topography; trees and vegetation; watercourses; solar access, and energy conservation.

2. Groups of related buildings shall be designed to present a harmonious appearance in terms of architectural style and exterior materials.

3. Buildings should be designed to be attractive from all vantage points, including fences, storage areas and rear entrances.

4. Building setbacks should be varied to the extent practicable in order to provide an interesting interplay of buildings and open spaces.

5. Accessory buildings should be architecturally treated in a manner consist with related principal structures.

6. All exterior storage areas and service yards, loading docks and ramps, electrical and mechanical equipment and enclosures, storage tanks and the like, shall be screened from the public view, within and from the outside of the development, by a fence, wall, or mature landscape materials, consistent with the exterior design of building within the development.

7. Colors, materials and finishes shall be coordinated in all exterior elevations of buildings to achieve continuity of expression. All roof and wall projections such as gutter, flues, louvers, utility boxes, vents, grills, downspouts, exposed flashing, overhead doors, shall be painted or installed with an anodized or acrylic finish, in a color to match adjacent surfaces.

8. All openings in the wall of a structure such as windows and doors should relate to each other on each elevation, vertically and horizontally, in a clearly defined order; and should take into account orientation to the sun, in terms of architectural elements for sun-shading and consideration of the efficiencies of heat loss and gain through such openings.

9. Buildings and parking areas should be designed to relate to existing grade conditions. Exposed basement walls are not acceptable as an architectural treatment. All exposed basement walls must be painted to relate properly to the side of the building.

10. Landscape elements shall relate to architectural design elements, and shall be considered a strong unifying component of the overall site design, reflecting the natural and man-made (architectural and aesthetic) qualities of the development.

C. These design standards and guidelines are intended to assist the Planning Board and Zoning Board in the review of specific proposals for residential development.

1. Residential design should create the appearance of individuality of housing units, and avoid the appearance of a large undifferentiated project.

2. Dwelling units should have adequate interior living space, using low maintenance, high quality and aesthetically attractive materials.

3. Easy access to outdoor space and parking from all residential units should be provided.

4. The design should provide a safe, well-lighted residential environment free of excessive traffic and congestion.

5. Multi-family housing should be located in proximity to convenience services. Elderly housing should be located near community facilities, public transportation and neighborhood retail services.

6. Buildings shall be designed to avoid long straight, unbroken lines.

7. The exterior of all principal buildings shall be of brick or stone construction, or maintenance-free natural wood siding approved by the Planning Board.

a. Decorative trim, not exceeding twenty (20%) percent of the exterior surface, may be used.

b. All party-fire walls shall be of masonry construction with a veneer to be selected for quality, durability, appearance and design.

c. Such party-fire walls shall not extend through the roof.

8. Each development in excess of one hundred (100) dwelling units shall contain at least three (3) substantially different, yet architecturally compatible, principal building design and elevations. The architectural design and materials used in the construction of the sides and rear of a principal building shall be the same as the design and materials used on the front of the principal building.

9. Provisions shall be taken to reduce sound transmission between separate family units in accordance with the Noise Control Ordinance of the Township of Middletown.

10. There shall be a variation in principal building length of at least twenty (20') feet between the longest and the shortest of the principal buildings in any development.

11. Courtyards bounded on three (3) or more sides by exterior walls of the same building or by the exterior walls of separate buildings shall have a minimum width and a minimum length of twice the eave height of the tallest building fronting on the courtyard. Where a gable roof faces the courtyard, the height shall be considered at the average distance from the eaves to the top of the gable.

12. Appurtenances such as, but not limited to, tanks, condenser units and other equipment shall be fully screened from view. Such appurtenances and their screening plus chimneys, cupolas and other items which extend above the roof line shall not exceed fifteen (15%) percent of the horizontal area of the first floor unless the highest such item shall be used to measure building height.

13. Permitted yard encroachments shall include chimneys, one (1) story bay windows projecting less than two (2') feet, cornices, eaves, and roof overhangs, terraces or patios not covered nor rising more than three (3') feet above finished grade, gutters and downspouts.

14. All building plans approved by the Planning Board shall be reviewed and approved by the New Jersey Department of Community Affairs, Bureau of Housing Inspection, or authorized plan review agency whose approval is required by State statute or Municipal Ordinance, before any building permits are issued by the Construction Official.

15. The following design guidelines should be adhered to by the Planning Board and Zoning Board in the review of residential development proposals.

a. Site design should create identifiable clusters of dwellings which relate visually and functionally to the open space network.

b. Site design should minimize noise intrusion into the dwelling cluster and protect the visual privacy of dwelling units.

c. Private and common open spaces should be clearly delineated. Recreation facilities should be designed and cited for the convenience of the users. Where a variety of age groups are expected to inhabit the development, recreation facilities should be designed to accommodate the full range of inhabitants.

d. Pedestrian circulation routes should accommodate the predictable traffic patterns and form the shortest route between the dwellings and the facilities likely to be used. It should parallel access roads and adjacent streets and, where feasible, link the developments to off-site facilities that residents are likely to travel to.

e. Large surface parking lots should be arranged into a number of smaller lots which are well landscaped to soften the visual effect.

D. Dwelling units in a development, designed for the possible use by physically handicapped persons shall meet or exceed New Jersey Uniform Construction Code minimum property standards and the additional requirements contained herein.

1. Each such dwelling unit shall be accessible from the nearest parking spaces by means of a walk uninterrupted by steps or abrupt changes in grade and shall have a width of not less than five (5') feet and a gradient of not more than one (1') foot in twenty (20') feet or an approved ramp. The parking spaces for the dwelling unit shall be reserved for the use of its occupants and be not less than twelve (12') feet wide and shall not be so situated as to require the handicapped to pass behind parked cars to reach the entrance way.

2. Electrical switches, controls and fire alarms shall not be located more than fifty-four (54") inches above the floor within the dwelling unit or in any common area likely to be used by such dwelling occupants. At least one (1) toilet on the first floor of such dwelling units shall be nineteen (19") inches from the floor to the seat.

3. The Planning Board shall approve common buildings and facilities only if adequate provisions have been made for use by the physically handicapped and shall be guided in such judgment by the specifications for making buildings and facilities accessible to, and used by, the physically handicapped as set forth in N.J.A.C. 5:23 et seq., New Jersey Barrier Free Design Regulations promulgated by the Department of Community Affairs, and the Americans with Disabilities Act.

E. The commercial and industrial design standards contained below are intended to assist the Planning Board in the review of specific proposals.

1. Exterior materials may include brick, stone, anodized aluminum and baked enamel metal panels, precast concrete and similar materials, with appropriate texture and trim to prevent large undifferential facades of the same material.

2. All roof planes or caps meeting the exterior facade shall have overhangs or appropriate cornice and trim details.

3. All major entrances to buildings shall be properly identified with architectural elements such as recessed entrance ways, projected overhangs, and porticos.

4. Flat roof canopies on metal pipe columns shall not be used on commercial buildings.

5. Window and door openings shall include appropriate trim and either recesses or overhangs to promote a harmonious variety of light and shade on the facade of the building.

6. Buildings and structures used for functional purposes, such as warehouses, indoor sports facilities and manufacturing facilities, shall include appropriate landscaping adjacent to boundary facades in the public view.