The purpose of subdivision and site plan design guidelines are to create a functional and attractive development of property, to minimize adverse impacts, and to ensure a project will be an asset to the community. Design guidelines provide a framework for sound planning; design standards set forth specific improvement requirements.

The following guidelines shall be utilized in the design and review of an application for subdivision and site plan:

A. A subdivision plat shall be designed to encourage good planning concepts and quality development patterns within the municipality and conform to the Master Plan and Official Map and the proposals and conditions shown thereon.

B. An application shall consider all existing local and regional plans for the surrounding communities.

C. Base the design of the development on a site analysis which investigates geology, topography, surface and ground water, depth to seasonal high water table, existing vegetation, structures, road networks, visual features, past and present use of the site, etc.

D. The following specific areas shall be preserved to the maximum extent consistent with the reasonable utilization of land, and in accordance with applicable federal, state and local regulations:

1. Unique and/or fragile areas, including wetlands, stream corridors and other water bodies;

2. Specimen trees or stands of trees;

3. Lands in the flood plain, as defined by state and local regulations;

4. Ridgelines and steep slopes in excess of 15 percent as measured over a two-foot interval;

5. Habitats of rare, threatened and endangered wildlife, as identified on federal and state lists; and

6. Historically significant structures and sites, as listed on the Township's Historic Preservation Districts Map and on the federal or state register of historic places.

7. Lakes and other open waters to avoid eutrophication or other degradation due to development.

E. The development shall be laid out to avoid adversely affecting ground water and aquifer recharge; to reduce cut and fill; to avoid unnecessary impervious cover; to prevent flooding; to provide adequate access to lots and sites; to protect scenic views; and to mitigate adverse effects of shadow, noise, odor, traffic, drainage, and utilities on neighboring properties.

F. To the extent consistent with the reasonable use of land, site design shall promote the conservation of energy through the use of planning practices designed to reduce energy consumption and to provide the maximum utilization of renewable energy sources. Where topography permits, encourage the placement of buildings and streets to maximize a southern orientation. Significant solar access to buildings and roads are possible with a maximum deviation of thirty (30) degrees of true south. Where possible, place roadways south of ridgelines.

G. Design and develop stormwater management techniques and storm drainage facilities as an integral part of the development, and arrange the design to use as much of the natural drainage as possible.

H. Use open space to reduce the perceived development density of subdivisions, to provide a buffer between land uses and to provide recreation and pedestrian circulation opportunities. The use of cluster subdivisions can furnish increased opportunities to provide open space buffers and to link adjacent open space areas.

1. Design all improvements to conform to the requirements of this ordinance and the construction standards of the New Jersey Department of Transportation, and other standards as developed by the Township Engineer and on file with the Township Clerk.

A. Residential developments may be arranged in conventional, cluster, or a combination of designs as permitted by Ordinance, taking into account topography, privacy, building height, orientation, drainage, and aesthetics in placement of units with usable private outdoor space where appropriate and practical.

B. Space buildings so that adequate privacy, light and air is provided for units.

C. Avoid direct vehicular access to residential lots from major arterial and arterial roads.

A. Where permitted, cluster development shall be encouraged as a means of protecting the character of the Township, environmentally sensitive areas, and open space.

B. Increased building setbacks along arterials, secondary arterials and residential collectors should be provided in cluster developments to minimize the visual impacts of groups of housing. This setback should be sufficient to maintain a roadway's existing vegetated character or, if needed, to provide for the introduction of a suitable buffer planting.

C. Separate residential clusters with existing vegetation and open space to create distinct neighborhoods and open space areas in proximity of all clusters. Where possible, cluster developments should be linked via pedestrian pathways through open space areas.

A. Commercial and industrial developments shall consider topography, avoidance of environmentally sensitive areas, drainage, groundwater pollution, aquifer recharge, impervious surface coverage, noise, odor, surrounding land uses, access, impacts on off-site improvements, and the buffering of adverse impacts.

B. Provide appropriate stormwater management, grading and drainage.

C. Development shall promote a unified streetscape, signage, landscape and architectural style.

A. The road system shall be designed to permit the safe, efficient and orderly movement of traffic; to organize and define communities and their neighborhoods; to meet, but not exceed the needs of the present and future population served; to have a simple and logical pattern; to respect natural features and topography; to present an attractive streetscape; and to comply with New Jersey State Department of Transportation and County design standards.

B. In residential subdivisions, the road system shall be designed to serve the needs of the neighborhood and to discourage use by through traffic.

C. Streets shall be designed in a hierarchical system including residential access, residential collector, secondary arterial, arterial and major arterial road systems.

D. The pedestrian system shall be located as required for safety. In conventional developments, sidewalks shall be placed parallel to the street, with exceptions permitted to preserve natural features or to provide visual interest. In planned developments, walks may be placed away from the road system, but where appropriate, may also be required parallel to the street.

E. Pedestrian circulation systems shall be integrated into subdivisions and site plans and provide links between residences, recreation areas, neighborhood schools, commercial areas, houses of worship, parking areas and public facilities.

A. The exterior appearance of a residential or nonresidential building shall compliment the character of existing development within the surrounding area. This is especially important when a new building is constructed within or adjacent to a historic district. New development shall relate to the surrounding environment with regard to: height, scale, massing, directional expression, setback, sense of entry, roof shapes, rhythm of openings, rhythm of solid to voids and building materials; rhythm of spacing of buildings on streets; rhythm of entrance/porch projections; textures, color and exterior features. The use of different textures, complimentary colors, detailing and contrasting shapes to create an appealing facade is strongly encouraged. The use of single colors and blank walls is discouraged. Where applicable, encourage the preservation of existing historic structures on redevelopment sites to protect the scenic character of an area.

B. New structures shall relate to the natural terrain.

C. Each phase of a phased development project shall be able to stand alone as architecturally and visually complete.

A. Provide landscaping in public areas, on recreation sites, adjacent to buildings, to screen parking areas, mitigate adverse impacts, and provide windbreaks for winter winds and summer cooling for buildings, streets, and parking.

B. Select plant or other landscaping material that will best serve the intended function, and use landscape materials appropriate for local soil conditions, water availability and other environmental factors.

C. Vary the type and amount of landscaping with the type of development and accent site entrances with special landscape treatment.

D. Consider the impact of any proposed landscape plan at various time intervals. Avoid the placement of plants within sight triangles that will eventually obstruct sight distances.

A. Each phase of a development shall be able to stand alone considering infrastructure, grading, and drainage so that if subsequent phases are not completed, each completed phase will be self-sufficient.

In filing an application for development, the applicant shall comply with the following subdivision and site plan design standards, subject to preemption by State Residential Site Improvements Standards for residential developments:

A. In reviewing an application for development, the Planning Board, Zoning Board of Adjustment or Administrative Officer shall ascertain compliance with the following general requirements:

1. The provisions of the Zoning Regulations with respect to lot areas, setbacks, coverage, floor area ratio, height, open space, etc. are complied with.

2. Adequate provision is made for off-street parking in accordance with this Ordinance, and adequate access, traffic circulation, traffic safety and protection to adjoining property is provided.

3. Adequate provisions are made for the disposal of storm water as approved by the Township Engineer and meets the requirements of the Stormwater Management section contained in this Ordinance.

4. The location, design, or construction of any building shall not be likely to involve risks of traffic congestion, public safety or risk of hazard.

5. The design or construction of any building or use will be consistent with the character of the neighborhood and zone.

6. All unpaved areas shall be attractively landscaped, including, but not limited to, lawns, ground covers, shrubbery and trees, unless allowed by the Planning Board or Zoning Board of Adjustment to remain in their natural state.

7. Conformance to regulations of appropriate local, county, and state agencies.

B. The application shall conform to design standards that will encourage sound development patterns within the Township. If a master plan or the official map provides for the reservation of designated streets, public drainage ways, flood control basins, or public areas within the proposed development, before approving a subdivision or site plan, the planning board may further require that such streets, ways, basins or areas be shown on the-oat for a period of one (1) year after the approval of the final plat or within such further time as may be agreed to by the developer. Unless during such period or extension thereof the municipality shall have entered into a contract to purchase or institute condemnation proceedings according to law for the fee or a lesser interest in the land comprising such streets, ways, basins or areas, the developer shall not be bound by such reservations shown on the plat and may proceed to use such land for private use in accordance with applicable development regulations. The provisions of this section shall not apply to streets and roads, flood control basins or public drainageways necessitated by the subdivision or land development and required for final approval.

The developer shall be entitled to just compensation for actual loss found to be caused by such temporary reservation and deprivation of use. In such instance, unless a lesser amount has previously been mutually agreed upon, just compensation shall be deemed to be the fair market value of an option to purchase the land reserved for the period of reservation; provided that determination of such fair market value shall include, but not be limited to, consideration of the real property taxes apportioned to the land reserved and prorated for the period of reservation. The developer shall be compensated for the reasonable increased cost of legal, engineering, or other professional services incurred in connection with obtaining subdivision approval or site plan approval, as the case may be, caused by the reservation. The municipality shall provide by ordinance for a procedure for the payment of all compensation payable under this section.

C. The applicant shall observe the requirements and principles of land subdivision in the design of each subdivision or portion thereof, as set forth in this Chapter.

D. To the extent consistent with the reasonable utilization of land, site design shall promote the conservation of energy through the use of planning practices designed to reduce energy consumption and to provide for maximum utilization of renewable energy and natural resources.

E. No development shall have a name which will duplicate, or so nearly duplicate as to be confused with the names of existing developments. All development names shall be approved by the Planning Board.

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

B. In blocks over 1,000 feet long, pedestrian walks extending from street to street and suitably paved may be required in locations deemed necessary by the Planning Board.

C. Blocks shall not be in excess of 1,200 feet unless the Planning Board, at its discretion, believes such requirement to be contrary to the best interests of the Township.

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

A. Where there is a question as to the suitability of a lot or lots for their intended use due to factors such as rock formation, poor drainage conditions, flood conditions, steep slopes, wetlands, inadequate sewage disposal, inadequate water supply or similar circumstances, the Planning Board, after adequate investigation, may withhold approval of such lots or require that such lots be enlarged to provide for an adequate usable yard area in which to mitigate negative conditions.

B. Lot dimensions and area shall conform to the requirements of the zoning ordinance. Where extra right-of-way width has been dedicated for widening of streets, lots shall begin at such extra width line, and all setbacks shall be measured from such line. Lot area shall be measured excluding proposed rights-of-way.

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

D. No lot within a residential subdivision may directly access or exclusively abut major arterial or arterial roads.

E. Every lot shall have access that is sufficient to afford a reasonable means of ingress and egress for emergency vehicles as well as for all those likely to need or desire access to the property in its intended use.

F. In the case of corner lots, or lots which run through from one street to another, yard areas facing each street shall be considered as front yards and shall conform to the minimum frontage and front yard requirements for the particular zone. Each corner lot shall have one rear yard and one side yard as determined by the Board.

G. Flag lots are prohibited except as permitted as a conditional use in the R-R, RR-5, and R-1 Districts.

H. All preliminary and final major subdivision plats and all minor subdivision plans and approving resolutions for residential developments shall note that, for each building lot, the rear of the principal budding, exclusive of attached decks, must be located not less than eight feet (8) from the rear yard setback line along at least half the width of the rear setback line, in order to allow adequate space for the addition of decks attached to the principal building without encroaching upon the rear yard setback.

**Webmasters Note: The previous subsection (H) has been amended as per Ord. No. 19-02.

Monuments shall be provided in accordance with R.S. 46:23-9.1 1. All monuments not installed at the time of final subdivision approval shall require a cash performance bond.

A. Lots shall be graded so that the surface waters will flow unimpeded to the street or to any system of drainage designed to convey the surface waters away from the lots and the development so as to prevent the collection of surface water on the lots.

B. Elevations of lots adjacent to abutting properties shall not be altered to create a slope greater than 3:1 unless a retaining wall is installed. Retaining walls constructed within 10 feet of any property line shall not exceed 5 feet in height and shall be constructed as required by the Planning Board.

C. All lots shall be graded, subject to the approval of the Township Engineer. Where deemed appropriate by the Township Engineer, individual lot grading and drainage plans, including seepage pits, may be required.

D. Grading shall be designed in accordance with the standards established in Section 13-8.3 "Soil Erosion and Sediment Control Standards".

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

A. Utility and drainage easements shall be of sufficient width as determined by the Township Engineer to accommodate the facilities including access for maintenance, but in no case less than 20 feet. Building setback requirements shall be a minimum of five (5) feet from the edge of such easements.

B. Where a site is traversed by a watercourse, drainageways, channel or stream, there shall be provided an easement or right-of-way conforming substantially with the lines of such watercourse and such width or construction, or both, as will be deemed adequate by the Planning Board.

C. Where feasible, easements for utility and drainage installation within individual lots shall be located along property lines.

D. Internal grading of a lot as by swale, berm, or other topographical feature designed to intercept and direct stormwater shall be described in the deed in such a way as to give notice to future owners of said property and ensure continued maintenance of the drainage features. Disturbance of these features shall be restricted by deed.

E. All easements shall be shown on the plat and described in the deed and shall be clearly labeled and dimensioned to permit accurate location of easement limits.

F. The subdivider shall provide for sight easements at street intersections and/or at curves or deflection points on streets in order to allow for proper sight distance, wherever it shall be deemed necessary by the Board pursuant to Section 13-8.607.

Land deemed by the Planning Board to be uninhabitable for any other reason specified in Section 13-8.202A. shall not be platted for residential or nonresidential occupancy, nor for other such uses as may increase danger to health, life or property, or aggravate the flood hazard; but such land within the plat may be set aside for such uses as will not be endangered by periodic or occasional inundation or will not produce unsatisfactory living conditions and in accordance with N.J.S.A. 7:13:1-1. For development controls in flood hazard areas, see Section 13-7.823.