Unless the approving authority grants design waivers or exceptions, improvements shall be installed in complete accordance with the standards of this chapter, with other particular specifications approved by the approving authority and City Engineer and with all other applicable municipal, County, State and Federal regulations. Should improvements be required that are not provided for within the particular sections of this Chapter, they shall be designed and constructed in accordance with good planning and engineering practice and recognized design standards. The developer shall submit detailed design calculations and construction specifications where required. Prior to initiating such specialized design, the particular standards to be utilized shall be submitted for review by the approving authority and City Engineer.

A. All site plan and subdivision plats shall conform to design standards that will encourage desirable development patterns within the City. The site plan or subdivision shall conform to the proposals and conditions shown on the City's Official Map and Master Plan. The streets, drainage rights of way, school sites, public parks and playgrounds and other municipal facilities shown on the adopted Master Plan and Official Map shall be considered in the review of site plans and subdivision plats. Where the Master Plan or Official Map makes no provisions for streets and drainage rights-of-way, they shall be shown on the final plat as required by the approving authority, and shall be such as to lend themselves to the harmonious development of the City and the enhancement of the public welfare.

B. Responsibility for design. Within the criteria established by and subject to the review and approval of the approving authority, the design of a site plan or subdivision is the responsibility of the applicant who shall 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. The standards set forth in this Chapter shall be taken to be the minimum necessary to meet its purposes as set forth herein. The responsibility of the approving authority 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 City Master Plan. The approving authority may employ professionals in various disciplines to advise and assist it in its determinations. Any decisions of the approving authority 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. Design data. To properly execute the design of a site plan or subdivision, it is anticipated that the applicant 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. Any and all such data obtained by the applicant, or by others retained to complete the design, shall be made available to the approving authority and its employees and professional consultants, for the purpose of reviewing the proposed design. Should the approving authority 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. Until the applicant supplies information required by the checklist for completeness or the approving authority grants a submission waiver, no application under the provisions of this Chapter shall be deemed complete. Nothing contained herein shall be interpreted to prevent the approving authority 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. Design standards. When an applicant determines that it is necessary to utilize design standards other than those established herein, the applicant shall apply for a waiver from the approving authority. Any substitute standards should generally be nationally recognized, or in accordance with the Residential Site Improvement Standards (RSIS). Design standards not specifically authorized by the Ordinance or the RSIS may not be utilized unless the approving authority grants a waiver.

E. Design waivers. In certain instances, preexisting conditions or peculiar conditions of the land may authorize the waiver of the design standards contained in the Ordinance. The approving authority may consider and, for cause shown, may waive strict conformance with design standards as may be reasonable and within the general purpose and intent of this ordinance if compliance is impracticable or will exact undue hardship because of peculiar conditions pertaining to the land.

A. Site plans and subdivisions shall conform to the design standards set forth in this Ordinance.

B. The RSIS (N.J.A.C. 5:21-1 ET SEQ.) shall govern those site improvements within its scope and which are carried out, or intended or required to be carried out, in connection with any application for residential subdivision or site plan approval.-Construction of all residential improvements not regulated by the RSIS shall conform to the design standards contained in this ordinance.

A. The block length, width, and acreage within bounding roads shall be such as to accommodate the size and dimensions of lots required for the zoning district by this Chapter, and to provide for convenient access, circulation control, and safety of vehicles and pedestrians.

B. Block lengths may vary in length between four hundred (400') feet and two thousand (2,000') feet, but blocks along other than local or collector streets shall not be less than-five hundred (500') feet long. A gridiron pattern is encouraged that recognizes and continues the existing development pattern of the City, and where site topography permits.

C. Blocks shall be wide enough for two tiers of lots and shall not be less than two hundred (200') feet in width.

Buffer areas and screening shall take into account the opportunities and constraints of site conditions such as existing vegetation to be preserved, topography, critical views into and out of the site, the days and hours of operation, intensity of use of the proposed development, potential off-site impacts and other such issues. The following guidelines shall be used to prepare and review buffering and screening for any site plan:

A. Evergreen Trees or Hedges. Where an evergreen screen is utilized, such plantings shall be sufficiently dense so as to provide a minimum of 75% of the required screening at time of planting. Arrangement of plantings shall be in a continuous row and may be overlapped or staggered within such row. Placement of such plantings shall provide maximum protection to existing vegetation to be preserved located in the buffer area and on adjacent properties.

B. Walls and fences. Where a masonry wall or solid wooden fence is utilized, the design of such shall be architecturally compatible with the style, materials, colors and details of the building(s) on the site. Where such wall or fence fronts toward or is visible from a public right of way, foundation plantings shall be planted along the base of all visible portions of the wall or fence.

Buildings should be compatible with neighboring areas through the mindful use of architectural design elements such as: size, style, door and window placement, form, color, and exterior materials. Buildings shall be located in such a manner as to reduce adverse impacts from shadows, changing climatic conditions, noise, and glare on outdoor living spaces and shall ensure safety and privacy by physically separating the buildings through the combination of landscaping and/or fencing.

A. Applicability. The following standards shall be used to prepare and review the architectural design of all non- residential buildings and structures. Where a site plan involves an existing building or a site upon which an existing building is located, the existing building shall be repaired, renovated and restored to comply with this section.

B. Massing. A building shall not be permitted to have a total measurement greater than one-hundred and fifty (150) feet in length along any wall, roof or footprint plane. Building wall offsets, including both projections and recesses, shall be provided along any building wall measuring greater than fifty (50) feet in length in order to provide architectural interest and variety to the massing of a building and relieve the negative visual effect of a single, long wall. The total measurement of such offsets shall equal a minimum of ten percent (10%) of the building wall length. The maximum spacing between such offsets shall be forty (40) feet. The minimum projection or depth of any individual offset shall not be less than two (2) feet. Roofline offsets shall be provided along any roof measuring longer than seventy-five (75) feet in length in order to provide architectural interest and variety to the massing of a building and relieve the negative visual effect of a single, long roof.

C. Horizontal courses. All visibly exposed sides of a building shall have an articulated base course and cornice. The base course shall be traditionally proportionate to the overall horizontal and vertical dimensions of a facade and shall align with either the kick plate or sill level of the first (1st) story. The cornice shall terminate the top of a building wall, may project out horizontally from the vertical building wall plane and shall be ornamented with moldings, brackets and other details that shall be appropriate to the architectural style of a building. The middle section of a building may be horizontally divided at floor, lintel or sill levels with belt courses. Building courses shall be considered an integral part of the design of a building and shall be architecturally compatible with the style, materials, colors and details of the building.

D. Continuity of treatment. The architectural treatment of a facade or roof shall be completely continued around all visibly exposed sides of a building. All sides of a building shall be architecturally designed so as to be consistent with regard to style, materials, colors and details.

E. Roof. The type, shape, pitch, texture and color of a roof shall be considered as an integral part of the design of a building and shall be architecturally compatible with the style, materials, colors and details of such building. The minimum permitted roof pitch shall be eight on twelve (8/12) and all gables on a building shall be of the same pitch. A flat roof may be permitted on a building of a minimum of two (2) stories in height, provided that all visibly exposed walls shall have an articulated cornice that projects out horizontally from the vertical building wall plane. A mansard roof may be permitted, but only if such is located on the third story of a building, completely and integrally enclosing such story. Flat or mansard roofs shall be prohibited on all one (1) story buildings. Architectural embellishments that add visual interest to roofs, such as dormers, belvederes, masonry chimneys, cupolas, clock towers and such similar elements shall be permitted, provided that such are architecturally compatible with the style, materials, colors and details of the building.

F. Windows. Fenestration shall be architecturally compatible with the style, materials, colors and details of a building. Windows shall be vertically proportioned wherever possible the location of windows on the upper stories of a building shall be vertically aligned with the location of windows and doors on the ground level of such building. Permitted retail and personal service business uses located in business districts may have large pane display windows on the ground level, provided that such window shall be framed by the surrounding wall and shall not comprise greater than seventy-five percent (75%) of the total ground level facade area of such building. All other windows shall be double-hung or casement types. A building designed of an architectural style that normally has windows with muntins or divided lights shall utilize them. Such muntin or divided light grids may be the snap-on type, if fitted on the exterior of the window or between the glazing of the window units.

G. Entrances. All entrances to a building shall be defined and articulated by utilizing such elements as lintels, pediments, pilasters, columns, porticoes, porches, overhangs, railings, balustrades and other such elements, where appropriate. Any such element utilized shall be architecturally compatible with the style, materials, colors and details of such building.

H. Physical plant. All air-conditioning units, HVAC systems, exhaust pipes or stacks and elevator housing shall be shielded from view. Such shielding shall be accomplished by utilizing the walls or roof of the building or a penthouse-type screening device that shall be designed to be architecturally compatible with the style, materials, colors and details of such building.

I. Materials, colors and details. All materials, colors and details used on the exterior of a building shall be architecturally compatible with the style of such building, as well as with each other. A building designed of an architectural style that normally includes certain integral materials, colors and/or details shall have such incorporated into the design of such building.

J. Shutters. A building designed of an architectural style that normally includes shutters shall provide such on all windows on the front facade. If such building is located on a corner lot, shutters shall be provided on all windows of all facades fronting on a street.

K. Signage. Signs affixed to the exterior of a building shall be architecturally compatible with the style, materials, colors and details of the building and other signs used on the site. All signage affixed to a building shall conform to Article XI of this ordinance.

L. Awnings and Canopies. The ground level of a building in a business district may have awnings or canopies, where appropriate, to complement the architectural style of a building. Awnings may also be used on the upper levels of a building, where appropriate. The design of awnings and canopies shall be architecturally compatible with the style, materials, colors and details of such building. No awning or canopy may be internally illuminated or back lighted. All signage on awnings shall conform to Article XI of this ordinance. Ground-level awnings and canopies shall conform to the following standards:

1. The maximum height from ground-level to uppermost portion of such awning or canopy shall not exceed the height of the sill or bottom of any second story window or fifteen (15) feet, whichever is less. In the case of single-story buildings, said maximum height shall not exceed twelve (12) feet or the top of the wall, whichever is less.

2. The minimum height from ground level to lowermost portion of awning or canopy shall be eight (8) feet.

3. The maximum horizontal projection dimension of an awning from the building wall, including any appurtenances, shall not exceed five (5) feet. Such awning may project over a public sidewalk only and shall not extend over any other portion of any other public right of way. No canopy may project over a public right of way, unless approved by the City Council.

4. The maximum vertical dimension of an awning shall not exceed the horizontal projection dimension.

5. An awning's surfacing material shall be constructed of canvas, cloth or vinyl.

6. The awning shall contain no more than two (2) colors whereas, the color of any signage is included in such quantity. The colors must be compatible with the architectural color scheme of the entire building.

M. Multiple uses. A building with multiple storefronts or other multiple uses, no matter whether such uses are the same type of use or located on the same floor level, shall be unified through the use of architecturally compatible styles, materials, colors, details, awnings, signage, lighting fixtures and other design elements for all such storefronts or uses.

N. Corner buildings. A building on a corner lot shall be considered a more significant structure from a design standpoint since such building has at least two front facades visibly exposed to the street. Such building may be designed to have additional height and architectural embellishments relating to its location on a corner lot, if deemed appropriate by the Board.

O. Multiple buildings. A development plan that contains more than one building or structure shall be unified through the use of architecturally compatible styles, materials, colors, details, awnings, signage, lighting fixtures and other design elements for all such buildings or structures.

A. Applicability. This section shall apply to all new residential development.

B. Apartment and townhouse development standards. The following standards shall be used to prepare and review any site plan or subdivision for apartment or townhouse. For the purpose of this section, assisted living facilities shall not be considered residential development.

1. Building type mix. In developments of twenty-five (25) or more dwelling units, the mix of building types shall be such that not more than fifty percent (50%) of the total number of dwelling units shall be located in the same type of building. In developments of fifty (50) or more dwelling units, the mix of building types shall be such that not more than forty percent (40%) of the total number of dwelling units shall be located in the same type of a building. The building type mix for each section or phase of a development plan need not reflect the building type mix prescribed for the entire development. In such cases, the Board shall require, as a condition of final approval on a particular phase or section of a development plan, the provision that future phases or sections shall bring the building type mix into conformance with the above standards.

2. Dwelling unit mix. In developments of twenty-five (25) or more dwelling units, the mix of dwelling units shall be such that not more than seventy-five (75) percent of the total number of dwelling units shall have the same number of bedrooms. The dwelling unit mix for each section or phase of a development plan need not reflect the building type mix and dwelling unit mix prescribed for the entire development. In such cases, the Board shall require, as a condition of final approval on a particular phase or section of a development plan, the provision that future phases or sections shall bring the dwelling unit mix into conformance with the above standards.

3. Dwelling unit privacy. Adjacent dwelling units in the same building shall be adjoined in such a manner as to provide maximum soundproofing and privacy between such units.

4. Site layout. The development plan shall locate buildings, parking areas and open space in an arrangement that promotes the enjoyment of dwelling units, other on-site facilities and the community as a whole by residents of the development. Dwelling units and buildings shall be oriented towards the public street and interior open spaces and away from parking lots and garages. Driveways, parking lots and garages shall be prohibited from being located in the front yard area of any dwelling unit.

5.Individuality of dwelling units and buildings. In order to provide attractiveness, identity and individuality to dwelling units, buildings and complexes of buildings within the entire development and to avoid the monotonous repetition of design elements and its undesirable visual effects, the following design standards shall be utilized:

a. Varying dwelling unit widths, staggering dwelling unit setbacks and altering building heights and rooflines;

b. Varying architectural embellishments to roofs between dwelling units, buildings or complexes of buildings including roof elements such as dormers, belvederes, masonry chimneys and similar elements, provided that such are architecturally compatible with the style, materials, colors and details of the building;

c. Varying the front entrance definition and articulation between dwelling units, buildings or complexes of buildings, provided that such are architecturally compatible with the style, materials, colors and details of the building.

6.Entrance lighting. A minimum of one low-wattage incandescent light fixture shall be provided outside each exterior entrance to a dwelling unit or building.

7. Fire escapes. Buildings containing dwelling units located above the second story and requiring a second means of egress pursuant to the Uniform Construction Code shall not utilize an attached external fire escape as one of the required means of egress.

8. Dwelling unit storage space. Each dwelling unit shall be provided with a completely enclosed, covered storage space consisting of a minimum of 350 cubic feet. Such storage area shall be exclusive of normal interior closets and may either be contained within the dwelling unit or building, attached thereto or located separately.

9.Dwelling unit private open space. All dwelling units shall have a private open space area as follows:

a. Each dwelling unit located on a ground floor level shall be provided with a private rear yard consisting of a minimum area of two-hundred (200) square feet. Such private rear yards shall provide adequate screening from all other neighboring dwelling units and private rear yards, walkways, common recreational facilities, parking lots, driveways and streets. A minimum of one low-wattage incandescent light fixture shall be provided to light such area.

b. Each dwelling unit located above the ground floor level shall be provided with a private outdoor patio or balcony area consisting of a minimum of sixty-four (64) square feet. The minimum length of any individual dimension of such area shall not be less than six feet. This area shall be located or recessed inside the outer wall plane of the building on which it is located. A minimum of one (1) low wattage incandescent light fixture shall be provided to light such area.

10.Ground floor elevations. The ground floor level of each dwelling unit shall be elevated above grade, except for dwelling units designed for senior citizens or the handicapped. The minimum height of such elevation shall be twenty (20) inches at the front entrance.

11. Common open space. Active and passive recreational areas and other public and/or semipublic open space, such as courtyards, plazas, alleys and pedestrian walkways, shall be designed to promote use and enjoyment by residents of the development. Such areas shall be designed to utilize natural features of the site, including existing vegetation, where possible, and shall be extensively landscaped with a wide variety of plant materials. Where such areas are enclosed by buildings, such as courtyards and plazas, they shall be designed to be architecturally formal and geometrically logical, however, this shall not preclude the use of curvilinear designs for walkways or landscaped areas.

12. Yard area definition. The front and side yards of a dwelling unit or building fronting on a street, driveway or parking lot shall be defined with a three (3) foot high wooden picket type fence, wrought iron fence, brick wall, evergreen hedge or some combination of the above.

13. Type of lighting source. Low-wattage incandescent lamps shall be used along all sidewalks, walkways, courtyards and plazas and on any building or unit. Parking lot lighting shall be incandescent or another light source compatible with the same.

14. Cable television utility. All dwelling units shall be provided with such facilities for potential linkage to the city's cable television utility.

15. Maintenance equipment storage. An accessory building shall be provided for the storage of maintenance equipment, if such is to be stored on-site. Such accessory building shall be architecturally compatible with the style, materials, colors and details of the principal buildings.

16. Common entrances. Apartment buildings with common entrances, lobbies, elevators and/or stairwells shall be designed to promote safety and security of residents and visitors using such areas.

A. Buildings shall be located to front towards and relate to a public street, both functionally and visually. In a multiple-building development, buildings located on the interior of a site shall front towards and relate to one another, both functionally and visually. To the greatest extent possible, the development shall divide proposed buildings into smaller, individualized groupings, utilizing such features as courtyards, quadrangles and alleys that encourage pedestrian activity and incidental social interaction among users. Spatial relationships between buildings shall be geometrically logical and architecturally formal.

B. Building placement and design shall be fitted to the natural contours of the site. Buildings, particularly those on wooded or steeply sloped (in excess of 15% slope) land, shall be carefully sited to take advantage of aesthetic features and views, refrain from infringing on critical areas, and retain existing trees in excess of four (4) inches in diameter measured at breast height.

C. Separation of buildings within a multiple-building development shall be based on spacing relationships corresponding to a multiplier of the highest single wall height of the buildings involved, as measured from ground level to the height of the top of the cornice or from ground level to the height of the juncture of the wall plane and the roof eaves, as follows:

BUILDING SPACING FORMULA

Wall height x Multiplier = Distance of separation between buildings.

NOTE: The minimum spacing standards listed above are generally intended for average two-story buildings and, therefore, may need to be adjusted for buildings of other heights. In addition, this building spacing formula shall only determine the spacing of buildings within the multiple-building development property.

Easements and restrictions shall be required when a proposed development includes one or more of the restrictions contained herein. Easements and restrictions shall be recorded with the County Recording Officer as deeds of easements and shall be placed on final plats for such recording, as appropriate.

A. Drainage easements. Within required drainage easements, neither regrading nor installation of structures, fences, trees and shrubs shall be permitted.

B. Conservation easements. Lands covered by conservation easements for wetlands, wetlands transition buffer, flood plain, flood plain buffer or other significant open space shall remain in their natural, undisturbed state within which no regrading or clearing shall be permitted, excepting the removal of minor underbrush or dead trees that are hazardous to people or buildings.

C. Site triangle. On all corner lots in all zones there shall be an unobstructed sight triangle formed by measuring twenty-five (25) feet along each curb line from the point of intersecting curb lines at such corner and connecting such points to form a triangular area. No fences of any type may be erected within the sight triangle. A sight triangle shall contain no structures, signs, plantings or any other vision obstructing objects which are greater than twenty-four (24) inches in height as measured from the curb level at the point of intersecting street lines. Trees shall be permitted whose branches are trimmed away to a height of at least eight (8) feet above the curb level as measured from the point of intersecting street lines.

D. Utility easements. Easements for public and local utilities shall conform to any requirements of the appropriate company or authority.

E. Cross-access easements. Cross-access easements shall permit pedestrians and motorists to travel from adjacent lots to the lot in question without the necessity for traveling on the public right of way.

F. Other land use restrictions. Restrictions or easements of other governmental agencies with jurisdiction of the application for development shall conform to any requirements of the appropriate agency or authority.

The following guidelines shall be used to prepare and review a landscaping plan for any site plan. The landscaping plan shall be prepared by a New Jersey certified landscape architect.

A. Landscaping. The entire development shall be extensively landscaped in accordance with a plan conceived as a complete pattern and style throughout the total site. All areas of the site not occupied by buildings and other improvements shall be intensively planted with trees, shrubs, hedges, ground cover and perennials and annuals. Landscaping shall be provided to achieve the following:

1. Preservation and enhancement, to the greatest extent possible, of existing natural features on the site, including vegetation, land forms and bodies of water;

2. Assistance in adapting a site to its proposed development;

3.Mitigation and control of environmental and community impacts from a development;

4. Creation of an attractive appearance for the development, as viewed from both within the site itself and the surrounding area;

5. Enhancement of the habitability of a development;

6. Definition of yard areas and other open space;

7. Energy conservation and micro-climatic control; and,

8.Maintenance of a desirable ecological balance on a developed site.

B. Other site design elements. The development plan shall incorporate landscaping with other functional and ornamental site design elements, where appropriate, such as the following:

1. Courtyards, plazas, alleys and similar public and semi-public open spaces;

2. Active recreation areas and facilities;

3. Ground paving materials;

4. Paths and walkways;

5. Berms and other earth forms;

6. Ponds, fountains and other water features;

7. Trellises, pergolas, gazebos and other accessory structures;

8. Fences, walls and other screens;

9.Street or site furniture;

10.Art and sculpture.

C. Plant species. The selection of plant species to be used shall be appropriate in terms of function and size and shall be hardy for the climatic zone in which the City is located. Consideration shall be given to soil conditions, availability of water, exposure to sunlight and other existing conditions.

D. Planting sizes. Deciduous trees shall have a minimum caliper of three (3) inches at time of planting. Evergreen trees shall be a minimum of six (6) feet in height at time of planting. Low-growing evergreen shrubs shall be a minimum of two and one-half (21/2) feet in height at time of planting. Size of other plantings shall depend on setting and type of plant material.

E. Planting specifications. Only nursery-grown plant material shall be utilized. All trees, shrubs and ground cover shall be planted according to accepted horticultural standards. All grass shall be planted in accordance with the New Jersey State Soil Conservation Committee's Standards for Soil Erosion and Sedimentation Control in New Jersey, current edition. Mulch trees and other vegetation that have been removed may be reduced to chips and used as mulch in landscaped areas. Maintenance Plantings shall be watered regularly and in a manner appropriate for the specific plant material through the first growing season. All landscaped areas shall be well maintained and kept free of all debris, rubbish, weeds, tall grass, other overgrown conditions and the storage of any equipment or materials.

F. Replacement of dead plantings. The developer shall be required to replace dead or dying plant material for a period of two years from the date of release of the performance guaranty and shall post a maintenance guaranty for such pursuant to Article XV of this ordinance. If plant material is dead or dying during a planting season, it shall be replaced that same season. If plant material is dead or dying during a non-planting season, it shall be replaced as soon as is reasonably possible at the start of the next planting season.

G. Fall planting hazard. Certain trees have been identified as having a high degree of transplantation failure if planted during the Fall season. These should be noted on the landscape plans as Spring planting only.

H. Slope plantings. All cut and fill areas, terraces, earth berms and roadway embankments with slopes steeper than one increment vertical to three increments horizontal (1 to 3) shall be sufficiently landscaped to prevent erosion.

I. Drainage facilities. Detention basins, headwalls, outlet structures, concrete flow channels, rip-rap channels and other drainage facilities shall be suitably planted with shrubs and trees. Detention basin embankments shall be extensively landscaped with wet-site-tolerant plantings.

J. Energy conservation. Landscaping shall be designed to conserve energy, such as the planting of evergreen windbreaks to provide shielding from northwesterly winds during the winter and deciduous shade trees to reduce solar heat gain during the summer.

K. Street or site furniture. Benches, trash receptacles, kiosks, phone booths and other street or site furniture shall be located and sized in accordance with the functional need of such. Selection of such furniture shall take into consideration issues of durability, maintenance and vandalism. All such furniture shall be architecturally compatible with the style, materials, colors and details of buildings on the site.