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 Borough 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 Borough or Municipal Agency Engineer.

B. The Standard Specifications for Road and Bridge Construction of the New Jersey Department of Transportation 1989 (and all subsequent editions), 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Details of the New Jersey Department of Transportation (latest revision), as modified, supplemented, amended or superseded by the requirements of this chapter, by the approved final plat, by particular agreement among the municipal agency, Borough Council and subdivider or by other applicable borough, 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 Borough Clerk, administrative officer and Borough 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 borough, 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 borough adopt, subsequent to the effective date of this chapter, particular and specific Standard Construction Details for the borough, they shall govern and prevail over the Standard Construction Details of the New Jersey Department of Transportation previously referred to. [Amended 12-13-1993 by Ord. No. 670]

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

(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 rights-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 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 borough 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 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 Borough 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 Borough 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 Borough 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 prevent with his application for development a listing of all such waivers desired, together with the reasons therefor.

A. The following standards and guidelines contained herein shall apply to all applications for site plan approval containing proposed new buildings and structures or 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 offstreet 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 the same manner as principal structures.

(6) All exterior storage 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 the 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 and overhead doors, shall be painted or installed with an anodized or acrylic finish, in a color to match adjacent surfaces.

(8) Buildings of a traditional design should have steeper roofs. Overhangs should be consistent in front and rear.

(9) 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.

(10) 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.

(11) 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 residential design standards and guidelines are intended to assist the Planning Board in the review of specific proposals.

(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 through traffic and congestion.

D. Senior citizen housing should be located near community facilities public transportation and neighborhood retail services.

E. 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 in N.J.A.C. 5:23-1 et seq. pertaining to barrier-free regulations.

F. The commercial office 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 a large undifferentiated facade of the same material. All buildings within the Historical District shall utilize exterior materials compatible with and of a type which will enhance the historical character of the area.

(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 porticoes.

(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.

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 between four hundred (400) and two thousand (2,000) feet, but blocks along other than local collector streets shall not be less than one thousand (1,000) feet long.

C. Interior crosswalks with a right-of-way twenty (20) feet wide containing a sidewalk of four (4) feet or greater in width and fenced on both sides may be required for blocks longer than one thousand (1,000) feet, from the ends of the culs-de-sac to adjacent streets and elsewhere as required by the public convenience, including the provision of walks giving access to schools, playgrounds and shopping centers without the necessity of crossing traffic thoroughfares.

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

A. Buffers shall be required for tracts fronting on arterial and collector streets, on the perimeter of all tracts within Business Zones, the Professional Zones, the R1-B Senior Citizen Residential, the Light Industrial Zone and the Limited Industrial, Research and Office Zones, around parking lots and unloading areas, and for nonresidential uses which abut areas zoned residential or which are conforming residential uses where the Planning Board determines that a proposed development should be screened or separated from adjacent uses and from public view.

B. A buffer shall include an area, topsoiled and containing ground cover, seed and/or sod and appropriate plantings of evergreen and deciduous trees and shrubs. Where buffers are required, the buffer shall be at least twenty

(20) feet wide and located within common open space areas. In no case shall part of the yard area assigned to a building or a dwelling be considered as part of the buffer.

(1) [Amended 12-13-1993 by Ord. No. 6701 A landscaped buffer screen, where required, shall comply with the following minimum standards:

(a) Shrubs and trees required as buffer elements shall be comprised of a variety of species approved by the Shade Tree Commission and shall conform to the current American Standard for Nursery Stock sponsored by the American Association of Nurserymen, Inc.

(b) Where a commercial, business, office or industrial use abuts an existing, conforming residential use, a landscaped buffer shall be required along the perimeter and within the commercial, industrial, office or business use lot in conformance with the Schedule of Lot and Development Regulations contained within this chapter."

(c) Preexisting vegetation and trees shall be preserved and incorporated into the landscaped buffer in a manner recommended by the Environmental Commission and/or Shade Tree Commission, provided that additional plantings will be incorporated to comply with the minimum standards above.

(d) A berm may be used as part of the landscaped buffer screen in which case the landscaping requirements may be reduced in minimum height and quantity, provided that a suitable and attractive visual screen is maintained. The berm shall not be less than three (3) feet wide. The design shall be reviewed by the Borough Engineer and the Environmental Commission and/or Shade Tree Commission.

(e) The intensity of the buffer screen may be reduced by the Planning Board if it is found that the proposed use is visually attractive and not detrimental to the appearance of the neighboring uses.

(f) Within a buffer area, no use, activity or sign shall be established other than the following:

[1] Driveways which are necessary to provide proper means of ingress and egress for parking areas. Driveways, when located in a buffer, shall provide direct access from the road or right-of-way line to the nearest nonbuffered area. Loop or peripheral roads shall not be located within a buffer area.

[2] Directional signs in conjunction with said driveways which are necessary for the proper guidance and control of vehicular traffic, provided that not more than one (1) such sign is erected in conjunction with each driveway.

C. Within buffer areas required by Subsection A above, there shall be provided screening in accordance with the following regulations:

(1) Except as otherwise provided herein, the screening area shall be a minimum of fifteen (15) feet in width and shall be planted with evergreen trees approved by the municipal agency based on the recommendations of the Environmental Commission and Shade Tree Commission and the Borough Engineer. Trees shall be planted in two (2) staggered rows seven (7) feet apart and shall be between six (6) and eight (8) feet in height and shall conform to the current standard for nursery stock of the American Association of Nurserymen. Within each row, the trees shall be planted on six-foot centers. The municipal agency may vary the spacing of the trees depending upon the species and the size of the specimens.

(2) In cases where it is determined to be desirable by the municipal agency, evergreen trees planted with a minimum height of four (4) feet may be substituted for the six-foot trees required under § 94-8.6, provided that the developer shall install a solid six-foot-high stockade fence along the outside of the required screening strips in accordance with § 94-8.16 prior to commencing the construction of improvements on the site. The spacing of the trees may be varied by the municipal agency depending upon the size and species of the specimen to be used.

The stockade fence shall be maintained in good condition by the developer as long as it exists or until such time as the evergreen trees have grown to a minimum height of ten (10) feet, at which time the developer may remove the stockade fence in lieu of maintaining it.

(3) Where all proposed buildings, parking areas and other improvements are located one hundred (100) feet or more from a property line abutting a residential zone or use, the Planning Board may permit a screening area ten (10) feet in width planted with a single row of evergreen trees in a location approved by the municipal agency, planted on five-foot centers with a minimum height of six (6) to eight (8) feet of a type and species to be substituted for the screening area required in Figure 1 (see Figure 2). Spacing requirements for the buffer plantings may be varied by the municipal agency depending upon the size and species of the specimens to be used.

(4) The required height for a screening area shall be measured in relationship to the elevation of the land at the nearest required rear, side or front yard setback line of the abutting residentially zoned properties. Where the average ground elevation of the location at which the screening strip is to be planted is less than the average ground elevation at the nearest required rear, side or front setback line on the abutting residentially zoned property, the municipal agency may require the height of the trees planted in the required screening strip to be increased by an amount equal to the difference in elevation. Where the average ground elevation of the location of which the screening strip is to be planted is greater than the average ground elevation at the nearest required rear, side or front setback line on the abutting residentially zoned property, the municipal agency may permit the height of trees planted in the required screening strips to be decreased by an amount equal to one-half (1/2) the difference in elevation, except that in no case shall the required height be reduced to less than four (4) feet.

(5) All trees in a screening area shall be watered weekly through the first growing season. The developer shall construct a six-inch-deep earth saucer six (6) inches outside the dripline of each tree to hold water and fill with woodchips or other suitable mulch. Trees shall be nursery grown, balled and bagged, sheared and shaped, of the required height and planted according to accepted horticultural standards. [Amended 12-13-1993 by Ord. No. 670]

(6) At the following locations within required screening areas, evergreen shrubs with a maximum mature height of thirty (30) inches or less, approved by the municipal agency as to type, location and spacing, shall be provided in lieu of the evergreen trees specified above:

(a) Within sight triangle easements.

(b) Within twenty-five (25) feet of intersections where sight triangle easements are not provided.

(c) Within twenty-five (25) feet of access drives.

(7) Waiver. The municipal agency, after favorable recommendation by the Borough Engineer and the Shade Tree Commission, and after examination and review, may waive, fully or partially, provisions of this section in heavily wooded areas, in areas unsuitable for plantings or because of other exceptional conditions and/or may require supplementary plantings. In cases where plantings are deemed not necessary, the payment representing the cost of said improvement shall be made by the developer to a Shade Tree Planting Fund to be established and maintained by the borough for public rights-of-way.

A. All development on tidal lagoons, navigable waterways or other bodies of water, either existing or proposed, shall provide for bulkheading. All development on nontidal bodies of water, either existing or proposed, shall provide for bulkheading or other appropriate permanent bank stabilization, acceptable to the municipal agency. In no case shall bank slopes, bulkhead, riprap, revetments or other elements of bank stabilization be located within required minimum yard areas.

B. Bulkheads may be constructed of treated timber, reinforced concrete, marine alloy steel or other material in accordance with approved details, if adopted, and a detailed design to be submitted by the developer in each case for approval by the Borough Engineer and such other approval authorities, including but not limited to the United States Army Corps of Engineers, as may be necessary.

C. The municipal agency may consider waiver and/or modification of this requirement when necessary to preserve wetlands or other natural features, provided that minimum lot sizes may be maintained and that all development may be made reasonably secure from erosion. t

A. In Zoning Districts where bulk storage is a permitted accessory use, the following minimum requirements shall apply;

(1) No bulk storage of material or equipment shall be permitted in any required front yard area or within fifty (50) feet of any public street, whichever is greater.

(2) No bulk storage of materials or equipment shall be permitted between any side or rear lot line and the required side or rear setback line.

(3) All bulk storage areas shall be screened from public view by means of suitable fencing and/or evergreen plantings as required by the municipal agency. Where the property is adjacent to a residential zone or use, the screening shall meet the minimum requirements of § 94-8.6 of this chapter and a six-foot chain link fence or equivalent shall be provided.

B. No fence used to screen a bulk storage area shall be placed closer to any property line than the distance constituting the required front, side or rear setbacks, and all setback areas shall be landscaped in accordance with the requirements of § 94-8.6 of this chapter.

C. All service roads, driveways and bulk storage areas shall be paved with bituminous concrete or other surfacing material, as required by the municipal agency, which shall be of sufficient strength to handle the anticipated use.

D. In no instance shall on-site bulk storage of material exceed the height of ten (10) feet.

E. No heavy equipment shall be operated or parked closer to the front property line than the required front setback, plus twenty (20) feet, except as the same may be in transit to or from the site.