All improvements shall be installed in complete accordance with the standards of this Ordinance, with other particular specifications approved by the Planning Board and City Engineer and with all other applicable Municipal, County, State and Federal regulations.

a. 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 good engineering practice and recognized design standards.

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

c. Prior to initiation of such specialized design, the particular standards to be utilized shall be submitted for review by the City Engineer with regard to off-site improvements and the Planning Board Engineer with regard to on-site improvements. (Ord. #94-16, Appx. A)

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Details of the New Jersey Department of Transportation (latest revision) as modified, supplemented, amended or superseded by the requirements of this Ordinance, by the approved final plat, by particular agreement among the Planning Board, City Council and subdivider or by other applicable City, 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 Ordinance 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 City Clerk, Administrative Officer and City Engineer and may be obtained, upon payment of the cost thereof, from the New Jersey Department of Transportation. The requirements of this Ordinance, of an approved final plat or of particular agreements and conditions of approval and of applicable City, 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 City adopt, subsequent to the effective data of this Ordinance, particular and specific Standard Construction Details for the City, they shall govern and prevail over the Standard Construction Details of the New Jersey Department of Transportation previously referred to.

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

a. 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.

b. 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.

c. 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 City and the enhancement of the public welfare.

Within the criteria established by and subject to the review and approval of the Planning Board, 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.

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

b. The responsibility of the Planning Board 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 Ordinance and the City Master Plan.

c. The Planning Board may employ professionals in various disciplines to advise and assist it in its determinations.

d. Any decisions of the Planning Board regarding the suitability or sufficiency of any design proposal, taken upon advice of its professionals and subject to the provisions of this Ordinance, shall be deemed conclusive.

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.

a. 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 Planning Board and its employees and professional consultants, for the purpose of reviewing the proposed design.

b. Should the Planning Board 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.

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

d. 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.

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 City Engineer prior to beginning his detailed design, for review and approval of his proposed design standards.

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

b. Design standards may not be utilized if they do not have the approval of the City Engineer.

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.

a. The Planning Board may consider and, for cause shown, may waive strict conformance with such of these detailed design standards as it sees fit.

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

All public improvements referred to in this Section shall be applicable to all site plans and subdivision plats, and shall be subject to inspection and approval by the City Engineer who shall be notified in writing by the developer at least twenty-four (24) hours prior to the start of each phase of construction. No underground installation shall be covered until inspected and approved. (Ord. #94-16, Appx. A)

Before any developer, contractor or agent shall install any of the above required public improvements, said developer, contractor or agent must be approved and accepted by the City Engineer or for the Director of Public Works for competency and previous experience, and shall be required to supply such information as shall be necessary for the City Engineer or the Director of Public Works to make such determination.

No construction work shall commence without the City Engineer and Planning Board Engineer being notified in advance of such proposed construction, and such notice shall be given by the subdivider as provided in Section 25-1600.6 of this Ordinance. (Ord. #94-16, Appx. A)

Prior to the submission of the final plat to the Planning Board, the subdivider shall submit to the City Engineer for his approval an estimate of all improvements or uncompleted portions thereof in accordance with the requirements and specifications in this Section, together with an estimate of any damage to any existing accepted streets abutting the proposed subdivision, which may be caused by reason of work performed in said subdivision.

a. As a condition to the final approval of the final plat by the City Planning Board, the subdivider shall post a performance guarantee conditioned upon the completion of the required improvements and for repair of any damage caused by the subdivider to existing streets, for soil protection, and protection against removal of trees.

b. The performance guarantee shall consist of a performance bond in an amount equal to the total estimated cost of the aforesaid items plus twenty percent (20%) issued by a bonding or surety company authorized to issue such performance bonds in New Jersey and to be approved as to form by the Planning Board Attorney or by the deposit in escrow of cash or negotiable securities as approved by the City Planning Board or other collateral or surety agreements as may be approved.

c. Such performance guarantee shall run for a period to be fixed by the City, but in no case for a term of more than three (3) years.

1. However, with the consent of the subdivider and the surety, if there be one, the City may by resolution extend the term of such performance guarantee for such additional period as it shall deem reasonable under the circumstances.

2. The amount of the performance guarantee may be reduced by the resolution when portions of the required improvements have been installed and inspected as above set forth.

d. The subdivider shall also pay the City a fee amounting to five percent (5%) of said estimated cost, to cover the cost of supervision, payable prior to the signing of the plat by the appropriate City officials.

For municipal acceptance of public improvements, when the developer has constructed and installed the streets, drainage facilities, curbs, sidewalks, street signs, monuments and other improvements in accordance with City regulations, standards and specifications, and desire the City to accept the said improvements, he shall in writing, addressed to the City Planning Board with copies thereof to the Planning Board Engineer, request the Planning Board Engineer to make a semi-final inspection of the said improvements. Accompanying this request the developer shall submit an "as built" plan showing all subsurface utilities such as french drains, combination drains, sanitary sewage disposal systems, both public and individual water lines and control valves, gas lines, telephone conduits, monuments, property iron markers and any other utility or improvement installed but not shown on the original engineering detail plan. Planning Board acceptance of on-site improvements shall be subject to inspection by the Planning Board and or City Engineer. Said request shall be accompanied by an "as-built" plan as required by Section 25-1300.18. (Ord. #94-16, Appx. A)

The issuance of a Certificate of Occupancy for any improvement within any subdivision or site plan shall be accompanied by a statement from the City Engineer that all public improvements have been installed and from the Planning Board Engineer that all on-site improvements have been installed. (Ord. #94-16, Appx. A)

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

a. 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.

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

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

d. All parking areas, passageways and driveways shall be constructed with either bituminous concrete flexible pavement structure, or a Portland cement concrete rigid pavement structure: All durable dustless semipervious surface materials may be utilized under special conditions, as approved or recommended by the Planning Board Engineer in accordance with Section 25-1700.22.

e. The pavement structure design for each particular site utilizing either a flexible or rigid pavement type shall be the responsibility of the developer's engineer.

1. 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 Engineer.

2. As a minimum requirement rigid Portland cement paving shall conform to the existing City Ordinance #26-79 and Section 25-1700.22 of this Ordinance.

3. Flexible bituminous concrete shall be constructed as specified in Section 25-1700.25.3b.

4. Flexible bituminous concrete for parking areas and drive aisles shall be minimum of two inches (2") FABC-1, Mix 15.

f. Sidewalks with a minimum width of four feet (4') and a minimum thickness of four inches (4") 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. Sidewalks occurring in the public right-of-ways shall have a minimum width of six feet (6').

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

2. All sidewalk construction shall be in accordance with the City Ordinance #26-79 and Section 25-1700.22 of this Ordinance.

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

g. The design and construction or approval of all sanitary sewer systems (or extensions of existing systems), either publicly or privately owned shall be under the jurisdiction of the New Jersey Water Company - Shore District. Prior to the approval of any site plans, the full approval of any public sewerage disposal system must have been obtained from the New Jersey Water Company - Shore District and where applicable, required State permits, filed with the Planning Board.

h. 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 inch (4") minimum thickness necessary to support vegetative growth.

i. No tree of six inch (6") 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.

j. All planting, clearing, selective thinning, topsoiling, seeding and other landscape work shall conform with the applicable requirements of the standard specifications. (Ord. #94-16, Appx. 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.

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

a. 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; water courses; solar access, and energy conservation.

b. No building facades, including single and two (2) family residential structures on individual lots, shall be designed to look like any adjacent structure nor shall any such structure be the reverse image of an adjacent structure in terms of architectural style and exterior materials.

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

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

e. Accessory buildings should be architecturally treated in the same manner as principal structures.

f. 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.

g. 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.

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

i. 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.

j. 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.

k. 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.

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

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

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

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

d. The design should provide safe, well-lighted residential environment free of through traffic and congestion.

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

f. Each development in excess of five (5) dwelling units shall contain at least three (3) substantially different, yet architecturally compatible, principal building design. (Ord. #94-16, Appx. A)

The following design guidelines should be adhered to for multi-family developments:

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.