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.

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.

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.

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 chapter or the RSIS may not be utilized unless the approving authority grants a waiver.

Design Waivers. In certain instances, preexisting conditions or peculiar conditions of the land may authorize the waiver of the design standards contained in the chapter. 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 chapter if compliance is impracticable or will exact undue hardship because of peculiar conditions pertaining to the land.

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

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 chapter.

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.

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.

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

Evergreen Trees or Hedges. Where an evergreen screen is utilized, such plantings shall be sufficiently dense so as to provide a minimum of seventy-five percent (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.

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.

Applicability. The following standards shall be used to prepare and review the architectural design of all nonresidential 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.

Massing. A building shall not be permitted to have a total measurement greater than one hundred 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.

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 kickplate 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.

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.

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.

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.

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.

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.

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.

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.

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 Section 17:9-51 of this chapter.

(Reserved)[1]

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.

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 (2) 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.

Multiple Buildings. A development plan that contains more than one (1) 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.

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

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.

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.

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 fifteen percent (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.

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:

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

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.

On all corner lots in all zones there shall be an unobstructed sight triangle formed by measuring thirty (30) feet along each curb line from the point of intersecting curb lines at such corner and connecting such points to form a triangular area. Where no curb exists, the site triangle is to be measured from the edge of the existing paved roadway. No fences of any type may be erected within the sight triangle. A sight triangle shall contain no structures, signs, plants, 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.

Intersections at the junction of driveways and sidewalks must contain unobstructed sight triangles with legs of a minimum of ten (10) feet.

Notwithstanding any other provision in this section, any landscaping, structure, fence or other obstruction which the Zoning Official deems as an immediate and serious danger to the public, is hereby declared a public nuisance and shall be trimmed or removed within forty-eight (48) hours after notification by the Zoning Officer. If the property owner or occupant fails to do so, the Zoning Officer may cause to have the nuisance removed or trimmed. The costs of such action shall be paid by the property owner, and, if not paid, may be certified by the Zoning Officer to the Tax Collector as a lien.

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

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.

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.

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:

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

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.

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 (2-1/2) feet in height at time of planting. Size of other plantings shall depend on setting and type of plant material.

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.

Replacement of Dead Plantings. The developer shall be required to replace dead or dying plant material for a period of two (2) years from the date of release of the performance guaranty and shall post a maintenance guaranty for such pursuant to Article XIII of this chapter. 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 nonplanting season, it shall be replaced as soon as is reasonably possible at the start of the next planting season.

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.

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

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.

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.

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.

General Requirements.

Street Lighting. All public and private streets shall be sufficiently illuminated to ensure traffic and pedestrian safety under all weather conditions.

Off-Premises Effects. Any other outdoor lighting such as building and sidewalk illumination, driveways with no adjacent parking, the lighting of signs and ornamental lighting, shall be shown on the lighting plan in sufficient detail to allow a determination of the effects upon adjacent properties, traffic safety and overhead sky glow. The objective of these specifications is to minimize undesirable off-premises effects. No light shall shine into building windows, nor onto streets and driveways so as to interfere with or distract driver vision. To achieve these requirements, the intensity of such light sources, the light shielding and similar characteristics shall be subject to site plan approval. Wall mounted fixtures are only permitted if directed into a site and not positioned towards neighboring properties or public streets.

Building-Attached Fixtures. Light fixtures attached to the exterior of a building shall be designed to be architecturally compatible with the style, materials, colors and details of such building and other lighting fixtures used on the site. Consideration shall also be given to the type of light source utilized and the light quality such produces. The type of light source used on buildings, signs, parking areas, pedestrian walkways and other areas of a site shall be the same or compatible. The use of high-pressure sodium lighting attached to buildings or to light the exterior of buildings shall be prohibited.

Decorative Lampposts. Sites with greater than one hundred (100) feet of street frontage shall provide decorative lampposts approximately ten (10) feet to twelve (12) feet high, spaced at intervals of approximately forty (40) feet to sixty (60) feet along or near all street lines and driveways. Walkways in the interior of a site shall have decorative lampposts approximately ten (10) feet to twelve (12) feet high, spaced at intervals of approximately thirty (30) feet to forty (40) feet. The style, size, color and type of light source of such lampposts shall be determined in accordance with this article. Lighting levels from such fixtures shall be provided pursuant to this article.

Average Illumination Levels. The following average illumination levels shall be maintained throughout the following use areas:

In nonresidential zone districts, lighting shall be provided by fixtures with a mounting height not more than twenty-five (25) feet or the height of the building, whichever is less, measured from the ground level to the center line of the light source. Lighting in residential zone districts shall be provided by fixtures with a mounting height of not more than fifteen (15) feet. Lighting for pedestrian ways shall be provided by fixtures with a mounting height of not more than twelve (12) feet. All poles shall be rust proof metal, cast iron, fiberglass, finished wood or similar decorative material.

Any other outdoor lighting such as building and sidewalk illumination, driveways with no adjacent parking, the lighting of signs and ornamental lighting, shall be shown on the lighting plan in sufficient detail to allow a determination of the effects upon adjacent properties, traffic safety and overhead sky glow. The objectives of these specifications is to minimize undesirable off-premises effects. No light shall shine into building windows, nor onto streets and driveways so as to interfere with or distract driver vision. To achieve these requirements, the intensity of such light sources, the light shielding and similar characteristics shall be subject to site plan approval. Wall-mounted fixtures are only permitted if directed into a site and not positioned towards neighboring properties or public streets.

The use of mercury vapor lamps is discouraged.

Layout. All loading areas shall be designed for the safety, control, efficient movement and convenience of motor vehicle circulation within a site.

Loading Space Requirements. In all zone districts in connection with every commercial, institutional and industrial use, there shall be provided, at the time that any building or structure is erected, enlarged, increased in capacity or has undergone a change of use, loading spaces shall be provided in accordance with the requirements of the following schedule:

Loading Space Dimensions. Standard institutional and light industrial/warehouse loading spaces shall measure at least fifteen (15) feet wide by sixty (60) feet long, with a height clearance of not less than twenty (20) feet. All other loading spaces shall measure at least ten (10) feet wide by forty-five (45) feet long, with a height clearance of not less than fifteen (15) feet.

Construction and Repair Specifications. All loading areas shall be constructed or repaired to specifications as approved by the City Engineer.

Sidelines of lots shall be at right angles or radial to the street lines, unless a waiver from the rule will give a more practical and rational street and lot plan.

Lots with double frontage and reverse corner lots shall be avoided where practicable.

Where a subdivision borders on a railroad right-of-way, a major arterial or collector, or any other major source of noise, the subdivision is to be designed to reduce noise in residential lots to a reasonable level, and to retain limited access to such facilities by such measures as a parallel street, a landscaped buffer area, or lots with increased setbacks.

Lots shall ordinarily be rectangular in shape.

Pie slice-shaped lots are not permitted.

Flag-shape lots are not permitted.

Each lot must front upon an approved public street.

Where extra width has been dedicated, or proposed for dedication or reservation, for the widening of existing streets, lots shall begin at such new street line and all setbacks shall be measured from such line.

Where there is a question as to the suitability of a lot or lots for their intended use due to environmental factors such as poor drainage conditions or flood conditions, the Board having jurisdiction may withhold approval of such lots. If approval is withheld, the Board shall give reasons for such withholding on the record.

Layout. All parking lots and associated access and improvements shall be designed for the safety, control, efficient movement and convenience of motor vehicle circulation within a site. Traffic circulation shall be designed to minimize the use of aisles serving parking areas as access drives. For nonresidential uses, parking areas with more than twenty-five (25) spaces shall have entrances and exits separated by a landscaped traffic island, where possible. Where a site encompasses both level and sloped areas, parking should be located on the level portion of the site and buildings on the sloped portion.

Aisle Dimensions. Where no parking is provided, interior driveways shall be eleven (11) feet wide for one (1)- way traffic and twenty-two (22) feet wide for two (2)-way traffic. Where parking is provided, parking lot aisles shall measure as follows.

Vehicle Overhangs. Where sidewalks abut the ends of parking spaces, wheel stops shall be provided so that parked vehicles do not overhang or extend over the sidewalk, unless an additional two (2) feet of sidewalk width is provided in order to accommodate such overhang. Where wheel stops are installed, the length of the parking spaces shall be measured from the curbline to the end of the parking space.

Striping and Signage. Surface painted aisle, stall and directional striping and directional and traffic safety signs shall be provided throughout the parking, loading and circulation areas, in accordance with the Manual of Uniform Traffic Control Devices.

Handicapped Accessible Parking Spaces. The number, location, size and marking of handicapped parking spaces is regulated by the requirements specified in N.J.S.A. 55:32-12 and are zoning standards. However, where handicapped accessible or adaptable dwelling units are provided, a minimum of one (1) handicapped parking space shall be provided in a location within closest proximity to such dwelling unit.

Construction and Repair Specifications. All parking lots shall be constructed or repaired to specifications as approved by the City Engineer and adopted by ordinance.

Nonresidential Uses.

Residential Uses.

Location and Spacing. The Board may require shade trees to be massed at critical points along the street, such as the visual termination of a curve in the roadway. Planting sites shall be indicated on the preliminary plat.

The placement and type of shade trees shall be such so as not to interfere with below-grade utilities, roadways, sidewalks or streetlights.

Specifications. Shade trees shall be planted at a minimum size of two and one-half (1/2) inches in caliper, ten (10) feet to twelve (12) feet in height and shall be planted according to accepted horticultural standards. All shade trees to be planted shall be nursery-grown, or substantially uniform size and shape and shall have straight trunks. Ornamental trees need not have straight trunks, but must conform in all other respects with the provisions for trees and tree plantings outlined in this section. All shade trees shall be planted in a dormant state, or at other times only with the approval of the Department of Public Works.

Applicability. This section shall apply to all site plan and subdivision applications that involve the construction of a new public sidewalk or private walkway or repair of an existing public sidewalk or private walkway not regulated by the Residential Site Improvement Standards (RSIS).

Pedestrian Circulation. Walkway systems shall promote pedestrian activity both within the site itself and throughout the community by its integration with the City sidewalk system. Walkways shall be separate from motor vehicle circulation to the greatest extent possible and shall provide a pleasant route for users that will promote enjoyment of the site and encourage incidental social interaction among pedestrians.

Lot Access. Such access shall be designed for the safety, control, efficient movement, convenience and encouragement of pedestrian traffic into and out of the site and to promote pedestrian circulation generally within the City.

Construction and Repair Specifications. All sidewalks and walkways shall meet the construction or material specifications as set forth in applicable City ordinances or as approved by the City Engineer. This shall also apply to recommendations by the City Engineer regarding the maintenance, repair or upgrading of existing sidewalks located in that portion of the public right-of-way that directly abuts the tract to be developed.

Materials. The Board may waive the paving material specifications required by subsection D above, if the applicant can demonstrate that the substitute paving materials will be architecturally compatible with the style, materials, colors and details of buildings and other structures on the site and adjacent properties and will create a more attractive development generally. In no instance, however, shall a sidewalk located in a public right-of-way be permitted to be constructed of asphalt.

Public Sidewalks. Sidewalks shall be provided in the right-of-way along all public and private streets. The location and width of sidewalks shall be consistent with the location and width of existing sidewalks adjacent to or near the site to be developed, but in no case shall be less than four (4) feet in width.

Private Walkways. Walkways shall be located on a site to facilitate pedestrian access between the public sidewalk, buildings, parking lots and other facilities and to provide for pedestrian circulation generally within a site. Where walkways abut the ends of parking spaces and wheel stops are not provided, the minimum width of such walkways shall be a minimum of five (5) feet in order to provide for the front ends of vehicles to overhang onto such walkways with appropriate space remaining for the passage of pedestrians. In no case shall a private walkway be less than four (4) feet in width.

All topsoil from disturbed areas of properties shall be set aside on the premises separately from other subsoil. No such topsoil shall be removed from a site. Topsoil moved during the course of construction shall be redistributed on all regraded surfaces so as to provide at least four inches (4) of even cover to all disturbed areas of the site and shall be stabilized by seeding or planting in accordance with Soil Conservation Service Standards.

Soil mounds are to be maintained on the property in a manner as to prevent erosion onto adjacent properties. No soil is to be located so as to block pedestrian access across the property within the public right-of-way. Proper safeguards such as the placement of temporary plantings and walls are to be taken by the contractor at all times to insure such soil stabilization.

An appropriately sized refuse container shall be maintained at all times on the subject property for use by the site contractor. All stumps and other tree parts, litter, brush, weeds, excess or scrap building materials or other debris shall be removed from the site and disposed of in accordance with the law. No site generated waste shall be buried on site except in accordance with N.J.A.C. 7:26-17 and the requirements of the Construction Official. Subsoil removal from the property will be accomplished in accordance with accepted Soil Conservation Service methods and the requirements of the Construction Official. All appropriate measures, including installation of stone tracking areas, and the washing down of trucks, are to be taken if necessary to reduce the potential for tracking mud into streets. Mud cannot be allowed to flow into streets. The contractor will take all necessary actions required by the Construction Official to eliminate site soil runoff.

Maximum efforts are to be taken during construction to preserve existing plantings when deemed appropriate by the approving authority. No material or temporary soil deposits are to be placed within three (3) feet of shrubs or fifteen (15) feet of tree trunks designated to be retained by the approving authority. Protective barriers are to be installed around plants at the above distances that are to remain on site during the construction. Plantings that are designated to be retained but die within one (1) year of completed construction activity are to be removed by the contractor and replaced, either on site or in public areas, with plantings equal in caliper and type to what was removed, or if that is unreasonable, with twice the number of plants, but at the minimum size provided in this chapter at locations approved by the approving authority.

The contractor is to advise the Construction Official in writing of the intended soil conservation measures on site during construction. No building permit for activities related to new construction is to be issued by the Construction Official without this submission being made and accepted.

Nothing in this section shall be construed to supersede or remove the need to obtain Somerset-Union Soil Conservation Service approval where required. Nothing in the above shall be construed to affect or apply to any person engaged in a State mandated cleanup plan provided that all operations are performed in accordance with the approved plan and provided that notice of the cleanup plan is filed with the Construction Official at least forty-eight (48) hours prior to the commencement of any activity, and such activity is subject to inspection by the Zoning Officer.

New buildings shall be oriented to the front yard and relate to public rights-of-way or plazas, both functionally and visually. The primary orientation of a building shall not be towards a parking lot.

Fire escapes shall be prohibited on the front façade of any building.

Buildings shall include, at ground level, design elements that encourage pedestrian interest such as large windows, multiple entries and clear signage.

Security grilles and doors found to be necessary for security purposes must be at least sixty percent (60%) open construction to allow visibility. Solid "rolling service doors" fabricated of interlocking slats or panels with no openings are not permitted.

The intent of these standards is to create a historically appropriate and architecturally attractive urban style of building construction sensitive to the intended function and active use of the TODD. Towards that goal:

Block Face. The intent of the adoption of specific regulations regarding building walls is to create structures that have building facades that are continuous to create a strong transition at the right-of-way line and to contribute to the creation of an attractive pedestrian environment. Realizing that goal requires the allowance of some limited variation and opportunities for such uses as outside dining, pocket parks and special building features.

Building Form.

Architectural Features.

External Façade Materials. The following shall apply to all exterior walls of buildings and parking structures that are clearly visible from a public street, walkway or open space.

Color.

The ground floor of building adjacent to a right-of-way shall be designed for a permitted use for a minimum depth of twenty-five (25) feet.

Structures in the TODD/TD Zone are not subject to the architectural standards herein, but are subject to the applicable residential or nonresidential architectural standards found elsewhere in the Land Use Ordinance.

Pedestrian walkways shall be provided between bus stops and building entrances and, where possible, between the downtown train station and adjacent buildings.

The approving authority may require the provision of pedestrian right-of-way easements with a minimum dimension of ten (10) feet through the center of blocks that are more than six hundred (600) feet long in order to provide convenient pedestrian access to transit stops, shopping, the Green Brook or other community facilities.

Pedestrian walkways shall be provided connecting parking areas to the buildings they serve by the most direct route. The walkways shall be unencumbered by parking spaces for vehicles.

New development within the TODD shall incorporate linkages to, or implementation of, the Green Brook Walkway into its design.

Existing pedestrian walkways between Front Street and East Second Street and Front Street and the Green Brook shall be improved in appearance and design.

Where practical, pedestrian walkways shall be raised above the grade of streets, drives, parking lots and other paved areas. Where pedestrian walks cannot be raised, they shall be constructed of a material that is different from the adjacent pavement. Pedestrian walkways shall be of a different material than parking areas.

Walks, sidewalks and parking areas shall have lighting as required by Articles IX and XI of Chapter 17. Appropriate directional signage indicating the location of transit stations and other points of interest may be required.

Walkways and sidewalks shall be a minimum of four (4) feet wide and shall be designed to comply with the requirements of the Americans with Disabilities Act (ADA).

Bicycle parking is required in all municipal and private parking lots and in accordance with the City Streetscape Design Manual and other guidelines adopted by the Governing Body.

Required Bicycle Parking.

Bicycle Parking Standards.

Bicycle Parking Dimensions.

Each required bicycle parking space must be accessible without moving another bicycle.

(Reserved)

Areas set aside for bicycle parking must be clearly marked and reserved for bicycle parking only.

Open Space.

Pedestrian walkways shall be provided between bus stops and building entrances and, where possible, between the Netherwood Train Station and adjacent buildings.

Pedestrian/bicycle ways (Netherwood Walkway) of a minimum eight (8) feet width are required at the rear of all properties adjacent to the railroad to provide convenient pedestrian access to transit stops, shopping, the Netherwood Train Station, or other community facilities. Cross access easements are required to be provided among all such ways in order to allow access from all parking lots to the train station. The area of these ways will be counted as open space.

Pedestrian walkways shall be provided connecting parking areas to the buildings they serve by the most direct route. The walkways shall be unencumbered by parking spaces for vehicles.

New development within the TODN shall incorporate linkages to, or implementation of, the Netherwood Walkway into its design.

Where practical, pedestrian walkways shall be raised above the grade of streets, drives, parking lots and other paved areas. Where pedestrian walks cannot be raised, they shall be constructed of a material that is different from the adjacent pavement. Pedestrian walkways shall be of a different material than parking areas.

Walks, sidewalks and parking areas shall have lighting as required by Articles IX and XI of Chapter 17. Appropriate directional signage indicating the location of transit stations and other points of interest may be required.

Sidewalks shall be a minimum of four (4) feet wide and shall be designed to comply with the requirements of the Americans with Disabilities Act (ADA).

Bicycle parking is required in all municipal and private parking lots and in accordance with the City Streetscape Design Manual and other guidelines adopted by the Governing Body.

If on-site parking is provided, bicycle parking shall also be provided based on a standard of one (1) space for each ten (10) automobile parking spaces.

Bicycle Parking Standards.

Bicycle Parking Dimensions.

Each required bicycle parking space must be accessible without moving another bicycle.

(Reserved)

Areas set aside for bicycle parking must be clearly marked and reserved for bicycle parking only.

Open Space.