A.
The subdivision plat, plot plans or site plan shall conform to design standards that will encourage good development patterns within the Township. Where an Official Map or Master Plan, or both, has or have been adopted, the subdivision shall conform to the proposals and conditions shown thereon. The streets, drainage rights-of-way, school sites, public parks, playgrounds and other areas shown on an officially adopted Master Plan or Official Map shall be considered in approval of subdivision plats. Where no Master Plan or Official Map exists, streets and drainage rights-of-way shall be shown on the final plat and shall be such as to lend themselves to the harmonious development of the Township and enhance the public welfare in accordance with the design standards set forth in this Part 2.[1]
B.
Residential design standards are set forth in the Residential Site
Improvement Standards (RSIS), N.J.A.C. 5:21-1.1 et seq. All other
nonresidential development shall conform with the following requirements.
A.
Layout. The arrangement of streets not shown on the Master Plan or
Official Map shall be such as to provide for the appropriate extension
of existing streets and, where necessary in order to promote orderly
flow of traffic, safety and welfare of the public, shall be such as
to provide for appropriate extension to adjoining properties for future
streets.
B.
Minor streets. Minor streets shall be so designed as to discourage
through traffic.
C.
Arterial streets; service roads; buffers. Subdivisions abutting arterial
streets shall provide a marginal service road or reserve frontage
with a buffer strip for planting, or some other means of separation
of through and local traffic as the Planning Board may determine appropriate.
D.
Width. The right-of-way width shall be measured from lot line to
lot line and shall not be less than the following:
(1)
Arterial streets: 80 feet.
(2)
Collector streets: 60 feet.
(3)
Minor streets: 50 feet.
(4)
The right-of-way width for internal roads and alleys in multifamily,
commercial and industrial developments shall be determined on an individual
basis, and in all cases shall be of sufficient width and design to
safely accommodate the maximum traffic, parking and loading needs
and maximum access for fire-fighting equipment.
E.
Reserve strips. No subdivision showing reserve strips controlling
access to streets shall be approved except where the control and disposal
of land comprising such strips has been placed in the Township Council
under conditions recommended by the Planning Board.
F.
Street grades. Grades of arterial and collector streets shall not
exceed 4% unless, because of local conditions, the Township Engineer
may approve another percentage. Grades on other streets shall not
exceed 10%. No street shall have a minimum grade of less than 0.5%.
G.
Intersections. Street intersections shall be as nearly at right angles
as is possible. In no case shall they be less than 60°, nor more
than 120°. The block corners at intersections shall be rounded
at the curbline with a curve having a radius of not less than 20 feet.
H.
Street jogs. Street jogs with center-line offsets of less than 125
feet shall be prohibited.
I.
Reverse curves. A tangent at least 100 feet long shall be introduced
between reverse curves on arterial and collector streets.
J.
Connecting curves. When connecting street lines deflect from each
other at any one point by more than 10° and not more than 45°,
they shall be connected by a curve with a radius of 300 feet.
K.
Vertical curves. All changes in grades in excess of 1 1/2% shall
be connected by vertical curves of sufficient length to provide a
smooth transaction and proper sight distance.
L.
Dead-end streets. Dead-end streets and culs-de-sac shall not be longer
than 1,000 feet from the nearest intersection and shall provide a
turnaround at the end with a radius of not less than 50 feet to the
base of the curb and tangent, whenever possible, to the right side
of the street. If a dead-end street is of a temporary nature, a similar
turnaround shall be provided and provisions made for future extension
of the street and reversion of the excess right-of-way to the adjoining
properties. Wherever a temporary or permanent turnaround is proposed
on any street, the front yard setback line shall be measured from
the turnaround.
M.
Street names. All new streets to be established in the Township shall
be named by the Special Street Naming Committee, established by appointment
from the office of Mayor. The Special Street Naming Committee shall
consist of five members. The Mayor shall appoint one member from the
administration, one member from the Clark Historical Society, one
member from the Township Council and two members from the Clark Central
Veterans Committee, each for a three-year term. The Special Street
Naming Committee shall select proper street names as set forth below:
(1)
All new streets to be established in the Township shall be named after a Township resident who died in combat in the service of the United States until such names shall have been exhausted, unless the Special Street Naming Committee believes the street shall be named in accordance with Subsection M(2) below. A list of such residents shall be prepared and updated by the Clark Central Veterans Committee and placed on file with the Township Clerk.
(2)
All new streets shall be named after a historical figure or family
of the Township when the proposed new street is to be constructed
upon their property, which had been owned by such historical figure
or family.
(3)
Any new street not falling into either category shall be named in
the discretion of the Special Street Naming Committee.
N.
Off-street parking. Off-street parking shall be required. Parking
layouts shall be subject to the approval of the Planning Board and
shall normally include turnarounds. Residential lots shall be so arranged
that there is no backing out into the street.
O.
Street construction permit. Before any street dedicated to public use in an existing subdivision may be constructed or reconstructed hereafter, the owners of abutting properties, the subdivider or other parties in interest shall make application, in writing, for a permit to the Township Council and Planning Board, specifying the nature and location of the improvement to be made, and shall furnish the Township Council a certificate from the Planning Board showing that the proposed street construction or reconstruction conforms to the provisions of this Part 2. The Division of Engineering shall inspect the proposed improvement and report to the Township Council before the issuance of the permit.
P.
Vacation of streets. Vacation ordinances shall be referred to the
Planning Board for recommendation prior to final approval by the Township
Council.
A.
Size. Block length and width, or acreage within bounding roads, shall be such as to accommodate the size of lot required in the area by Part 3, Zoning, and to provide adequately for sewage disposal, convenient access, circulation control and safety of street traffic.
B.
Minimum length and width. Blocks shall not be more than 600 feet
in length, nor a lesser number of feet in width than is necessary
to comply with the Township zoning requirements, except where the
Planning Board may deem that existing or future conditions warrant
a variation from such requirements.
C.
Commercial block size. For business, commercial or industrial use,
block size shall be sufficient to meet all area and yard requirements
for such use.
D.
Internal roads. Alleys or road easements within blocks in commercial,
business or industrial areas may provide for access from at least
two streets and shall have a suitable width as determined by the Planning
Board.
A.
Lot dimensions, front, side and rear yards, and total area shall not be less than the requirements of Part 3, Zoning.
B.
Insofar as is practical, side lot lines shall be at right angles
to straight streets and radial to curved streets.
C.
Each lot must front upon an approved street at least 50 feet in width at the street line, except lots fronting on streets described in § 195-87D(4).
D.
Where extra width has been dedicated for widening of existing streets,
lots shall begin at such extra width lines, and all setbacks shall
be measured from such lines.
E.
Where there is a question as to the suitability of a lot or lots
for their intended use due to factors such as rock formations, flood
conditions, sewage disposal or similar circumstances, the Planning
Board may, after adequate investigation, with professional assistance,
if deemed necessary, withhold approval of such lots.
A.
Utility easement. In large-scale developments, easements along rear
property lines or elsewhere for utility installation may be required.
Such easements shall be at least 20 feet wide and located in consultation
with the companies or Township departments concerned.
B.
Drainage easement. Where a subdivision is traversed by a watercourse,
drainageway channel or stream, there shall be provided a stormwater
easement or drainage right-of-way at least 15 feet wide, conforming
substantially with the lines of such watercourse, and such further
width or construction, or both, as will be adequate for the purpose
of disposing of stormwater and for flood control. The subdivider shall
deed areas deemed necessary for flood control by the Planning Board
to the Township.
C.
Preservation of natural features. Natural features such as trees,
brooks, hilltops and views shall be preserved in designing any subdivision
containing such features, except that dead, dying and diseased trees
shall be removed.
[Added 6-21-2010 by Ord. No. 10-11]
The following standards are applicable to all nonresidential
development applications:
A.
Building design. The objectives of the building design standards
are to provide overall high-quality building with special emphasis
on methods that reduce the visual impact of large buildings. The exterior
appearances of buildings shall complement the character of existing
development in the surrounding area.
B.
Specific design features that reduce the visual impact of large buildings
shall be used. These include but are not limited to:
(1)
Elements that draw focus, introduce scale and provide three-dimensional
effects.
(2)
Variations and articulation to overall building facades by changing
the facade plane.
(3)
Use of subdued wall coloration, patterning, texture and reveals.
(4)
Extensive use of landscaping to shield and break up building planes.
C.
Building mass. Solid and unarticulated buildings are not permitted.
The mass, scale and visual impact of buildings shall be reduced by
staggered building walls. The staggered building walls shall incorporate
a setback or bump-out of at least four feet and be a minimum of 50
feet in length at least every 150 feet to 180 feet, depending on bay
width, or such other architectural treatment that, in the opinion
of the Board, provides an equivalent reduction in the mass, scale
and visual impact of the buildings.
D.
Architectural interest. To provide architectural interest, create
a three-dimensional effect and further reduce the visual scale and
impact of a building, the following techniques shall also be used:
(1)
Variations in building treatment shall be liberally used and shall
include painted panels, awnings or canopies, wall openings, wall texture
changes, changes in building height and variations in rooflines.
(2)
Building entries and building corners shall be readily identifiable
through the use of canopies, marquees, architectural treatment and
the use of different materials, such as glass.
(3)
Extensive use of small-scale elements, such as planter walls and
hedges, shall be provided particularly around building entrances.
(4)
Landscaping shall be employed to further reduce the visual impact
of building mass.
E.
Materials.
(1)
The front and two side elevations of all buildings and structures
shall be constructed of brick, architectural block, architectural
precast concrete or tilt-up construction using similar materials of
equally high quality and aesthetics. Utility standard concrete panels
or masonry units may be used on rear elevations and/or loading dock
areas if the rear elevations and loading docks are not visible from
any public right-of-way after berming, fencing or landscaping treatment.
(2)
Rooflines and parapets shall be designed to minimize the visual impact
of rooftop-mounted equipment, such as vents and stacks, from public
rights-of-way.
F.
Pedestrian circulation.
(1)
On-site concrete or brick sidewalks, or such other material acceptable
to the Board, shall be provided to create a continuous pedestrian
network and to connect with existing sidewalks and neighborhoods.
(2)
Vehicular and pedestrian circulation patterns shall be separated.
A landscaped buffer shall provide a separation between pedestrian
and vehicular ways.
(3)
Pedestrian crossings shall be indicated by such techniques as changed
pavement materials or texture, signals, signage, or painted stripes,
as determined by the Board.
(4)
Secure and convenient pedestrian walkway access shall be provided
between parking lots, sidewalks and primary entrances to buildings.
Sidewalks shall be barrier-free, a minimum of five feet in width and
shall be set back a minimum of five feet from all buildings.
