The subdivider shall regard the following requirements and principles
of land subdivision in the design of each subdivision or portion thereof.
Prior to the granting of final approval, the subdivider shall have
furnished performance guarantees for the ultimate installation or
install, the following items. The subdivision shall conform to the
proposals and conditions shown on the Official Map and the Master
Plan of the City.
Subdivisions shall be served by paved public streets and all
new streets shall be graded and provided with an all weather base
and pavement with an adequate crown in keeping with City specifications
and standards.
The arrangements of new streets constructed or to be constructed
in subdivisions shall be such as to provide for the continuous extension
of existing, mapped, or potential streets.
No subdivision showing reserve strips controlling access to
another area, either developed or undeveloped, shall be approved except
where the control and disposal of land comprising such strips has
been given to the Governing Body after recommendation by the Planning
Board.
Subdivisions that adjoin or include existing streets that do
not conform to widths as shown on the Master Plan, Official Map, or
the street width requirements of this ordinance, shall dedicate additional
width along one or both sides of said road. If the subdivision is
along one side only, 1/2 of the required extra width shall be dedicated.
The right-of-way width shall be measured from lot line to lot
line and shall not be less than the following:
A.
Arterial streets: 80 feet.
B.
Collector streets: 60 feet.
C.
Minor streets: 50 feet.
D.
The right-of-way width for internal roads and alleys in multi-family
commercial and industrial development shall be determined on an individual
basis and shall in all cases be of sufficient width and design to
safely accommodate the maximum traffic, parking and loading needs
and maximum access for fire fighting equipment.
E.
Subdivisions abutting or containing existing or proposed arterial
streets should provide a marginal service road or service frontage
with a buffer strip for screen planting or some other means, such
as reserve strips, to separate through and local traffic and to provide
for protection of residential properties.
Street intersections shall be as nearly at right angles as is
possible and in no case shall be less than 60°. No more than two
streets shall meet or intersect at any one point and centerlines of
both intersecting streets shall pass through a common point. Measuring
from this common point, two intersections shall be spaced at a minimum
of 125 feet. The block corners at intersections shall be rounded at
the curb line with a curve having a radius of not less than 20 feet.
No shrubbery, signs, trees, monuments or other visual obstruction
to signs or line of sight over three feet in height shall be permitted
along or within the street right-of-way line within 25 feet of any
intersection.
Where streets have a reserve curve, a tangent of at least 100
feet in length shall be required.
[Ord. 6/16/75]
Grades of arterial streets shall not exceed 6% and grades of
collector streets shall not exceed 10%. Grades of other streets shall
not exceed 10%. No street shall have a minimum grade of less than
1/2 of 1%.
All changes in grade where algebraic difference in grade is
1% or greater shall be connected by vertical curves of sufficient
radius to provide a smooth transition and proper sight distance, but
not so great as to create drainage problems. Sight distance shall
be at least 350 feet for local streets.
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 not less than 100 feet.
[Ord. 6/16/75]
Cul-de-sac streets may be used to discourage through traffic.
Where cul-de-sac streets are used, they shall be designed so that
adequate surface drainage is provided and should be no longer than
600 feet. However, the maximum length may be extended by the reviewing
agency where cartway capacity is not exceeded and site conditions
dictate such extensions. A cul-de-sac shall provide a turnaround at
the end and the minimum right-of-way at the turnaround shall be a
radius of at least 50 feet and tangent, whenever practicable, to the
right side of the street.
All driveways or other off-street parking areas shall have driveway
aprons extending from the curb line to the front property line. The
driveway aprons shall be at least 12 feet wide at the curb and a minimum
of 10 feet at the property line and meeting the same construction
specifications as the street. Continuous open driveways in excess
of 15 feet resulting in the elimination of curbing along city streets
shall be prohibited.
No street shall have a name which will duplicate or so nearly
duplicate the name of an existing street that confusion results. The
continuation of an existing street shall have the same name. Curvilinear
streets shall change their names only at street intersections or in
accordance with Section 602 of this ordinance.
The length, width or acreage of blocks shall be determined with
due regard to the limitations and opportunities of topography and
shall be such as to be sufficient to meet all the area, yard, and
parking requirements for such particular uses as expressed in the
zoning ordinance as well as providing for convenient access, circulation
control and safety of street traffic.
[Ord. 9/20/01]
Lot dimensions and area shall not be less than 50 feet in width
at the street line by 100 feet in depth and 5,000 square feet or the
requirements of the zoning ordinance of the City and, in so far as
is practical, side lot lines shall be at right angles to straight
streets and radial to curved streets.
Where extra width has been dedicated for widening of existing
streets, lots shall begin at such new line and all setbacks shall
be measured from such new line.
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 or similar circumstances, the Planning Board may,
after adequate investigation, withhold favorable referral of such
lots.
Where the property to be subdivided is next to or includes a
railroad right-of-way, suitable provisions shall be made for such
things as road crossings, screening or buffers, freight access, warning
signals and signs in recognition of the relationship between the railroad
and the subdivision.
Street name signs meeting City specifications as to size, material
and location shall be installed at the intersection of all streets
and at such places on curvilinear streets as noted below:
|
Description
|
Example
|
|---|---|
|
A. At right intersections.
|
 |
|
B. When two roads intersecting at right angles are connected
by a curve.
| |
|
C. At the peak of the curve connecting two parallel streets
when the length of the streets exceeds the length of a loop.
|
Where traffic control signs are deemed necessary by the Planning
Board and City Engineer to city, county or state highways, the proper
city, county or state official shall be informed of the proposed installation
in order that the proper agency may consider the necessity of the
installation at its own expense.
All street name and traffic control signs shall be installed
free of visual obstruction.
[Ord. 6/16/75]
Curbing and gutters shall normally be required along all public
streets within the subdivision. However, curbs and gutters may be
eliminated along private streets where an acceptable comprehensive
drainage system is provided. This system may include a system of swales,
retention, detention and recharge structures.
The minimum standards in regards to width of gutters, height
of curbing, base material, surface material, slope, depth of gutters
crossing intersections, and the installation of catch basins, shall
be according to the requirements of this ordinance (§ 608)
and the specifications of the City approved by the City Engineer or,
in the case of county or state highways, the proper County or State
Official.
Curbs and gutters shall be adequate to handle the maximum water
run-off from tributary lands.
[Ord. 6/16/75]
Minimum four-foot wide sidewalks shall be provided along all
streets in residential, commercial and industrial area. However, sidewalks
adjacent to circulation and collection streets may be eliminated where
an alternate pedestrian circulation system is provided to the satisfaction
of the Planning Board.
In blocks over 1,000 feet long pedestrian cross-walks may be
required in locations deemed necessary by the planning board. Such
walkway shall be 10 feet wide and be straight from street to street.
Continuous paving shall also be available from the sidewalk
to the main entrance or entrances of the building.
All sidewalks shall be located a minimum of one foot within
the street right-of-way.
All sidewalks shall have a slope of 1/4 inch per foot toward
the gutter.
Shade trees shall be provided in all major residential subdivisions
and in subdivisions of other kinds where deemed appropriate by the
Planning Board. Trees shall be planted within the subdivision along
each side of the street at proper intervals and in types, sizes and
locations conducive to healthy growth with graded and seeded or sodded
planting strips within street rights-of-way and according to any standards
adopted by the Governing Body so as not to interfere with street paving,
sidewalks or utilities.
All trees should be of nursery stock of no less than 2 1/2
inches in diameter and of an approved species grown under the same
climatic conditions as at the location of the development. They shall
be of symmetrical growth, free of insect pests and disease, suitable
for street use, durable under the maintenance contemplated, and approved
by the Governing Body.
No top soil shall be removed from areas intended for lawn or
open space. Top soil moved during the course of construction shall
be redistributed within the subdivision so as to provide at least
six inches of cover to all areas of the subdivision and shall be stabilized
by seeding or planting.
Monuments shall be of hard durable material, constructed in
accordance with City specifications and be firmly set in the ground
in the required locations so as to be visible at the points as required
in Section 4 of Chapter 358 of the Laws of 1953.
A preliminary grading and drainage system plan shall be a part
of the preliminary plat. It shall indicate in general terms a proposal
for an adequate system of drainage structures to carry off and store
or discharge the storm water run-off and natural drainage water which
originates not only within the property boundaries, but also that
which originates beyond the property boundaries.
The public improvement and utilities plan and profiles shall
show the final drainage plan and street profiles. They shall be prepared
and submitted with the final plat after the approval of the preliminary
plat and drainage plan. (See Section 503.3,a,8)
No storm water run-off or natural drainage water shall be so
diverted as to overload existing drainage systems or create flooding
or the need for additional drainage structures on other private properties
or public lands without proper and approved provisions being made
for taking care of these conditions.
An existing ditch or brook right-of-way shall be offered for
dedication to the City for drainage purposes. Such right-of-way shall
be shown on the drainage plan and on the final plat and shall be of
sufficient width to include a ten-foot access strip in addition to
the width of the ditch or brook as measured from bank top to bank
top.
Drainage structures which are located on state or county highway
rights-of-way shall be approved by the state or county highway departments
and a letter from that office indicating such approval shall be directed
to the Chairman of the Planning Board and shall be received prior
to favorably referring the final plat.
Where a subdivision is traversed by a watercourse, drainage
way channel, or stream, there shall be provided a storm water easement
or drainage right-of-way conforming substantially with the lines of
such watercourse, and such further width or construction, or both,
as will be adequate for the purpose.
Land subject to periodic or occasional flooding shall not be
plotted for residential occupancy nor for any other use which may
endanger life or property or aggravate the flood hazard. Such land
within a plat shall be considered for park purposes. However, nothing
in this ordinance shall be construed to prevent a developer from adequately
filling the land or constructing bulkheads, provided the bulkheads
meet the requirements of the City of Lambertville, the City Engineer
and that the finished grade shall be a minimum of five feet above
mean high tide or the water surface, in order to develop the land.
In large scale developments, easements along rear property lines
or elsewhere, for utility installation, may be required. Such easements
shall be at least 15 feet wide and located in consultation with the
companies and City departments concerned.
All public water, fire hydrants, storm sewer and sanitary sewer
mains shall be installed in accordance with the specifications of
the governmental authority or utility company which has jurisdiction
in the area.
A letter approving such a proposed installation and a statement
as to who will carry out the construction, signed by a responsible
official of the governmental authority or utility company which has
jurisdiction in the area, shall be directed to the Chairman of the
Planning Board and shall be received prior to favorably referring
the final plat.
All utilities, where economically feasible shall be placed underground.
The burden of proof to show that such placement is uneconomical shall
be on the applicant.
Natural features such as trees, views, natural terrain and brooks
shall be preserved whenever possible in designing any subdivision
containing such features. On individual lots or parcels, care shall
be taken to preserve selected trees to enhance the landscape treatment
of the development.
Natural fertility of the soil shall be preserved by disturbing
it as little as possible. The protection of top soil shall be enhanced
by adhering to the requirements of § 606 of this Ordinance.
Proposed land uses shall conform to the City Zoning Ordinance,
the Master Plan, the Official Map and the provisions of this Ordinance.
Subdivision designs shall be related in a compatible fashion
to adjacent land uses indicating the location of buffer zones, where
deemed necessary by the Board, and the design and relationship of
vehicular and pedestrian traffic.
[Added 2-22-2000 by Ord.
No. 2000-01]
A.
This section shall apply to all commercial and office zoning
districts in Lambertville: Service Commercial, General Commercial,
and Central Business District.
B.
The purpose of the community design guidelines is to ensure
that new and redeveloped sites are compatible with existing sites
in terms of objective and measurable design concepts. Lambertville
is a 19th century historic town with many of its original buildings
still intact. These historic buildings and the scenic attractions
of the hillsides, forests and water bodies make Lambertville a unique
and charming place to live and work. The design guidelines in this
section are intended to guide new development and alterations to existing
buildings so that it complements and enhances the City's visual
environment.
C.
It is intended that this section provide builders, landowners
and developers with clear and articulate advice for developing and
building in Lambertville. This predictable and objective process should
not be a hurdle in the planning review process, but provide direction
to an applicant before significant resources are committed to an application.
The following goals and the Lambertville Master Plan provide
the basis for the community design guidelines.
There are many buildings in Lambertville's commercial and
office districts dating back to the 19th and early 20th century. These
buildings noticeably reflect the architectural elements and styles
of the Victorian and colonial revival period, such as the long arched
or segmented windows, articulated cornices and architectural details
such as dentils and brackets. The buildings were typically constructed
of natural building materials, such as brick, stucco or clapboard.
Many of the buildings also have landscaping, street trees, and planter
boxes. The use of flagstone and brick pathways and wrought iron and
wooden fences significantly adds a textural richness to the building
sites and the City landscape. This combination of architectural detail
and site design has made the buildings in the commercial and office
districts compatible with their residential neighbors and attractive
sites in their own right.
It is hoped that new buildings in the City be designed sensitively
to respect the City's context: a historic and natural landscape
that is enjoyed by both City residents and visitors. While it is not
the intention of this ordinance to inhibit architectural creativity
or individuality, incorporating similar architectural and site features
in new and redeveloped sites will weave a common thread throughout
the City and protect the cohesive landscape that gives Lambertville
its unique and charming character.
A.
New development shall resemble existing buildings in the district
in terms of roof shape, massing, orientation, proportion, scale, and
rhythm of openings.
B.
The exterior walls of buildings shall be made of traditional
building materials such as stone, brick, wood, or stucco. Pole barns
or prefabricated metal buildings should be avoided. Modular structures
should only be permitted if their architecture follows all other recommended
guidelines and standards in this section.
C.
The exterior walls of buildings, as seen from a public right-of-way,
shall be designed to provide a visual diversity that is consistent
with architecture found throughout the City. Blank exterior walls
are discouraged. Exterior walls shall include windows, doors, porches,
pilasters, horizontal/vertical building elements and/or other similar
architectural features to relieve the monotony of a blank wall.
D.
Awnings/canopies should be made of canvas or modern materials
that mimic canvas with traditionally dyed colors in solids or stripes.
E.
Street and site furnishings shall be incorporated into developments
within the central business district, such as flower boxes, arbors,
planters, benches, and waste receptacles.
F.
The central business district shall include highly visible public
spaces within commercial areas for people to gather, rest and socialize.
G.
All utility boxes and HVAC exterior equipment shall be screened
by architectural elements or landscape plantings.
A.
Landscaped buffers between non-residential and residential uses
shall be provided.
B.
Landscaping, planters, and hedges shall be incorporated in to
new development proposals using native plant material.
C.
Street trees shall be provided at the recommendation of the
Shade Tree Commission
D.
Existing natural vegetation, hedgerows, tree lines, and stone
rows shall be incorporated into the landscape plan of the new development.
E.
New development shall follow the existing grade of the land
to the greatest extent possible to minimize cut, fill and general
alterations to the landscapes. Limits of clearing should be shown
on plans and no soil or vegetation shall be disturbed beyond those
limits.
F.
Landscaping shall be used to soften the corners and edges of
buildings.
G.
A landscape design shall be provided as part of site plan and subdivision submissions in accordance with Article VIII. Every applicant for subdivision or site plan approval shall comply with the minimum standards as set forth in this section.
H.
All plants shall be tolerant of specific site conditions. The
use of indigenous species is strongly encouraged. Exotic, non-native
invasive plant species shall not be permitted.
A.
Edge of parking areas shall be landscaped to soften the view
of the cars and the asphalt.
B.
Pedestrian walkways shall be provided between all commercial
buildings. Sidewalks may be brick, edged in brick, edged in Belgian
block, concrete, patterned concrete, or a combination of these. The
color of concrete sidewalks should match the color of the closest
existing sidewalk.
C.
Parking lots and pedestrian walkways shall be designed as attractive
elements of the site by their own right with the use of trees, landscaping,
pedestrian walkways, and various building materials and textures.
D.
Sidewalks shall be connected where there are gaps or missing
links.
E.
Locations for the parking of bicycles shall be clearly delineated.
Existing buildings in Lambertville that conform to design guidelines
in this section:
 |
 |
|
Note the gabled roof line, the traditional dormers, the architectural
style of the windows and doors, and traditional building materials.
|
The left side of this structure is a recent addition to this
former mill building. Notice the similar rhythm and size of window
openings and the continued use of brick. The canvas awnings and window
boxes are an added attraction to the building.
|
Examples of new development in the regional area that conform
to commercial design guidelines in this section:
 |
|
|
Note the natural building materials, modest scale, multi-paned
windows, brick walkways, public benches, and the abundance of landscaping.
|
This new retail building mimics a colonial style with a gabled
roof line, natural building materials, and traditionally styled windows
and shutters.
|
 |
 |
|
This industrial building is located directly across from a row
of townhouses. Its small scale, brick facade and original multi-paned
windows make it compatible with its residential neighbors.
|
This strip shopping center has a variety of building materials
and projections which breaks up what would otherwise be a large box.
The mature tree was successfully preserved during construction and
softens the impact of the new buildings.
|
 |
|
This new bank building fits well into the surrounding residential
neighborhood of similarly styled homes. The combination of brick and
wood with the cupola, street trees and gabled roof is visually interesting.
|
[Added 6-17-2002 by Ord.
No. 2002-14]
A.
General. In assessing the effect of any proposed change under an
application for any landmark or structure in the historic district,
the following general review criteria found in the U.S. Secretary
of the Interior's Standards for Rehabilitation and the following
factors shall be used to analyze the effect that any change would
have on the landmark or structure in the historic district, and on
those structures to which it is visually related. In the design of
any addition or alteration to a historic building or structure, the
commercial design standards in § 612 shall also be used
when undertaking such a project.
1.
Every reasonable effort shall be made by a landowner to provide
a compatible use for a property that requires the minimum alteration
of the building, structure or site and its environment, or to use
a property for its originally intended purpose.
2.
The distinguishing original qualities or character of a building,
structure or site and its environment shall not be destroyed. The
removal or alteration of any historic material or distinctive architectural
feature should occur only when all other reasonable efforts to preserve
such elements have been made.
3.
All buildings, structures and sites shall be recognized as products
of their own time. Alterations that have no historical basis and that
seek to create an earlier or later appearance shall be discouraged.
4.
Changes that may have taken place in the course of time are
evidence of the history and development of a building, structure or
site and its environment. These changes may have acquired significance
in their own right, and this significance may be recognized.
5.
Distinctive stylistic features or examples of skilled craftsmanship
that characterize a building, structure or site shall be treated with
sensitivity.
6.
Deteriorated architectural features shall be repaired rather
than replaced, whenever possible. In the event replacement is necessary,
the new materials should match the material being replaced in design,
texture, and other visual qualities. Repair or replacement of missing
architectural features should be based on accurate duplications of
features, substantiated by historic, physical or pictorial evidence,
rather than on conjectural designs or the availability of different
architectural elements from other buildings or structures.
7.
The surface cleaning of structures shall be undertaken with
the gentlest means possible. Sandblasting and other abrasive cleaning
methods that will damage historic building materials should not be
undertaken.
8.
Every reasonable effort shall be made to protect and preserve
archeological resources affected by, or adjacent to, any project.
9.
Contemporary design for alterations and additions to existing
properties shall not be discouraged when such alterations and additions
do not destroy significant historical, architectural or cultural material,
and such design is compatible with the size, scale, material, and
character of the property, neighborhood, or environment.
10.
Whenever possible, new additions or alterations to structures
shall be done in such manner that if such additions or alterations
were to be removed the historic structure would be unimpaired.
B.
Visual Compatibility Factors. The following visual compatibility
factors shall be used in the design of additions or alterations to
historic buildings:
1.
The height of the proposed building shall be visually compatible
with adjacent buildings.
2.
Proportion of building's front façade. The relationship
of the width of the building to the height of the front elevation
shall be visually compatible with buildings and places to which it
is visually related.
3.
Proportion of openings within the structure. The relationship
of window width to their height shall be visually compatible with
the buildings and places to which it is visually related.
4.
Rhythm of solids to voids on the façades of historic
structures. The relationship of solids to voids in the facades of
structures shall be visually compatible with the buildings and places
to which they are visually related.
5.
Rhythm of spacing of buildings on streets. The relationship
of the building to the open space between it and adjoining buildings
shall be visually compatible with the buildings and spaces to which
it is related.
6.
Rhythm of entrance and/or porch projections. The relationship
of entrance and porch projections to the street shall be visually
compatible with the buildings and areas to which it is visually related.
7.
The relationship of materials and texture of the facade and
roof of a building shall be visually compatible with the predominant
materials used in the buildings to which it is visually related.
8.
The roof shape of a building shall be visually compatible with
buildings to which it is visually related.
9.
The size and scale of a building, the mass of a building in
relation to open spaces, the windows, door openings, porches and balconies
shall be visually compatible with the buildings and spaces to which
it is visually related.
10.
A building shall be visually compatible with buildings and spaces
to which it is visually related in its directional character, whether
this is its vertical character, horizontal character or non-directional
character.
