A.
The purpose of good subdivision and site design is
to create a functional and attractive development, to minimize adverse
impacts, and to ensure a project will be an asset to a community.
B.
This article presents design guidelines and standards
which are differentiated as follows: Design guidelines provide a framework
for sound planning; design standards set forth specific improvement
requirements.
C.
The purpose of the guidelines and standards is to
ensure that the design of new development gives appropriate consideration
to the scale and character of the existing neighborhood in which a
development is to be located.
In project design and in reviewing project applications,
the following principles of subdivision and site design shall apply:
A.
Data gathering and site analysis.
(1)
Assess site characteristics, such as general site
context; geology and soil; topography; climate; ecology; existing
vegetation, structures, and road networks; visual features; and past
and present use of the site.
B.
Subdivision and site design.
(1)
Base the design of the development on the site analysis.
Locate development to the maximum extent practical to preserve the
natural features of the site, to preserve areas of environmental sensitivity,
and to minimize negative impacts and alteration of natural features.
(2)
Design and arrange streets, lots, parking areas, buildings,
and units to reduce unnecessary impervious cover, and to mitigate
adverse effects of shadow, noise, odor, traffic, transportation, drainage,
and utilities on neighboring properties.
(3)
Consider all existing local and regional plans for
the surrounding community.
(4)
Design storm drainage facilities as an integral part
of the development, and arrange the design to use as much of the natural
drainage as possible.
(5)
Design lots and sites to reduce cut and fill, and
to avoid flooding and adversely affecting groundwater and aquifer
recharge; and provide for sewage disposal and adequate access.
(6)
Design all improvements to conform to the requirements
of this chapter and the construction standards of the New Jersey Department
of Transportation, and other standards as developed by the Township
Engineer and on file with the Township Clerk.
C.
Residential development design.
(1)
Residential developments may be arranged in conventional,
cluster, or a combination of designs. Consider topography, privacy,
building height, orientation, drainage, and aesthetics in placement
of units. Provide units with private outdoor space where appropriate
and practical.
(2)
Space buildings so that adequate privacy is provided
for units.
D.
Commercial and industrial development design. Design
commercial and industrial developments according to the same principles
governing design of residential developments; locate buildings based
on topography; avoid to the maximum extent practical environmentally
sensitive areas; consider factors such as drainage, noise, odor and
surrounding land uses in siting buildings; buffer where adverse impacts
exist.
E.
Circulation system design.
(1)
Design the street system to permit the safe, efficient,
and orderly movement of traffic.
(2)
In addition, design the street system to meet the
following objectives: to meet but not exceed the needs of the present
and future population served; to have a simple and logical pattern;
to respect natural features and topography; and to present an attractive
streetscape.
(3)
Design streets in a hierarchical system.
(4)
In planned developments, pedestrian walkways may be
located away from the road system, but they may also be required parallel
to the street for safety and other reasons.
(5)
In conventional developments, locate pedestrian walkways
parallel to the street, but permit exceptions to preserve topographical
or natural features, or to provide visual interest.
(6)
Where separate bicycle paths are required by the Master
Plan, design those for commuters so that they are reasonably direct.
Design recreational paths to follow scenic routes, with points of
interest highlighted.
F.
Landscape design.
(1)
Provide landscaping in public areas, on recreation
sites, and adjacent to buildings to screen parking areas, mitigate
adverse impacts, and provide windbreaks for winter winds and summer
cooling for buildings, streets, and parking.
(2)
Select the plant or other landscaping material that
will best serve the intended function, and use landscaping materials
appropriate for local soil conditions, water availability, and environment.
(3)
Vary the type and amount of landscaping with type
of development, and accent site entrances with special landscaping
treatment.
(4)
Consider massing trees at critical points rather than
in a straight line at predetermined intervals along streets.
(5)
Consider the impact of any proposed landscaping plan
at various time intervals. Shrubs may grow and eventually block sight
distances. Foundation plants may block out building windows.
