Township of Clark, NJ
Union County
By using eCode360 you agree to be legally bound by the Terms of Use. If you do not agree to the Terms of Use, please do not use eCode360.
Table of Contents
Table of Contents
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]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
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.
(4) 
All street names selected by the Special Street Naming Committee must then be approved by the Township Council and submitted to the Planning Board for final approval in accordance with the terms of this Subsection M.
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.