Preserving Community Character in Hunterdon County
A Community Design Handbook
FINAL DRAFT
Prepared by Hunterdon County Planning Board Flemington, NJ 08822 December, 1999 2nd printing
Preserving Community Character in Hunterdon County, NJ ______
A Community Design Handbook
Page Introduction 7
Chapter 1. Preserving Community Character: What Are We Preserving? 9
Chapter 2. Creating a Vision: Defining Community Character 13
Chapter 3. Implementing the Vision: The Community Design Plan 17
Chapter 4. Implementing the Vision: Writing The Ordinance 19
Chapter 5. Community Design Guidelines: A Selected List 21
Chapter 6. Residential Site Design in Hunterdon County: Open Space Zoning 45
Chapter 7. Preserving Community Character: Making it Happen! 57
Appendix A Design Guidelines: Are They Legal? 63
Appendix B The Perpetuity of Preserved Open Space 65
Appendix C Sewerage Treatment Options 66
Appendix D Hunterdon County Community Design Workshop 68
Appendix E Invasive Exotics of the Eastern Forest 75
Glossary of Design Terms 77
References for further reading 81
HUNTERDON COUNTY PLANNING BOARD
Thomas P. Borkowski, Chairman George J. Wickard, Vice Chairman Charles Halsey, Jr., Secretary John DiSarro Angelo T. Marsella James G. Martin, County Engineer Chris Yates Frank Doyle, Alternate Nance Palladino, Alternate George B. Melick, Freeholder Paul C. Sauerland, Jr., Freeholder Director
HUNTERDON COUNTY BOARD OF CHOSEN FREEHOLDERS
Paul C. Sauerland, Jr., Director Marcia Karrow, Deputy Director Frank Fuzo, Freeholder George B. Melick, Freeholder George Muller, Freeholder
HUNTERDON COUNTY PLANNING BOARD STAFF
John W. Kellogg, Director Suzanne M. Hess, Supervising Planner *Linda B. Weber, Principal Planner *Caroline J. Armstrong, Principal Planner Les Varga, Principal Planner Gary Pohorely, Senior Planner *James Kyle, Assistant Planner G. Sue Dziamara, Transportation Coordinator Jayne Haussler, Agriculture Specialist Diane Snyder, Secretary to Director Wendy McCrea, Senior Clerk Typist
Allen D. Porter, Esq. Board Attorney
*Principal authors
Community Design Handbook Preserving Community Character
Acknowledgements
The Hunterdon County Planning Board would like to thank the following individuals for reviewing draft manuscripts of “Preserving Community Character in Hunterdon County” and offering their comments – without which this handbook would not be possible.
Frank Bell, AIA County Architect
Edward A. Clerico, PE President, Applied Water Management, Inc
Peter Kinsella, Chairman Raritan Township Planning Board
John Madden, PP, President John Madden & Associates
Jim Martin, PE County Engineer
Aram Papazian Developer
Allen Porter, Esq., Attorney Hunterdon County Planning Board
Howard Ripptoe, Vice-President of Development Sharbell Development Corporation
Carlos Macedo Rodriquez, Manager, Special Projects New Jersey Office of State Planning
John Thomas, ASLA, Principal John Morgan Thomas Landscape Architects
The Hunterdon County Planning thanks the New Jersey Office of State Planning for the funding and technical assistance provided in support of this handbook.
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Preserving Community Character……..
“More and more people feel a gnawing dissatisfaction with the quality of development in their communities. For all the process and procedure, they ask, is this all there is?”
Christopher Duerkson, Aesthetics and Design Controls
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Introduction discussed at the workshop. Preserving Community Character provides this “how to” guide following many of the principles During a six-year Growth Management Planning Process, found in the New Jersey State Development and Redevelopment conducted by the Hunterdon County Planning Board, residents and Plan. It offers a step-by-step process for developing community local officials identified what they felt were the most pressing design guidelines and contains examples of specific guidelines that “quality of life” concerns facing Hunterdon County. The purpose municipalities can incorporate into their own land use ordinances. of this program, which began in 1992, was to solicit input on a Additionally, it describes a planning technique called open space variety of land use issues confronting Hunterdon County zoning. Participants in the Growth Management Planning Process municipalities and reach agreement on possible solutions. recommended using open space zoning to help preserve farmland Through surveys, public meetings and task force discussions, people raised a variety of issues. For instance, they said that development is threatening the integrity of their communities. Sprawling residential subdivisions are consuming productive farmland and open space. Strip development is cluttering the highways. New buildings all look alike and have no regard for the natural landscape or local building styles that define Hunterdon County’s communities.
Following these and other comments raised during the Growth Management Planning Process, the Hunterdon County Planning Board launched two initiatives. In 1998, it sponsored a community design workshop, funded by the New Jersey Office of State Planning. During this workshop, local officials, developers, and interested residents created site designs for residential and nonresidential developments using various planning and design and open space and to provide more compact patterns of growth. tools. The workshop, explained in detail in the latter part of this The handbook also offers answers to commonly asked questions handbook, was a bold step in translating public concerns into concerning the legality of design guidelines, the strength of deed practical ideas and designs. restrictions and conservation easements for open space, and wastewater treatment options associated with open space zoning. The next logical step following the workshop was to produce a Finally, Preserving Community Character contains a list of “how to” manual that includes planning tools and techniques references on community design that may be of additional help to local officials and other interested readers.
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Chapter 1 Preserving Community Character: …what are we preserving?
In recent years, local newspapers and public hearings held in Given this definition, how can rural character be preserved in an Hunterdon County have frequently reported that local officials and area with continuing development pressure? Aside from residents in the County are concerned about the impact that growth aggressive open space and farmland preservation planning is having on the character of their communities. Traffic has programs, design guidelines are probably one of the most effective increased significantly in the past two decades on local and state planning tools. There are many types of design guidelines, but the roads. Large box-like buildings are being constructed that have no discussions in this handbook are limited to design guidelines as connection to the County’s scenic and historic landscape. The they relate to the visual elements of the landscape. For County’s rural heritage of country stores and Main Street has communities that want to retain their rural character, the goal of succumbed to its antithesis – strip commercial development. design guidelines is to create the appearance that the natural People can no longer walk or bike to neighboring residences or environment is still the dominant feature of the landscape. This can convenience stores because they have been separated by cul-de-sacs be done in a variety of ways discussed later in this handbook. or are located too far away. County residents lament that they want to preserve their community character.
But what is community character – and can it be preserved?
Hunterdon County communities are diverse. They include 19th century hamlets and villages, traditional farms, suburban towns, and low density residential developments. Despite these distinctions, one of the most frequently heard descriptions of communities is “rural”. Not surpising, then, is the fact that over one-half of Hunterdon County’s 26 municipalities have included the preservation of rural character in their master plan goals. However, more often than not, rural character is not defined. For the sake of discussion, consider the following generic definition:
“Rural character: A landscape where the predominant
feature is the natural environment, such as open space, What exactly is rural character? farmland, woodlands and water bodies, and the intrusion of development is minimal.” 9 Community Design Handbook Preserving Community Character
But not all of Hunterdon County is rural anymore. Development Defining a community’s character is an important step in pressures are suburbanizing many areas of the County by replacing community planning. It is much more than the label “rural” or farmland and open space vistas with new buildings and “suburban”. It is a complex association of the visual and development. Ironically, however, preserving rural character is functional elements of the community. The visual elements are still a goal for many of these suburban communities. Perhaps this conveyed through the community’s architecture, landscaping and is because people find it difficult to admit that their communities scenic vistas. The functional elements of a community are equally are not rural anymore. More likely, people enjoy the rural way of important. People enjoy taking leisurely walks, sitting and chatting life and are looking for “a little country” in their suburban with neighbors, driving with ease to and from destinations and environment. The best way to maintain this “country suburban” enjoying special moments in an attractive setting. How the character is, among other things, to preserve what remains of the community provides for these functions is a reflection of its rural environment: its open spaces, farmland, and natural character. Community character is best defined by using words, environment. And for most areas of the County - even in many of photographs and illustrations to describe the visual and functional the suburban areas - it is not too late to preserve these invaluable elements of the community. assets. Win-Win Situations To successfully preserve community character, the planning process should be embraced by local officials, residents, landowners and other stakeholders. This handbook simplifies the process by offering three basic steps:
• Visioning – Creating a Vision • A Community Design Plan – Articulating the Vision • Design Guidelines – Implementing the Vision
This three step process is intended to improve upon the local planning process and thereby the quality of development. Hunterdon County residents accurately note that growth in the county is contrary to the character of their communities and does not reflect community goals. While it is easy to point fingers at the developer, this is neither fair nor warranted in many cases and perpetuates adversarial and unproductive relationships. Local Even in many suburbanizing areas of Hunterdon County, officials and residents should look inward at the quality of their there is still a “country “flavor. planning process and ask themselves if their planning documents 10 Community Design Handbook Preserving Community Character effectively convey the community’s goals. The answer is that they often do not because their vision is either unclear or does not exist.
It is the goal of the three step process outlined in this handbook to define a community vision using a highly participatory process and to create master plans and ordinances that clearly reflect that vision.
If documents are written clearly and fairly, they will help developers create plans that more accurately reflect the goals of the community. The result is a greater emphasis on planning for development and less time reacting to development. If the planning process is improved, the likelihood of creating win-win situations with developers and landowners will also be improved.
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Chapter 2 Creating a Vision ....defining “community character” The visioning process should begin with a visual assessment that includes all of the visual assets and liabilities within the community Visioning in Hunterdon County and end in a vision statement that describes in narrative and The first step towards protecting community character is to have a illustrative form the desired image of the community. clear idea of the type of character that is to be protected. “Visioning” is critical in this regard. Visioning is a process by Visual Assessment which a community articulates its desired future image and Community residents and local officials should both be participants expresses it in the form of words and pictures. This vision in the visual assessment. The task is to inventory the community’s becomes the basis for future development patterns and land use visual features and determine whether they contribute positively or decisions. Visioning should be a highly participatory process negatively to the community. This exercise will help participants where as many people can express their views as possible. The start thinking about the character of the area and the objective resulting vision is therefore embraced by everyone, not a small, elements of the community’s landscape. The visual assessment can select group of people. This will ensure the success of achieving merely be a list of assets and liabilities, or it can include the vision. photographs, a short narrative and/or a map. It should include all of the striking physical features in a community. This means that the attractive features, such as scenic views, forested areas and historic or otherwise appealing buildings, should be included. Likewise, the other extreme should be included – junkyards, new inappropriate buildings, and other sites that the community would like to improve upon – or at least avoid in the future. There are many ways to conduct a visual assessment. The three most common ways are:
• Create an ad-hoc committee to list all visual assets & liabilities • Conduct a community survey or questionnaire • Conduct a community image survey
The visual assessment can be the result of one or more meetings of an ad-hoc committee. Creating an ad-hoc committee can be simple and effective - insofar as it is representative of the entire community. In some communities, these committees are an Without a vision, the community does not direct future development, outgrowth of planning boards during the periodic review of their it merely reacts to it. master plan. While the planning board is probably the best agency 13 Community Design Handbook Preserving Community Character
to administer this process, it is also important to include a broad cross-section of community residents including business owners and other local officials.
Some communities have conducted public opinion surveys. The types of questions asked of residents might include: What do you like about the town? What are the most important places to you? How would you like the town to look 20 years from now? Surveys can be conducted by mail, phone or door to door, although the costs of administering them can mount quickly, regardless of the method used. Surveys must be carefully designed and conducted to generate meaningful results. It is also important to reach a broad cross-section of the population. People can be encouraged to Scenic views should be included in the visual assessment respond to the survey if they understand its importance – this takes some effort on the part of local officials and the administrators of Community Vision Statement the survey. The second part of the visioning process is the vision statement. A
community vision statement is the formal expression of the A community image survey combines both of the above methods of community’s desired image in the form of text and illustrations. It soliciting public opinion. The community image survey is utilizes data generated in the visual assessment and basically conducted at a public meeting or workshop. Participants are shown answers the question: “What do you want the community to look a variety of photographs or slides of the community and are asked like in the future?” Depending upon the size of the municipality, to rate them in order of preference. The results are statistically there may be one vision or separate visions for each zoning district. analyzed and each image is assigned a mean ranking. For example, on a scale of 1-5, if 1 is unacceptable and 5 is excellent, a particular While the vision should be creative and idealistic, it also needs to shopping mall with a mean score of 2.1 obviously is not very be grounded in reality. It should recognize the current developing attractive to the participants in this survey. The images may be trends within the community, the planning tools available to further analyzed for planning and design components. For address future development, and the integrity of existing resources example, if the public ranks historic buildings very high, one can that the community wishes to preserve. perhaps conclude that the architectural elements of these buildings are acceptable visual qualities, e.g. gable roofs, multi-paned Discussions during this phase of the visioning process might begin windows, the ratio of windows to blank walls, etc. with an analysis of the visual assets of the community. Which
assets should be preserved and how? Another important
consideration is the number and location of vacant parcels
14 Community Design Handbook Preserving Community Character remaining in the community. What parcels are likely to be developed? How should they be developed given their zoning? Consider these features in your Also, what visual liabilities exist in the community and how can Visual Assessment they be corrected? How can such problems be avoided in the future? • natural features, such as streams, rivers, forested areas, vegetation, hedgerows One of the best tools to facilitate lively discussions is the use of • open spaces and farmland photographs of attractive buildings – regardless of whether they are • buildings: architectural styles, size, shape located in the community. A variety of buildings should be and building materials • groups of buildings and their relationships, discussed, including single family homes, multi-family homes, including architecture, window spacing, retail, industrial, and office. Is there a consensus about any of setbacks, alignments, etc. them? Concentrate on the buildings that are deemed attractive. • roads: widths and corridors What types of architectural and site design elements were used? • viewsheds: significant scenic views How can these design elements be translated into a vision? Attach • public areas: sidewalks, benches, meeting the photographs to the vision, if desired. places • landmarks and special places • parks and recreational areas Public Participation and Computers • unattractive views, buildings and other The public’s involvement in the visioning and planning process is “visual liabilities” critically important. To maximize its involvement, a variety of approaches should be used. Instead of relying solely on the ad-hoc committee, questionnaire, or community image survey - all three methods can be used. Additionally, the use of computers now permits one to reach an incredibly large number of people – the majority within the comforts of their own home. Through the Internet, a community can conduct several different types of visioning and outreach programs, including a questionnaire, an image preference survey, and a forum for discussing planning and design issues. But, again, while the Internet is an invaluable asset for reaching out to the public – it should not be the sole source of public input. Public participation is best achieved through a multi- faceted approach that acknowledges the public’s varying work schedules and preferred forums for offering personal opinions.
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Chapter 3 Implementing the Vision • the community vision (developed during the visioning .....the Community Design Plan process) • history of growth patterns The Land Use Plan Element: A Community Design Plan • recommended strategies for implementing the vision The master plan is arguably the most important municipal planning • and plenty of photographs, graphics and illustrations…. document. It is the framework upon which all ordinances and land use decisions are based. In New Jersey, the contents of the master By stating the purpose of the community design plan, the reader plan, as well as the entire land use planning process, is governed by immediately understands its importance and the relationship of the the Municipal Land Use Law (MLUL), NJSA 40:55D-1, et. seq. plan to other elements of the master plan. There are many ways to The MLUL requires municipalities to include in their master plans state the purpose of the community design plan. One example of a a statement of goals and objectives as well as a land use plan purpose statement is as follows: element. A master plan may also include other elements and sub- elements in accordance with the Municipal Land Use Law. “The purpose of the community design plan is to centralize the planning research, documentation and recommended A community design plan is a sub-element of the land use plan polices that promote a desirable visual and functional element. While the land use plan element covers a variety of land environment. It is the foundation upon which all design use issues, the community design plan is limited to issues that guidelines are written. The community design plan includes promote a desirable, visual and functional environment. The photographs and illustrations of both existing and desirable community design plan is the official public document that developments in the community. It features exemplary establishes the preferred vision of the community and offers projects as well as those that should be avoided. It serves an recommendations on achieving that vision. A comprehensive, well instructional purpose by illustrating building and site design thought out community design plan is critical to a legally defensible concepts.” and articulate ordinance. The second section is the community vision developed during the Writing a Community Design Plan visioning process. This section should include the list of assets and A Community Design Plan should include a variety of information liabilities, photographs and illustrations, and the community vision related to the visual and functional elements of the statement. It should also include a narrative that describes the community. Because of its visual focus, the inclusion of visioning process, explains who was involved in the process and photographs and illustrations cannot be overemphasized. It is how the final vision statement was created. Additional recommended that a community design plan include the photographs may be added to this section to further illustrate or following components: elaborate upon the points made in the visioning process. Photographs are important because they clarify and define technical • purpose of the community design plan design terms that lay readers may not necessarily understand. It is 17 Community Design Handbook Preserving Community Character
helpful to include photographs from within the community, Examples of broadly written strategies in a rural municipality might although they may be taken from other communities if they be: “Preserve the appearance of rural roads” or “Preserve the open illustrate a specific type of development that a community desires. space vistas”. However, if the same municipality would prefer to write more specific strategies, they might read as follows: The third section in the community design plan is growth patterns. “Preserve the appearance of rural roads by requiring all trees larger This section should describe the type of development in the than 8" diameter be preserved” and “Require all trees, shrubs and community – its physical design and style. It should relate the vegetation that are to be removed during construction to be design of the new development to the community’s design similarly replanted along the roadside.” guidelines and discuss the successes and/or failures of the guidelines. Finally, this section should assess how well the new A caveat in writing community design strategies (and, later, design development achieves the desired vision of the community. This guidelines) is that they be written as objectively as possible. Avoid section will provide the necessary background information for using subjective, ambiguous terms like “harmonious” and developing recommended design strategies in the next section. “compatible” without a more specific explanation. For example, if a vision of a small town includes preserving its historic character, the strategy should not read, “New development should be “…Because of its visual focus, the inclusion of compatible with the historic buildings.” In this case, the meaning photographs and illustrations (in the community of “compatible” is anybody’s guess. A clearer statement would design element) cannot be overemphasized.” read, “New buildings should incorporate architectural elements of the vernacular, such as gable roof lines, small paned windows, and natural building materials.” The final section in the community design plan is the recommended strategies to implement the vision. The strategies may be broadly written in the community design plan and later refined in the land A community design plan should include the use ordinance. Alternatively, the strategies in the community following components: design plan can be very specific - perhaps written as actual design guidelines and then merely repeated in the land use ordinance. The • purpose of the community design plan advantage of this option is that it provides a strong foundation for • history of growth patterns the land use ordinance, an important point in the event of a legal • the community vision challenge. The choice between these two options is entirely up to • recommended strategies for the planning board, the decision of which may be a result of implementing the vision budgetary considerations or the availability of professional • and plenty of photographs, sketches consultants. and renderings….
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Chapter 4 Implementing the Vision ...writing the ordinance
Land Use Ordinance The land use ordinance is a regulatory tool for shaping and those for approving variances. According to the Municipal Land reviewing new building and site designs. The two most common Use Law, a waiver is justified when literal enforcement of the types of land use ordinances are the zoning ordinance and the ordinance would be impracticable or exact an undue hardship subdivision and site plan ordinance. because of the peculiar conditions of the property.
The zoning ordinance prescribes the permitted uses within a zoning Design Guidelines (and the Subdivision and Site Plan district and establishes the bulk requirements or the minimum Ordinance) required land area and related setbacks from property lines. The The Municipal Land Use Law outlines the required contents of a zoning ordinance may also include design standards such as subdivision and site plan ordinance and offers examples of landscaping, lighting and parking requirements. Zoning discretionary contents. Although each municipality has discretion ordinances are permitted in New Jersey by Article VI of the as to how to write its design guidelines the key is that they should Municipal Land Use Law (MLUL). If an applicant cannot satisfy be presented in a clear and readable format. In most cases they the requirements of the zoning ordinance, a variance must be should be included in a subsection in the subdivision and site plan requested. Variances may be granted by the Planning Board or ordinance titled “Community Design Guidelines”. Depending on Board of Adjustment depending on which Board has jurisdiction. the number of design guidelines, they may be organized by zoning The standards for granting a variance are set forth in the Municipal district or by use, e.g. residential, commercial, etc. Land Use Law and involve either a hardship related to the physical attributes of the lot or a more flexible standard involving a It is a good idea to preface the design guidelines with a short weighing of the benefits and detriments from the proposed narrative describing the design elements of the district and the variance. vision statement. The connection between the design guidelines and the vision statement should be clear and easy to understand. The subdivision and site plan ordinance typically includes design This is important for the applicant who needs to interpret the guidelines for new development, including, but not limited to, guidelines, but it also is a necessary exercise to demonstrate that the stormwater management, water and sanitary sewers, and guidelines implement the community vision. community design guidelines. A deviation from the subdivision and site plan ordinance requires a waiver from the approving authority. The criteria for approving waivers are not as stringent as 19 Chapter 5 Community Design Handbook Preserving Community Character
Chapter 5 Community Design Guidelines Streetscapes and Road Corridors The look and feel of road corridors is important because so much A Selected List time is spent traveling these corridors. The view of the corridor, whether experienced from a car window or walking along the road, The purpose of community design guidelines is to implement reflects the image or character of an area. Ideally, new through development regulations the preferred vision of the development should enhance the visual experience of the motoring community. Guidelines in this chapter are suitable for a variety of and pedestrian public. While the view of homes and other different communities: small town, rural, historic and buildings may not necessarily be a bad visual experience, it is the suburbanizing. While recognizing that growth is inevitable, proper predominance of buildings in a rural/suburban environment that management helps ensure that it enhances rather than detracts from often invites criticism. Not so long ago, many of the County’s the community. Design guidelines can help manage such growth. road corridors were veritable trails through the countryside. Retaining a piece of the natural environment along today’s road Please note that the guidelines that follow is merely a selected list – corridors is an important reminder of the past and enhances the they should supplement other guidelines uniquely tailored to the visual experience for everyone. community. This handbook also specifically excludes lighting, signage, and parking due to limited time and resources. Readers are encouraged to review the references in the appendix of this handbook for sources of additional guidelines and discussions regarding community design.
This chapter is divided into a residential and non-residential section and covers the following five topics:
Streetscape and Road Corridors Architecture and Building Design Open Space and Farmland Vistas Designing for People Landscaping Roads are public spaces that reflect the image of our communities.
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Architecture and Building Design Open Space and Farmland Scenic Vistas Hunterdon County’s earliest settlements occurred in the late 18th One of the most defining elements of Hunterdon County is its century and 19th century in the form of villages and hamlets. Many abundance of open space, farmland and scenic vistas. Open space of the buildings constructed during this period still remain and comes in all sizes and shapes. Large, undeveloped areas serve as reflect both Federal (Colonial) and Victorian architectural styles – habitats for plant and wildlife. They also function as groundwater Hunterdon County’s vernacular architecture. As new development recharge areas and provide scenic views. Smaller open spaces occurs in the County, every effort should be made to blend with the function as parks and public greens for socializing and leisure. old, rather than in bold opposition to it. New buildings should Regardless of their size and function, open spaces should be include architectural elements of the vernacular, such as gabled roof properly planned and protected for their maximum enjoyment. The lines, detailed window treatments and natural building materials. proper method for open space planning is to begin with an open The size and “massing” of new buildings should be similar to space plan for the entire community. Open space zoning and surrounding buildings. Buildings should also include a variety of community design guidelines are helpful tools to implement the detailed features and patterns that provide visual interest from the plan. perspective of both the pedestrian and the motoring public. If designed correctly, the building landscape can be an enjoyable experience - pleasing to the eye - and provide a positive community image.
Community design guidelines and open space zoning are helpful tools to preserve farmland, open space and scenic vistas.
The new building in the middle was built a century after the surrounding buildings – note the similar scale, windows, roofline and building materials. 22 Community Design Handbook Preserving Community Character
Designing for People Landscaping An overwhelming consequence of suburbanization is the growing The predominance of trees and other vegetation is a critical element reliance on the automobile. A trip to the neighborhood pharmacy of Hunterdon County’s landscape. Landscaping serves many or grocery store requires a car because homes are separated from functions. Among other things, it can soften the appearance of commercial uses. Even traveling between neighborhoods buildings, hide undesirable views and moderate the impact of necessitates an automobile because there are virtually no pedestrian temperature extremes. Every new development proposal should linkages between them. Areas for socializing are limited because include comprehensive landscaping plans that emphasize the of the lack of functional pedestrian places in both commercial and preservation of mature vegetation. New landscaping should residential environments. Somehow, somewhere, somebody forgot include plantings native to the area and be designed in consultation to design for people. Providing bike paths, sidewalks, benches and with landscape architects or other landscape professionals. community gathering places are just a few ways to plan for people and bring social and leisurely activities back into their daily lives.
The predominance of trees and other vegetation is a critical
element of Hunterdon County’s landscape.
Shopping and business areas should provide for social and leisurely Shoppingactivities. and business areas should provide for social and leisurely activities.
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guideline while the text following it supports and /or further defines Recommended Design Guidelines it. It is recommended that municipalities use both the bold face and for standard text in their ordinance. Commercial and Non-Residential Areas Streetscapes and Road Corridors
For the past couple of decades, non-residential growth in Hunterdon 1. Existing vegetation along road corridors should be County has occurred mostly in the form of strip commercial preserved to the greatest extent possible by limiting clearing development, small and large single-use buildings, and large and grading along the road frontage to the minimum needed corporate offices. The vast majority of the new commercial and for safety, access and sight distance. Vegetation is one of the single use buildings, however, offer little or no visual interest and most important and visible features that contribute to a desirable bear no connection to the County’s vernacular landscape. Strip streetscape. A common mistake is to merely replant trees after the commercial buildings are void of any visual or social appeal. removal of mature or existing vegetation. However, mature trees, Parking lots are located directly on the highway creating a sea of shrubs, hedgerows and understory plantings all help define the asphalt. Social and leisurely activities have been separated from landscape and maintain a “natural” and undisturbed feel. These daily business and shopping routines. Such design reflects poorly existing areas of mixed vegetative cover should be preserved. If on the image of communities and the way that they function. And preservation is not an option, new vegetation should be planted in a the lack of visual appeal and functional integrity undermines fashion similar to that which was removed. community pride.
Fortunately, some developments in Hunterdon County have been sensitive to Hunterdon County’s rural heritage. Office buildings have been constructed with traditional building materials and surrounded by dense natural vegetation. A major retail center capitalizes on the colonial architecture of Hunterdon County and offers a pleasurable shopping experience with public spaces, benches and a large variety of traditional building materials and textures. It is this reverence for Hunterdon County’s landscape that creates pride for one’s community and can be used as model for future development.
Municipalities are welcome to use any or all of the guidelines that follow. The text in boldface is written as the major theme of the Much of the mature vegetation surrounding this new office building was preserved – offering an appealing, natural view from the road.
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2. Mass plantings, or road buffers, should be provided along to soften their impact. The buffer should include deciduous and the frontage of all non-residential properties. A road buffer is coniferous trees, shrubs, and grass. Parking and detention basins critical for softening the impact of large buildings along highways should not be permitted in the buffers. and other major road corridors. The loss of vegetation and other features of the natural landscape significantly undermines the 3. Parking lots should be buffered from roadway corridors character of an area and, if permitted to continue, will change a with hedges and other landscaping. As if one does not see rural/suburban environment to a suburban/urban environment. The enough cars on the road, looking at them off the road is a constant width of the buffer should vary in accordance with the setback of eyesore. With the appropriate landscaping, the view of parking lots the buildings. For example, in a downtown setting where buildings as seen from the road can be softened. Locating parking lots behind are close to the street, businesses enjoy the visibility from the street buildings is also strongly encouraged. and a buffer is not appropriate because it would obstruct the view. However, along a highway corridor where setbacks are larger, the building sizes are also larger and a buffer should be planted
This new strip commercial development includes a parking lot planted with shade trees and shrubs – minimizing the visual impact of the parked cars and asphalt. The view from the road is a well landscaped, attractive site.
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4. Storm water basins should not be located along the road 6. The number of one-way driveways on a site should be frontage and in other locations visible from public places. minimized. Sites should be designed to avoid one-way Storm water detention basins are difficult to blend into the existing driveways. “Do not enter” and “one-way” signs often confuse the landscape. Their size, shape and depth create the look of a large motoring public and add to the clutter of the streetscape. More hole that bears no resemblance to the environment around them. often than not, one-way driveways are the result of poorly designed For this reason, if detention basins are the preferred storm water or over-developed sites. Shared driveways and access from public management technique, they should be located out of view, roads is preferred. preferably to the rear of the property. If storm water basins are located along the road frontage, they should be designed as Architecture and Building Design permanent wet basins to resemble the look of farm ponds, with landscaping and/or fencing placed around them. 1. Architectural elements of the vernacular (local) architecture, such as gable roofs, multi-paned windows, and other structural architectural details, should be incorporated into new buildings. The vernacular architecture of Hunterdon County draws on the elements of its historic Federal and Victorian style buildings. While it is not the intention to inhibit new and innovative architecture, it is important that new and old designs be compatible. Compatibility is best achieved by linking common elements among different buildings and styles, presenting a visually cohesive landscape.
Retention ponds are more attractive than detention basins – and are just as effective.
5. A comprehensive landscaping plan should be prepared for the frontage of all non-residential properties. Trees and vegetation provide a natural attractive edge to the roadway corridor. They help define the natural character of the area and soften the appearance of large buildings. See the section on landscaping for specific recommendations. Note the gabled roof, traditional dormers, natural building materials and fenestration (window) and door treatments. 26 Community Design Handbook Preserving Community Character
2. Traditional building materials should be used whenever design tools. A complex massing makes the building more possible for new construction, including brick, wood, stone and visually appealing and emphasizes the distinction between the stucco. While materials such as concrete block may be more different uses or tenants. economic, they give a cold, warehouse appearance; similarly, glass office buildings give a high-tech appearance. Neither building 4. Long uninterrupted walls are monotonous and should be materials are suitable for rural areas and “country” suburbanizing modulated according to the size of the building. Architectural areas. features such as windows and columns modulate,
The use of setbacks, projections and varying roof lines minimizes the visual impact of this large building. The use of traditional building materials and architectural features such as dormers, and overhangs help make it visually interesting.
3. Commercial and office buildings with multiple uses or or break up, a façade and make a building more visually appealing tenants should be designed with a complex massing that as well as more compatible with the vernacular architecture. The includes varying roof lines, projections/recesses, smaller distance between modulating features may be as little as 6-10 feet additions to the main building, and/or separate, smaller for small buildings less than 150 feet wide. For large big box structures. Large box like buildings are uncommon to Hunterdon retail, a distance of 20 feet between architectural features is County’s landscape. New buildings with multiple uses or tenants sufficient. (Municipalities need to determine an index that is should be designed to break up the “box” through the use of various appropriate for their community.)
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5. Original architectural elements of historic buildings should 7. Buildings should have a rhythm of openings and/or be retained. Historic buildings can be successfully rehabilitated architectural features consistent with buildings in the area. to accommodate a variety of uses. The integrity of the building is Historically, buildings in the County have had an abundance of lost if its primary architectural elements are missing. By retaining window openings placed at regular patterns across the façade. the original elements, the building is visually cohesive and more These openings provide light inside of the building and contrast attractive. with the solid wall to create exterior visual interest. While windows may not be practical for larger box buildings, architectural 6. Roof lines should be similar to buildings in the surrounding features mentioned above should be substituted. area. The style of roof lines is important because they are a predominant visual element of a building. As such, the roofs should be designed similar to the vernacular architecture, typically front and side gables. Mansard roofs should be avoided. Flat roofs may be appropriate for very large buildings and/or downtown areas, but should be offset by the use of detailed architectural elements in the building façade. Note the rhythm of openings in this new bank building.
Buildings designed on a human scale are inviting to patrons and pedestrians and do not dwarf other existing buildings.
.
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8. New buildings should be designed using a human scale. The residential developments include open spaces, the majority of these human scale means that the size of the building relates to the areas were non-developable due to environmental constraints, such approximate dimensions of the human body. Windows and as wetlands or steep slopes. Nevertheless, open spaces can be architectural features are designed so that they are not much larger attractive and functional elements of a site. These areas should be than a person. By using the human scale, a building appears more available to the public for passive recreational use to the greatest modest in size, does not dwarf or intimidate its patrons, and is more extent possible by providing benches, trash receptacles and perhaps compatible with Hunterdon County’s vernacular architecture. even picnic tables. For maximum utility, public entrances to the open space should be highlighted. 9. Windows and doors in new buildings shall be framed with wood or any other building material used in the façade with a minimum width of four inches. Window and door openings are an important element of a building, providing sunlight, fresh air, and the entry and exit to a building. Framing these openings emphasizes their importance and avoids a “hole in the wall” look.
10. Heating and cooling systems on buildings should be adequately screened. The heating and cooling systems on top of a building can be unsightly. Any type of utility structure on a building top should be adequately screened from all public spaces.
Open space areas should be visible to the public to Open Space and Scenic Vistas maximize their utility and enjoyment.
1. Significant open space and environmental features of a site 3. Commercial open space and recreational areas should be should be protected and incorporated into the site plan. While linked to open space areas of other commercial and residential much attention is given to preserving open space and environmental developments. When siting the location of open space and features in residential developments, non-residential properties are recreational facilities, it is important to connect to similar uses if often overlooked. These natural features are important to an area possible. By increasing the area and linkages between open space, that is desirous of preserving its rural or suburban character. Wet the utility and enjoyment of these areas also increases. retention ponds, mature trees, and public accessible open space areas all contribute to the quality of the non-residential Designing for People environment. 1. Community gathering places, such as village greens or small 2. Open space areas should be highly visible public spaces to parks, should be incorporated into developments whenever maximize their utility and enjoyment. While some non- possible. Whether people are shopping, working, or conducting
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some other type of business, it is important to be able to socialize 3. In downtown areas, the first floor of buildings should be with others. Providing for this type of activity humanizes the site oriented to pedestrians by providing visible entrances, awnings and often increases property values. for shade and weather protection, and colorful, attractive window displays. A downtown streetscape is often considered a room or space in its own right. Successful downtown areas are better suited to draw patrons and tourists when this outdoor room is inviting and stimulating. This becomes critically important as main streets struggle to compete with highway shopping malls.
Shopping should be a leisurely, social activity. First floor buildings should offer attractive window displays and 2. Paths or sidewalks should be provided in all new entrances for the pedestrian. developments in accordance with the municipal master plan circulation element. Paths and sidewalks are important both for recreational purposes and for alternative modes of travel. They 4. Site amenities in new commercial development should be provide opportunities for walking and bicycling, thereby decreasing provided, such as benches, planters, and attractive lighting. the reliance on cars. These pathways also provide increased Whether a site is conducive to outdoor lunch breaks or merely for accessibility to adjoining residential, commercial and recreational resting between errands, outdoor areas should be designed with areas. Over time, a network of paths can be established throughout people in mind. By providing landscaped sitting areas, the utility of a community to provide a comprehensive, interconnected system these areas is maximized. for access and enjoyment.
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Landscaping
1. New developments should include landscaping plans that 3. Existing trees with a minimum 10” caliper should be provide visual interest for all four seasons by including identified on site plans and preserved. Mature trees are an deciduous trees, conifers, perennials and bulbs. Landscaping important contribution to the landscaping and character of a site. plans are often limited to deciduous trees and shrubs, leaving a cold Because it takes many years for trees to mature, the existing mature and barren landscape in the winter. The appropriate plants should and healthy trees should be preserved. Special caution should be be included in the landscaping plan that provide an attractive visual taken in flagging trees prior to construction and avoiding any landscape throughout the year. disturbance near the tree’s root system.
2. Trees and vegetation should be selected from a native 4. Building materials and landscaping should be designed to planting list according to site conditions. Trees and vegetation maximize energy conservation. Energy conservation can be that are not sited properly will inevitably be short lived. Although accomplished if non-residential structures use energy efficient native plants should be used in all natural areas, including stream doors and windows and landscaping properly. Deciduous trees corridors, forests and hedgerows, non-native plants may should be planted to shade southern and southwestern exposures be used in moderation in other areas provided they are disease during the summer. Evergreens should be planted on northerly and resistant. northwesterly exposures to help break cold, northerly winds.
resistant and non-invasive.
The mature tree on this site softens the edge of the buildings and Landscaping should provide visual interest for all four seasons. adds depth and complexity to the new site.
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5. In rural areas, new landscaping should be planted in a random fashion to recreate a natural appearance. While landscaping can serve a variety of functions, it can create new problems by introducing a formal and or monotonous appearance unnatural to the environment. In rural areas, landscaping plans should include a variety of species planted randomly on the advice of a landscape professional.
Contributions of Landscaping
softens the edges of buildings screens undesirable places breaks northern winds provides shade
provides formal patterns where desired provides rural patterns where desired unifies a diverse environment helps shrink large buildings to a smaller, human scale provides barriers between traffic and pedestrians provides special settings where desired absorbs air pollutants buffers against noise pollution helps reduce soil erosion by stabilizing soil helps reduce soil erosion by reducing storm water runoff provides wildlife habitats provides settings for passive and active recreation
maintains - and often increases - property values
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Recommended Design Guidelines The new developments that people find appealing use a host of for creative design techniques. They offer diversity in housing styles, Residential Areas types, setbacks and lot sizes, all of which help to create visual interest. They incorporate vernacular elements of the past, drawing
from the simplicity of the colonial styles or the complexity and If asked for their impressions of Hunterdon County as it appeared grandeur of the Victorian styles. They take advantage of existing only 60 or 70 years ago, chances are that few residents today would vegetation, hedgerows and changes in topography to help screen find much to fault. This is, of course, in stark contrast to the some of the houses and reduce the imposing effect of a large frequent criticism that today’s development seems to invite. But subdivision. They provide paths so people can walk and bicycle while the relative sparseness of buildings and development was an and enjoy the natural environment. Old stone rows, barns, rock appealing element decades ago, it by no means suggests that new outcrops and other valued resources remain visible from the road, development today cannot be equally appealing. In fact, new rather than being consumed by surrounding homes. These are the developments should be designed with the past in mind. types of developments that offer models for the future. An
important part of the solution is to translate desired features of new Until mid-century, Hunterdon’s landscape was open and vast. development into clear, concise design guidelines. Travelling down country lanes, one saw but an occasional farmhouse, surrounded by large fields and woods. The villages and small towns that also dotted the countryside were charming, intimate communities. Constructed over an extended period of time, the homes reflect a variety of architectural styles, housing types and home sizes.
Unlike the gradual, “organic” evolution of housing witnessed in the past, today’s homes are largely the result of speculative building. Housing subdivisions that invite criticism are those which fail to respect the local vernacular. Lots are neither small enough to recreate the village ambiance, nor large enough to blend into the countryside. Large houses are amassed together, each on a deep lot often cleared of vegetation so that the homes and lawns dominate the views along the road. The sense of relief that open space or woodlands might offer is rarely found as most developments consume virtually the entire tract in homes, lawns and roads. Older villages and towns are reminders of the past and models for future development.
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In 1997, the New Jersey Legislature adopted the rules and emphasis to the roadway with its defining edge. In rural areas, the regulations for implementing the New Jersey Residential Site edge of roadway should blend into the adjacent grassed or wooded Improvement Standards. These standards apply to streets, parking, area and curbs should only be used when necessary to channel utilities and stormwater management in residential developments. stormwater runoff. The purpose of statewide standards is to minimize the extent of improvements required by municipalities and to provide a 3. Roadways should follow the existing contours of the predictable set of standards for the developer; both will ostensibly landscape to the maximum extent possible. New roads should be contribute to cost savings for the developer and, indirectly, the sited and constructed to minimize disturbance to the natural consumer. While most of these standards merely affect the environment caused by excessive cuts and fill. This is engineering aspects of a development, some of the street, curb and especially important on hillsides where the road should cross the sidewalk requirements might have a visual and functional impact on contours at an angle to reduce disturbance and visibility. In a community. Communities are advised that the State Site general, roadways that wind and curve with the natural terrain, Improvement Advisory Board will consider special standards if a appearing periodically in and out of view, can also help to retain the community can provide sufficient justification. Some of the design appearance of an undisturbed, rural landscape. guidelines recommended in this section may necessitate such special standards approval.
Streetscapes and Road Corridors
1. Existing vegetation along road corridors should be preserved to the greatest extent possible by limiting clearing and grading along the road frontage in new developments to the minimum needed for safety, access and sight distance. Vegetation is one of the most important features in Hunterdon County’s landscape. Mature trees, shrubs, hedgerows and understory all help define its natural landscape, screen development, and provide environmental benefits such as absorption of stormwater runoff. These benefits are lost when existing vegetation is removed and merely replaced by small trees.
The absence of curbing helps retain rural character. 2. In rural areas, curbing on new residential streets should be avoided. Regardless of the type of material used, curbing tends to create a “suburban” look in new developments, giving visual
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4. Stormwater detention basins should not be located along the 6. Residential developments should be served by through roads road frontage and in other locations visible from public places. to connect to adjacent neighborhoods. New developments often Absent very extensive landscaping around the perimeter and within fail to provide connections to neighboring developments. This the basins, stormwater detention basins are difficult to blend into creates unnecessarily lengthy trips and places a heavier burden on the existing landscape. Their size, shape and depth create the look local intersections. In situations where physical or environmental of a large hole that bears no resemblance to the environment around constraints prevent through roads, pedestrian and bicycle paths them and effectively scars the landscape. For this reason, if should be created to provide efficient access between detention basins are the preferred stormwater management neighborhoods. technique, they should be located out of view, preferably to the rear of the property. If stormwater basins must be located along the 7. The visual dominance of garages on residential streets should road frontage, they should be designed as permanent wet basins to be minimized through setbacks, design features or separating resemble the look of farm ponds, with landscaping and/or fencing the structure from the house. If garages are not designed placed around them. properly, they can clutter the landscape and become visually overwhelming. The scale of the garage should always be smaller 5. In rural areas, split rail or other open fences should border than the house. If the garage is connected to the house, it should be preserved open space along major collector roads. Fences are set back at least four feet from the front façade to emphasize its common features of Hunterdon’s rural landscape that contribute to ancillary use. If the garage is located in the rear yard, it should be the visual enjoyment of people who travel these roads everyday. accessible either by driveway or rear alleys and designed with When residential developments include preserved open fields and windows and dormers to integrate it with the house. Side garages grassed areas along the road frontage, these areas should be are also an option, where adequate lot width exists. Regardless of bordered by fences to maintain the rural ambience.
Open fences are a common feature along rural roads. The garage is located to the rear of the house. 35 Community Design Handbook Preserving Community Character
the location of the garage, individual doors should be provided for each vehicle.
8. Utility boxes and mechanical equipment should be concealed from public view. Utility boxes should be fully screened from public view. This can be accomplished by using fencing, walls or vegetation, by locating them in the rear of a building lot, or by housing them in structures resembling outbuildings. Heating, ventilation, and air conditioning equipment (HVAC) typically mounted on the roof of multifamily buildings, should be situated behind sloped roofs so that they are beyond the sight lines as viewed from the ground.
Architecture and Building Design
1. New buildings should incorporate design elements of the vernacular architecture, such as gable roofs, multi-paned windows, shutters, and front porches. The vernacular This new home with its multipaned windows, shutters and architecture of Hunterdon County draws on the elements of its front porch blends into the surrounding historic village. historic Federal and Victorian style buildings. While it is not the intention to inhibit new and innovative designs, it is important that following: a) variation in building setbacks and lot widths; new and old designs be compatible. Compatibility is best achieved b) variation in building footprints (not be repeated more than by linking common elements among different buildings and styles. once every four homes); c) variation in landscaping treatments; and/or d) variation in amenities and architectural features (e.g. 2. In new residential developments, homes should be designed building materials, front porches, balconies, porticos, rhythm of using a human scale. The human scale means that the size of the openings, etc). Subdivision homes built today often look alike or elements comprising the home - such as openings and projections - nearly identical. By contrast, hamlets, villages, and towns grew are not much larger than the dimensions of a person. Use of the gradually, producing a more complex, visually attractive human scale makes homes appear more modest in size. The human appearance with variation in building styles reflecting distinct scale is typical of the vernacular architecture of Hunterdon County periods, building sizes, building footprints, and/or building setbacks homes and should be similarly used in new construction. from the street. To ensure the continuation of this diversity, new development should incorporate variation in at least three of the 3. Visual interest and diversity should be provided in new single above elements. family residential developments by utilizing any three of the
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Attached homes can incorporate design elements of the local architecture such as multipaned windows, shutters, dormers and a modest scale. Also note the use of natural building materials in this new development.
4. Traditional building materials, including brick, wood, stone 5. Blank exterior walls should be avoided in new residential and stucco, should be used whenever possible in new residential developments. Blank, uninterrupted walls create visual monotony, developments. The predominance of vinyl, aluminum siding and disrupt the rhythm of openings established on the front facade, other synthetic building materials did not occur until the mid- affect air circulation, and create an undesirable pedestrian twentieth century. Although there are certain synthetic products environment. This problem arises predominantly on sidewalls. that closely resemble traditional materials, most synthetics are Sidewalls should always incorporate windows. difficult to integrate into the natural landscape or into older communities where traditional materials predominate. 6. Building materials and landscaping should be designed to Furthermore, they are not as durable as traditional materials. maximize energy conservation. Energy conservation can be Therefore, brick, wood, stone and stucco should be used in place of accomplished if residential structures use energy efficient doors and manmade materials whenever feasible in new residential windows and landscaping properly. Deciduous trees should be developments. planted to shade southern and southwestern exposures during the summer. Evergreens should be planted on northerly and northwesterly exposures to help break cold, northerly winds.
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Open Space, Farmland and Scenic Vistas or connect to other adjoining open spaces. Large contiguous areas of open space provide multiple community and environmental 1. Open space should be designed and located to protect the benefits, including active recreational areas, important habitats, most important natural features of a site identified in the soil erosion control, and scenic views. Generally, isolated pockets municipal open space plan. Open space preservation should of open space that are scattered randomly within a site have less protect the most critical natural features of a site. These may ecological value, are more difficult to maintain and manage, are include prime agricultural soils, steep slopes, ridgelines, scenic inaccessible and fail to provide important linkages to other open vistas, stream corridors, woodlands, significant land forms (such as space areas. Large areas of open space should be preserved rock outcrops, limestone areas, etc.) and important habitats. whenever possible.
3. In new residential developments, structures, utilities and other improvements may be located in open space areas but should not be included in the calculation of minimum open space requirements. Transmission wires, detention basins, and sewage treatment plants are examples of improvements which almost invariably detract from and diminish the scenic and/or recreational use and value of preserved open space. Exceptions might include permanent wet basins designed to blend into a rural open landscape. Unless structures, utilities or other improvements are designed to serve or enhance the open space, they should not be included in the minimum open space requirement.
4. Open space subdivisions should include community greens. Community greens provide activities for all ages, including resting, This site uses a combination of trees and shrubs planted at regular picnicking, recreation, and entertainment, and a place for social intervals and random clusters to help define the road corridor. gathering and interaction. When community greens are physically integrated into developments, a sense of safety and security is increased, as well as its use by residents. For this reason, 2. Large contiguous areas of open space should be preserved. community greens that are bordered by homes and buildings are Open space parcels less than three acres in size are discouraged preferred. unless they are designed specifically for recreational purposes
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everyone should have both physical and visual access to open space. The development should be designed to site as many homes as possible adjacent to or within view of preserved open space. This does not necessarily apply to open space devoted to agricultural uses, where buffers between farmland and residential areas may be preferable.
7. Scenic vistas should be preserved by clustering development away from them and preserving the scenic view, or viewshed. Community character is defined not only by the view from a residence but also from the road. The often spectacular, uninterrupted views along public roads of farmsteads, meadows, wooded hillsides and ridgelines contribute to a sense of openness in many communities. New housing in these locations should be A village green in this new development provides an important clustered outside of the viewshed. When there is no alternative, recreational and social gathering spot for subdivision residents. homes should be sited to take advantage of topographic variation and existing stands of trees that provide screening. 5. Open space and farmland should be linked within individual developments and between adjacent developments. Designing for People Linkages or corridors can serve as connectors between conservation areas, parks and recreation facilities, and other open space 1. Paths or sidewalks should be provided in all new resources. Stream corridors and other linear open spaces also developments in accordance with the municipal master plan provide important habitats and access for wildlife and planted circulation element. Paths and sidewalks are important both for corridors help protect water quality. Farm parcels should be located recreation purposes and for alternative modes of travel. They contiguous to other agricultural lands or open space areas to create provide opportunities for walking and bicycling, decreasing a “critical” mass of preserved land that provides scenic benefits and reliance on cars. They also provide increased accessibility to buffers agricultural activities from developed areas. adjoining residential, commercial and recreational areas. Over time, a network of paths can be established throughout a 6. The open space in open space subdivisions should be situated community to provide a comprehensive, interconnected system for to provide direct access to as many of the homes as possible. access and enjoyment. The design of open space subdivisions must address the needs and benefits of those who will live in the subdivision. Therefore,
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2. Open space should be located within public view to increase enjoyment and utility. Preserved open space should include areas located along public roads and other public places. Strategically located in these areas, open space offers visual relief in built-up
Front porches, street trees and sidewalks contribute to pedestrian friendly environment.
for walking and bicycling. Homes that are situated close to the New developments extend an existing bikeway, connecting to street or sidewalk are inviting and promote social interaction. villages, parks and other activity centers. Varied housing styles and footprints and an integrated mix of land uses provide visual diversity and interest. areas and preserves scenic vistas. When it is public open space, it should provide visible, conveniently located access. 4. Significant historic structures identified in the municipal master plan should be preserved so that they remain or become 3. New developments should include a pedestrian-oriented visually dominant features in the landscape. New construction streetscape which includes narrow streets, the placement of should be sited where it does not obstruct views of old stone walls, homes close to the street, street trees, and diverse housing spring houses, barns, silos, and farmhouses from public roads. Such and/or land uses. A pedestrian-friendly environment focuses first structures become prominent features at the entrances to new and foremost on the design and treatment of the streetscape. developments, along pedestrian/bicycle paths, or in dedicated open Narrow roads slow down traffic and provide a safer environment space areas.
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protect vegetation, proper construction and erosion control techniques must be employed. Proper construction techniques and protective measures must be employed to ensure long term survival of preserved vegetation.
3. Peripheral vegetative plantings should be provided around large residential subdivisions to maintain privacy for the homeowners and avoid the view of backyards from road corridors. The rear of homes do not typically have the interesting architectural qualities of their front facades. Additionally, the backyard is a typical storage place for lawn equipment, toys, and other assorted “backyard” items. But even without these Old farmhouse and stone wall, surrounded by drawbacks, simply the view of large scale developments is contrary farmland which was preserved through an open to the typical view the public enjoys along its road corridors, space subdivision. particularly in rural areas. Therefore, peripheral buffers should be employed, using plant material that offers year-round screening.
Landscaping
1. Landscaping plans should provide a visual interest for all four seasons by including deciduous trees, conifers, perennials and bulbs. Landscaping plans are often limited to deciduous trees and shrubs, leaving a cold and barren landscape in the winter. The appropriate plants should be included in the landscaping plan that provide an attractive visual landscape throughout the year.
2 Existing vegetation should be retained in new developments to Peripheral buffers provide privacy for the homeowner the maximum extent possible. Removal of existing vegetation as well as an attractive view along the road corridor. alters the appearance of the landscape, which takes years to recreate through replacement plantings. Existing mature vegetation provides numerous environmental benefits such as breaking winds, 4. Trees and vegetation should be selected from a native providing shade, reducing soil erosion, and providing wildlife planting list according to site conditions. Trees and vegetation habitats. Existing preserved vegetation offers environmental that are not sited properly will inevitably be short lived. Although benefits and helps to screen new development. To adequately native plants should be used in all natural areas, including stream
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corridors, forests and hedgerows, non-native plants may be used in moderation in other areas provided they are disease resistant and non-invasive.
5. Riparian buffers along streams should be provided to protect water quality and species habitat. Riparian buffers are vegetated areas adjacent to the stream banks. These buffers are effective means of trapping sediments and pollutants that would otherwise run off the land and into the water. Additionally, they contribute to wildlife habitat diversity and provide needed shade to moderate stream temperatures necessary for fisheries.
6. Existing trees with a minimum 10” caliper should be identified on site plans and preserved. Mature trees are an important contribution to the landscaping and character of a site. Because it takes many years for trees to mature, the existing mature and healthy trees should be preserved. Special caution should be taken in flagging trees prior to construction and avoiding any disturbance near the tree’s root system. Existing preserved vegetation offers environmental benefits and 7. Street trees, shade trees and shrubs should be planted to help helps to screen new development. define the edge of road corridors. Trees and vegetation along the road corridor soften the visual impact of the roadway. Street trees sufficient screening provided by large stands of trees, building may be planted at regular intervals for a formal look or planted in height should be reduced so that it does not break up or impose on clusters for a random, rural appearance. The types of trees selected the natural lines of the hillside. In addition, earthtone colors help should respect site constraints such as sewer and utility lines. blend the buildings into the natural landscape.
8. Development on hillsides should be screened from public 9. New landscaping should be planted in natural clusters, using view with vegetation, the use of earthtone colors, and/or varied plant material . Clustering plants of varied plant species, reduced building heights. Construction on ridgelines should be size, textures and colors create visual depth and interest. avoided. Buildings should be sited and designed so that they blend Additionally, the grouping of trees and vegetation near large into rather than disrupt the existing landscape. Therefore, they buildings helps reduce their potentially imposing presence in the should not be placed on top of ridgelines where they will be landscape. prominently silhouetted and visible from far away. Absent
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Natural clusters of vegetation preserve a rural appearance and helps diminish the visual dominance of larger homes.
10. Vegetative buffers should separate residences from adjacent newcomers are frequently unaware of the intensity of agricultural agricultural uses in new developments. One of the principal activities, including the odors and dust that are generated. When attractions of Hunterdon County to new residents is the “rural” homes are situated adjacent to farms, a planted buffer should be environment that open farm fields provide. However, provided along the periphery of the development to mitigate possible conflicts.
43 Chapters 6 and 7 Community Design Handbook Preserving Community Character
Chapter 6 Residential Site Design in Hunterdon County - Open Space Zoning
The preservation of community character, open space and farmland are goals of virtually every rural and suburban municipality in Benefits of Open Space Hunterdon County. A comprehensive package of design guidelines Zoning will take a community one step forward toward achieving these goals. So, too, will open space zoning which is a critically open space preservation preservation of scenic vistas important tool for land preservation. farmland preservation active recreation What is open space zoning? Open space permits lot sizes to be passive recreation reduced so that large areas of contiguous open space can be habitat protection permanently preserved. The preserved land can be put to a variety reduced impervious coverage less roads and utilities of uses such as farmland, conservation areas, recreation and other diverse housing options related passive or active open space uses. Although open space preservation is the principal benefit of open space zoning, the additional benefits accruing from this planning technique are Although the purchase of land and easements can help a community important as well. Reduced lot sizes can translate into shorter roads retain open space and farmland, the cost of land limits the ability to and utility lines, diverse housing options, and a reduction in overall “just buy it all up.” This is why open space zoning is such an site disturbance and impervious coverage. important tool - one that can assist in land preservation projects and, in combination with effective design guidelines, result in The developments resulting from open space zoning are commonly development that complements community character. referred to as “open space subdivisions” or “conservation subdivisions.” While these terms are relatively new, the planning Examples of Open Space Subdivisions technique is quite old -- dating back at least to the 1960's -- and is The single feature common to all open space subdivisions is, of known more familiarly as “cluster zoning.” The Municipal Land course, the preserved open space. Beyond that, they vary widely in Use Law authorizes the use of open space or cluster zoning through site design, architectural styles and housing types. The three its planned development provisions. It also authorizes the use of examples of open space subdivisions described below succeed in “noncontiguous clustering.” Using noncontiguous clustering, the helping to maintain community character in ways that many other development potential on one property can be transferred to another open space subdivisions do not. This is accomplished through nonadjacent property. This provides greater flexibility in the siting various combinations of landscaping, open space designs, of buildings and open space. arrangement of lots, architectural styles and roadway design.
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Ponds of Woodward Ponds of Woodward is an open space subdivision located in Ponds of Woodward consists of 31 single family homes on half Kennett Township, Chester County, Pennsylvania. This open space acre lots and 24 condominiums. The majority of houses have direct subdivision was designed by a local land conservancy whose access to preserved open space. All of the homes are served by assistance was solicited by the property owner. A developer then public water. Sewage is treated on site, with three subsurface purchased the property and constructed the development, which he leaching fields located in the open space areas. In addition, the site completed in the early 1990s. includes a centrally-located school, craft shops and produce market.
Note the predominance of open space coupled with narrow roads that lack curbs.
The site design of Ponds of Woodward succeeds in preserving rural character for several reasons. First of all, 80 acres of the 118 acre property is preserved as orchards, woodlands and open meadows. This comprises 70 percent of the property. This is because of the deep setback of the homes from the road and because of a buffer along a portion of the frontage. Additionally, the road serving the Stormwater management pond is located behind the homes. development is narrow and lacks curbing. For much of its length, the road is single-loaded. This means that homes occupy only one side, while the other side provides views of an orchard and passive open space. The stormwater retention ponds are situated behind the homes, so they remain out of view from either the public road or the interior road.
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Ponds of Woodward Kennett Township, PA
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Ringfield Ringfield is a small open space subdivision located on a 64 acre tract of land in Chadds Ford Township, Delaware County, Nearly half of the property consists of open meadows. The homes Pennsylvania. It was constructed over a 10 year period and in this section of the property are highly visible. However, the completed in the mid-1980s. The development contains a mix of “high density” effect created when large groups of homes are single family homes on quarter acre lots, a duplex, townhomes and tightly configured in an open field is missing because only three condominiums - 37 units in total. buildings are clustered together.
A combination of factors contribute to the rural character in this Approximately 55 acres (86%) of the property is preserved in open development. Much of the property is thickly wooded, effectively meadows and natural woodlands. Six wells and shared septic screening the homes. Natural building materials and earth tone drainage fields are situated in the preserved open space. colors help soften the impact of the buildings as well. Additionally, the road is narrow, lacks curbs, and is single-loaded.
Earth tone colors help the homes blend into the surrounding woods at Ringfield.
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Ringfield Chadds Ford, PA
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Wyndcrest Porches occupy the front of many homes while most of the usable Wyndcrest is a 26-unit housing development situated on yard space is allocated to the rear yards. Lots are generally narrow, a six-acre site adjacent to the historic village of Ashton in ranging in width from 25 feet to 100 feet for the single family Montgomery County, Maryland. It was originally conceived as a homes. Most homes have detached rear garages accessed from rear pilot project before extending the development onto an adjacent 350 alleys rather than the main internal street. acre property. Although the full development potential was never realized, the homes, only three or four years old, have all sold. Seventeen units are single family homes, on varying lot sizes under
Mature vegetation offsets the high density at Wyndcrest. (Photo credit: Maryland National Capital Park and Planning Commission.)
Nearly all of the homes front onto one of two village greens, one located near the entrance to the development and the other serving Village green surrounded by homes at Wyndcrest. as an internal social gathering place and recreational area. The road (Photo credit: Zimmerman-Volk Associates.) is 26 feet wide with curbs and sidewalks. The fence fronting the main green also helps to reinforce the village ambiance. Existing 10,000 square feet, and eight are townhouses. Typical architectural mature trees were preserved on site, as were two existing buildings. features include front porches, shutters, gabled roofs and occasional The village greens serve not only a social function but also a gingerbread. Front yards are often no more than nine feet from the psychological function – they reduce the high density appearance of edge of the sidewalk. the development. The mature trees preserved on the site also contribute to this.
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Wyndrest Ashton, MD
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The Open Space Plan Every community that establishes open space and farmland Washington Valley Open Space Park Plan preservation goals should adopt an open space plan. The open space plan inventories existing preserved areas and identifies those Washington Valley, situated along the West Middle areas that the community wishes to preserve in the future. The plan Brook between the First and Second Watchung describes the types of features and areas it seeks to preserve as well Mountains, comprises 25 percent of Bridgewater as the methods by which it expects to preserve the land. If open Township in Somerset County. Since the 1970s, the space zoning is one of those methods, it should be discussed in the Township Park Board has made a linked park system plan. through the Valley a priority project and sought Green Acres grants to help implement this vision. In the early 1980s, the construction of sewer lines alerted the Ideally, the plan should include a map that shows existing and municipality to the reality that development pressures desired open space areas. Priority areas can be defined on a site- would follow and that, among other things, it needed to specific basis using property boundaries or on a more generalized identify additional open space acquisition strategies. In basis using broad geographic boundaries where certain features response, the Township embarked on the preparation of may be the target for preservation. an open space plan for the Washington Valley.
Bridgewater Township began the process by mapping The benefit of an open space plan is that a developer understands critical natural and historic resources and protected the community goals at the earliest stages of subdivision design. public lands in the valley to understand existing From the developer’s standpoint, “getting it right” the first time resources and potential opportunities. It recognized saves him or her significant funds otherwise devoted to numerous that an open space system could not be created through plan revisions. From the community’s standpoint, another piece of public purchase alone and chose to also rely on other its open space plan comes to fruition. options, including open space zoning, as a means to help create the desired open space system.
More Thoughts on Design The plan that resulted from this process includes A common criticism of open space subdivisions is that “they look background resource information, a detailed map of like high density suburbs that have landed in the middle of a existing and proposed open space areas, and a farmfield.” Huge houses are amassed together, overwhelming the comprehensive recreation facilities component. It also surrounding landscape. Even though they were designed in provides a sample sketch of an open space subdivision accordance with open space zoning provisions, there seems to be design to help articulate the Township’s vision of preferred site designs using open space zoning very little open space. techniques. According to the Bridgewater Township Planner, approximately 40 percent of the land acquired thus far has been obtained through open space zoning.
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The guidelines for residential development in Chapter 5 address a variety of design principles concerning open space, streetscapes, building design and landscaping. These are extremely important in creating successful open space subdivisions. It is also important to address bulk standards - the lot size, building setbacks and lot width - because these also contribute to the ultimate design of an open space subdivision.
Lot Size Conventional lot size requirements in Hunterdon County typically range from two to ten acres. Most open space zoning ordinances establish minimum lot sizes of one or 1.5 acres. Such lots sizes are necessary when homes are served by septic systems. Unfortunately, this places constraints on the amount and location of open space and limits opportunities for creative development designs. The typical lot size in this development is 6500 square feet. Nearly 85 percent of the tract (54 acres) was preserved in open space.
Lot sizes that are less than an acre provide far greater flexibility to the developer in terms of siting homes, while also providing greater softening effects of landscaping will not be evident for years. In opportunity for preserving open space. Suppose that a 100-acre such situations, design guidelines can encourage small groupings of parcel of land yields 30 homes according to the permitted density in homes, each separated by swaths of open space. This breaks up the the zoning district. One and a half acre minimum lot size intensity of development and provides visual open space “relief” requirements consume 45 acres of land. One-half acre lots dispersed throughout the site. Simple techniques like locating some consume 15 acres. One-third acre lots take up only 10 acres of of the homes behind existing hedgerows or taking advantage of land. This latter type of “compact” arrangement of homes departs topographic changes to hide other homes reduce the visual impact dramatically from today’s typical new developments. However, it of open space subdivisions. Such an approach may require more is certainly not an unfamiliar concept. To the contrary, it bears linear feet of roadway than simply grouping all of the homes great resemblance to our existing towns, villages and hamlets and to together. However, it is certainly no more (and probably less) our traditional farmsteads in which the home and farm buildings are roadway than that needed to serve the same number of homes in a tightly clustered together. conventional large lot development consisting of three or five acre lot sizes. On the other hand, the visual impact of new construction in which the homes are all clustered in one location can sometimes be overwhelming. This is especially true in flat, open fields where the
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Setbacks that desired modest setbacks are achieved while still permitting for Along with reduced lot size, communities should also consider some variation is to establish minimum and maximum setbacks and reduced setbacks in open space subdivisions. Shallow front yard requirements for providing a variety of setbacks. For instance front setbacks have the advantage of reducing linear feet of driveways yard setbacks could range from 10 to 30 feet, with 50 percent of the and utilities, which translates into savings for the developer and homes having between 10 and 20 feet and 50 percent between 20 ultimately for the buyer. On tracts of land within or adjacent to and 30 feet. existing boroughs, villages and hamlets, shallow setbacks are especially important in order to complement the existing character Large lots have the advantage of providing a sense of privacy that of such communities. In Hunterdon County’s villages, it is not many homeowners desire. But there are creative ways to uncommon to find front yard setbacks ranging from a mere six feet compensate for this on smaller lots. One way is to focus most of to 24 feet and lot widths varying from 30 to 80 feet. This principle the yard in the rear of the house where the majority of the is just as applicable to new development in rural areas where the household’s outdoor activities - such as barbecues and recreation - same kind of village character is desired. are conducted and, therefore, where privacy is especially important. same time, hedges and/or fencing along the frontage of the property can serve as a visual separation between the yard and the sidewalk or street.
Lot Widths Variation in lot widths affords opportunities for more diverse housing styles and helps avoid the monolithic look created by identical dimensions and setbacks lot after lot. Lots can be very narrow without sacrificing desired amenities such as space for a garage. For instance, a lot as narrow as 80 feet can easily accommodate a single family home, with a two-car garage that is recessed from the front facade. If the lot size is narrower than 50 feet, a detached rear garage accessed by an alley may be necessary in order to avoid a garage-dominated front facade. According to Setbacks from the road vary between homes. architect James Wentler, a rule of thumb to be followed is that combined side yard setbacks should total between 25 and 35 percent of the total lot frontage dimension at the face of the house. Homes in existing towns, villages and hamlets typically have For example, a home with 75 feet of frontage should have modest setbacks, but there is still a great deal of variation evident combined side yards of roughly 18 to 26 feet. In small lot on any given street. This variation contributes significantly to developments, this affords some privacy for the homes while also visual diversity and interest on the streetscape. One way to ensure keeping them close enough to create a coherent streetscape.
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Furthermore, the MLUL clearly contemplates that the portion of a property from which development is transferred in a residential cluster is to be restricted from any future development. Therefore, to permit additional growth, even after the development rights have been extinguished (by shifting the permitted density to another portion of the property) would undermine the viability of a legislatively authorized zoning technique.
Nonetheless, there have been attempts in the past to subdivide property that had been preserved through prior development activity. At least two cases have arisen in recent years testing the strength of preserved open space set aside through the subdivision process. In both cases, the restrictions were upheld. Conservation Lot width of 80 to 85 feet can accommodate new single easements or deed restrictions should always be placed on family homes with attached two-car garages. preserved open space. This should ensure protection not only from future action by landowners but also by the government. Further discussion of this matter can be found in Appendix B.
Open Space - Will it Remain Open? Another frequently cited concern about open space subdivisions is the potential for future development of the preserved land. The fear is that some time in the future, a landowner may be able to successfully develop land presumably preserved through previous subdivisions including open space subdivisions.
Of course, it is not unusual to speculate about possibilities in the future. No one can predict with all assurances future actions by government or the courts. Still, it is certainly safe to say that the possibility of, in effect, “unpreserving” a property that is restricted from future development through a legal covenant is remote at best.
Open space zoning is a tool specifically authorized in the Municipal Open space preserved through proper mechanisms is here Land Use Law (MLUL), called “residential cluster”. to stay. 55 Community Design Handbook Preserving Community Character
Sewage Treatment Options Subdivisions containing lot sizes under one acre generally require community wastewater treatment systems. A community wastewater treatment system serves a relatively small group of homes in one or more developments under a municipally-approved management program. In Hunterdon County, developments that currently rely on community systems range in size from 39 homes to several hundred homes. Community systems should not be confused with municipal wastewater treatment plants that serve an entire municipality or a larger region. Community systems are designed, sited and sized to serve a far more limited population. It is the municipality that determines, through a planning process, how these systems will be permitted and how large a population they will be able to serve. The planning process, management options and technologies associated with community wastewater treatment systems are important to understand in municipalities that A building resembling a barn hides a sewage treatment are considering open space zoning. Additional information can be plant. found in Appendix C.
Open Space Zoning – It’s Worth It! Ultimately, the decision to permit open space zoning rests with each municipality. When making this decision, it is important to weigh the consequences. Once open space is gone, it can never be restored. An ambitious open space plan will have to rely on more than the purchase of land or easements to achieve its goals. Communities that take full advantage of open space zoning, in combination with the menu of other available land preservation techniques, will assuredly go a long way toward fulfilling their own open space goals.
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Chapter 7 Preserving Community Character defined before the review process begins. (See the Appendix A for Making it Happen! a lengthier discussion.)
Are design guidelines objective? If local officials currently have the tools for preserving community “You can’t dictate aesthetics” has been heard too often from local character, why don’t they use them? Although there may be several officials. Design guidelines have been used successfully by ways to answer this question, this handbook suggests two reasons: architects and designers for centuries. But the actual wording of the 1) a lack of knowledge about the community design process, and 2) guideline is what makes it objective or subjective. During the insufficient funds to commission the appropriate planning 1970’s, in response to poorly designed public housing projects and documents. the demolition of treasured historic buildings, many communities
adopted design guidelines to regulate future development. But the Previous chapters in this handbook address both issues by guidelines were too broadly written. For example, requiring that explaining the entire community design process and offering “new buildings be compatible with surrounding buildings” lends specific ideas and language so that local officials and community itself to a subjective interpretation. The New Jersey courts agree volunteers can do much of the work themselves. However, there are and have asserted that this type of language will not be sustained. some questions that are frequently asked about the community Since that time, much emphasis has been placed on writing design process that have not yet been discussed in this handbook. objective design guidelines – and they have been successfully used This chapter offers a question and answer format that will help across the State. demystify the community design process and answer some of those frequently asked questions.
Do municipalities have the legal authority to adopt and enforce design guidelines?
The Municipal Land Use Law clearly advocates sound planning and design principles as evidenced by its goal, “to promote a desirable visual environments”. However, municipalities are correct in proceeding with caution. Design guidelines should be adopted as part of a comprehensive approach, such as the three step process outlined in this handbook. While the New Jersey courts have upheld cases involving aesthetics and design review, they have consistently pointed to the need to create a fair and predictable process. In other words, all of the rules of the game must be clearly Design guidelines are objective criteria that regulate building rooflines, window orientation, building materials and other building and site elements.
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We don’t want any new growth - why should we adopt design lengthy board meetings would be minimized. By minimizing plan guidelines? revisions and reducing the time to secure approvals, developers can In a rural area such as Hunterdon County, it is not uncommon, nor save on mortgage and engineering costs and may be in a better hard to understand, that residents and local officials cringe at the position to provide building and site amenities that would not have thought of new development. Many people wish that it would “just otherwise been provided. Equally important in understanding the go away”. This is neither a fair or realistic attitude. Landowners cost-benefit of design guidelines is that, according to published have every right to develop their property in accordance with local planning reports, well designed developments, in the long run, will land use ordinances. While one might want to minimize the impact not only stabilize, but increase property values – a benefit to the of new development in our communities, obstructing the planning developer, the landowner, and the entire community. process only results in an adversarial process where nobody really wins. When a fair and predictable planning process is not presented, landowners and developers are sometimes forced to take legal action to recoup the money lost in revising plans and carrying the cost of the project over the lengthy planning review process.
Do design guidelines place an unnecessary burden on landowners and developers? Swinging in the opposite direction of the no growth sentiment is the philosophy among some local officials that landowners have the right to develop their land however they wish. People who embrace this philosophy typically think that the planning process in general is too onerous for landowners. They feel that it takes too long to secure approvals, that the subsequent cost of revisions and carrying Protecting community character can be a win-win situation mortgages is prohibitive, and the requirement of specific design for residents, local officials and developers. elements unnecessarily adds to an already costly project.
What can local residents do to help preserve community The typical length of time to secure planning approvals does take character? too long – even if the proposal complies with all of the ordinance The first bit of advice is to understand that change does not occur requirements. The problem is, invariably, the fact that ordinances overnight. Local officials need time to learn about the design do not reflect the true vision of the community – because the process and how to implement it fairly. Residents can help this community never conducted a visioning process. Ideally, if process by participating in the visioning process or by becoming a developers understood the vision, their proposals would be better member of the planning board or board of adjustment. Both aligned with the community’s wishes and plan revisions and residents and local officials need to fully understand the planning
58 Community Design Handbook Preserving Community Character process and keep abreast of new and important issues as they relate to community design – education is essential. Finally, residents need to remember, along with local officials, that all of the players in the planning process must work together – residents, local officials and developers. By working together in a non- threatening, non-adversarial atmosphere, the possibilities are endless.
Any final words of advice to local officials? With leadership, commitment, and the desire to create win-win situations, every municipality can effectively preserve its community character using the three step approach outlined in this handbook: visioning, a community design plan and community design guidelines. One of the critical ingredients for preserving community character is education. If the community design process is not understood by local officials, the community’s vision will not likely be implemented. It is not difficult to understand the design process, but it does take some time and commitment. This handbook is only one of many planning tools available to local officials and residents. There are other books and workshops that offer excellent advice and information on community design and the planning process. It is important to consult these publications and workshops and stay abreast of new planning tools as they become available.
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Preserving Community Character……..
“Let us gain a sense of respect for ourselves, our community, and our government by allowing a new American Dream of well designed small communities, linked to all other communities, where everyone can feel safe, know and respect their neighbors, and effectively use our wealth of technology to expand the quality of our lives.”
Anton Nelessen, Visions for A New American Dream
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Appendix A Design Guidelines – Are They Legal? The subdivision and site plan ordinances also addresses certain The purposes of the Municipal Land Use Law (MLUL) that support design concerns. For instance, they must include, among other design guidelines include the following: things, provisions ensuring street design and stormwater management facilities in conformance with the Residential Site • To encourage municipal action to guide the appropriate use or Improvement Standards; adequate drainage and shade trees; development of all lands…in a manner which will promote the protection and conservation of soils from erosion, excavation or public health, safety, morals, and general welfare; grading; and protection of potable water supply reservoirs. They • To provide adequate light, air and open space; may also include standards governing layout and design of planned • To promote a desirable visual environment through creative developments. Subdivision ordinances can provide for lot size development techniques and good civic design and averaging and setback averaging. Site plan ordinances must arrangements; additionally contain, among other standards, those governing • To encourage planned developments which incorporate the best natural resource protection, safe and efficient vehicular and features of design and relate the type, design and layout of pedestrian circulation, parking and loading; screening, landscaping residential, commercial, industrial and recreational development and location of structures; and exterior lighting. of the particular site. (C. 40:55D-2) When design guidelines are placed in the zoning ordinance, Depending on the nature of the guidelines, they may be more applicants seeking relief from them must apply for a variance. In appropriately placed either in the zoning ordinance or in the general, an applicant seeking a variance must demonstrate that the subdivision/site plan ordinance. The Municipal Land Use Law variance will not substantially impair the zoning ordinance or cause offers further guidance in this regard. The zoning ordinance, for substantial detriment to the public good, and that the benefits of the instance, may regulate the bulk, height, number of stories, variance outweigh the detriment. orientation, and size of buildings and structures. It may also regulate the percentage of lot or development area that is occupied When design guidelines are placed in the subdivision and/or site by structures as well as lot size and dimensions. A zoning plan ordinance, relief is granted through waivers. The standards by ordinance that permits planned developments can provide flexible which waivers are granted are far less rigorous than those used to standards governing the type and density or intensity of land use judge variance requests. An applicant seeking a waiver must and can establish standards by which the design, bulk and location demonstrate that the waiver is within the general purpose of the of buildings are evaluated. It can also regulate flood plain areas and land use ordinance, especially if the literal enforcement of the establish, for particular uses or classes of uses, standards for design standards would be impractical or would cause undue adequate physical improvements such as off-street parking and hardship due to the peculiar conditions of the property. loading areas, drainage facilities, etc. 63 Community Design Handbook Preserving Community Character
The MLUL is, in some respects, quite explicit in the types of design “Because of the subjective elements which can be involved guidelines that can or must be included in the various ordinances. in matters of architectural design, the necessity for clear and In other respects, it is ambiguous. This is particularly true definite standards is particularly applicable to ordinances regarding architectural controls which are not explicitly which seek to control this aspect of construction…As design acknowledged. Nonetheless, case law in New Jersey provides controls are enforced by administrative agencies, the pre- further direction. requisite of definitiveness will only be met when the standards sufficiently confine the process of administrative Even before the enactment of the MLUL, the courts supported the decision and provide a court with an understandable notion of aesthetic controls in several land use cases. In 1974, for criterion for review.” example, the New Jersey Superior Court held that a town may, within the scope of its police power “enact a zoning ordinance New Jersey courts have offered additional guidance regarding based solely upon aesthetic considerations.” (Westfield Motor Sales design guidelines. For instance, the Supreme Court has rejected Co. v. Town of Westfield, 129 N.J. Super. 528,324 A.2d 13(Law zoning ordinances which are presumably designed for aesthetics Div. 1974)). controls but which in effect constitute exclusionary zoning (Mount Laurel II). Additionally, the Supreme Court has held that a Subsequent to the enactment of the MLUL, the New Jersey municipality cannot deny a development application by concluding Superior Court held that aesthetics is recognized as a proper factor that it conflicts with the purposes of the MLUL. The development in planning and zoning. In particular, it can be properly considered must instead be judged by the specific requirements of the in deciding whether special reasons exist for granting a use variance municipal ordinances which presumably were crafted to support (Morris Cty F. Hsg v. Boonton Tp, 230 N.J. Super. 230 (1989)). and achieve the purposes of the MLUL (Pizzo Mantin Group v. Tp Although the same court invalidated design standards specified in a of Randolph, 137 N.J. 215 (1994)). zoning ordinance in an earlier case (Morristown Rd Assoc v. Mayor of Bernanrdsville, 163 N.J. Super 58 (Law Div 1978)), it was not In summary, there are several important considerations a because the court rejected the validity of design standards. Rather, community should consider when developing design guidelines. it was because the standards in this particular ordinance were too They include 1) determining whether to place design guidelines in vague to be objectively applied. Terms such as “harmonious”, the zoning ordinance or subdivision /site plan ordinances; 2) “displeasing” or “appropriate” were too vague. According to the ensuring that the design guidelines advance the purposes of the court decision, MLUL; 3) articulating explicit, objective and readily understandable guidelines; and 4) ensuring that affordable housing needs are also addressed.
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Appendix B The Perpetuity of Preserved Open Space
A court decision in 1988 lends credence to the importance and zoning ordinance. The landowner’s contention that surrounding strength of restrictive easements in protecting open space (Soussa v. properties had since developed into residential lots and thus Denville Tp. Planning Bd. 238 N.J. Super. 66). At that time, radically changed the character of the neighborhood did not stand property owners in Denville Township, seeking a major subdivision up in court. (D’Anna v. Tewksbury Twp, 1991) for land that had been deed-restricted in conjunction with a prior subdivision, challenged the decision of the Planning Board. According to a legal opinion obtained by the Hunterdon County Although the trial judge noted that “changed circumstances or other Planning Board, the legislation authorizing the use of residential good cause may warrant reconsideration by the local authorities,” cluster techniques clearly contemplated the open space portion of this did not justify the property owners’ request. The deed the property to be perpetually restricted against any further restriction intended the public to be a third party beneficiary of the development. Any contrary intent would effectively undermine the covenant. Therefore, the public of Denville was both entitled to viability of this planning technique. However, to exercise maintain the covenant and likewise was a necessary party to any maximum precautions, it is wise to place conservation easements or action to lift the restriction. deed restrictions on the open space. Not only should this ensure protection from landowner action, it should also ensure protection Closer to home, was a more recent court decision in 1991 that even from governmental action. provides added assurances regarding the perpetuity of preserved open space. Hunter’s Glen is a townhouse development in Tewksbury Township, which received final approval in the mid- 1980's. A portion of the tract was devoted to housing, common open space and common septic system. A second parcel, also a part of the subdivision, was deed-restricted for agricultural use and one single family house.
The viability of the restriction was subsequently challenged by a landowner who purchased the deed-restricted farm and attempted to further subdivide it into four lots. The court upheld the restriction.
The available density, according to the court, was extinguished on the adjacent property as a result of the prior development, which created the agricultural lot in accordance with the master plan and
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Jersey. The larger the system, the less the capital cost. Either way, Appendix C compared to Sewage Treatment Options
In Hunterdon County, new developments consisting of small lots (under one acre) often rely on community wastewater systems. A community wastewater treatment system is one which serves a a new septic system, which can cost $25,000 to $30,000, the relatively small group of users in one or more developments under a community wastewater system can be far more cost-efficient. municipally-approved management program. Community systems should not be equated with municipal treatment plants that serve an Operation and maintenance costs of community systems are far entire community or larger region. Community systems are greater to individual homeowners than are the operation and designed, sited and sized to serve a far more limited population. maintenance requirements for septic systems. However, state regulations governing community systems impose strict regulations System technologies vary widely - from low-tech “passive” and hefty penalties associated with discharge violations; therefore, systems, such as aerated ponds or “lagoons”- to highly mechanical there is an obvious incentive to maintain these systems in good treatment plants. Treated wastewater is then discharged to working order. groundwater or surface water. Who Manages Community Systems? System longevity depends upon proper design, siting, operation and A municipality can select from several different management maintenance. Unfortunately, it takes only one or two examples of options once it decides to permit community wastewater systems. poorly constructed or maintained systems to give community A municipal government may own a wastewater system and operate systems a bad name. On the other hand, there are numerous the system as part of municipal services. Due to the plethora of examples of well-functioning, well-designed systems throughout safety, environmental and public health regulations imposed on New Jersey. community systems, the complexities of operation and maintenance often necessitate contractual arrangements with professional Who Pays for Community Systems? companies. The capital cost of building a new community wastewater system is usually borne by the developer. Open space subdivisions should Municipalities can also create a municipal utilities authority or contain a minimum of 50 to 70 homes in order to make such a sewage authority to accept ownership and maintenance system economically feasible. Capital costs for small systems - responsibility. Another option is to grant a franchise to a public those serving up to 75,000 gallons per day - or approximately 400 utility corporation which will then provide sewage service in the homes - can range from about $7000 to $11,000 per home in New designated geographic area. The advantages and limitations of each option should be fully explored and understood.
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Do Community Systems Generate Unwanted Growth? relevant include the impact of future population build out on The decision to permit community wastewater systems in surface waters, habitat, agriculture, open space, air quality, and conjunction with open space zoning does not imply a loss of control transportation systems. over growth. The ultimate control over the permitting and/or expansion of these systems is dictated by the municipal wastewater A municipality has great latitude in establishing zoning densities. management plan. This plan indicates where in the community As long as they advance the purposes of the Municipal Land Use such systems will be permitted and how large a population the Law and support valid community master plan goals, the decision systems will be allowed to serve. A wastewater management plan to permit community wastewater systems in conjunction with open can identify site-specific locations in which community systems are space zoning should not weaken the underlying zoning densities. permitted. Alternatively, it can identify broader areas in which Fulfillment of State-mandated affordable housing obligations is such systems are allowed, with responsibility resting on individual another important step that strengthens local planning decisions. developers to ensure that particular properties are capable of So, too, is achieving local master plan consistency with the State supporting treatment and discharge requirements associated with Plan. The State Plan encourages the use of open space zoning and the development proposal. Systems can then be sited and sized to community wastewater systems in rural and environmentally limit or restrict any further expansion. sensitive areas to create hamlets and villages and preserve open space, agriculture and critical natural resources. Municipalities often conduct “nitrate dilution modeling” as one factor in determining appropriate densities for various zoning Septic Systems on Undersized Lots districts. Nitrate dilution modeling is applicable where homes rely Communities that will not permit community wastewater treatment on groundwater for drinking water and septic systems for systems may wish to research other creative options for wastewater wastewater treatment and disposal. It measures the ability of the treatment in open space subdivisions. On lots under one acre in environment to absorb additional pollutants (nitrates) from septic size, it may be possible to site the individual septic disposal fields systems without creating a significant health hazard by polluting the within the common open space. However, proper mechanisms groundwater. must be in place to remedy failing septic disposal systems, including identification of responsible parties for system operation Some local officials raise concerns that once community wastewater and maintenance. systems replace septic systems, nitrate dilution modeling no longer applies. Consequently, developers will be able to justify a much higher density with the more technologically advanced community wastewater treatment systems. However, nitrate dilution is only one of numerous tools available to a municipality to determine appropriate zoning densities that will achieve its master plan goals. For instance, other carrying capacity considerations that may be
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Appendix D
Hunterdon County Community Design Workshop
In May of 1998, the Hunterdon County Planning Board hosted a For each site, the Hunterdon County Planning Board staff presented community design workshop with funding provided by the NJ a “conventional” development plan, reflecting typical zoning in Office of State Planning. The purpose of this workshop was to Hunterdon County. Workshop participants evaluated the provide interested residents, local officials, developers and other conventional plan and then worked with the design consultants to land planning professionals with hands-on experience designing develop alternative schemes that reflected preferred design features. new development that complements the rural and historic character Two separate groups of participants worked on each of the three of Hunterdon County. sets of plans, for a total of six groups. Each of the groups was a different team of participants. In addition to the creative design Under the guidance of design consultants, teams of participants developed by the teams, the design consultants prepared perspective developed plans for three different sites – 1) a residential hamlet in drawings as “snap shots” of what each site plan might look like a rural setting; 2) a residential development adjacent to an existing when viewed from the street. historic village; and 3) a new mixed residential, retail and office development along a suburbanizing highway corridor. Results of the design workshop are illustrated on the following pages.
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New Hamlet Creative Design Group Facilitator Randall Arendt, and the Natural Lands Trust
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New Hamlet Creative Design Group Facilitator Brown and Keener
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Village Extension Creative Design Group Facilitator Randall Arendt, and the Natural Lands Trust
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Village Extension Creative Design Group Facilitator James Constantine and Looney, Ricks, Kiss
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Mixed Use Suburban Creative Design Group Facilitator Brown and Keener
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Mixed Use Suburban Creative Design Group Facilitator James Constantine and Looney, Ricks, Kiss
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Appendix E Invasive Exotics of the Eastern Forest
Trees Acer ginnala - Amur maple Rhamnus frangula - glossy buckthorn Lactuca serriola - prickly lettuce Acer japonicum – Japanese red maple Rhamnus cathartica - buckthorn Lapsana communis - nipplewort Acer platanoides - Sycamore maple Rosa multiflora - multiflora rose Lepidium campestre - field cress Acer pseudoplatanus - Norway maple Rubus laciniata - cut leaved blackberry Lepidium virginicum - pepper grass Ailanthus altissima - Tree-of-Heaven Rubus phoenicolasius - wineberry Microstegium vinineum - stilt grass Alnus glutinosa - black alder Spiraea japonica - Japanese spirea Perilla frutescens - beefsteak plant Broussonetia papyrifera - paper mulberry Polygonum caespitosum – smartweed Kolreuteria paniculata - golden rain tree Vines and ground covers Polyfonum perfoliatum - mile a minute Melia azedarach - chinaberry Akebia quinata - fiveleaf akebia Polygonurn persicaria - lady's thumb Morus alba - white mulberry Ampelopsis brevipedunculata - porcelain berry Raphanus raphanistrum - jointed charlock Paulownia tomentosa - princess paulownia Celastrus orbiculatus - oriental bittersweet Senna obtusifolia – sicklepod Phellodendron amurense - Amur cork tree Hedera helix - English ivy Setaria faberi - giant nodding foxtail Quercus acutissima - sawtooth oak Humulus japonica - hops Setaria pumila - yellow foxtail Populus alba - white poplar Euonymus fortunei - winter creeper Stellaria media - chickweed Ulmus purnila - Siberian elm Lonicera japonica - Japanese honeysuckle Sonchus arvensis - sow thistle Sapium sebiferum - Chinese tallow tree Polygonum aubertii - silver fleece vine Xanthium strumarium – cocklebur Pueraria lobata – kudzu Solanum dulcamara - bittersweet nightshade Biennials Shrubs or smaller trees Vinca minor – periwinkle Alliaria petiolata - garlic mustard Albizia julibrissin - mimosa Wisteria floribunda - wisteria Arctium minus – burdock Berberis japonica - Japanese barberry Wisteria sinensis - Chinese wisteria Arctium nemorosum - woodland burdock Berberis thunbergii - Japanese barberry Carduus nutans - nodding thistle Berberis vulgaris - common barberry Annuals Centaurea maculosa - spotted knapweed Cytisus scoparius - Scotch broom Amaranthus hybridus - pigweed Cirsium vulgare - bull thistle Eleagnus angustifolia - Russian olive Arthraxon hispidus - jointed grass Conium maculatum - water hemlock Eleagnus pungens - thorny eleagnus Bidens polylepis - beggar tick Daucus carota - Queen Anne's Lace Eleagnus umbellata - autumn olive Cardiospermum halicababum - balloon vine Dipsacus laciniatus - cut-leaf teasel Euonynus alatus - winged wahoo Carduus acanthoides - curled thistle Dipsacus sylvestris - common teasel Hibiscus syriacus - shrub althea Chenopodium album - lamb's quarters Melilotus alba - white sweet clover Ligustrurm obtusifolium - blunt leaved privet Commelina communis - common day flower Melilotus officinalis - yellow sweet clover Ligustrum sinense - Chinese privet Digitaria sanguinalis - crab grass Pastinaca sativa - wild Parsnip Lonicera maackii - Amur honeysuckle Fagopyrum sagittatum - buckwheat Verbascum thapsus - flannel leaved mullein Lonicera morrowi - Morrow honeysuckle Ipomoea coccinea - red morning glory Lonicera morrowi x tatarica - Bell's honeysuckle Iporrioea hederacea - ivy leaved morning glory Lonicera tatarica - Tartarian honeysuckle Ipornoea purpurea - common morning glory
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Appendix E Invasive Exotics of the Eastern Forest (continued)
Herbaceous Perennials Aquatics Achillea millefolium - yarrow Holcus lanatus - velvet grass Alternanthera philoxeroides - alligator weed Aegopodium podagraria - goutweed Humulus japonica - hops Butomus umbellatus - flowering rush Agrostis capillaris - Rhode Island bent grass Hypericum perforatum - St. John’s wort Cabomba caroliniana - fanwort Agrostis gigantea – red top Imperata cylindrica – cogan grass Eichhornia crassipes - water hyacinth Ajuga reptans – bugleweed Iris pseudacorus - yellow iris Egeria densa - Brazilian water weed Allium vineale – wild onion Lespedeza cuneata - Chinese Lespedeza Hydrilla verticillata - hydrilla Arrhenatherum elatius – oatgrass Linaria vulgaris - butter and eggs Hydrocharis morus-ranae - european frogbit Artemisia vulgaris - mugwort Lotus corniculatus - birdsfoot trefoil Myriophyllum aquaticum - parrot’s feather Arunddonax - giant reed Lysimachia nummularia - moneywort Myriophyllum spicatum - european water milfoil Bromus inermis - smooth brome Lythrum salicaria – purple loosestrife Nasturtium officinale – watercress Carex kobomugi - asiatic sand sedge Lythrum virgatum - purple loosestrife Trapa natans - water chestnut Centaurea jucea - brown knap weed Miscanthus sinensis - miscanthus Centaurea nigrescens – knapweed Phalaris arundinacea - reed canary grass Cichorium intybus - chicory Phleum pratense - timothy Cirsium arvense – Canada thistle Plantago lanceolata - narrow leave plantain Convolvulus arvensis - field bindweed Plantago major - broad-leaved plantain Coreopsis lanceolata – tickseed Poa compressa - Canada bluegrass Coronilla varia - Crown vetch Poa trivialis - rough bluegrass Cynodon dactylon - Bermuda grass Ranunculus ficaria - lesser celandine Dactylis glomerata - orchard grass Reynoutria japonica - Japanese knotweed Dioscorea batatas - Chinese yam Rumex acetosella - sheep sorrel Elytrigia repens - quackgrass Rumex crispus - curly dock Epilobium hirsutum - hairy willow herb Rumex obtusifolia – broad leaved dock Eragrostis curvula - weeping lovegrass Sorghum halepense - Johnson grass Euphorbia cyparissias - Cypress spurge Urtica dioica - stinging nettle Euphorbia esula – leafy spurge Vinca minor – Periwinkle Festuca arundinacea – tall fescue Festuca elatior - fescue Festuca ovina – sheep fescue Foeniculum vulgare - fennel Galium mollugo - field madder Glechoma hederacea - ground ivy
Reprinted with permission from The Once and Future Forest, by Leslie Jones Sauer, 1998.
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Glossary of planning and design terms….
Community Design Community design is a loosely defined term that is closely related to urban design. Urban design seeks to understand the forces that shape a city and through a comprehensive consensus building process, offers recommendations to improve the visual and functional components of a city. Community design is quite similar except that it relates to smaller communities, such as neighborhoods, rural and suburban towns, and small cities.
Federal architectural style This is one of the architectural styles built during the Colonial Period between1780-1820. Its characteristics include an elaborated entrance, with sidelights (windows) centered in a symmetrical façade of a large box-shaped (simple) mass. Federal style is also referred to as Adam style.
Federal style
Fenestration An opening in a building façade, such as a window or door
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Massing The three dimensional bulk of a building, often referred to as either simple or complex massing. A simple massing has a box like appearance. A complex massing is achieved through the use of various building projections such as bay windows, turrets, and setbacks.
The building on the left has a complex massing as a result of its varying setbacks and projections. The building on the right has a simple massing – the façade is a single plane.
Rhythm of openings The number and spacing of windows and doors in a façade.
The first two buildings share a similar rhythm or spacing between windows and doors. The third building is different because there are fewer windows and the spacing between them is entirely different.
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Roof, gable A gable roof has a central ridge line and one slope on each side. A gable is the triangular section of wall under the edge of the roof.
Gable roof
Roof, mansard A roof that is double pitched on all four sides, the lower slope being much steeper.
Mansard roof
Scale The degree of relatedness to the size and proportions of a known unit of measurement, typically the human body. The size of the exterior wall planes (or architectural features) is one of the most important measurements of scale. If the wall plane is the approximate dimensions of the human body, it is of a human scale. If the size of the wall plane greatly exceeds the human body, it is referred to as a monumental scale. Most Greek Revival buildings are of a monumental scale because the large pillars usually extend to the roof line of the building.
Human scale means that the openings and architectural features of a building are similar to that Two buildings of a similar size can have different scales. The of a human body. Likewise, humans can readily building on the right may have a lower roof line, but the tall columns relate to the building and are not dwarfed by it. and the long windows give it a larger appearance and scale.
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Single loaded street A residential design concept where homes are situated only on one side of the street and open space or farmland is typically on the other side of the street.
Vernacular A building form native to a particular area based on tradition, but without regard for formal or precise styles.
Victorian architectural style A variety of architectural styles imported from Europe during the reign of Queen Victoria. The styles are characteristically romantic and include bargeboard, turrets, longated windows and doors, brackets and other ornamentation. Examples of Victorian styles include Italianate, Second Empire and Queen Anne.
Italianate Second Empire Queen Anne
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References for Further Reading
Arendt, Randall. 1977. Growing Greener. Duerksen, Christopher. 1996. Site Planning for Large-Scale Retail Stores. American Planning Association, PAS Memo. Chicago, IL. Arendt, Randall. 1994. Designing Open Space Subdivisions. Duerksen, Christopher J. 1986. Aesthetics and Land-Use Controls. Arendt, Randall. 1994. Rural by Design. Chicago: Planners Press. American Planning Association, PAS Report Number 399. Chicago, IL. Beaumont, Constance E. 1994. How Superstore Sprawl Can Harm Communities. National Trust for Historic Preservation. Dutchess County Department of Planning and Development. 1994. Washington, DC. Hamlet Design Guidelines. Albany: New York Planning Federation, October. Bishop, Kirk R. 1989. Design Urban Corridors. PAS Report Number 418, Chicago: American Planning Association. Glassford, Peggy. 1983. Appearance Codes for Small September. Communities. American Planning Association, PAS Report Number 379. Chicago, IL. Bucks County Planning Commission. 1989. Village Planning Handbook. Guide to Community Visioning. 1993. Oregon Chapter, American Planning Association. Chesterfield County Design Standards Manual. 1998. Chesterfield County, Virginia. Hinshaw, Mark L. 1995. Design Review. PAS Report Number 454, Chicago: American Planning Association. February. City of Fort Collins Land Use Code. 1998. Fort Collins, Colorado. Lang, J. Christopher and Stout, Kate. 1995. Building with Collier County Land Development Code. 1996. Collier County, Nantucket in Mind. Nantucket Historic District Commission. Florida. Lindbloom, PP, Carl G. 1998. “The Community Design Plan Community Planning & Research, Inc. 1997. Comprehensive Plan Element.” The New Jersey Municipal Master Plan Manual. Revision Borough of Doylestown Bucks County, Pennsylvania. Watchung: New Jersey Planning Officials.
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Nelessen, Anton Clarence. 1994. Visions for a New American Tate, Anne and Russell, Joel S and Shakespeare, Jennifer. 1994. Dream. Ann Arbor: Edwards Brothers. Building Form Guidelines. Dutchess County Department of Planning and Development. Poughkeepsie, NY. New Jersey State Planning Commission. 1999. The New Jersey State Development and Redevelopment Plan: Interim Plan. Wentling, James. 1995. Designing a Place Called Home. Chapman and Hall. Stokes, Samuel N. And Watson, A. Elizabeth. 1989. Saving American’s Countryside. National Trust for Historic Preservation. Yaro, Robert D. 1988. Dealing with Change in the Connecticut Johns Hopkins University Press, Baltimore, MD. River Valley: A Design Manual for Conservation and Development, Volume Two, Center for Rural Massachusetts. Sutro, Suzanne. 1990. Reinventing the Village. PAS Report Number 430, Chicago: American Planning Association. December.
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