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. 3 Community Design Handbook Preserving Community Character 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 5 Community Design Handbook Preserving Community Character 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. 7 Community Design Handbook Preserving Community Character 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