Town of Boonton, NJ Article XIII Design Standards

§ 300-59 Subdivisions.

A. General. The applicant shall observe the following requirements and principles of land subdivision in the design of each subdivision or portion thereof:

(1) Development pattern. The subdivision plat shall conform to design standards that will encourage good development patterns within the Town.

(2) Conformance to Master Plan and Official Map. Where either or both an official map or master plan has been adopted, the subdivision shall conform to the proposals and conditions shown therein. The streets, drainage, rights-of-way, school sites, public parks and playgrounds shown on an officially adopted master plan or official map shall be considered in the approval of subdivision plats.

(3) Further conformance. Where no master plan or official map exists, streets and drainage rights-of-way shall be shown on the final plat in accordance with the applicable statutes of New Jersey and shall be such as to lend themselves to the harmonious development of the Town.

B. Streets.

(1) General. Streets shall be designed and constructed in accordance with ordinances of the Town of Boonton.

(2) Arrangement. The arrangement of streets not shown on the master plan or official map shall be such as to provide for the appropriate extension of existing streets.

(3) Minor streets. Minor streets shall be so designated as to discourage through traffic.

(4) Marginal access. Subdivisions abutting arterial streets shall provide a marginal service road or reverse frontage with a buffer strip or planting or some other means of separation of through and local traffic as the Planning Board may determine appropriate.

(5) Right-of-way width. The right-of-way width shall be measured from lot line to lot line and shall not be less than 50 feet unless a greater width is shown on the master plan or official map.

(6) Pavement width. The pavement width of public streets shall be measured from curb to curb and shall not be less than 34 feet unless a greater width is shown on the master plan.

(7) Private street. Any private street hereafter created for the purpose of providing access to lots or buildings shall meet the following requirements.

(a) The street shall have a right-of-way of at least 50 feet definable by bearings and dimensions incorporated in the deed or deeds of the property or properties it serves.

(b) The establishment of any such street shall include provision for access to all properties it adjoins and no such street which would eliminate existing access to any property shall be created.

(c) Provisions shall be made to ensure proper and continuous maintenance by the owner or owners of any such street hereafter created.

(d) Included with the creation of any such street shall be the granting to the Town of Boonton, other public agency or public utility company of any necessary utility easements.

(e) The street shall be improved with pavement, curbs, sidewalks, drainage and other utility facilities as found necessary by the Planning Board based upon anticipated type and volume of traffic, storm water conditions and other utility requirements. In determining the necessary improvements, the Planning Board shall be guided by the standards and requirements for public streets.

(8) Reserve strips. No subdivision showing reserve strips controlling access to streets shall be approved, except where the control and disposal of land comprising such strips has been placed in the governing body under conditions approved by the Planning Board.

(9) Existing streets. Subdivisions that adjoin or include existing streets that do not conform to the widths as shown on the master plan or official map or the street width requirements of this chapter shall dedicate additional width along either one or both sides of the road. If the subdivision is along one side only, 1/2 of the required extra width shall be dedicated.

(10) Grades. Street grades shall not be less than 1/2 of 1% nor more than 10%.

(11) Street intersections. Street intersections shall be as nearly at right angles as is possible and in no case shall be less than 60°. The block corners at intersections shall be rounded at the curb line with curve having a radius of not less than 20 feet.

(12) Street jogs. Street jogs with center line offsets of less than 125 feet shall be prohibited.

(13) Tangents. A tangent at least 100 feet long shall be introduced between reversed curves.

(14) Street line deflection. When connection street lines deflect from each other at any one point by more than 10° and not more than 45°, they shall be connected by a curve with a radius of not less than 100 feet.

(15) Changes in grade. All changes in grade shall be connected by vertical curves of sufficient radius to provide a smooth transition and proper sight distance.

(16) Dead-end streets (culs-de-sac). Dead-end streets shall not be longer than 600 feet and shall provide a turnaround at the end with an outside radius of not less than 50 feet and tangent whenever possible to the right side of the street. If a dead-end street is of a temporary nature, a similar turnaround shall be provided and provisions made for future extension of the street and reversion of the excess right-of-way to the adjoining properties.

(17) Street names. No street shall have a name which will duplicate or so nearly duplicate as to be confused with the names of existing streets. The continuation of an existing street shall have the same name.

C. Blocks.

(1) Length and width. Block lengths and width or acreage within bounding roads shall be of such sizes and shapes as to accommodate the size of lot required in the area by the Zoning Ordinance and consideration of topography and street layout shall dictate and to provide for convenient access, circulation control and safety of street traffic.

(2) Crosswalks. In blocks over 1,000 feet long, pedestrian crosswalks may be required in locations deemed necessary by the Planning Board. Such walkways shall be 10 feet wide and be straight from street to street.

D. Lots.

(1) Dimensions. Lot dimensions and area shall be not less than the requirements of Part 4, Zoning, of this chapter.

(2) Side lines. Insofar as is practical, side lot lines shall be at right angles to straight streets and radial to curve streets.

(3) Frontage. Each lot must front upon an approved street at least 50 feet in width.

(4) Setbacks. Where extra width has been dedicated for widening of existing streets, lots shall begin at such extra width line and all setback shall be measured from such line.

(5) Suitability. Where there is a question as to the suitability of a lot or lots for their intended use due to factors such as rock formation, flood conditions or similar circumstances, the Planning Board may, after adequate investigation, withhold approval of such lots.

E. Public use and service areas.

(1) Easements. In large scale development, easements along rear property lines or elsewhere for utility installations may be required. Such easements shall be at least 15 feet wide and located in consultation with the companies or Town departments concerned.

(2) Drainage easements. Where a subdivision is traversed by a watercourse, drainage way, channel or street, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width or construction or both, as will be adequate for the purpose.

(3) Natural features. Natural features such as trees, brooks, hilltops and views shall be preserved whenever possible in designing any subdivision containing such features.

F. Stormwater management: Project shall demonstrate compliance with Boonton Code and applicable state standards

[Amended 9-16-2024 by Ord. No. 19-24]

G. Sidewalks. Sidewalks shall be required in all subdivisions. Sidewalks shall be four feet wide. The Planning Board, however, may determine that there should be sidewalks on only one side of the street or that no sidewalks should be provided if it finds that one of the following conditions exists and if it further finds that the public safety will not be adversely affected thereby:

[Amended 9-16-2024 by Ord. No. 19-24]

(1) The new street shown on the subdivision plat is an extension of an existing street where there is a sidewalk on only one side or there is no sidewalk, as the case may be.

(2) There are other subdivisions in the neighborhood where there are sidewalks on only one side of the street or no sidewalks, and it would be unreasonable to require a sidewalk on more than one side of the street or any sidewalk.

(3) The open or rural character of the subdivision development would be best preserved by a sidewalk on only one side of the street or by no sidewalk.

H. Standards for pavements and curbs. The subdivider shall construct curbs and pavements in accordance with all applicable provisions of Chapter 254, Streets and Sidewalks, and in compliance with the engineering requirements of the Department of Public Works of the Town.

[Added 9-16-2024 by Ord. No. 19-24]

I. Trees and shrubs.

[Added 9-16-2024 by Ord. No. 19-24]

(1) Provision shall be made for the planting of shade trees of such type and size and at such reasonable intervals as shall be approved by the Planning Board. Shade trees shall be located on the property line and shall not be planted closer than 25 feet to an existing or proposed street intersection.

(2) Existing trees near street rights-of-way and within the property shall be preserved by the subdivider where practical.

(3) Shade trees will not be required if the Board finds that the trees already existing on the property to be subdivided, and which will not be required to be destroyed by the subdivision, will provide sufficient foliage and that the resulting informal arrangement of trees in the subdivision will be at least equally desirable. In any such instance, the Board may require the planting of such shrubs as it may designate in lieu of such street border trees.

§ 300-60 Site plans.

[Amended 9-16-2024 by Ord. No. 19-24]

Purpose. The purpose of these design standards for site plans is to create a functional and attractive development, to minimize adverse impacts and to ensure a project will be an asset to the Town.

A. In general, site plans adhere to the principles of design relating to subdivisions where applicable.

B. The provisions of Town ordinances with respect to height, minimum lot areas, mandatory open spaces and the like shall be complied with.

C. Adequate provision shall be made for off-street parking in accordance with this chapter and adequate traffic circulation, traffic safety and protection to adjoining property shall be provided.

D. Adequate provision shall be made for the disposal of storm water as approved by the Town Engineer.

E. The location, design or construction of any building shall not involve risks of traffic congestion, public safety or hazard.

F. The design or construction of any building or use shall not be so markedly incongruous with the character of the neighborhood as to materially affect the value of adjacent or nearby property.

G. Lighting.

[Amended 9-16-2024 by Ord. No. 19-24]

(1) Lighting plan. A lighting plan prepared by a qualified individual shall be provided with all major subdivision and site plan applications.

(2) Street lighting. Street lighting of a type supplied by or approved by the utility and of a type and number approved by the Board shall be provided for all street intersections and along all arterial, collector and local streets as deemed necessary for safety reasons. Wherever electric utility installations are required to be underground, the applicant shall provide for underground service for street lighting.

(3) Parking areas.

(a) All parking areas and walkways thereto and appurtenant passageways, building entrances, loading areas and driveways required for nonresidential or multifamily uses shall be adequately illuminated during the hours of operation which occur after sunset.

(b) Any adjacent residential zone or use shall be shielded from the glare of illumination from site lighting and automobile headlights.

(c) Freestanding lights within parking lots shall be protected to avoid being damaged by vehicles. Freestanding lights at the perimeter of parking lots shall be aligned with the parking stall striping and located a minimum of 2 1/2 feet to the edge of curb. The exposed concrete light foundation shall not exceed two inches above grade or six inches above grade if located within a lawn area.

(4) Security lighting. With the exception of light sources with twenty-four-hour businesses, commercial property shall provide security lighting required for safety not to exceed 40% of the site lighting or those required for safety. Lighting in mixed or residential use areas shall be turned off between 11:00 p.m. and 6:00 a.m. in residential or mixed-use areas. This shall also apply to signage lighting. Provisions shall be made for reduction in the intensity of illumination to the minimum need for security purposes when a facility is not in operation.

(5) Lighting color and intensity.

(a) The lighting plan shall show the proposed light intensity (including fixtures noted to remain) at ground level indicated where 0.5 footcandle occurs.

(b) All proposed fixtures shall have a correlated color temperature of between 2,400K and 4,000K.

(c) Dimensioned manufacturer's lighting details and specifications including footcandle distributions shall be provided.

(d) All lights shall be concealed source nonglare lighting and shall be focused downward with cutoffs so that the direct source of light is not visible from adjoining streets or properties. No light shall shine into building windows or onto streets and driveways to interfere with or distract driver vision.

(e) The lens of the light shall be flush with the fixture housing and shall be parallel to the ground. Movable fixture housing is prohibited.

(f) The minimum footcandle in areas used by the public shall be 0.5; the maximum footcandle is two, with an overall average footcandle of one for areas used by the public. The light intensity shall not exceed 0.3 footcandle along any property line and shall be so arranged and shielded to reflect the light away from adjoining streets and/or properties.

(6) Height of fixture. Lighting shall be provided by fixtures with a mounting height not more than 15 feet or the height of the building, whichever is less, measured from the ground level to the center line of the light source.

(7) Style. The style of any light or light standard shall be consistent with the architectural style of the principal building and, where appropriate, the architectural character of the surrounding area.

(8) Other requirements.

(a) Freestanding lights or light fixtures attached to utility poles are prohibited within the road right-of-way with the exception of streetlights.

(b) Any other outdoor lighting, such as building and sidewalk illumination, driveways with no adjacent parking, the lighting of signs and ornamental lighting, shall be shown on the lighting plan, in sufficient detail to allow a determination of effects upon adjacent properties, traffic safety and overhead sky glow.

(c) To achieve the above requirements, the intensity of light sources, light shielding, and similar characteristics shall be subject to site plan approval.

(d) Shade trees shall be planted a minimum of 10 feet from any freestanding lighting fixture.

H. No signs other than "entrance," "exit," "traffic controls" or "conditions of use" signs shall be maintained.

I. Landscaping.

[Amended 9-16-2024 by Ord. No. 19-24]

(1) General provisions. The following general provisions shall apply to the installation and design of landscapes and streetscapes:

(a) All land areas not covered with buildings, parking, or other impervious surfaces shall be landscaped with suitable materials. Landscaping shall consist of trees, shrubs, ground cover, perennials, and annuals singly or in common as well as other inanimate materials such as rocks, water, sculpture, art, walls, fences, and paving materials.

(b) A landscape design shall be provided as part of site plan and subdivision submissions. Every applicant for subdivision or site plan approval shall comply with the minimum standards as set forth in this section.

(c) The approving authority may require additional plant material to create an appropriate landscaping scheme for the site given the nature of the site and the proposed development.

(d) Where subdivisions only are applied for, the minimum standards shall apply only to street trees and to common open space and areas proposed to be dedicated to the public.

(e) All landscape plants shall be typical in size and weight for their species and shall conform to the standards of the American Association of Nurserymen for quality and installation.

(f) Plants with pervasive root systems shall not be located where they may cause damage to drainage pipes or other underground utilities and stormwater management facilities and should generally be no closer than 10 feet, measured horizontally.

(g) All plants shall be tolerant of specific site conditions. The use of indigenous species is strongly encouraged. Exotic, nonnative invasive plant species shall not be permitted.

(2) Landscape design guidelines. The following guidelines are to be used when designing the landscape plan:

(a) Landscaping shall be designed to achieve a thorough integration of the various elements of site design, including building and parking placement, the natural features of the site and the preservation of pleasing or aesthetic views. Landscaping shall be used to accent and complement the form and type of building(s) proposed.

(b) Every possible consideration shall be given and every possible measure taken in the interest of retaining all standing live trees with special emphasis on trees in excess of six inches diameter breast height (DBH). All dead or diseased trees shall be removed.

(c) Landscaping shall be located to provide effective climatic control. The east and west walls of a building should be the most heavily vegetated to shade for summer sun and the north to northwest area for winter prevailing winds. The southerly facing side of a building should be shaded from summer sun but open for solar gain during the winter.

(d) Plants' susceptibility to disease, their colors, textures, shapes, blossoms, foliage characteristics and drought tolerance shall be considered in the overall design of a landscape plan.

(e) Local soil conditions and water availability shall be considered in the choice of landscaping.

(f) In the design process, the eventual maturity of the plant shall be considered for its effect on circulation patterns, solar access, site lighting, drainage, emergency access and relationship to buildings and the streetscape.

(3) Street trees. The following street tree standards shall be met in any application for development:

(a) Location. Street trees shall be installed on both sides of all streets in accordance with an approved landscape plan, unless off tract. Trees shall be spaced evenly along the street between the curb or edge of cartway and sidewalk or bikeway.

(b) Spacing. Street trees should be planted at predetermined intervals along streets depending on the size of the tree.

[1] Street trees shall be planted to meet the following planting intervals:

Tree Size at Maturity (height in feet)	Planting Interval (in feet)
Large trees (45+)	40
Medium trees (30 to 45)	30
Small trees (less than 30)	20

[2] Trees may be planted closer together in order to avoid interference with utilities, roadways, sidewalks, sight easements, and streetlights. Street tree species shall be as approved by the Township Arborist.

(c) Planting specifications. All street trees shall be deciduous varieties and have a minimum caliper as noted in § 300-60(I)(5). Street trees shall be substantially uniform in size and shape and shall have straight trunks. Trees shall be properly planted and staked in accordance with ANSI or American Association of Nurserymen. Provision shall be made by the developer for regular watering and maintenance until the street trees are established. Dead or dying trees shall be replaced by the developer during the next suitable planting season.

(4) Landscape buffers. Landscaping buffers are areas that are required to minimize and visually screen any adverse impacts or nuisances from a site or from any adjacent area.

(a) Landscape buffers shall consist of a combination of deciduous trees, conifers, shrubs, berms and, if appropriate, fences or walls in sufficient quantities and sizes designed to continuously limit the view of and/or sound from the site to adjacent sites or properties. Fences and walls may only be used for decoration or as supplements to required landscaping to achieve a higher degree of visual blocking.

(b) Landscape buffers shall be continuous except for access drives as approved by the approving authority.

(5) Minimum planting sizes. The following minimum plant sizes shall be required:

(a) Deciduous trees. The minimum planting size (measured in calipers) shall be three inches for large trees, 2 1/2 inches for medium-sized trees and two inches for small trees, balled and burlapped.

(b) Coniferous and evergreen trees. The minimum planting size shall be five feet to six feet, except that, when used as a landscape buffer, plant material between residential and nonresidential uses shall be increased to a minimum planting size of six feet to eight feet.

(c) Large evergreen and deciduous shrubs. The minimum planting size for large evergreen and deciduous shrubs shall be three feet to four feet, except that arbovitae shall be a minimum of five feet to six feet in height.

(d) Small evergreen and deciduous shrubs. The minimum planting size for small evergreen and deciduous shrubs shall be 18 inches to 24 inches.

J. Parking areas, loading areas and driveways.

[Amended by Ord. No. 16-99; 9-16-2024 by Ord. No. 19-24[1]]

(1) Garages and parking spaces shall be paved with a hard-surface paving and shall be accessible from similarly paved areas (herein called "aisles") which must be connected directly or by means of a similarly paved driveway to a public street. Any driveway used as an aisle must satisfy the aisle width requirements. All such paving shall be properly drained and maintained.

(2) Each parking space shall contain an area of at least 180 square feet with a minimum width of nine feet measured perpendicular to the axis of the length and with a minimum length of 18 feet. Required parking spaces parallel to or disposed at an angle of less than 30° from the axis of the aisles serving them shall be not less than 22 feet in length.

(3) All parking areas shall provide for adequate ingress and egress and safe and convenient traffic circulation. All parking areas shall be designed with service aisles to meet the following standards:

(a) Parallel parking: twelve-foot aisle width.

(b) 30° angle parking: twelve-foot aisle width.

(c) 45° angle parking: thirteen-foot aisle width. 60° angle parking: eighteen-foot aisle width.

(d) 90° angle parking: twenty-four-foot aisle width.

(4) In addition, there shall be a minimum distance between parallel parking spaces of six feet when found necessary to provide convenient access.

(5) All off-street parking areas and establishments with loading bays or spaces for the temporary parking of commercial vehicles shall be effectively screened on each side which adjoins a residential district or an institutional premises. Such screening shall be a solid wall or a solid fence not less than five feet in height or a compact evergreen hedge of not less than three feet in height at the time of planting. The fence, wall or hedge shall be maintained in good condition, and no advertising shall be placed thereon. The screening shall be so designed that vehicle sight distance shall not be affected at entrances, exits and street intersections. Where an off-street parking area abuts or adjoins another, a five-foot-wide planting strip maintained in good condition may be used in lieu of the required screening.

(6) All off-street parking areas setbacks pursuant to § 300-100G shall be appropriately landscaped.

(7) All off-street parking lots or groups of lots on the same property accommodating 50 or more cars in total shall provide landscaped areas within the pavement perimeter amounting to at least 5% of the paved area.

(8) A two-way driveway shall be not less than 18 feet wide, and a one-way driveway shall be not less than 12 feet wide. The maximum driveway gradient shall be 10%.

(9) Each required parking space shall consist of a suitably graded, drained and unobstructed rectangular area in the plane of which no straight line shall have a grade in excess of 6%.

(10) Off-street loading and unloading space.

(a) In all districts except the B-1 District, for every building or part thereof hereafter erected, which is to be occupied by manufacturing, storage, goods display, retail store, wholesale store or warehouse, market, hospital, laundry, dry cleaning or other use similarly requiring the receipt or distribution in vehicles of materials or merchandise, there shall be provided and maintained on the same premises with such building at least one off-street loading space as follows:

[1] One loading space shall be at least 10 feet in width, 25 feet in length and 14 feet in height.

[2] All off-street loading and unloading shall take place from the loading space and not from the street.

(b) In the B-5 Zone, loading and unloading shall be limited to the side and rear of the building and not in a yard adjoining a street or residential zone unless screened from view.

[1] Editor's Note: This ordinance also repealed former Subsections K, Off-street parking and loading space requirement, and L, regarding the location requirements of off-street parking and loading areas, which immediately followed this subsection. Former Subsections M through Q were redesignated as Subsections K through O.

K. Design standards for residential cluster, townhouse, garden apartment. In the case of a site plan for a residential cluster, such as a townhouse or garden apartment development, review of the site plan shall consider the following criteria:

[Amended 9-16-2024 by Ord. No. 19-24]

(1) That departures by the proposed development from zoning regulations otherwise applicable to the subject to property conform to the zoning regulations in Part 4 of this chapter.

(2) That the proposals for maintenance and conservation of the common open space are realistic, and the amount, location and purpose of the common open space are adequate.

(3) That provision through the physical design of the proposed development for public services, control over vehicular pedestrian traffic, and the amenities of light and air, recreation and visual enjoyment are adequate.

(4) That the proposed planned development will not have an unreasonably adverse impact upon the area in which it is proposed to be established.

(5) On-site parking spaces shall not be entered directly from a public street.

(6) All off-street parking areas and internal roadways shall be paved, bounded by permanent curbing and constructed in accordance with Article XI.

(7) Parking areas and internal roadways shall be located at least 10 feet from a building or development property line and shall be located in side and rear yards only with proper screening satisfactory to the Planning Board.

(8) Internal roadways shall be at least 20 feet in width for two-way traffic and 12 feet in width for one-way traffic and shall not enter a street within 50 feet of an intersection. Parking in internal roadways shall be prohibited.

(9) The arrangement and location of garages, parking areas and internal roadways shall be subject to approval of the Planning Board and shall be designed to insure maximum safety, proper circulation and maximum convenience for residents and their guests.

(10) All common open spaces shall be attractively landscaped with grass lawns, trees and shrubs. Provision shall be made for the preservation of existing trees and natural features.

(11) Hard-surfaced sidewalks shall be provided in such location as will insure convenient pedestrian traffic as required by the Planning Board.

(12) Screening and fencing shall be provided to shield parking areas and other common facilities from view of adjoining property.

(13) Adequate artificial lighting shall be provided in parking areas and along sidewalks, walkways, and internal roadways. The source of lighting shall be directed downward, away from buildings and adjoining streets and property lines. Lighting fixtures shall be so arranged that the direct source of light is not visible from any adjacent resident area.

(14) Adequate provisions shall be made for the installation of storm drainage facilities, public water supply and connection to a public sanitary sewer.

(15) All telephone and electric service on the property shall be by underground conduit.

L. Internal roadways shall be at least 20 feet in width for two-way traffic and 12 feet in width for one-way traffic and shall not enter a street within 50 feet of an intersection. Parking in internal roadways shall be prohibited.

M. That all other applicable provisions of this chapter are met.

N. That the applicant has obtained necessary approvals of any state, county or municipal agencies.

O. The Planning Board shall give consideration to such other elements or aspects of the site plan or proposed use as may relate to the design of the plan, the general environment of the area or the health, safety and general welfare of the public.

P. Recycling/refuse storage. Exterior garbage and recycling storage areas. Exterior garbage and recycling storage areas for multifamily and commercial developments shall be screened around their perimeter by wood fence enclosures with a roof or by solid walls of compatible design with the adjacent facade materials. Chain link fences are not permitted. Such enclosures shall have a minimum height of five feet and a maximum height of seven feet and shall extend on three sides of the area with a wooden gate or solid door on the fourth side. The storage area shall have a concrete pad as its surface and shall be safely and easily accessible by recycling personnel and vehicles. The design and dimensions should be consistent with anticipated usage, current methods of garbage and recycling collection and any district recycling plan adopted pursuant to N.J.S.A. 13:1E-99.

[Added 9-16-2024 by Ord. No. 19-24]