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.
Drainage design.
(1)
The rational formula shall be used for design. The
coefficient of runoff should be based on good engineering judgment
and should take into account the ultimate use of the total drainage
area. The range of coefficients is listed below:
|
Description of Area
|
Runoff Coefficient
|
|---|---|
|
Business (B-1, B-2, B-3 Zones)
|
0.70 to 0.95
|
|
Business (B-4 Zone)
|
0.50 to 0.70
|
|
Business (B-5 Zone)
[Added by Ord. No. 16-99] |
0.50 to 0.70
|
|
Residential areas (R-1A, R-2A, R-3A Zones)
|
0.40 to 0.60
|
|
Multi-units, attached (R-1B, R-2B Zones)
|
0.60 to 0.75
|
|
Apartment areas (R-3B Zone)
|
0.50 to 0.70
|
|
Light industrial (C-1, I-1 Zones)
|
0.50 to 0.80
|
|
Heavy industrial (I-2, C-2 Zone)
|
0.60 to 0.90
|
|
Parks, cemeteries
|
0.10 to 0.25
|
(2)
Rainfall intensity should be based on rainfall curves
for northern New Jersey. The design storm frequency shall be 25 years
except that a one-hundred-year design storm frequency criteria shall
be used when specifically required by the Planning Board in individual
cases as mandated by other governmental entities having jurisdiction.
Inlet time shall be 15 minutes.
(3)
Manning's formula shall be used for design of pipes
and open channels where the coefficient of roughness (n) is:
|
Description
|
n
|
|---|---|
|
Reinforced concrete pipe
|
0.013
|
|
Corrugated metal pipe
|
0.024
|
|
Corrugated metal pipe, coated and 25% paved
|
0.022
|
|
Corrugated metal pipe with smooth asphalt lining:
|
0.013
|
G.
Utilities design. Design criteria for all utilities
shall be in conformance with those promulgated by state or county
agencies, individual utilities or local boards, departments or commissions.
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.
Any lighting in connection with off-street parking
shall be so arranged and shielded as to reflect the light downward
away from adjoining streets or properties.
H.
No signs other than "entrance," "exit," "traffic controls"
or "conditions of use" signs shall be maintained.
I.
Off-street parking areas shall be used solely for
the parking of passenger automobiles and no commercial repair work
or service of any kind shall be conducted on the parking lot nor shall
such lots be used for the parking of disabled, dismantled, inoperable
or unregistered vehicles.
J.
Ingress and egress of parking areas.
(1)
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:
(2)
In addition, there shall be a minimum distance between
parallel parking spaces of six feet when found necessary to provide
for convenient access.
K.
Off-street parking and loading space requirement.
(1)
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 20 feet.
(2)
Off-street parking space standards.
(a)
For all new buildings or uses or additions or
alterations to existing buildings or uses in all zone districts, there
shall be provided the number of parking spaces required by the specific
use as prescribed in the following schedule:
|
Uses
|
Required Parking Space
| |
|---|---|---|
|
One- and two-family dwellings
|
2 for each dwelling unit
| |
|
Townhouses and multifamily dwellings
|
3 for each 2 dwelling units*
| |
|
Housing for the elderly
|
1 for each 2 dwelling units
| |
|
Churches, places of worship
|
1 for each 4 seats
| |
|
Theaters, auditoriums, including school auditoriums,
assembly halls, community buildings, social clubs, institutions, etc.
|
1 for each 200 square feet of floor area
| |
|
Hospitals
|
3 for each 2 beds
| |
|
Hotels, motels
|
1 for each unit
| |
|
Nursing homes
|
1 for each bed
| |
|
Funeral homes, mortuaries
|
1 for each 100 square feet of floor area
| |
|
Retail store or service establishment
|
1 for each 200 square feet of floor area
| |
|
Banks, business, professional executive offices
and medical and dental clinics or offices
|
1 for each 200 square feet of floor area
| |
|
Restaurant, eating and drinking places
|
1 for each 50 square feet of floor area devoted
to patron use
| |
|
Furniture and appliance stores, motor vehicle
sales, wholesale store, building materials stores and similar hardgoods
sales
|
1 for each 400 square feet of floor area
| |
|
Manufacturing plant, research laboratory industry
|
1 for each 500 square feet of floor area
| |
|
Warehouse, storage building
|
1 for each 1,000 square feet of floor area
| |
|
Low- and moderate-income housing excluding housing
for the elderly:
| ||
|
Studio, one-bedroom unit
|
1.25 for each unit
| |
|
Two-bedroom unit
|
1.50 for each unit
| |
|
Three-or-more-bedroom unit
|
1.75 for each unit
| |
|
NOTES:
*Garages may be counted for up to 50% of the
required parking.
| ||
(b)
Any building containing more than one use shall
meet the combined parking space requirements for all uses in the building.
Any change in use within a building shall be required to meet the
minimum parking requirements for the new use.
(c)
A fractional space of less than 1/2 space shall
not be counted. A fractional space of 1/2 space or more shall be counted
as a full space.
(3)
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:
(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.
[Added by Ord. No. 16-99]
(4)
If it can be clearly demonstrated that, because of the peculiar nature of any use, all parking required by Subsection K(2) above is not necessary, the Planning Board may permit a reduction in the amount of parking area to be paved; provided, however, that the entire required parking area shall be shown on the site plan so that it will be available should future conditions require it.
L.
All off-street parking and loading areas, except for
parking which is accessory to one- and two-family dwellings, shall,
unless otherwise provided by this chapter, meet the location requirements
prescribed in the following schedule:
|
Schedule
Minimum Distances in Feet for
Location of Parking and
Loading Areas
| ||||
|---|---|---|---|---|
|
Zone1
|
From
Buildings2
|
From
Streets
|
From
Property
Lines
|
Residential
Zone
|
|
R-1A, B and C
|
10
|
35
|
10
|
10
|
|
R-2A and B
|
10
|
25
|
10
|
10
|
|
R-3A and B
|
10
|
25
|
104
|
10
|
|
B-1
|
03
|
5
|
0
|
5
|
|
B-2
|
03
|
5
|
0
|
5
|
|
B-3
|
10
|
10
|
5
|
10
|
|
B-4
|
10
|
10
|
5
|
10
|
|
B-5
[Added by Ord. No. 16-99] |
154
|
25
|
15
|
50
|
|
C-1
|
5
|
5
|
5
|
5
|
|
C-2
|
5
|
5
|
5
|
5
|
|
I-1
|
10
|
10
|
10
|
10
|
|
I-2
|
5
|
5
|
5
|
10
|
|
NOTES:
1All uses except
one- and two-family dwellings.
2Loading areas excepted.
3Ten feet from front
of building.
4Ten feet from building
side and rear.
|
M.
Parking 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:
(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.
N.
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.
O.
That all other applicable provisions of this chapter
are met.
P.
That the applicant has obtained necessary approvals
of any state, county or municipal agencies.
Q.
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.
