Prior to the granting of final approval, the subdivider shall have installed or furnished performance guarantees as set forth in Article VIII for the ultimate installation of the improvements described below. All improvements shall be subject to approval and inspection by the Township Engineer, who shall be notified by the developer at least two weeks prior to the start of construction of any improvements. No underground installation shall be covered until inspected and approved.
A.
Compliance required. The developer shall observe the
requirements and principles of land subdivision and site design of
each development or portion thereof, as set forth in this article.
B.
General standards. The development shall conform to
design standards that will encourage good development patterns within
the Township. The development shall conform to the proposals and conditions
shown on the Official Map, if there be one, and Master Plan of the
Township. The streets, drainage or other areas shown on the officially
adopted Master Plan or Official Map shall be considered in approval
of all developments.
A.
Streets, curbs and sidewalks. Streets, curbs and sidewalks
shall be designed and constructed in accordance with all applicable
requirements of this chapter, including the street specifications
in Schedule A of this chapter.[1]
(1)
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.
(2)
Minor streets. Minor streets shall be so designed
as to discourage through traffic.
(3)
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.
(4)
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; provided, however that private streets of 40 feet in width are permitted to serve lots as regulated in § 102-167. In addition, for purposes of issuing building permits for existing lots located on unimproved or marginally improved mapped streets, there shall be a minimum right-of-way deeded to the Township of 40 feet. The right-of-way width of all streets shall be graded to a width equal to the pavement plus 20 feet, 10 feet on each side as measured from the edge of pavement or the curbline, if a curb is required. Rights-of-way widths are otherwise regulated in Schedule A.[2]
[2]
Editor's Note: Schedule A is located at the
end of this chapter.
(5)
Street grading. The subdivider shall provide for the
grading of all street rights-of-way for their full width and shall
provide slope-right easements adjacent to the rights-of-way required.
(6)
Pavement and curbs. The subdivider shall install pavement
in accordance with the specifications contained in Schedule A of this
chapter.[3] Concrete or granite block curbs shall be installed along all streets, except along private roads as permitted and regulated in § 102-167 or along streets in the R-261 District as permitted and regulated in Schedule A, provided that surface water runoff can be adequately handled in drainage swales. Curbs shall be constructed in accordance with the typical section on file with the Township Clerk and in accordance with the current specifications of New Jersey Department of Transportation.
[Amended 5-21-2001 by Ord. No. 637; 12-12-2005 by Ord. No. 710]
[3]
Editor's Note: Schedule A is located at the
end of this chapter.
(7)
Drainage swales. Drainage swales are permitted only
in connection with private streets and, at the discretion of the Planning
Board, on longer stretches of roads in sensitive areas, provided that
said drainage swales meet the specifications as set forth in Appendix
1 and adopted as part of this chapter.[4]
[4]
Editor's Note: Appendix 1 is included at the end of this chapter.
(8)
Drainage. Adequate provisions shall be made for culverts,
storm sewers and detention and/or retention basins as needed. All
such installations shall be properly connected with an approved system
and shall be adequate to handle all present and probable future development.
Provisions shall also be made for special problems of drainage during
construction. All drainage plans shall meet the provisions of Schedule
B[5] of this chapter and the Stormwater Management[6] Ordinance.
(9)
Turnarounds. Driveway turnarounds shall be provided
on all lots fronting on a major arterial street, as shown on the Official
Map or Master Plan. Turnarounds will not be required for corner lots
when there is a means of access to a nonarterial side street.
(10)
Service roads. The right-of-way and pavement
width for internal roads in commercial and industrial developments
shall be determined on an individual basis and shall in all cases
be of sufficient width and design to safely accommodate the maximum
traffic, parking and loading needs and maximum access for fire-fighting
equipment.
(11)
Grades. Grades of all streets in general shall
conform to topography and shall not be less than 1% nor greater than
11%.
(12)
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 of the street width requirements
of this chapter shall dedicate additional width along either one or
both sides of said road. If the subdivision is along one side only,
1/2 of the required extra width shall be dedicated from the street
center line.
(13)
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 curbline with curves having a radius of not less than 25 feet
and rounded at the property line. No more than two streets shall meet
or intersect at any one point.
(14)
Street jogs. Street jogs with center-line offsets
of less than 125 feet shall be prohibited.
(15)
Tangents. A tangent of at least 100 feet in
length shall be introduced between simple and reverse curves on collector
and arterial roads. A tangent is not required for minor streets.
(16)
Street line deflection. When connecting street
lines deflect from each other at any one point by more than 10°
and not more than 45°, they shall be connected by a curve with
a radius of not less than 100 feet for minor streets and 300 feet
for major streets.
(17)
Lines of sight. All streets shall be designed
with adequate vertical and horizontal lines of sight.
(18)
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.
(19)
Dead-end streets. Dead-end streets shall not exceed 1,000 feet in length, except where unusual topography or other unusual conditions require it or except a subdivision on a private road as permitted and regulated in § 102-167. In residential subdivisions, dead-end streets should provide a turnaround or cul-de-sac at the closed end with an outside curb radius of not less than 40 feet and shall have a right-of-way radius of 50 feet; provided, however, that an alternative to the paved forty-foot radius shall be a twenty-five-foot-wide pavement around a vegetation island which has a diameter of 50 feet and shall have a right-of-way radius of 60 feet. All turnarounds shall be entirely paved unless provided with a vegetation island as permitted herein, in which case the vegetation island shall be either:
(20)
Driveway aprons. On streets where curbs are
not required, paved driveway aprons shall be installed on each lot.
The apron shall extend from the edge of the street pavement to the
street right-of-way line and shall be at least 12 feet wide with a
ten-foot radius where it connects with the paved street. Said aprons
shall meet the specifications as set forth in Appendix 2A[7] and adopted as part of this chapter. Maintenance of a
driveway apron shall be the responsibility of the property owner.
[7]
Editor's Note: Appendix 2A is located at the
end of this chapter.
(21)
Mailbox aprons. On streets where curbs are not
required, paved mailbox aprons shall be installed to service each
mailbox. The apron shall extend from the edge of the street pavement
to the mailbox. Said aprons shall be part of the driveway apron as
set forth in Appendix 2B.[8] Where it is not feasible to combine the driveway and mailbox
aprons, a separate mailbox apron may be provided as set forth in Appendix
3 if acceptable to the Township Engineer and for the Construction
Official. Maintenance of a mailbox apron shall be the responsibility
of the property owner.
[8]
Editor's Note: Appendix 2B is located at the
end of this chapter.
(22)
Sight easements. When required by the Planning
Board as being essential to traffic safety, the subdivider shall provide
for sight easements at street intersections to allow for proper sight
distances.
(23)
Parking. No parking shall be permitted on any
cul-de-sac or looped street, drainage swale or grass shoulder.
(24)
Private road requirements. Any private road permitted by the Planning Board designed to carry out the objective of § 102-167 must intersect an existing Township or county road. Said private road shall continue to remain private, and its maintenance shall be the sole and separate responsibility of the property owners fronting on that road, and a certification to that effect shall be placed on the subdivision plat indicating an acknowledgment as to this fact.
(25)
Street names. No street shall have a name which
will duplicate or so nearly duplicate as to be confused with the name
of any existing street. The continuation of an existing street shall
have the same name. All street names shall be subject to the approval
of the Township Committee.
(26)
Street signs. The subdivider shall provide street
signs at all intersections as required by the Township Engineer.
(27)
Manholes. The subdivider shall provide locking-type
manholes at locations other than in a public street paving. In flood-prone
areas, watertight locking-type manhole covers shall be used.
(28)
Survey monuments. Survey monuments shall be
of the size and shape required by N.J.S.A. 46:23-9.11(q) and shall
be placed in accordance with said statute.
(29)
Shade trees. The subdivider shall plant nursery
grown shade trees on both sides of each street not less than nine
feet in from the curbline so as not to interfere with possible future
utilities and not more than 50 feet apart. Shade trees should be of
at least one-and-three-fourths-inch caliper and of the following varieties:
oak, linden and maple (except Norway or silver maple), or such other
species as approved by the Planning Board, and shall be trimmed so
that the lowest branches will be at least eight feet above grade.
Where warranted by the topography of and the existing vegetation on
the site, the Planning Board may recommend alternative placement of
shade trees on or about the site.
[1]
Editor's Note: Schedule A is located at the
end of this chapter.
B.
Blocks. Block length and width or acreage within bounding
streets shall be such as to accommodate the size of lots required
in the area by the zoning regulations in Part 4 and to provide for
convenient access, circulation control and safety of street traffic.
C.
Lots.
(1)
Lot dimensions and area shall not be less than the
requirements of the Township zoning regulations.
(2)
Insofar as practical, side lot lines shall be at right
angles to straight streets and radial to curved streets.
(5)
Where there is a question as to the suitability of
a lot or lots for their intended use due to factors such as rock formations,
flood conditions or similar circumstances, the Planning Board may,
after adequate investigation, withhold approval of such lots. All
lots shall be so arranged that to the greatest extent possible each
lot can reasonably be developed without intruding into environmentally
sensitive areas.
(6)
Each lot dedicated to a public entity or nonprofit
conservation group for open space purposes shall be monumented to
delineate the boundaries of the lot. The monuments shall be survey
monuments of the size and shape required by N.J.S.A. 46:23-9.11(r)
and shall be placed in accordance with the directions of the Planning
Board.
[Added 7-27-1998 by Ord. No. 572]
(7)
Interior lots shall not have frontage on more than
one street. Corner lots shall have frontage on not more than two streets.
[Added 9-25-2000 by Ord. No. 622]
D.
Topsoil protection. All topsoil moved during the course
of construction shall be redistributed so as to provide cover to all
areas of the subdivision and shall be stabilized by seeding or planting.
No topsoil shall be removed from the site.
E.
Tree protection and removal and soil erosion and sediment
control. The subdivider shall have complied with or make provisions
to comply with an approved tree protection and removal plan and a
soil erosion and sediment control plan if and as required by Part
5.
F.
Utilities, easements and natural features.
(1)
General.
(a)
For all major subdivisions, the applicant shall
arrange with the serving utility for the underground installations
of the utility's distribution supply lines and service connections
in accordance with the provisions of the applicable standard terms
and conditions incorporated as part of its tariff as the same are
then on file with the State of New Jersey Board of Public Utility
Commissioners and shall submit to the Planning Board, prior to the
granting of final approval, a written instrument from each serving
utility which shall evidence full compliance with the provisions of
this subsection; provided, however, that lots in such subdivisions
which abut existing streets where overhead electric or telephone distribution
supply lines have theretofore been installed on any portion of the
streets involved may be supplied with electric and telephone service
from such overhead lines or extensions thereof, but the service connections
from the utilities' overhead lines shall be installed underground.
The location of access facilities for servicing the utility in the
proposed subdivision shall be developed in conjunction with and as
a part of the complete subdivision plan.
(b)
Wherever the utility is not installed in the
public right-of-way, an appropriate utility easement not less than
20 feet in width shall be provided.
(c)
All such underground installations for utilities
and their service lines shall be subject to inspection and approval
by the Township Engineer, who shall be notified of such underground
installations at least 48 hours prior to any excavation therefor.
No underground installation shall be covered until inspected and approved
by the Township Engineer and those agencies having jurisdiction over
the particular installation.
(d)
Where a subdivision is traversed by a watercourse,
drainageway, channel or stream, there shall be provided a stormwater
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.
(e)
Conservation easements.
[Amended 10-23-2000 by Ord. No. 623]
[1]
Where conservation values relating to scenic
vistas, open space, historical areas, soil types, steep slopes, rock
outcroppings, preservation of trees, protection of watercourses, protection
of animal life and elimination of excessive noise are deemed by the
Planning Board to require special protection, said areas shall be
located within a conservation easement of sufficient area and width
to protect the aforementioned features, which easement shall be dedicated
to the Township of Boonton.
[2]
All such conservation easements shall be in
a form satisfactory to the Township Attorney and shall carry the following
limitations:
[a]
No trees, shrubs or other vegetation
shall be removed or destroyed on lands in the easement except in accordance
with approved forest management practices, subject to approval by
the Township.
[b]
No topsoil, loam, peat, sand, gravel,
rock or minerals shall be excavated or removed.
[c]
No buildings, structures, signs,
billboards or other advertising of any description shall be erected.
[d]
No dumping or placing of soil or
other substances or material as land fill shall be permitted except
as may be required to build a road, and then only after the Planning
Board approves the design of such road as part of the subdivision.
[e]
No dumping or placing of trash,
waste or unsightly or offensive materials shall be permitted.
[f]
No surface use is permitted except
for purposes permitting the land or water area to remain predominantly
in its natural condition.
[g]
No activities detrimental to drainage,
flood control, water conservation, erosion control or soil conservation
or fish and wildlife habitat preservation shall be permitted.
[3]
Such conservation easements shall also provide
that the Township shall, upon 48 hours' prior notice (except when
the Township reasonably believes activities are being conducted within
the conservation easement area that are materially detrimental to
the preservation thereof, in which case the Township shall have the
right to immediate entry without notice), have the right to enter
upon the conservation easement area at reasonable hours for purposes
of inspection. In the event that the Township determines that the
terms of the conservation easement are not being complied with, the
Township shall have the right, but not the obligation, to take any
action that is reasonably required to ensure compliance with the terms
of this subsection and, in such event, to be reimbursed by the owner
of the lot upon which the conservation easement is located for the
costs incurred by the Township in connection therewith.
(2)
Water. The subdivider shall make a supply of water
available to each lot within the subdivision. If other than well water,
the subdivider shall contract for the installation and maintenance
and operation of fire hydrants in locations approved by the Township.
Fire hydrants shall conform to the standards of the National Fire
Prevention Association. The Planning Board may approve a public water
supply system without hydrants if there is inadequate volume or pressure.
Where a public water system with hydrants is not available, or where
surface water, such as lakes, ponds and pools, which would be suitable
as sources of water for fire protection, do not exist, the Planning
Board, with the advice of the Fire Department, may require the installation
of subsurface holding tanks or cisterns. Each tank or cistern shall
have a minimum capacity of 15,000 gallons and shall be in an appropriate
location in order to ensure adequate fire protection to the development.
The Planning Board may also require the installation of draft pipes
and other apparatus necessary to gain access to water supply sources.
All installations shall be subject to the approval of the Township
Engineer.
(3)
Sanitary sewers.
(a)
Where a public sanitary sewer system is reasonably
accessible within the sewer service area and capacity is available
to the development, each lot within the subdivision area shall be
provided with sewage mains and connections thereto. The cost thereof
shall be borne by the subdivider. All such installations of sewer
mains and connections thereto shall be subject to the inspection and
approval of the serving utility and the Township Engineer.
(b)
Where a public sanitary sewer system is not
reasonably accessible, the subdivider shall install individual sewage
disposal systems for each lot at the time improvements are erected
thereon. All such individual sewage disposal systems shall be constructed
in accordance with the requirements of the Board of Health of the
Township.
G.
Critical areas.
(1)
The purpose of this subsection is to prevent inappropriate
development from taking place in areas of the Township characterized
by steep slopes and wetlands. According to Table 7 in the Soil Survey
of Morris County published by the United States Department of Agriculture,
Soil Conservation Service, soils with a slope of 15% or greater invariably
involve severe limitations to developments, including but not limited
to building and road construction and septic effluent disposal. It
is also determined that development in wetland areas has the potential
of destroying natural habitats, disturbing natural ecological systems
and adversely impacting groundwater resources. Moreover, it is found
that the removal of vegetation and disturbance of soils on steep slopes
by excavation and fill will increase runoff and result in soil erosion
and siltation with the resultant pollution of streams, as well as
the potential danger of flooding and water damage, thereby having
the potential of endangering public and private property and life;
that this condition is aggravated by soil disturbance, construction
and development on these slopes which create an additional hazard
to the lives and property of those dwelling on the slopes and below
them; and that the most appropriate method of alleviating such conditions
is through the regulation of soil disturbances, constructions and
development. It is therefore determined that the special and paramount
public interest in these slopes and wetlands justifies the regulation
of property located thereon as provided below, which is the exercise
of the police power of the Township for protection of persons and
of the property of its inhabitants and for the preservation of the
public health, safety and general welfare.
(2)
Steep slope easements shall be established and shall
be applicable to any area within a lot having a slope of 25% or greater;
provided, however, that the applicant may exclude from said easements
a maximum total amount of 1,000 square feet in such a location or
locations as approved by the Planning Board. No building construction
shall be permitted within said easement, and any such steep slope
easement shall be reflected on both the preliminary and final plats.
Within any such easement, no construction or disturbance of soil and
healthy vegetation shall take place.
[Amended 9-25-2000 by Ord. No. 622]
(3)
Slopes in more than 50% of the minimum required front
yard area shall not exceed 25%.
(4)
No lot shall hereafter be created unless within the
building envelope, but outside any steep slope easement, there exists
a rectangular area of at least 10,000 square feet, with a minimum
dimension of 75 feet in length or width satisfying the following criteria:
H.
Lot grading plans. The criteria listed below shall
be addressed by a lot grading plan whenever herein required.
(1)
No soil shall be excavated, removed, deposited or
disturbed except as a result of and in accordance with a lot grading
plan approved under the terms of this chapter.
(2)
Proposed disturbance of soil shall be for purposes
consistent with the intent of this chapter, and it shall be executed
in a manner that will not cause erosion or other unstable conditions.
(3)
Provision shall be made for the proper disposition
of surface water runoff so that it will not create unstable conditions.
Appropriate storm drainage facilities shall be provided for downstream
properties.
(4)
Provision shall be made for the proper disposition
of surface water runoff so that it will not create unstable conditions.
Appropriate storm drainage facilities shall be provided for downstream
properties.
(5)
Provision shall be made for a safe water supply and
for the disposal of sanitary sewage as approved by the Board of Health.
(6)
Any proposed building or structure or attendant protective
measures will not impede the flow of surface water through any watercourse.
Only a nominal increase in water surface elevations and velocities
will be allowed due to construction.
(7)
Any proposed vehicular facilities, including roads,
drives or parking areas, shall be so designed that any land disturbances
shall not cause excessive erosion. Both the vertical and horizontal
alignment of vehicular facilities shall be so designed that hazardous
circulation conditions will not be created.
(8)
Except for minor topographic variations, existing grades along the center line of any proposed driveway shall not exceed 15%, and the grade of any minor topographic variation shall not exceed 25%. Minor topographic variations shall mean that the grade along the center line of a driveway in excess of 15% shall not occur along more than 15% of the total length of the driveway, said grade to be computed between two-foot contour lines. The connection of any driveway to a street shall be by a vertical curve of sufficient radius to provide a smooth transition. The connection of any driveway to a street should comply with Article III, Driveways, § 127-21, Requirements, of Chapter 127, Streets and Sidewalks.
(9)
Any fill placed on the lot shall be properly stabilized
and, when found necessary depending upon existing slopes and soil
types, supported by retaining walls or other appropriate structures
as approved by the Township Engineer.
(10)
No cuts shall be made in slopes exceeding 25%.
All cuts shall be supported by retaining walls or other appropriate
retaining structures when, depending upon the nature of the soil characteristics,
such structures are found necessary by the Township Engineer in order
to prevent erosion.
(11)
There shall be no alteration of site elevations
in excess of one foot within five feet of an adjoining property.
(12)
Changes in grade shall not exceed a slope of
2 to 1 unless supported by retaining walls.
(13)
Limits of disturbance.
[Added 9-25-2000 by Ord. No. 622]
(a)
Slopes of 25% or greater shall remain undisturbed except as regulated in § 102-49G(2). Conservation easements shall be established in accordance with § 102-49G(2) to protect such areas from future disturbance.
(b)
Not more than 20% of slopes ranging from 20%
to 25% shall be disturbed, and the area of disturbance shall not exceed
5% of the total lot area.
(c)
Not more than 30% of slopes ranging from 15%
to 20% shall be disturbed, and the area of disturbance shall not exceed
10% of the lot area.
Prior to the granting of final approval, the applicant shall have installed or furnished performance guaranties as set forth in Article VIII for the ultimate installation of any required public on-tract improvements as the same are described in § 102-49. In addition, the Planning Board may require the installation of on-site improvements, as described in § 102-51 below, prior to the granting of final approval and which it finds essential before the issuance of a building permit. All such improvements shall be subject to approval and inspection of the Township Engineer.
A.
In general, site plans shall follow the principles
of design relating to subdivision, where applicable. In reviewing
the site plan, the Planning Board shall consider its conformity to
the Master Plan and the other codes and ordinances of the Township.
Traffic flow, circulation and parking shall be reviewed to ensure
the safety of the public and of the users of the facility and to ensure
that there is no unreasonable interference with traffic on surrounding
streets. Drainage, conservation features, aesthetics, landscaping
and impacts on surrounding development as well as on the entire Township
shall be a part of the Planning Board review. In its review, the Planning
Board may request recommendations for traffic, conservation, recreation
or other local, county, state or federal boards or agencies which
may have an interest in the particular development for which site
plan approval is being sought.
B.
The provisions of this chapter with respect to height,
minimum lot areas, mandatory open spaces and the like shall be complied
with.
C.
Parking. 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.
Off-street parking areas shall be subject to the following regulations:
(1)
Pavement. All parking and loading areas shall be paved
with two inches (compacted) of FABC wearing surface over four inches
(compacted) of dense graded aggregate (DGA) base course and approved
by the Township Engineer.
(3)
Marking. All parking and loading spaces shall be appropriately
marked with painted lines.
(4)
Lighting. 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.
(5)
Curbing. Parking areas and driveways shall be enclosed
by concrete or granite block curbing six inches above the paved surface
when required by the Planning Board.
(6)
Screening. All off-street parking and loading areas
shall be effectively screened on any side which adjoins or faces premises
situated in any residential zones by a fence or wall not less than
four feet nor more than six feet in height, maintained in good condition;
provided, however, that a screening or hedge or other natural landscaping
may be substituted for the required fence or wall if approved by the
Planning Board. The fence as required by this section may be waived
by the Planning Board if, in the Board's judgment, because of topographic
or other unusual conditions, said fence is not necessary to screen
adjoining residential property. The Planning Board may require construction
of landscaped berms up to a height of five feet with slopes at a ratio
of not less than 2 to 1.
(7)
Access. All parking areas shall provide for adequate
ingress and egress and safe and convenient traffic circulation. Access
drives and aisles shall be of sufficient width to permit safe access
to parking spaces and safe traffic movement.
(8)
Use of parking areas. 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 uses for the parking of disabled, dismantled,
inoperable or unregistered vehicles.
(9)
Size of parking spaces. Each parking space shall have
a minimum length of 20 feet, with a minimum width of nine feet measured
perpendicular to the axis of the length.
D.
Building location and design. The location, design
or construction of any building shall not involve risks of traffic
congestion, public safety or hazard. 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.
E.
Sidewalks. Sidewalks shall be constructed in appropriate
locations between buildings and parking areas as approved by the Planning
Board.
F.
Landscaping. All portions of the property not used
for off-street parking shall be attractively landscaped with grass
lawns, trees and shrubs as approved by the Planning Board. One tree
shall be required for each 10,000 square feet of parking area or part
thereof. Distances of 40 feet between shade trees and 20 feet between
ornamental trees shall be maintained, and sufficient space shall be
provided around each tree to separate it from the paved parking area.
G.
Utilities. Adequate water supply and sanitary disposal
facilities shall be provided in accordance with applicable local and
state requirements. Where a public water system with hydrants is not
available, or where surface water, such as lakes, ponds and pools,
which would be suitable as sources of water for fire protection, do
not exist, the Planning Board, with the advice of the Fire Department,
may require the installation of subsurface holding tanks or cisterns
of suitable size and capacity and in appropriate locations in order
to ensure adequate fire protection to the development. All such installations
shall be subject to the approval of the Township Engineer.
I.
Safety precautions. The Planning Board may require
items of construction such as retaining walls, guardrails, safety
fencing, traffic barricades or other devices necessary in the interest
of public safety and convenience.
J.
Trash, garbage and recyclable materials. Provision
shall be made for the orderly deposit, storage and collection of trash,
garbage and recyclable materials in accordance with the requirements
below:
(1)
Trash, garbage and recyclable materials stored outside
a building shall be stored in suitable containers and in fenced or
walled enclosures. Said enclosures may adjoin a side wall of a building
which does not face on either a street or a residential district or
may be located in the rear yard and apart from the building, provided
that all accessory building setbacks are met. Said enclosures shall
be screened from view from any adjoining street or property when deemed
necessary by the Planning Board.
(2)
Any trash, garbage and recyclable materials shall
be so contained as to be protected from the elements and to eliminate
the potential for accumulation or scattering of debris. Garbage of
an animal or vegetable nature, any trash or waste material that would
attract vermin and insects and any other waste material which, by
its nature, would present a health hazard if exposed to the elements
shall be stored in airtight and/or leakproof, covered metal containers
as may be necessary.
(3)
The applicant shall submit a written statement describing
the nature of the garbage, trash and recyclable materials to be generated
by the use, the weekly volume of material generated, the proposed
methods of deposit of material, the frequency of removal from the
premises and the type(s) of container(s) to be used for storage and
compaction, including the manufacturer's literature relating to same.
The written statement and site plan shall be submitted to the Board
of Health and the Fire Prevention Bureau for their reports and recommendations,
and no site plan shall be approved unless the proposed methods for
the deposit, storage and collection of trash, garbage and recyclable
materials are safe and sanitary and adequate to assure the protection
of the health, safety and welfare of the Township.
(4)
In nonresidential developments the location and description
of provisions for the recycling of recyclable materials in accordance
with the Municipal Recycling Ordinance.[4] The plan shall be accompanied by a description of the
following:
K.
Requirements for multifamily housing developments.
Wherever permitted by this chapter, multifamily housing developments,
such as townhouse developments, shall, in addition to other applicable
regulations, meet the following requirements:
(1)
Off-street parking and internal roadways.
(a)
All internal roadways shall be privately owned
and maintained.
(b)
All off-street parking areas and internal roadways
shall be paved, bounded by permanent curbing and constructed in accordance
with Township of Boonton road specifications.
(c)
Internal roadways shall be at least 24 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 existing intersection.
Parking on internal roadways and drives shall be prohibited.
(d)
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 ensure maximum convenience for residents
and their guests.
(2)
Landscaping and open space.
(a)
Exclusive of internal roadways, driveways and
parking areas, there shall be provided a minimum of 40% of the entire
tract for common open space and facilities.
(b)
The common open space shall be attractively
landscaped with grass lawns, trees and shrubs. Provision shall be
made for the preservation of existing trees and natural features in
accordance with the Township Tree Protection Ordinance.[5] All proposed landscaping, including existing and new trees,
shrubs and natural screening, shall be shown on the site plan submitted
to the Planning Board for approval.
[5]
Editor's Note: See Part 5, Tree Protection
and Removal, Soil Erosion and Sediment Control.
(c)
Sidewalks or walkways constructed in accordance
with Township of Boonton specifications shall be provided in such
locations and of such widths as required and approved by the Planning
Board for approval.
(d)
Effective screening by a fence or wall no less
than five feet nor more than seven feet in height shall be provided
to shield parking areas and other common facilities from view of adjoining
residential properties; provided, however, that screening by hedge
or other natural landscaping may be substituted for the required fence
or wall if approved by the Planning Board as part of the site plan.
(e)
Artificial lighting shall be provided in parking
areas and along sidewalks, walkways and internal roadways as required
by the Planning Board. Said lighting shall be the minimum needed to
provide adequate visibility. The source of lighting shall be directed
downward, away from buildings and adjoining streets and property lines.
Lighting fixtures shall be of the residential lantern and low-profile
variety as opposed to conventional streetlights and shall be so arranged
that the direct source of light is not visible from any adjacent residential
property.
(3)
Utilities.
(a)
All utilities located within the site shall
be the responsibility of the owners of the development.
(b)
Adequate provision shall be made for storm drainage,
water supply and sewage treatment and disposal facilities.
(c)
All telephone, electric and CATV service, including
outdoor lighting on the property, shall be by underground conduit.
(d)
Fire hydrants. Fire hydrants shall be installed
at locations specified by the Township Fire Department. Such hydrants
shall be provided with appropriate water pressure and otherwise adequately
maintained by the owner or association of owners of the townhouse
dwelling units. All such hydrants shall conform to the standards of
the National Board of Fire Underwriters or the Township Fire Prevention
Code,[6] whichever is more restrictive. Accessibility to fire hydrants
shall be maintained by the owners.
(e)
Solid waste disposal. Adequate provision shall
be made for the orderly deposit and pickup of trash and other solid
waste. All methods for trash and solid waste collection and disposal
and the locations and numbers for same shall meet regulations of the
Township Board of Health.
