Township of Pohatcong, NJ Site Improvement Standards

Maximum length shall be 2,000 feet.

Minimum width shall relate directly to the zone requirements, generally providing for two tiers of lots.

Special attention shall be given to blocks in industrial and business districts to ensure that sufficient access is provided for both cars and trucks.

Cul-de-sacs.

The maximum length shall be 1,500 feet or adequate to accommodate 25 lots, whichever is less.

The minimum right-of-way radius shall be 60 feet and the minimum curb radius shall be 50 feet.

Cul-de-sacs shall be constructed at the end of all stub or dead-end streets, whether or not the street is to be extended as part of a future subdivision.

Wherever possible, the pavement and right-of-way line of the cul-de-sac shall be tangent to the right side of the street leading to the cul-de-sac.

Where a cul-de-sac is of a temporary nature, provision shall be made for future extension of the street and reversion of the excess right-of-way to the adjoining properties.

Intersections.

No more than two streets shall intersect or meet at any one point.

Streets shall intersect either perpendicularly or radially except where unusual conditions do not permit it. In no case, however, shall the intersection be more than 15° from perpendicular.

The center lines of all streets entering an intersection shall pass through a single point.

Intersections on local and minor collector streets shall be spaced a minimum of 150 feet apart, measured from center line.

Intersections on streets other than local and minor collector streets shall be spaced a minimum of 800 feet apart, measured from center line.

Residential streets shall conform to the Residential Site Improvement Standards (N.J.A.C. 5:21-1.1 et seq.). Nonresidential streets within the Township shall also comply with the standards contained in the Residential Site Improvement Standards, except that the cartway shall be a minimum of 30 feet in width with concrete curb with a parabolic crown so that the center of the roadway is at the same elevation as the top of the curb. The minimum width of right-of-way for nonresidential streets shall be 50 feet and on-street parking shall not be permitted.

[Amended 3-21-2006 by Ord. No. 06-6]

Residential streets, driveways and parking areas shall be constructed utilizing a pavement section in accordance with the provisions of the Residential Site Improvement Standards. Nonresidential street pavements shall conform with the "collector" street pavement standards and driveways and parking areas shall conform with the "local" street pavement standards as defined in the Residential Site Improvement Standards.

Removal of unsuitable subgrade material and replacement with dense graded aggregate or I-5 soil aggregate to obtain firm bearing for any pavement structure may be required upon inspection of the site by the Planning Board Engineer or Municipal Engineer, as applicable.

All trenches within pavement areas, whether an existing street or a new street under construction, shall be backfilled with I-5 soil aggregate compacted in twelve-inch lifts.

Materials and methods of construction shall conform with the applicable sections of the latest edition of the New Jersey Department of Transportation Standard Specifications for Road and Bridge Construction.

[Amended 3-21-2006 by Ord. No. 06-6]

Waivers of bituminous paving and curbing.

[Amended 3-21-2006 by Ord. No. 06-6]

Bituminous paving and curb may be waived by the Land Use Board on driveways or parking areas which are not accessible to the public or are not used for employee access and parking, so long as the area is fenced to control access, the area has a surface installed which prohibits tracking of mud or dirt onto the public road and the area has a surface that will minimize or eliminate the production of dust.

Curb may be waived by the Land Used Board along parking areas having 25 or fewer parking spaces if the Board determines it is not necessary for traffic control or to control drainage.

Street intersections and driveways shall be located to provide adequate intersection sight distance as required in § 89-20 of the Zoning Ordinance[1] and in § 130-5 of Chapter 130, Driveways, of the Pohatcong Township Code.

[1]

Editor's Note: See now Ch. 285, Zoning.

Driveways and parking areas shall be designed so that vehicles are not required to back into the public street.

Parking areas having more than 50 parking spaces shall meet the following requirements:

Driveways shall be separated from parking stalls and aisles by raised curbed islands which shall be a minimum of five feet wide.

In every fifth row of parking, the opposing stalls shall be separated by raised curbed islands which shall be a minimum of four feet wide.

Off-street parking and loading facilities shall be located on the same lot as the principal use.

Off-street parking areas shall be used solely for the parking of passenger automobiles. 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.

Parking areas shall be located a minimum of 10 feet from any property line or street line and a minimum of six feet from the nearest structural wall of any building. Within the B-3, OR, B-3/O, I, and Q Zone Districts, off-street parking and paved areas shall be located a minimum of 25 feet from a street line. In addition, larger buffers may be required as defined in this chapter depending on the nature of the proposed use and the existing use or zoning of the adjoining property.

Parking lots on adjoining tracts shall be interconnected by a driveway or driveways at least 25 feet in width. The driveways shall be spaced between 200 and 500 feet. Provisions for connecting driveways shall be made regardless of whether the adjoining property is currently developed.

A passenger automobile space shall be 10 feet by 20 feet, except that in parking areas exclusively for the use of employees the width may be reduced to nine feet. Parking spaces abutting a curb may be reduced in length to 18 feet, provided that a two-foot clear area, in addition to any sidewalk, is maintained behind the curb.

§ 224-11 Number of parking spaces and loading areas.

[Amended 3-21-2006 by Ord. No. 06-6]

Parking spaces and loading areas shall be as follows unless it can be demonstrated to the satisfaction of the Land Use Board that fewer spaces are required and an area is reserved for future parking if needed:

Use	Number of Parking Spaces	Number of Loading Areas
Antique shop	1 per 200 GFA
Assembly operations	1 per 800 GFA	1 per 50,000 GFA
Auto and truck sales	1 per 300 GFA for showroom and sales building	1 per 50,000 GFA
Bowling alley	4.5 per lane	1 per 40 lanes
Car wash (automatic)	15 per wash lane for stacking plus 3 for employees
Car wash (self service)	3 per wash lane for stacking plus 1 for employees
Cemetery	1 per 400 GFA
Church/synagogue	1 per 3 seats	1 per 50,000 GFA
Community center	1 per 100 GFA	1 per 50,000 GFA
Conference center	1 per 3 seats	1 per 50,000 GFA
Convenience store	6 per 1000 GFA	1 per 10,000 GFA
Day care/child care	2 per 5 children plus 1 per employee
Doctor/dentist home office	1 per 200 GFA
Emergency services	1 per 100 GFA
Financial institutions	1 per 200 GFA plus 7 per drive-through for stacking
Fraternal/social organizations	1 per 1,000 GFA
Golf course (miniature)	2.5 per hole plus 1 per employee
Golf course (regulation)	4 per hole plus 1 per employee
Golf driving range	1.5 per tee plus 1 per employee
Health club	1 per 100 GFA	1 per 50,000 GFA
Home occupation	1 per 250 GFA devoted to business
Home professional	1 per 150 GFA devoted to office
Hospital	1.5 per bed plus 1 per employee (maximum shift)	1 per 50 beds
Hotel/motel	1 per room plus 1 per employee (maximum shift)	1 per 100 rooms
Industrial/manufacturing	1 per 800 GFA or 1 per employee (maximum shift)	1 per 50,000 GFA
Library	1 per 300 GFA
Life care facilities/ nursing home	1 per 4 beds plus 1 per employee (maximum shift)	1 per 50 beds
Life care facilities/ assisted living	1 per 3 beds plus 1 per employee (maximum shift)	1 per 50 beds
Life care facilities/ ind. living/personal care	1/2 per bed plus 1 per employee
Lumberyard	1 per 5,000 GFA of building and yard	1 per 50,000 GFA
Medical center and medical professional office	1 per 150 GFA	1 per 20,000 GFA
Mini warehouse/self-storage	1 per 100 storage units plus 1 per employee
Mining/quarrying	10 plus 1 per employee	As necessary
Mortuary	10 per viewing room/chapel
Museum	1 per 600 GFA	1 per 50,000 GFA
Nightclub/tavern/bar	1/2 per seat
Nursery/garden center	1 per 200 GFA including outside display	1 per 50,000 GFA
Office, under 10,000 square feet	5 per 1,000 GFA
Office, 10,000 to 50,000 square feet	4.5 per 1,000 GFA
Office, 50,000 to 100,000 square feet	4.25 per 1,000 GFA	1 per 50,000 GFA
Office, over 100,000 square feet	4 per 1,000 GFA	1 per 50,000 GFA
Park/conservation area	10 per acre
Pool/community	2 per 3 family memberships plus 1 per employee	1
Post office	1 per 150 GFA	1 per 50,000 GFA
Recreation/athletic fields	50 per field
Research and development	1 per 250 GFA	1 per 50,000 GFA
Residential parking	See N.J.A.C. 5:21-1, Residential Site Improvement Standards
Restaurant	1 per 3 seats plus 1 per employee	1 per 100 seats
Retail store	1 per 200 GFA	1 per 20,000 GFA
Shopping center	4 per 1,000 GFA	1 per 20,000 GFA
School/elementary	2 per classroom	1 per 12 classrooms
School/intermediate	2 per classroom	1 per 12 classrooms
School/high school	4 per classroom	1 per 12 classrooms
Service station	4 per bay/work area plus 1 per employee
Service station with convenience store	4 per bay/work area plus 1 per employee plus 1 per 250
Skating rink	8 per 1,000 GFA	1
Tennis courts	2 per court
Theater	1 per 3 seats	1 per 12 screens
Utilities	1 per 1.25 employees	1
Veterinarian/veterinary hospital	6 per exam room or doctor
Warehouse	1 per 5,000 GFA	1 per 50,000 GFA
YMCA or YWCA	1 per 100 GFA	1

§ 224-12 Landscaping.

A landscaping plan shall be required for all land development applications. The plan shall include street trees, shade trees, ornamental shrubbery, ground cover and other plantings. Landscape plans shall conform to the following general design principles:

All areas not occupied by buildings, pavement or other surfacing or otherwise improved shall be appropriately landscaped to enhance the property. In addition to trees, ornamental shrubbery and plantings shall be provided to enhance open areas of the site and accentuate the buildings and pedestrian travel areas.

Use landscaping to accent and complement buildings, e.g., groupings of tall trees to break up long, low buildings and lower plantings for taller buildings.

The landscape plan should consider energy conservation including the planting of evergreen windbreaks to block northwest winds in the winter and the southwest facades of buildings with deciduous shade trees to lessen the impact of summer sun.

Provide for a variety and mixture of landscaping. The variety shall consider susceptibility to disease, colors, season, textures, shapes, blossoms, and foliage.

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

(6)

Consider the impact of any proposed landscaping plan at various time intervals so that, e.g., shrubs do not grow and eventually block sight distances or encroach upon roads or sidewalks.

(7)

All landscape plants shall be typical full specimens conforming to the American Association of Nurserymen Standards and/or Landscape Plans and Specifications for quality and installation.

(8)

Assure that no aspect of the landscape design inhibits access to a development by emergency vehicles.

(9)

To the maximum extent possible, disturbed areas should be revegetated with native vegetation in lieu of turf grass, and existing lawn areas should be replaced with native vegetation. The enlargement of existing turf lawn areas is discouraged.

[Added 3-21-2006 by Ord. No. 06-6]

(10)

Where it becomes necessary to disturb woods or forests, areas of equivalent size should be provided on site with native species of vegetation planted in this area to promote the regrowth of woods.

[Added 3-21-2006 by Ord. No. 06-6]

(11)

The use of vegetated filters and buffers downstream of impervious surfaces such as roads and parking lots is encouraged to filter runoff and provide groundwater recharge and runoff volume reduction.

[Added 3-21-2006 by Ord. No. 06-6]

The Planning Board may consult with a certified landscape architect to review the appropriateness of the landscaping plan as it relates to the physical characteristics of the site.

Street trees shall be provided along any public streets at a spacing of 40 to 60 feet on centers. Street trees shall be planted at least three feet from any sidewalk or curb and shall also be located so that they do not interfere with underground utility lines. In addition to street trees, shade trees shall be provided on development sites at a rate of one tree per 5,000 square feet of open area. At planting, both the street trees and shade trees shall be at least 2.5 inches to three inches in caliper, balled and burlapped.

Evergreen trees shall be at least eight to 10 feet in height at the time of planting, balled and burlapped.

Shrubs shall be a minimum of 18 inches to 24 inches in height.

On residential building lots, shade trees shall be planted at the rate of one tree per 5,000 square feet of lot area. Existing trees which can be retained in good shape shall satisfy this requirement, except that tree rows along property lines shall not be included in this determination.

Trees shall be chosen from the following list; however, other varieties may be permitted if the subdivider can document their suitability:

Small trees (20 to 30 feet high).

	Carpinus carolineana: American Hornbeam
	Pyrus calleryana "Chanticleer": Chanticleer Pear

Medium trees (30 to 40 feet high).

	Acer rubrum: Red Maple
	Tilia cordata: Little Leaf Linden
	Fraxinus pennsylvanica "Summit": Summit Green Ash
	Ulmus "Homestead": Homestead Elm
	Cladrastis kentuckea: Yellowwood

Large trees (over 40 feet high).

	Acer saccharum "Green Mountain": Sugar Maple
	Fraxinus pennsylvanica: Green Ash
	Loquidambar styraciflua: Sweet Gum
	Quercus phellos: Willow Oak
	Fraxinus americana: White Ash
	Quercus palustris: Pin Oak
	Quercus borealis: Red Oak
	Quercus coccinea: Scarlet Oak
	Sophora japonica: Chinese Scholartree
	Quercus macrocarpa: Bur Oak
	Liriodendron tulipifera: Tulip Poplar
	Gleditsia triacanthos inermis: Thornless Locust
	Quercus alba: White Oak

§ 224-13 Buffering.

When required. Buffering shall be required when topographical or other barriers do not provide reasonable screening and when the Planning Board determines that there is a need to shield a site from adjacent properties and to minimize adverse impacts such as incompatible land uses, noise, glaring light and traffic. In small-lot developments, when building design and placement do not provide privacy, the Planning Board may require landscaping, fences or walls to ensure privacy and screen dwelling units or usable yards. When required, buffers shall be measured from property lines, excluding access driveways.

Function and materials. Buffering shall provide a year round visual screen in order to minimize adverse impacts from a site on an adjacent property or roadways or from adjacent areas. It may consist of, or the Land Use Board may require, fencing, walls, evergreens, berms, rocks, boulders, mounds or combinations to achieve the stated objectives. Fencing, walls, rocks and boulders shall only be permitted where there is not sufficient area to provide adequate vegetative screening or is otherwise not practical. Existing wooded areas within buffers should be preserved and supplemented with native vegetation as necessary.

[Amended 3-21-2006 by Ord. No. 06-6]

Buffer areas shall be measured horizontally and at right angles to either a straight lot or street lines or the tangent lines of curved lot or street lines. No above surface structure or activity, storage of materials or parking of vehicles shall be permitted in the buffer area. All buffer areas shall be planted and maintained with native ground cover, together with a dense screen of trees, shrubs or other plant material.

Evergreen trees, canopy trees, and shrubs used in buffer areas shall conform with the size, quality, and planting requirements in the preceding section, except that shrubs shall be three feet to 3.5 feet high at the time of planting.

Buffer and screen plantings and landscaping shall be broken at points of vehicular and pedestrian access to assure a clear sight triangle. All buffer and screen plantings shall include a primary spine of visually impervious evergreen material, punctuated with deciduous and ornamental plant material.

All buffer and screen plantings along state highways shall require a berm as an integral part of the landscaping.

Predominant native plant species must be used in buffer and screen planting.

(6)

Buffer areas shall be permanently maintained, and plant material which does not live shall be replaced within one year or one growing season.

(7)

The screen planting shall be placed so that at maturity the plant material will be no closer than three feet from any street or property line

The following buffers are required between adjoining land uses or zoning districts, unless more restrictive buffers are specified for a zoning district:[1]

[1]

Editor's Note: The table which followed this subsection is included at the end of this chapter.

§ 224-14 Landscaping in parking and loading areas.

Except for detached single-family and two-family dwellings, a screen planting, berm, fence, wall or combination thereof, not less than four feet in height, shall be provided between the off-street parking areas and any lot line or street line, except where a building intervenes or where the distance between the parking area and lot or street line exceeds 150 feet. Fencing and walls shall only be permitted where there is not sufficient area to provide adequate vegetative screening or is otherwise not practical. Existing wooded areas within buffers should be preserved and supplemented with native vegetation as necessary.

[Amended 3-21-2006 by Ord. No. 06-6]

All loading areas shall be landscaped and screened sufficiently to obscure the view of the parked vehicles and loading platforms from any public street throughout the year. The screening shall be by an extension of the building, a fence, berm, wall, planting or combination thereof and shall not be less than four feet in height. Fencing and walls shall only be permitted where there is not sufficient area to provide adequate vegetative screening or is otherwise not practical. Existing wooded areas within buffers should be preserved and supplemented with native vegetation as necessary.

[Amended 3-21-2006 by Ord. No. 06-6]

Each off street parking area shall have a minimum landscaped area of 5%. The landscaped areas shall be distributed throughout the parking area in order to break the view of parked cars in a manner not impairing visibility. Landscaped areas and shrubs within in parking area shall be no higher than three feet. Lower heights will be required at driveways to satisfy the sight distance requirements of Chapter 130, Driveways.

Shrubs used in buffer planting shall be at least three feet to 3.5 feet in height when planted and be of such density that will obscure, throughout the year, the glare of automobile headlights.

When two parking lots adjoin, a buffer strip not less than 20 feet in width shall be provided.

Off-street parking areas which provide parking for 10 or more vehicles shall be provided with shade trees of a type approved by the Planning Board. The shade trees shall be located in curbed islands at the rate of one shade tree for every 10 parking spaces.

§ 224-15 Pedestrian access.

The design and layout of a site shall provide for proper segregation of vehicular and pedestrian traffic. Pedestrian crosswalks shall be provided at intersections where heavy pedestrian and vehicular traffic is anticipated.

Parking areas shall be located so that pedestrian access can be gained to the building without walking more than 200 feet.

In parking areas having more than 100 parking spaces, sidewalks shall be provided along drives and in islands as necessary to accommodate pedestrian travel parallel to the flow of traffic. On smaller sites, sidewalks shall be provided as necessary to accommodate pedestrian flow.

Sidewalks shall be a minimum of four feet wide. In areas where parked vehicles are permitted to overhang the sidewalk, the sidewalk shall be a minimum of six feet wide. Wider sidewalks may be required by the Planning Board in areas of heavy pedestrian travel.

Pedestrian walkways shall not exceed a grade of 6%. On sites where access by disabled persons is required, walkways, ramps, and access to buildings shall comply with the Americans with Disabilities Act.

To ensure pedestrian safety, the Planning Board may require fencing or other form of protection along the top of retaining walls, structures, or slopes exceeding 1 1/2 to 1 which are located in pedestrian travel areas.

When feasible, sidewalks should be designed to discharge stormwater to vegetated areas.

[Amended 3-21-2006 by Ord. No. 06-6]

§ 224-16 Grading.

Driveways and parking areas shall not exceed a grade of 6% and shall not exceed a grade of 4% within 100 feet of the curb line of an intersecting street.

Parking areas shall be reasonably level and shall be graded so that stormwater drains from aisles to parking stalls or to the curbline.

Sites shall be graded to ensure that stormwater flows away from buildings and areas of pedestrian travel.

Earthen slopes shall not exceed a ratio of two horizontal to one vertical. The Planning Board may require fencing at the top of any slopes steeper than two to one.

§ 224-17 Fire prevention.

Thirty-foot-wide fire aisles shall be provided adjacent to all exposures of any building having a ground floor area exceeding 10,000 square feet. No parking shall be permitted within the fire aisle, except that parcel pickup areas and truck loading areas will be permitted, provided that the designated area does not exceed 1/3 of the frontage of the building.

In order to provide access for fire-fighting and/or emergency personnel, parking spaces or other obstructions shall not be located immediately in front of access points into the building.

Where public water is reasonably accessible, service shall be extended to and provided on the site. The minimum main size shall be six inches and shall provide adequate flow and pressure for fire fighting. The location of hydrants shall be approved by the Fire Chief. If public water is not available, the Planning Board on the advice of the Fire Chief may require on-site storage or other measures to ensure adequate fire-fighting capability.

§ 224-18 On-site sewage disposal.

If public sewer is not available, the developer shall submit evidence that a properly functioning individual septic system can be constructed on each lot within a subdivision or on any development site. Suitability will be determined based upon soil profile characteristics observed in soil logs, seasonal high water table, soil suitability classes, the presence or absence of limiting zones and permeability or percolation tests. A minimum of one soil log and two permeability or percolation tests shall be provided on each lot.

Individual septic systems shall conform with the requirements of N.J.A.C. 7:9A, Standards for Construction of Individual Septic Systems, and shall be approved by the local health department and the New Jersey Department of Environmental Protection and Energy.

Nonindividual septic systems, if proposed, shall be permitted and constructed in accordance with the requirements of the New Jersey Department of Environmental Protection and Energy.

In subdivision and site plan applications involving lots with existing septic systems, the applicant shall demonstrate that the existing septic system is suitable and shall continue to be suitable for its intended purpose in accordance with applicable local, county and state standards. It shall also be demonstrated that sufficient lands are available and have been reserved on said lot so that a reconstructed, expanded or entirely new disposal field which meets all required standards can be installed.

§ 224-19 On-site water supply.

The applicant shall substantiate the anticipated demand and present evidence that the aquifer can safely yield the required flow, address groundwater recharge, and assess the impact of the withdrawal on existing wells and surface bodies of water within 500 feet of the tract. The location and depth of existing wells within 500 feet must be provided.

For water demand in excess of 100,000 gallons per day, the applicant shall obtain diversion permits from the New Jersey Department of Environmental Protection and Energy and the Delaware River Basin Commission.

All wells shall meet the construction and operating requirements of the local health department and the New Jersey Department of Environmental Protection and Energy.

§ 224-20 Refuse disposal.

The site plan shall provide adequate measures for collection and disposal of refuse, including provisions for recycling. Containers shall be accessible for pickup and shall be fenced or screened from view.

§ 224-21 Lighting.

Site lighting.

All parking areas, walkways and driveways serving commercial, public, office, multifamily, recreational or other uses having common off-street parking and/or loading areas shall be adequately illuminated for security and safety purposes. Exterior lighting shall be provided in areas accessible to the public at the following intensity:

Area		Average Maintained Footcandles
Parking areas
	Shopping centers	1.5 to 5.0
	Retail	1.0 to 4.0
	Industrial	0.5 to 1.0
	Residential	0.5 to 1.0
Driveways
	Shopping centers	2.0 to 3.0
	Retail	1.0 to 3.0
	Industrial	1.0 to 3.0
Walkways		0.5 to 1.0
Intersections		2.0 to 5.0

A minimum uniformity ratio varying from six to one for the intensely lit areas to 10 to one for the remote areas. The uniformity ratio shall be the ratio of the average to minimum intensity.

The maximum desirable luminaire mounting height is 30 feet.

In general, the areas most frequently utilized shall be more intensely lit, with lighting levels decreasing as usage decreases.

Lighting shall be cut off at property lines adjoining residential areas and zone districts.

(6)

Lighting fixtures shall provide cutoff so that the lamp or refractor is not visible from adjoining roadways or residential areas.

(7)

Spotlights and floodlights shall be so located and directed as not to project light beyond the property or to create a nuisance or hazard. Wall-mounted fixtures are only permitted if directed into a site and not positioned towards neighboring properties or public streets.

(8)

Skyglow effects shall not be permitted.

Street lighting.

Streetlights shall be provided along all streets to ensure safety for vehicular and pedestrian circulation.

Recommended lighting intensity shall be as follows:

	Functional Classification of Street	Average Maintained Footcandles
	Collector	0.6 to 1.2
	Subcollector	0.4 to 1.0
	Local	0.4 to 0.6
	Intersections	2.0 to 5.0

The style of streetlights shall conform with the architectural theme of the development.

One streetlight shall be provided at each intersection, at each cul-de-sac, and at intervals not exceeding 250 feet.

The maximum height of streetlights shall be 25 feet.

§ 224-22 Ownership and maintenance of facilities.

Pavement and curbing. The Township shall own and maintain the pavement and curbing within streets which have been accepted by the Township.

Sidewalks and street trees. Sidewalks and street trees within public street rights-of-way shall be owned and maintained by the abutting property owner. The property owner shall be responsible for maintenance of such sidewalks or trees including removal of debris, shoveling of snow, sidewalk repairs and replacement, and trimming of tree branches to prevent branches from restricting vehicular or pedestrian traffic. The property owner may not close or remove any sidewalk or curb or remove any tree without the approval of the Township.

Notice to construct or repair. Whenever the Township finds that it is necessary and beneficial to public safety that sidewalks be repaired or replaced or trees trimmed, the Township shall cause a notice in writing, by certified mail return receipt requested, to be served upon the owner of said property, specifying the required necessary work to be done by said owner within a period of not less than 30 days from the date of service of such notice. In the event that the owner's address can not be ascertained, then the notice may be inserted for four weeks, once a week, in a newspaper published in the Township, or if such newspaper does not exist, then in a newspaper published in the state and circulating in the Township.