In order to protect and preserve the open space
of the Township, and to further the public health, safety, morals
and general welfare, the following statement of objectives is set
forth:
A.
To encourage innovations in residential development
so that the growing demands of the population may be met by greater
variety in type, design and layout of buildings and by the conservation
and more efficient use of open space ancillary to such buildings.
B.
To encourage a more efficient use of land and of public
services, or private services in lieu thereof.
C.
To provide for a contiguous and integral open space
system.
D.
To conserve the value of the land.
E.
To encourage more flexible land development that will
preserve and enhance natural resources, such as streams, lakes, floodplains,
groundwater, wooded areas, steeply sloped areas and areas of unusual
importance to the natural ecosystem.
F.
To provide that open space within developments shall
be planned and designed to achieve the Township goal of insuring that
adequate recreational areas are set aside in suitable locations to
provide for the recreational needs of the residents and owners of
the development, and that those portions of the Township which, because
of their natural features, constitute important visual amenities and
environmental resources are preserved. Common open space configuration
within a development may be evaluated in terms of inventories of the
natural features, and a plan indicating the general location of common
open space areas for natural preserves and for active recreational
purposes shall be provided.
G.
To provide for various densities, lot sizes and street
patterns that are suitable to the land and aesthetic factors that
will enhance each development.
In all nonresidential developments, not less
than 10% of each tract shall be devoted to open space. These areas
are defined to include any areas not covered by buildings, structures
or by paved streets or parking areas. Such green areas shall be landscaped
and may be used for active as well as passive recreational uses.
A.
In all residential developments which will result
in 10 or more dwelling units, not less than 10% of the total area
shall be set aside for open space and active recreation uses.
B.
This 10% shall not include easement or right-of-way
areas. The location, form and design of such areas shall be approved
by the Planning Board. The area specifically designated for recreational
purposes shall be fully usable for that purpose and shall have all
improvements as required by this chapter. In the case of large subdivisions,
consideration should be given to decentralizing several smaller recreational
areas throughout the development. The method of preserving such areas
for recreational open space shall be approved by the Planning Board.
C.
In special circumstances where, due to the size, location
and design requirements of the project, in the opinion of the Planning
Board, it is not feasible to set aside such area or areas for open
space, the applicant shall make a payment in lieu of the provision
of such open space land to the Township. Such payments shall be placed
in a special recreational open space land fund to be utilized solely
for the purchase of public recreational open space. The amount of
the payment shall be equal to that which would otherwise be provided
within the project in compliance with the regulations of this chapter,
based on the size and character of the land and improvement.
A.
The designated open space areas which may be used
for recreational purposes shall not contain grades that prevent the
construction of recreational facilities.
B.
In the selection of the location of such open spaces,
consideration shall be given to the preservation of natural features.
C.
The open space should be approximately located so
that it is easily accessible to the maximum number of residents of
the development.
D.
There should be a close visual and physical relationship
between the open space and as many dwelling units as is reasonably
possible.
E.
The configuration of the open space area should be
so arranged that the connections can be made to existing or future
adjacent open spaces.
F.
Open space areas should be located to preserve unique
characteristics of the site, such as woodlands, streams and topography.
G.
Portions of the open space should be developed to
afford both passive and active recreational opportunities. Passive
recreational activities may include, but are not limited to, pedestrian
paths, sitting areas and naturally preserved areas. Active recreational
activities may include, but are not limited to, swimming pools, tennis
courts, bicycle paths, tot lots, softball fields and hard surface
court games.
H.
The usage of the open space should be appropriate
for the residents of the development it serves.
I.
Open space lots are not required to meet the bulk
requirements of the zone in which the property is located.
[Added 9-12-2007 by Ord. No. 2007-08]
A.
Required facilities. In all residential developments,
the developer shall install, as a minimum, the following recreational
facilities on the land which has been set aside for recreational purposes:
|
Units
|
Lots
|
Courts
|
Courts
|
Playground
|
Field
| |
|---|---|---|---|---|---|---|
|
1 to 24
|
-
|
-
|
-
|
-
|
-
| |
|
25 to 50
|
1
|
-
|
-
|
-
|
-
| |
|
51 to 150
|
1
|
1
|
1
|
-
|
-
| |
|
151 to 200
|
2
|
2
|
1
|
-
|
-
| |
|
201 to 250
|
1
|
2
|
1
|
1
|
1
| |
|
251 to 350
|
2
|
3
|
1
|
1
|
1
| |
|
351 to 450
|
31
|
41
|
22
|
12
|
13
|
|
NOTES:
| |
|
1Plus one for every
100 additional units.
| |
|
2Plus one for every
300 additional units.
| |
|
3Plus one for every
400 additional units.
|
B.
Tot lots. Each tot lot shall contain as a minimum
the following:
(1)
Two benches, not less than six feet in length, with
back supports.
(2)
One four-seat swing set with parallel overhead bars,
animal seats and push-pull handles.
(3)
One three-seat infant swing set, containing infant
chair seats with safety bars.
(4)
One two-unit see-saw set.
(5)
One whirl, not less than 10 feet in diameter.
(6)
One slide, not less than five feet high.
(7)
Two spring horses.
(8)
One jungle gym climber, not less than five feet high.
(9)
Two shade trees located near the benches.
(10)
The lot shall be enclosed with a four-foot-high
chain link fence.
(11)
A four-foot concrete sidewalk shall connect
the tot lot with the adjacent residential sidewalk.
C.
Required playground equipment. Each playground shall
contain as a minimum the following:
(1)
One horizontal ladder, not less than 16 feet long.
(2)
One slide, not less than 10 feet high.
(3)
One six-seat adult swing.
(4)
One wooden log component play structure containing
a slide, a climber, a ladder and a swing.
(5)
One whirl or merry-go-round not less than 12 feet
in diameter.
(6)
One triple arch climber, not less than 10 feet high.
(7)
Two benches, not less than six feet in length, with
back supports.
(8)
Two shade trees located near the benches.
D.
Tennis courts.
(1)
All tennis courts shall be regulation size and shall
be oriented on a north-south axis. The blacktop and color coating
shall be extended one foot beyond the fence line.
(2)
The courts shall be enclosed with a ten-foot-high,
eleven-gauge, green-vinyl-coated galvanized chain link fence. The
bottom of the fencing shall be a uniform one inch from the court surface
at all locations. Line posts are to be a minimum 2 1/2 inches
outside diameter, terminal posts, a minimum of three inches outside
diameter with brace assembly, and the top rail, a minimum 1 5/8
inches outside diameter. Posts shall be evenly spaced no further apart
than 10 feet on center and shall provide at least 36 inches setting
in concrete. Gate openings shall be not less than seven feet wide,
with a double door.
(3)
Tennis courts shall be in a true plane and graded
side to side with a cross slope of 1%.
(4)
The court shall be four inches of bituminous stabilized
base course on properly prepared subgrade, acceptable to the Township
Engineer, one-and-one-half-inch-thick FABC-1 leveling course; and
a one-inch SP-1 top course coated with a two-colored sealer, as approved
by the Board. The sealer shall be Monsey-Decoralt, or an equivalent
approved by the Township Engineer. Underdrains and granular subbase
may be required, as determined by the Township Engineer.
(5)
The courts shall be lined in accordance with the rules
of the United States Lawn Tennis Association. The paint shall be white
line paint by Monsey-Decoralt, or an equivalent approved by the Township
Engineer.
(6)
Tennis court nets shall be nylon, as manufactured
by Gametime No. 329, or an equivalent as approved by the Board.
(7)
Tennis posts shall be baked on enamel with enclosed
ratchets, as manufactured by Chevron, or an equivalent approved by
the Board. Posts shall be set in concrete.
(8)
An eight-foot aluminum bench with back support shall
be located near each gate entrance and be accessible from the walk.
The benches shall face the courts, and shall be Model Number 881,
manufactured by Gametime, or an equivalent approved by the Board.
(9)
Signs shall be located on each court, identifying
the court number, rules and regulations. The sign material, size,
color, location, method of fastening, lettering and message content
shall be as specified by the Board.
(10)
Deciduous trees shall not be planted closer
than 20 feet to a tennis court fence. All existing trees shall be
trimmed to prevent overhanging branches.
(11)
Lighted tennis courts shall provide a minimum
of 14 footcandles maintained average in the court area at grade level,
using metal halide lamps. Every two courts shall be on a separate
electrical control system. Each control system will consist of an
astronomical-dial time clock; a waterproof, pushbutton, surface-mounted
station, limited to turning the light on only, with provisions for
padlocking; and a watertight cast-aluminum meter cabinet, with a manual
on/off switch and provision for a key lock. The meter cabinet shall
be baked green enamel. Poles shall be Corten steel, self-weathering,
except that aluminum poles shall be used when the poles are located
on the playing surface.
E.
Basketball courts.
(1)
The dimensions of the paved basketball court area
shall be a minimum of 60 feet by 94 feet. Courts shall be oriented
on a north-south axis.
(2)
The court shall be enclosed with a four-foot-high, eleven-gauge, green-vinyl-coated, galvanized chain link fence, subject to all of the specifications of Subsection D(2) above. The fencing shall be located at the edge of the paved area and shall be one inch off the surface.
(3)
The courts shall be four inches of bituminous stabilized
base course on a properly prepared subgrade, acceptable to the Township
Engineer, and a one-and-one-half-inch-thick FABC-1 top course. Courts
shall be in a true plane and graded side to side with a cross slope
of 1%.
(4)
The basketball courts shall be lined with two-inch-wide
painted white lines, with court dimensions of 50 feet by 84 feet,
as measured from the inside of the court lines. All other line locations
shall be in accordance with standard design practice as approved by
the Board.
(5)
Basketball posts shall be Gametime 460, or its equivalent.
Goals and nets shall be Gametime 423, or its equivalent, and the backboard
shall be Gametime 853, or equivalent, all as approved by the Board.
F.
Baseball fields.
(1)
All baseball fields shall be designed in conformance
with accepted practice, except that the Board may specify altered
dimensions for baseball and softball fields.
(2)
The entire infield shall be skinned within a radius
measuring 95 feet from the front center of the pitcher’s plate.
(3)
The infield area shall contain infield mix equal to
or better than Best Top, as furnished by Jesse Morie and Son, Inc.
(4)
Construction of the infield shall be as follows: The
skinned subbase area should be graded to within four inches of finished
grade and contoured with a slope of 2% from the pitcher’s mound
to the edge of the outfield grass and to a point six feet beyond the
base lines and home plate. Stones should be removed and a soil sterilizer
applied. The base should be lightly scarified and infield mix applied
uniformly to a depth of six inches and then mattdragged to a smooth
level grade. Lastly, the skinned area should be moistened with a fine
spray to a depth of 1 1/2 inches and rolled to a uniform smooth
surface.
(5)
The pitcher’s plate and home plate shall be
supplied by the applicant. The pitcher’s plate shall be a Sav-A-Pitch,
and the home plate shall be a Sav-A-Leg, as manufactured by Robert
Sisco Association, or their equivalent, as approved by the Board.
(6)
The backstop shall be made of nine-gauge chain link
fencing with bottom rails. It shall be 12 feet high and 12 feet wide,
with wings 12 feet high and 10 feet wide on both sides, and shall
have a slanted eight-foot overhang. Knuckled sideline fence eight
feet high and 40 feet long, with bottom rails, shall be installed
parallel to both wing walls.
(7)
All upright pipes are to be three inches outside diameter.
All crossbars and braces are to be 1 5/8 inches outside diameter.
All upright pipes shall be set three feet into a concrete foundation
12 inches in diameter and 42 inches deep. All pipes shall be standard
weight Schedule 40. All materials shall be galvanized, and all crossbars
and bracing shall face away from the playing area.
(8)
The height of the pitcher’s mound shall be 10
inches above the infield and shall be composed of 45% clay and 55%
fine gravel. The same material mix shall be used in the batter’s
boxes. A slope of one inch per foot should start six inches in front
of the pitcher’s plate and extend for six feet.
(9)
All fields shall have a north-south orientation, with
home plate facing north, where possible.
(10)
Outfield distances shall not be less than 300
feet from home plate.
(11)
Off-street parking shall be provided, if required
by the Township.
(12)
The outfield shall consist of four inches of
fertilized topsoil that is graded and hydroseeded to create a smooth
playing surface. The seed mixture shall be 60% Kentucky 31 Tall Fescue,
20% Kentucky bluegrass and 20% fine textured rye grass.
(13)
Two player’s benches per field shall be
provided, as manufactured by Mexico Forge No. 155-115, or an equivalent
as approved by the Board.
(14)
One portable, all-aluminum bleacher shall be
provided, as manufactured by Gametime, Model Number 2308, with one
portability unit 2316, or an equivalent as approved by the Board.
(15)
First priority shall be given to designing separate
fields with no overlap. Where overlapping occurs, there shall not
be less than 10 feet between the baseball infield area and the soccer-football
playing area. The applicant shall provide one pair of removable combination
football-soccer goals with nets, sleeves and caps, as manufactured
by Mexico Forge No. 910-000 and No. 920-080, or an equivalent approved
by the Board.
(16)
Lighted baseball fields shall provide a minimum
of thirty-footcandle maintained average for the infield and twenty-footcandle
maintained average for the outfield. Corten steel self-weathering
poles or aluminum poles, and metal halide lamps, shall be used.
All required recreation facilities shall be
completed before 51% of the certificates of occupancy are issued for
the project, but in any event all recreation facilities shall be completed
prior to the issuance of certificates of occupancy for units which
are immediately contiguous to such recreational facilities.[1]
