Town of Boonton, NJ
Morris County
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Table of Contents
Table of Contents
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:
(a) 
Parallel parking: twelve-foot aisle width.
(b) 
Thirty-degree angle parking: twelve-foot aisle width.
(c) 
Forty-five-degree angle parking: thirteen-foot aisle width.
(d) 
Sixty-degree angle parking: eighteen-foot aisle width.
(e) 
Ninety-degree angle parking: twenty-four-foot aisle width.
(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:
[1] 
One loading space shall be at least 10 feet in width, 25 feet in length and 14 feet in height.
[2] 
All off-street loading and unloading shall take place from the loading space and not from the street.
(b) 
In the B-5 Zone, loading and unloading shall be limited to the side and rear of the building and not in a yard adjoining a street or residential zone unless screened from view.
[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.