In the T-1 Townhouse Zone where dwelling units are not being subdivided into individual lots, the following shall be the minimum distance between buildings:
a. At least twenty-five (25%) percent of the total land area within the T-1 Townhouse Zone shall be designed for and devoted to open space. In computing such twenty-five (25%) percent requirement, common recreation areas accessory to the residential use and required buffer areas shall be included.
b. A minimum of ten (10%) percent of the total land area shall be designed for active and passive recreational uses These uses may include softball, soccer, football, basketball or similar recreational uses, swimming facilities, tennis courts as well as less active pursuits such as sitting areas, shuffleboard, etc
c. Open space as provided herein shall be owned and maintained by the Homeowners Association in accordance with the provisions of N.J.S.A 40-55D-43 (Ord. #19-88, 9; Ord. #10-90)
a. Street Requirements.
1. Right right-of-way and pavement widths of all internal streets, roads and vehicular-traveled ways shall be determined from sound planning and engineering standards in conformity to estimated needs of the full proposed development and the traffic to be generated thereby. They shall be adequate in size, loading and design to accommodate the maximum traffic, parking and loading needs and access for fire-fighting and police vehicles.
2. All private internal residential roads and streets shall contain a minimum pavement width of twenty-four (24') feet for two-way streets and twenty (20') feet for one-way streets. Collector roadways shall minimally contain a pavement width of thirty (30') feet All public streets shall minimally meet the Township of Denville street standards
3. All streets and roads, either dedicated public streets or privately owned and maintained, or any combination thereof, shall be subject to the laws of the Township of Denville as to the construction of the roadway.
4. Where an Official Map or Master Plan, or both, have been adopted, the proposed street system shall conform to the proposals and conditions shown thereon except as may be modified by the Planning Board or Governing Body, as provided by law.
b. Utility Improvements.
1. The T-1 Townhouse Zone shall be served by a centralized water and sanitary sewerage system as defined herein.
2. All utility improvements, including storm drainage systems, sanitary sewage collection and disposal and water supply systems, shall be in accordance with standards and procedures as established by local, County and State regulations. Said improvements shall be subject to review and approval by the New Jersey Department of Environmental Protection, the Township Engineer and the Township Board of Health, where applicable, as well as appropriate County and State agencies, where applicable Water supply facilities shall be subject to review and approval by the Township Engineer and Fire Department, and the Denville Water Department
3. Electric, gas and telephone service shall be provided by the developer in concert with the appropriate public utilities providing such service. Said service shall be provided as part of an underground system
4. If such underground facilities cannot be reasonably provided due to topographic or geological conditions of the land due to technical circumstances, and if the landowner shall adequately demonstrate the lack of feasibility of such an undertaking to the satisfaction of the Board of Public Utilities, a waiver of this requirement may be granted by the Planning Board.
c. Off-Street Parking Requirement.
1. Within the T-1 Townhouse Zone, a minimum of two (2) parking spaces shall be provided for each dwelling unit. In addition, there shall be provided five-tenths (O 5) parking spaces for each dwelling unit which shall be conveniently located for common-area off-street parking.
2. Each townhouse, townhouse-duplex, triplex, quadruplex or patio house shall minimally provide one (1) enclosed parking space for each dwelling unit
3. Each parking space shall be provided at a width of nine (9') feet and a length of twenty (20') feet.
4. Parking for handicapped persons shall be provided with a minimum width of twelve (12') feet and a length of twenty (20') feet
5. Aisle widths for all ninety (90 ) degree parking shall minimally be twenty-four (24') feet wide.
6. Said parking will be suitably landscaped, screened, lighted and conveniently located to the housing to be served. Said parking will also be suitably graded and improved and provided with adequate drainage facilities.
7. Except where parking is provided within the residential structure, no general parking area shall be located closer than ten (10') feet to a residential building
d. Emergency Facilities.
1. All housing developed within the T-1 Townhouse Zone shall be suitably designed for emergency assistance if necessary
2. No housing unit shall be inaccessible to emergency service facilities - notably police, firefighting, and ambulance service
3. Every principal doorway to a housing unit shall face or front upon a concrete, macadam or other similarly improved area capable of supporting a fire engine, ambulance or other similar emergency vehicle.
4. In no event shall a housing unit be constructed back-to-back or side-to-back where the principal or sole access to said dwelling unit does not have direct frontage upon a street or driveway,
e. Environmental Standards
1. Buffer Area.
(a) The applicant shall provide and maintain a buffer area within the T-1 Townhouse Zone which shall be no less than fifty (50') feet in width from all external lot lines of the site Such buffer zone shall be kept in its natural state where wooded. When natural vegetation is sparse or non-existent, the landowner shall be required to provide a year-round visual screen as determined by the Planning Board
(b) Upon specific findings of particular circumstances related to conditions of topography, natural features, lot configuration, natural vegetation or the lack of same, soil conditions, drainage or other similar site characteristics, or where said proposed development is compatible with existing development, the Planning Board may decrease the required buffer area as stated herein to a minimum width of twenty-five (25') feet or may increase the required buffer to a maximum width of one hundred (100') feet.
(c) A modification shall also be permitted in the buffer zone as noted herein. This modification would permit a minimum average buffer requirement along all external property lines where the average buffer provided shall be a minimum of fifty (50') feet and further provided no portion of any buffer shall be less than thirty (30') feet Moreover, no more than four (4%) percent of all housing units shall be permitted to include into the buffer area of less than fifty (50') feet. No more than six (6%) percent of the perimeter area of the buffer shall be permitted to be less than fifty (50') feet in width along all sections of the property abutting all residentially zoned land
(d) Within the buffer area, there shall be no loss of existing trees or other forms of vegetation, no regrading of soils, construction of retaining walls or construction of underground utilities or development of retention or detention basins shall be permitted. The only intrusion into the mandatory buffer area is the extension of roads and utilities perpendicular to the mandatory buffer area No use or structure including parking and loading areas, shall be permitted within the mandatory buffer area.
2. Steep Sloping Areas No development shall be permitted in an area in which the slope gradient is fifteen (15%) percent or greater except for connecting roadways and utilities
3. Wetland Areas No development shall be permitted within any area classified as a wetland area of one (1) acre or more in size unless a duly approved alternative mitigating procedure is provided and approved by the appropriate authority
4. Flood Plain Designation. No principal use of any site within the flood plain area, including housing, shall be permitted. Recreation use and a limited amount of soil movement shall be permitted within the flood plain area subject to Township Engineer and N.J.D.E.P. approval, if applicable (Ord #19-88, 9, Ord #16-89, 3; Ord #10-90)
