Forty feet from public streets; 20 feet from the traveled way of private internal streets, roadways, etc.

Thirty feet from all property lines other than public street right-of-way lines.

Forty feet from residential buildings located in the ML-6 District.

The buffer shall be at least 20 feet in depth.

No improvements shall be permitted within the buffer other than plantings, berms, walls, fences or a combination of the foregoing, and when determined necessary by the Planning Board or Board of Adjustment, as applicable, utility structures, drainage pipes and related structures, etc., provided that such utility and drainage structures shall not reduce the effectiveness of the buffer.

In the event that berms, walls and fences are the primary method used for screening, plantings shall also be required within the buffer for aesthetic reasons, as determined by the Planning Board or Board of Adjustment, as applicable. Plantings shall be provided between the tract boundary and any walls or fences used for buffers in order to improve the appearance of the wall or fence from outside the tract.

In the event that plantings are the primary method used for screening, the plantings shall include evergreen shrubs or trees at least six feet high at the time of planting. Additional plantings may be included or required, as determined by the Planning Board or Board of Adjustment, as applicable. The precise type, quantity and spacing of plantings in the buffer shall be determined as part of any site plan review required by the Planning Board or Board of Adjustment, as applicable, as necessary to achieve the intent of this subsection.

In the event that wetlands or other undevelopable areas exist in the location of a required buffer, and such areas do not provide an effective buffer in their natural state, plantings and/or berms and/or fencing, etc., sufficient to meet the intent of the buffer, as determined by the Planning Board or Board of Adjustment, as applicable, shall be required to be provided outside of such undevelopable areas. The foregoing shall not be construed to require that such additional plantings, etc., have a minimum depth of 20 feet. The nature and extent of the buffer in such case shall be determined by the Planning Board or Board of Adjustment, as applicable, based upon field conditions.

Front wall facing front wall: 60 feet.

Front wall facing rear wall: 50 feet.

Front wall facing end/side wall: 35 feet.

End/side wall facing end/side wall: 20 feet.

End/side wall facing rear wall: 30 feet.

Rear wall facing rear wall: 40 feet.

In case of uncertainty as to the definition of "front," "rear," "end/side" wall or in case the angle of the walls facing each other make interpretation of the required setbacks uncertain, the more restrictive of possible interpretations shall apply.

Apartment flat units shall be located in buildings containing townhouse units. In such buildings containing more than six total units, a minimum of 40% shall be townhouse units. In such buildings containing up to six total units, a minimum of 33% shall be townhouse units. There shall not be more than six buildings in the development combining apartment flats and townhouse units that contain six or fewer total units. The number of dwelling units in buildings containing a combination of townhouses and apartment flats shall not exceed 10 units, and the facade of such buildings shall not exceed 200 feet in length.

Buildings containing townhouses and apartment flats shall be designed in a manner that does not distinguish between the exterior design and appearance of apartment and townhouse units. Apartment flats must be incorporated into the building in a manner consistent with overall architectural theme of the building and shall emulate the facade design and treatment of the townhouse units in order to create the exterior appearance of a townhouse unit. If apartment flats are stacked one unit over the other, the units must be accessed via a common interior hallway with a single front and single rear door.

Buildings containing all townhouse units shall contain a minimum of two and a maximum of six dwelling units, and the facade of such buildings shall not exceed 150 feet in length.

All residential buildings shall provide a staggered front-wall building offset of at least five feet for each two units; and shall have not fewer than two walls with window exposure for each unit. For the purposes of regulating facade articulation pursuant to this section, stacked apartment flats shall constitute a single unit.

Attractive landscape plantings shall be provided and maintained.

Existing trees shall be retained wherever possible. Removal and preservation of trees shall comply with all applicable regulations of the Borough of Allendale and any other entity having jurisdiction.

Shade trees shall be provided along both sides of roadways at a ratio of at least one tree for each 30 feet of roadway center line length (one tree for each 60 feet on each side).

Shade trees shall be provided within and/or around the perimeter of parking areas, except driveway parking, at a ratio of at least one tree for each 10 parking spaces.

Location of access. Any development in the ML-6 District shall provide two means of access; one at Chestnut Street and one at New Street. Other access locations may be permitted where feasible. Traffic controls and limitations as to vehicular ingress and egress at such locations will be determined by the Planning Board or Board of Adjustment, as applicable, during the course of its site plan review, as provided by the Municipal Land Use Law, local ordinances and applicable law. The Board may require traffic studies, as it deems appropriate, in order to address issues relating to traffic safety and the distribution and impact of traffic. The site's internal circulation design shall incorporate measures designed to prevent through traffic by nonresidents, including but not necessarily limited to entry gates and/or any other measures deemed appropriate by the Planning Board or Board of Adjustment, as applicable.

Private streets. Private streets, roadways and other means of access shall be designed to comply with all applicable laws, statutes, rules and regulations.

Parking areas shall not be located in the front yard between townhouse or apartment buildings and public streets. Individual driveways serving townhouses or apartment housing units shall not have direct access to a public street, but may have direct access to an internal street, roadway, etc.

Parking areas shall not be located between townhouse or apartment buildings and internal streets, roadways, etc., except that parking spaces in the individual driveways for townhouse and apartment units located in front of garage doors shall be permitted in such locations, and furthermore parking areas containing a single row (i.e., one side of the access aisle only) of up to six spaces shall be permitted in such locations.

Parking areas and driveways shall be set back at least five feet from all property lines abutting a nonresidential zone, and at least 20 feet from all other property lines, except as may otherwise be required for buffers as set forth in § 270-156H.

Parking areas shall be set back at least seven feet from building walls, except parking spaces in driveways located in front of garage doors.

Parking areas shall be set back at least 10 feet from the traveled way of internal streets, roadways, etc., except that parking spaces adjacent to the traveled way and which use the traveled way for direct access to the space shall be exempt from this requirement.

Parking spaces and private driveways shall be paved in accordance with the requirements for the same in the New Jersey Residential Site Improvement Standards (N.J.A.C. 5:21-1 et seq.).

Construction of all affordable units within the ML-6 Zone District.

Construction of 12 affordable units within the ML-6 Zone District and payment of a fee in lieu of construction for the balance of the affordable units, which fee shall be dedicated to fund a COAH-approved regional contribution agreement for such affordable units. The required fee in lieu of construction for each unit shall be the amount required by the Substantive Rules of the New Jersey Council on Affordable Housing at the time of payment.