20-25
Introduced: August 21, 2025
Public Hearing: September 18, 2025
Status: Adopted
Please note: An Ordinance Amending and Supplementing Sections 15-2.2, 15-48.6.4, 15-77.2, 15-77.3, 15-79, 15-81.7, 15-81.9, 15-81 and 15-85.3 of the Land Development Ordinance of the Township of Randolph
- WHEREAS, the Municipal Land Use Law ("MLUL") of the State of New Jersey, N.J.S.A. 40:55D-1 et seq., grants to municipalities the power to adopt a zoning ordinance relating to the nature and extent of the uses of lands, buildings and structures thereon; and
- WHEREAS, the Township of Randolph Planning Board (“Planning Board”) has reviewed and made recommendations to the Township of Randolph (“Township”) regarding revisions and updates to the Land Development Ordinance of the Township of Randolph; and
- WHEREAS, the Township desires to amend and supplement Sections 15-2.2, 15-48.6.4, 15-77.2, 15-77.3, 15-79, 15-81.7, 15-81.9, 15-81 and 15-85.3 of the Land Development Ordinance of the Township of Randolph based upon the recommendations from the Planning Board.
NOW, THEREFORE, BE IT ORDAINED by the Township Council of the Township of Randolph, County of Morris, and State of New Jersey as follows:
Section 15-2.2, Definitions, of the Land Development Ordinance of the Township of Randolph is hereby amended by the addition of the following:
Cluster Box Unit (CBU) - A centralized grouping of individually locked and keyed compartments or mailboxes, such as a wall-mounted unit in an apartment building or a free-standing neighborhood delivery and collection box unit. The carrier can generally access the individual compartments at one time by using a special key to unlock a facing or rear flat panel (front- or back-loading) or, for vertical boxes, (top-loading) an entire row of boxes that swing away from the wall to expose the tops of each box. Also known as mail kiosks.
Subsection E. of Section 15-48.6.4., Tree care and plantings, of the Land Development Ordinance of the Township of Randolph is hereby deleted in its entirety and replaced by the following:
E. Applicant Option. If an applicant should decide not to replace required trees on the site, the applicant shall contribute $200 per tree not replaced, which monies shall be deposited into the Tree Bank Fund of Sec. 15-48.8.B. Where the number of trees not replaced exceeds 250 the contribution shall be $115 per tree not replaced. For charitable and nonprofit organizations, the contribution shall be $100 per tree not replaced.
Subsection B.7. of Section 15-77.2, Landscape plan, of the Land Development Ordinance of the Township of Randolph is hereby deleted in its entirety and replaced by the following:
7. A plant schedule indicating botanical name, common name, size at time of planting (caliper, height and spread), quantity, root condition and any special remarks (spacing, substitutions, etc.) for all plant material proposed. Plants within the plant schedule shall be keyed to the landscape plan utilizing the first letter of the botanical plant name (i.e., Acer rubrum = AR). Native and invasive species shall be identified.
Subsection D. of Section 15-77.3, General landscape design, of the Land Development Ordinance of the Township of Randolph is hereby deleted in its entirety and replaced by the following:
D. Flower bed displays and pollinator gardens are highly encouraged.
Section 15-77.3, General landscape design, of the Land Development Ordinance of the Township of Randolph is hereby supplemented by the addition of the following:
G. Plant selection should favor native and drought-tolerant species. Township of Randolph Recommended Native Plant Species List shall be used as a guide for the selection.
Township of Randolph Recommended
View the Native Plant Species List here.
Section 15-79, Site Amenities, of the Land Development Ordinance of the Township of Randolph is hereby supplemented by the addition of the following:
15-79.4. - Cluster Box Units (mail kiosks)
A. General
1. If required by the United States Postal Service (USPS), CBUs for residential developments shall meet or exceed the standards of the USPS and meet the following additional requirements. In case of regulatory conflicts, any requirement of the USPS shall supersede regulations of this Ordinance.
2. In case of conflict with accessory structure requirements pursuant to Section 15-41, Accessory Buildings or Structures, the requirements of this section shall apply.
B. Location
1. CBUs shall be located as follows:
a. Within a primary building, such as an apartment building, or an accessory facility serving the development such as a clubhouse;
b. Stand-alone within 25 feet of the parking area servicing such buildings or facilities; and/or
c. Located along right-of-way and common access drives at least 50 feet interior to the development.
2. CBUs can be located in open space or in a common access easement. The area of each CBU located in common open space shall count towards any required open space for the development.
C. Parking and Pedestrian Access
1. The number of motor vehicle parking spaces shall be provided per location, which shall include at least one space meeting handicap accessibility requirements.
| Number of Mailboxes per Location | Minimum Number of Parking Spaces |
| 50 or less | 4 |
| 51-80 | 5 |
| 80-110 | 6 |
| 111 or more | 6 plus 1 per each additional 25 mailboxes |
2. No parking is required for CBUs located within a facility with parking or within 25 feet of a parking area serving another facility.
a. Such facilities include, but are not limited to, clubhouses, leasing offices, and parking bays designated for visitor parking.
b. Such parking areas shall include a designated handicap accessible parking space in a location meeting USPS requirements.
3. Pedestrian Access
a. Walkways or sidewalks shall connect CBUs to parking areas and the overall walkway and sidewalk system of the development.
b. All CBUs shall be accessed by walkways or sidewalks meeting handicap accessibility width and paving requirements.
D. Design Standards
1. All CBUs shall be incorporated into a kiosk unless the units are located interior to a building.
2. CBU kiosks shall be compatible with other streetscape elements and be architecturally enhanced with building materials and details typical of the architectural style of the neighborhood/development.
a. CBU kiosks shall be located away from any location where, by reason of the position, shape or color, it may interfere with, or obstruct the view of or be confused with any authorized traffic control device.
b. Provide a 4-foot wide impervious surface parallel to the kiosk wherever the individual mailboxes are to be accessed.
c. Provide landscaping consistent with the landscape theme of the neighborhood/development.
d. Provide lighting.
Subsection A. 2. of Section 15-81.7, Environmental impact statements, of the Land Development Ordinance of the Township of Randolph is hereby deleted in its entirety and replaced by the following:
2. Twenty percent (20%) or more of the development site contains any combination of environmentally sensitive areas.
Subsection A. of Section 15-81.9, Traffic impact statement, of the Land Development Ordinance of the Township of Randolph is hereby deleted in its entirety and replaced by the following:
A. The Planning Board or Zoning Board of Adjustment may require the applicant to prepare, at his own expense, a Traffic Impact Statement describing and explaining the impact and effect of the proposed land development upon all roads which are adjacent to or immediately affected by traffic. The Board shall retain the right to select a qualified consultant to prepare a Traffic Impact Statement. Such report shall be a requirement for all proposed developments generating 60 or more peak hour trips during the morning and evening as analyzed using the most recent edition of the Trip Generation Handbook of the Institute of Transportation Engineers, or as otherwise required by the reviewing Board.
Section 15-81, General Provisions, of the Land Development Ordinance of the Township of Randolph is hereby supplemented by the addition of the following:
15-81.10. - Electronic submission and filing of land use applications.
Drawings shall be submitted in portable document format (pdf) at 400 × 400 dpi. All other documents such as, but not limited to application, environmental impact study, traffic study, storm water report and permits associated with the application shall be submitted in portable document format (pdf) at 300 × 300 dpi. All revisions and resubmissions shall also be submitted in these formats. Files must be named with address/file type/date for all submittals and revised submittals. I.e. 123 Main Street _Architectural Plans_01.01.21.PDF
Item (25a) of Section 15-85.3, Site plan submission details and requirements checklist, of the Land Development Ordinance of the Township of Randolph is hereby deleted in its entirety and replaced by the following:
| Yes | No | Item # | Description |
| ( ) | ( ) | (25a) | Community Design Statement. Written analysis of the characteristics of the existing residential and commercial development in the surrounding area. Analysis of consistency of proposed site layout and architectural design with the Master Plan Community Design Element and Land Development Ordinance Section 15-60, Site Plan and Subdivision Design Standards. The purpose of the analysis is to ensure the plan gives detailed consideration to the scale and character of the existing neighborhood, to minimize adverse impacts and promote a desirable visual environment and good civic design and arrangement of design elements as more fully described in Section 15-60. |
Item (26) of Section 15-85.3, Site plan submission details and requirements checklist, of the Land Development Ordinance of the Township of Randolph is hereby deleted in its entirety and replaced by the following:
| Yes | No | Item # | Description |
| ( ) | ( ) | (26) | The location, type, size of all existing/proposed pathways, driveways, fences, retaining walls, outdoor storage areas, trash receptacle and recycling areas. All off-street parking and loading areas, dimensions, schedules and associated parking and loading calculations. All ingress and egress areas and dimensions. Location and layout of EVSE and Make-Ready parking spaces if required by 40:55D-66.20. |
Item (42) of Section 15-85.3, Site plan submission details and requirements checklist, of the Land Development Ordinance of the Township of Randolph is hereby deleted in its entirety and replaced by the following:
| Yes | No | Item # | Description |
| ( ) | ( ) | (42) | Traffic Impact Statement (as per 15-81.9.A) |
Item (43) of Section 15-85.3, Site plan submission details and requirements checklist, of the Land Development Ordinance of the Township of Randolph is hereby deleted in its entirety and replaced by the following:
| Yes | No | Item # | Description |
| ( ) | ( ) | (43) | Environmental Impact Statement (as per 15-81.7.A) |
Item (44) of Section 15-85.3, Site plan submission details and requirements checklist, of the Land Development Ordinance of the Township of Randolph is hereby deleted in its entirety and replaced by the following:
| Yes | No | Item # | Description |
| ( ) | ( ) | (44) | Community Impact Statement (where required by Board). |
Section 15-85.3, Site plan submission details and requirements checklist, of the Land Development Ordinance of the Township of Randolph is hereby supplemented by the addition of the following:
| Yes | No | Item # | Description |
| ( ) | ( ) | (70) | Item #70 - Electronic submission of land use applications (see 15-81.10) |
All Ordinances or parts of Ordinances in conflict or inconsistent with any part of this Ordinance are hereby repealed to the extent that they are in such conflict or inconsistent.
This Ordinance may be renumbered for codification purposes.
In the event that any section, part or provision of this Ordinance shall be held to be unenforceable or invalid by any court, such holding shall not affect the validity of this Ordinance as a whole, or any part thereof, other than the part so held unenforceable or invalid.
This Ordinance shall take effect 20 days after passage and publication as provided by law.
Attest
Donna Marie Luciani, Township Clerk
Township of Randolph
Joe Hathaway, Mayor
Legal Notice
Township of Randolph, County of Morris
Ordinance No. 20-25
Notice is hereby given that an Ordinance entitled "An Ordinance Amending and Supplementing Sections 15-2.2, 15-48.6.4, 15-77.2, 15-77.3, 15-79, 15-81.7, 15-81.9, 15-81 and 15-85.3 of the Land Development Ordinance of the Township of Randolph" was submitted in writing at a regular meeting of the Mayor and Council of the Township of Randolph, County of Morris, State of New Jersey, held on August 21, 2025 and was introduced, read by title and passed on first reading. A Statement of Purpose of the Ordinance is contained below. The Governing Body of the Township of Randolph will further consider the Ordinance for second reading and final passage thereof at their regular meeting to be held on September 18, 2025 at 6 p.m. prevailing time, at the Municipal Building, 502 Millbrook Avenue, Randolph, New Jersey 07869, at which time and place a public hearing will be heard thereon by the Governing Body and all parties in interest and citizens shall have an opportunity to be heard concerning said Ordinance.
Statement of Purpose of Ordinance
The purpose of the above Ordinance is to amend and supplement Sections 15-2.2, 15-48.6.4, 15-77.2, 15-77.3, 15-79, 15-81.7, 15-81.9, 15-81 and 15-85.3 of the Land Development Ordinance of the Township of Randolph based upon the recommendations from the Township of Randolph Planning Board. A copy of the full Ordinance is available to any member of the general public, without cost, at the Township of Randolph, Municipal Building, Millbrook Avenue, Randolph, New Jersey, at the Office of the Township Clerk, between the hours of 9:00 a.m. and 4:30 p.m.
Donna Marie Luciani, Township Clerk
Township of Randolph
County of Morris, State of New Jersey