In reviewing any site plan, the municipal agency
shall consider:
A.
Pedestrian and vehicular traffic movement within and
adjacent to the site, with particular emphasis on the provision and
layout of parking areas, off-street loading and unloading, movement
of people, goods and vehicles from access roads, within the site between
buildings and between buildings and vehicles. The municipal agency
shall ensure that all parking spaces are usable and safely and conveniently
arranged. Access to the site from adjacent roads shall be designed
so as to interfere as little as possible with traffic flow on these
roads and to permit vehicles a rapid and safe ingress and egress to
the site.
B.
The design and layout of buildings and parking areas
shall be reviewed so as to provide an aesthetically pleasing design
and efficient arrangement. Particular attention shall be given to
safety and fire protection; impact on surrounding development, contiguous
and adjacent buildings and lands; and environmental and ecological
considerations.
C.
Adequate lighting shall be provided to ensure safe
movement of persons and vehicles and for security purposes. Lighting
standards shall be a type approved by the municipal agency. Directional
lights shall be arranged so as to minimize glare and reflection on
adjacent properties.
D.
Buffering where required shall be located around the
perimeter of the site to minimize headlights of vehicles, noise, light
from structures and the movement of people and vehicles and to shield
activities from adjacent properties.
E.
Landscaping shall be provided as part of the overall
site plan designed and integrated into building arrangements, topography,
parking and buffering requirements.
F.
Signs shall be designed so as to be aesthetically
pleasing, harmonious with other signs on the site and located so as
to achieve their purpose without constituting hazards to vehicles
and pedestrians.
G.
Storm drainage, sanitary waste disposal, water supply
and garbage disposal shall be reviewed and considered. Particular
emphasis shall be given to the adequacy of existing systems, and the
need for improvements, to adequately carry runoff and sewage and maintain
an adequate supply of water at sufficient pressure.
H.
Garbage disposal shall be reviewed to ensure frequent
collection, protection against vermin and rodents and aesthetic considerations.
All systems shall meet municipal specifications as to installation
and construction.
C.
Parking area design standards.
(1)
Aisle widths. Provisions shall be made for safe and
adequate circulation of pedestrians and vehicles within and adjoining
the subject property. The width of all aisles providing direct access
to individual parking stalls shall be in accordance with the standards
established in Table 2. Any fire lanes provided may encompass a part
of, and need not be in addition to, the minimum aisle widths set forth
in Table 2. Only one-way traffic shall be permitted in aisles of less
than 24 feet.
[Amended 9-28-2000 by Ord. No. 2000-35]
(2)
Size of parking stalls. Parking spaces for all land
uses within the Borough of Fort Lee shall have a minimum area of 162
square feet of space, exclusive of aisles, and shall measure no less
than nine feet in width and 18 feet in length.
(3)
Circulation within parking areas.
(a)
Except for attendant parking, all parking spaces
shall be designed free and clear of any obstruction to individual
parking stalls. The foregoing notwithstanding, the reviewing board
may, where appropriate and consistent with the promotion of the public
health, safety and welfare, upon a showing by the applicant that adequate
parking shall at all times be available to serve the intended use,
allow temporary obstructions of parking spaces or, in the case of
parking spaces designated as "for employees only," obstructions of
a longer duration, for the purpose of facilitating loading, unloading,
refuse removal and other service activities.
[Amended 9-28-2000 by Ord. No. 2000-35]
(b)
Such parking spaces shall be located in such
a fashion as to permit all vehicles to exit the same in a safe and
orderly manner. Under no condition shall vehicles be permitted to
back out of a parking lot driveway or otherwise block the free movement
of traffic within the parking area or specific points of traffic within
the parking area or specific points of safety control, such as fire
hydrants, doorway, elevators or other similar locations.
(c)
Aisle widths and circulation patterns shall
be designed to permit emergency and service vehicles such as delivery
trucks, solid waste collection vehicles and the like to have reasonable
access to and space for their intended functions.
|
Table 2
Minimum Aisle Width
| ||
|---|---|---|
|
Parking Angle
|
Minimum Aisle Width
(feet)
| |
|
0º (parallel parking)
|
12
| |
|
30º
|
12
| |
|
45º
|
13
| |
|
60º
|
18
| |
|
90º (perpendicular)
|
24
| |
(d)
Pedestrian circulation within a parking area
shall be, to as great an extent possible, separated from vehicular
traffic. Safety zones, crossing points and sidewalk areas, where warranted,
shall be provided.
(e)
The use of pedestrian carts or other similar
accessory vehicles shall not be permitted to be retained within the
driving area of the parking facility.
(4)
Driveway design criteria.
(a)
Location of driveways. All entrance and exit
driveways to a public or private street shall be so located to afford
maximum safety to said roadway.
(b)
Sight distances. The minimum sight distances
established in Table 3 shall be adhered to between a driveway and
the adjoining street. For the purpose of this chapter, sight distance
measurements shall be measured from the driver's seat of a standing
vehicle located on that portion of the exit driveway that is immediately
contiguous to the traveled way with the front of the vehicle 10 feet
behind the curbline of the road, with the height of the eye 3.75 feet
to the top of the object 4.5 feet above the pavement.
(c)
Where a site is located at the intersection
of two streets, no driveway entrance or exit shall be located within
50 feet of the point where the curb return of the street intersection
and the curbline meet.
(d)
No part of any driveway shall be located closer
than 20 feet to any other driveway on an adjoining parcel, nor shall
more than one driveway be located closer than 60 feet to another driveway
on the same site as measured from the closest edge of any two driveways
along the same right-of-way line.
(e)
No entrance or exit driveway shall be located
on a traffic circle or on a ramp or an interchange or within 50 feet
of the beginning of any ramp or other portion of an interchange.
|
Table 3
Minimum Sight Distance
From a Driveway and Adjoining Street
| ||
|---|---|---|
|
Allowable Maximum
Speed on Roadway
(miles/hour)
|
Minimum Sight
Distance
(feet)
| |
|
25
|
175
| |
|
30
|
250
| |
|
35
|
325
| |
|
40
|
400
| |
|
45
|
450
| |
|
50 or more
|
500
| |
(f)
Geometric design. The geometric design of a
driveway connection to a public or private street shall be governed
by sound traffic engineering principles. The following guidelines
are utilized in preparing a geometric design, but some deviation may
be necessitated from time to time due to the many variables encountered
in the course of preparing a design. The applicant should be aware,
therefore, that although the driveway layout may conform to these
guidelines conditions may dictate deviations from them, and requirements
of the Borough Engineer shall be final.
[1]
Two-way operation. Driveways used for two-way
operation will intersect a public or private street at an angle to
as near 90º as site conditions will permit and in no case will
be less than 60º.
[2]
One-way operation. Driveways used for vehicles
in one direction of travel (right turn only) shall not form an angle
smaller than 45º with a public or private street.
[3]
The dimensions of driveways shall be designed
to adequately accommodate the volume and character of vehicles anticipated
to be attracted daily onto the land development for which a site plan
is prepared. The required maximum and minimum dimensions for driveways
connecting to a public or private street at 90º are indicated
in Table 4. Driveways serving large volumes of daily traffic or traffic
over 25% of which is truck traffic shall be required to utilize high
to maximum dimensions. Driveways serving low daily traffic volumes
or traffic less than 25% of which is truck traffic shall be permitted
to use low to minimum dimensions.
[4]
Any vertical curve on a driveway shall be flat
enough to prevent the dragging of any vehicle undercarriage and shall
provide a clear view of traffic on the street intersecting with said
driveway.
[5]
Should the sidewalk be so close to the curb
at a depressed curb driveway as to cause the ramp to be too steep
and be likely to cause undercarriage drag, the sidewalk shall be appropriately
lowered to provide a suitable ramp gradient.
[6]
The surface of any driveway shall be constructed
with a permanent pavement of a type or types specified by standards
set by the Borough Engineer. Such pavement shall extend to the paved
portion of the public or private street pavement.
[7]
The design of the ramps within and adjoining
a parking area shall be reviewed by the Borough Traffic Consultant
and the Borough Engineer. Factors affecting the grade of such ramps,
length and width of ramp, floor-to-floor height, degree of curvature,
proximity to driveways and circulation systems shall be evaluated.
D.
Tandem parking prohibited. Tandem parking is prohibited
except as to R-1 and R-4A Zones, inclusive.
|
Table 4
Driveway Widths, Depressed Curbs
and Curb Return Radius Standards
| |||||||
|---|---|---|---|---|---|---|---|
|
One-Way
Operation
Driveway
Width
(feet)
|
Depressed
Curb
(feet)
|
Curb
Return
Radius
(feet)
|
Two-Way
Operation
Driveway
Width
(feet)
|
Depressed
Curb
(feet)
|
Curb
Return
Radius
(feet)
| ||
|
Five- to
ten-family
residence
|
12 to 15
|
32 to 35
|
20 min.
30 max.
|
22 to 26
|
40 to 50
|
20 min.
30 max.
| |
|
Over 10-
family
residence
|
15 to 16
|
35 to 38
|
30 min.
30 max.
|
24 to 30
|
46 to 52
|
25 min.
35 max.
| |
|
Commercial
and indus-
trial
|
15 to 30
|
35 to 50
|
35 min.
45 max.
|
30 to 50
|
50 to 70
|
35 min.
45 max.
| |
|
Service
stations
|
20 to 30
|
35 to 50
|
20 min.
35 max.
|
40 to 50
|
50 to 60
|
20 min.
35 max.
| |
|
NOTE: Driveways connecting to a public
or private street at an angle shall have the same widths as shown
in Table 4. The width of depressed curb and the radius of curb returns
shall provide for the sharpest turning radii of vehicles using the
driveway, keeping said vehicles within their prescribed lanes.
| |||||||
A.
In any district, in connection with every building
or building group or part thereof hereinafter erected which is to
be utilized by industrial and commercial uses or requires the distribution
by vehicles of material or merchandise and for any residential development
containing 50 or more dwelling units and for large-scale public and
quasi-public uses, there shall be provided and maintained, on the
same zone lot with such building, off-street loading spaces in accordance
with the requirement of Table 5.
B.
Each such loading space shall not be less than 12
feet in width and 30 feet or more in length depending upon the functions
to be performed. The overall floor-to-ceiling height or clear height
distance shall not be less than 12 feet, which may be increased where
required by the Planning Board.
C.
Each such loading space may occupy any required side or rear yard, except when adjoining a residential use, institutional use or place of general assembly, where a ten-foot buffer zone, suitably screened or landscaped, shall be provided. Section 345-20B of this chapter shall also be applicable to off-street loading areas.
D.
Off-street parking spaces shall not be located within
any fire prevention zone, within 25 feet of any fire hydrant, nor
shall it block or in any way interfere with the free flow of pedestrians
from any stairway, doorway, elevator or other general means of entry
to and from a building for the general public.
E.
All such loading spaces shall be appropriately indicated
by sign or other visual communication as to said location.
F.
The reviewing board may, in its discretion, waive
the requirement of a loading berth where, through the presentation
of competent testimony, it is demonstrated that a loading berth is
not necessary due to the operational requirements of the facility,
the frequency of deliveries, the type of vehicle utilized in making
deliveries or other factors that dictate a lack of need for a dedicated
loading berth.
[Added 9-28-2000 by Ord. No. 2000-35]
|
Table 5
Off-Street Loading Requirements
Borough of Fort Lee, New Jersey
| |||
|---|---|---|---|
|
Land Use2
|
At Which First
Berth is Required
Floor Area
(square feet)
|
At Which Second
Berth is Required1
Floor Area
(square feet)
| |
|
Industrial:
| |||
|
Manufacturing
|
5,000
|
40,000
| |
|
Laboratory, research
|
5,000
|
40,000
| |
|
Commercial:
| |||
|
Wholesale
|
5,000
|
40,000
| |
|
Retail
|
5,000
|
20,000
| |
|
Service establishments
|
5,000
|
40,000
| |
|
Commercial recreation
|
5,000
|
100,000
| |
|
Restaurants
[Amended 9-28-2000 by Ord. No. 2000-35] |
5,000
|
25,000
| |
|
Office building
|
5,000
|
100,000
| |
|
Hotel
|
10,000
|
100,000
| |
|
Residential:
| |||
|
Apartment building
|
20,000
|
100, 000
| |
|
Institutional, public schools
|
10,000
|
100,000
| |
|
Hospitals, nursing homes
|
10,000
|
100,000
| |
|
Terminals
|
5,000
|
40,000
| |
|
Auditoriums
|
10,000
|
100,000
| |
|
Arenas
|
10,000
|
100,000
| |
|
Funeral homes
|
10,000
|
100,000
| |
|
NOTES:
1 One additional
berth shall be required for each additional amount of square feet
as indicated as required between the need for one- and two-berth intervals.
2 In the case of
a multiple-use building, the amount of off-street loading required
shall be equal to the sum of the parts unless the same can be demonstrated
to be in excess as shall be subject to determination by the Planning
Board.
| |||
A.
Curbing.
(1)
General. Where curbing is lacking, an applicant for
site plan approval shall install curbing along the extent of all property
fronting public and private streets in accordance with the standards
and specifications of the Borough. The Planning Board may require
curbing within parking areas in order to facilitate drainage, provide
separation between pedestrian and vehicular movement and to provide
traffic channelization.
(2)
Alignment and grade. The alignment and grade of curbing
is to be determined by that established or existing in the area, unless
otherwise indicated by the Borough Engineer.
(3)
Curbing at driveway openings. Where a proposed driveway
is to serve any land development of 50 or more parking spaces, curbing
need not be carried across the driveway opening as a depressed curb
but rather may be swept back as curb returns. Where the driveway serves
a facility having fewer than 50 parking spaces, a depressed curb driveway
shall be utilized.
B.
Other roadway widening. The Planning Board, at its
discretion, may require dedication of additional street right-of-way
and pavement. Where the Borough has adopted an official map or a master
plan indicating wider rights-of-way than presently exist, the applicant
for site plan approval shall be required to dedicate the same to the
Borough.
C.
Sidewalks.
[Amended 10-26-2000 by Ord. No. 2000-42; 12-14-2000 by Ord. No. 2000-47]
(1)
Each commercial property owner located within a district
designated as a streetscape improvement district, and seeking any
land development requiring site plan approval, shall provide a sidewalk
within the street right-of-way which shall fully comply with the specifications
set forth in the Borough's streetscape improvement project, which
specifications are incorporated herein, and which are available in
the Construction Office of the Borough of Fort Lee. Such sidewalk
shall be designed in accordance with those Borough specifications
and shall be subject to the review of either the Construction Official
or the Streetscaping Engineer. In order to minimize the additional
financial cost of compliance with the terms of this section respecting
streetscaping compliance, any property owner subject to the provisions
of the enhanced sidewalk improvement specifications shall not be compelled
to post a performance guaranty for that portion of the estimated cost
of the sidewalk and the appurtenant improvements allocated to the
enhanced requirements.
(2)
The Borough's streetscaping improvement program shall
apply to all commercial districts within the Borough.
[Amended 9-13-2001 by Ord. No. 2001-49]
(3)
In the event that any sidewalk within a commercial
district requires a repair of 15% or more of the total square footage
of the sidewalk on the property, the property owner shall comply with
the specifications set forth in the Borough's streetscape improvement
project with respect to the entire sidewalk on the premises.
[Added 9-13-2001 by Ord. No. 2001-49]
D.
Buffer areas, fencing, screening and landscaping.
Buffer areas, planting strips, fencing and screening may be required
by the Planning Board to ensure privacy and harmonious conditions
between adjoining land uses. The Planning Board shall approve a landscaping
plan which shall include the type of material to be used, the height
of such improvements, the seasonal nature of any plant materials and
the maintenance of the same. Landscaping may include the use of trees,
shrubs, ground cover, plants, sculpture, art and other ornamental
devices and the use of building and paving materials in an imaginative
manner.
E.
Refuse collection. Provision shall be made for the
proper storage and collection of refuse. All such storage shall be
maintained within the confines of an enclosed building or structure
and shall be reasonably accessible for vehicular collection on the
site. The reviewing board, based on competent testimony concerning
the anticipated frequency of refuse collection and the intended operation
of the site, shall have the discretion to determine whether the proposed
storage structure is reasonably accessible as required herein. The
Fort Lee Board of Health shall approve the location and method of
collection on the site. The reviewing board shall, in appropriate
instances, condition its approval upon the subsequent approval of
the Fort Lee Board of Health.
[Amended 9-28-2000 by Ord. No. 2000-35]
F.
Illumination. All exterior lighting for buildings,
signs and parking areas shall not produce any glare beyond the property
lines of the site and shall, where appropriate, be screened or oriented
in such a fashion to prevent the same.
(1)
Such lighting shall not be permitted which requires
a flashing or intermittent illumination. Lighting which requires change
in color, intensity or hue shall likewise be prohibited except when
completely shielded from the external segments of the property.
(2)
Said lighting shall in no way interfere with, detract
from or diminish in any way from the effectiveness of any traffic
signal or similar safety or warning device.
G.
Noise control. Provision shall be made for the elimination
of all loud and offensive noise to the general public and adjoining
properties emanating from the property.
A.
Gas, electric and telephone service. Gas, electric
and telephone service shall be provided by the applicant in concert
with the appropriate public utility providing such service. Said service
on the site shall be provided as part of an underground system.
(1)
If such facilities cannot be reasonably provided due
to topographic or geologic condition of the land, due to technological
circumstances, and where the applicant can adequately demonstrate
the lack of feasibility of the same to the satisfaction of the Planning
Board, a waiver of this requirement may be granted by the Planning
Board.
(2)
Where existing utility lines, such as electric and
telephone poles, exist off the site and require relocation as a result
of the proposed development, the municipal agency shall be assured
that said relocation will not create or maintain any hazardous or
dangerous conditions.
B.
Water supply and sanitary sewage disposal. Adequate
provisions for water supply and sanitary sewage disposal shall be
indicated. Said facilities shall include and not be limited to approvals,
where appropriate, of the Borough Engineer, Building Inspector, Department
of Health and Fire Department. The locations of all proposed fire
hydrants or similar facilities shall be indicated on the plan, and
said areas shall provide for appropriate fire lanes or protective
areas which shall not be impeded by parking or standing vehicles or
other obstructions. The location and construction of said hydrants
shall comply with applicable Fire Department regulations.
C.
Stormwater drainage. Each site plan submitted to the
municipal agency shall be reviewed by the Borough Engineer to establish
requirements to prevent adverse drainage conditions both on and off
the site.
(1)
The drainage system shall be designed in conformance
with accepted engineering standards. To facilitate the review of proposed
drainage facilities for development, design calculations prepared
by the applicant's engineer shall accompany the application.
(2)
The design considerations shall include and not be
limited to drainage areas, runoff calculations, storm drain pipelines,
inlet designs and manholes.
(3)
Unless otherwise stipulated by the Borough Engineer,
drainage facilities shall be designed on the basis of a ten-year storm,
using a one-hour intensity of two inches.
[1]
Editor's Note: Former § 345-24,
Signs in language other than English, was repealed 9-13-2001 by Ord.
No. 2001-48.
A.
MULTIFAMILY HOUSING DEVELOPMENT
RECYCLING AREA
As used in this section, the following terms shall
have the meanings indicated:
A building containing three or more dwelling units occupied
or intended to be occupied by persons living independently of each
other, or a group of such buildings.
Space allocated for collection and storage of source-separated
recyclable materials.
B.
There shall be included in any new multifamily housing
development that requires subdivision or site plan approval an indoor
or outdoor recycling area for the collection and storage of residentially
generated recyclable materials. The dimensions of the recycling area
shall be sufficient to accommodate recycling bins or containers which
are of adequate size and number and which are consistent with anticipated
usage and with current methods of collection in the area in which
the project is located. The dimensions of the recycling area and the
bins or containers shall be determined in consultation with the Municipal
Recycling Coordinator and shall be consistent with the district recycling
plan adopted pursuant to Section 3 of P.L. 1987, c. 102 (N.J.S.A.
13:1E-99.13), and any applicable requirements of the Municipal Master
Plan adopted pursuant to Section 26 of P.L. 1987, c. 102.
C.
The recycling area shall be conveniently located for
the residential disposition of source-separated recyclable materials,
preferably near, but clearly separated from, a refuse dumpster.
D.
The recycling area shall be well lit and shall be
safely and easily accessible by recycling personnel and vehicles.
Collection vehicles shall be able to access the recycling area without
interference from parked cars or other obstacles. Reasonable measures
shall be taken to protect the recycling area, and the bins or containers
placed therein, against theft of recyclable materials, bins or containers.
E.
The recycling area or the bins or containers placed
therein shall be designated so as to provide protection against adverse
environmental conditions which might render the collected materials
unmarketable. Any bins or containers which are used for the collection
of recyclable paper or cardboard and which are located in an outdoor
recycling area shall be equipped with a lid, or otherwise covered,
so as to keep the paper or cardboard dry.
F.
Signs clearly identifying the recycling area and the
materials accepted therein shall be posted adjacent to all points
of access to the recycling area. Individual bins or containers shall
be equipped with signs indicating the materials to be placed therein.
G.
Landscaping and/or fencing shall be provided around
any outdoor recycling area and shall be developed in an aesthetically
pleasing manner.[1]
[1]
Editor's Note: Former § 345-25.1,
Design standards and guidelines in the C-1 Central Business District,
which immediately followed this section, as added 8-17-2006 by Ord.
No. 2006-41, was repealed 8-21-2008 by Ord. No. 2008-34.
