Borough of Park Ridge, NJ
Bergen County
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Table of Contents
Table of Contents
In preparing an application for site plan review, planned development review, conditional use request and other matters requiring site plan review, the applicant shall be guided by the design standards affecting off-street parking and loading, traffic circulation, building design and layout, lighting, buffering and landscaping, signs, drainage and other utilities and environmental considerations contained herein.
A. 
(Reserved)[1]
[1]
Editor's Note: Original Subsection A, Number of parking spaces required, was repealed 9-13-2005 by Ord. No. 2005-19. See now § 101-62A.
B. 
(Reserved)[2]
[2]
Editor's Note: Original Subsection B, Location of parking spaces, as amended, was repealed 9-13-2005 by Ord. No. 2005-19. See now § 101-62B.
C. 
Parking area design standards.
(1) 
Aisle width. Provisions shall be made for the safe and adequate circulation of vehicles and pedestrians within and adjoining the subject property. Aisle widths providing direct access to individual parking stalls shall be in accordance with the standards in Table X-2. Only one-way traffic shall be permitted in aisles of less than 24 feet in width.
Table X-2
Minimum Aisle Width
Parking Angle
(degrees)
Minimum Aisle Width
(feet)
0 (parallel parking)
12
30
12
45
13
60
18
90 (perpendicular parking)
24
(2) 
Parking stalls shall be nine feet by 18 feet in dimension, provided that parking stalls serving lots which contain a supermarket shall be 10 feet by 20 feet.
[Amended 7-14-1992 by Ord. No. 92-20]
(3) 
Circulation within parking area.
(a) 
All parking spaces shall be designed free and clear of any obstruction to individual parking stalls.
(b) 
Such parking spaces shall be located in such a fashion as to permit all vehicles to exit 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 safety control, such as fire hydrants, doorways, 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.
(d) 
Pedestrian circulation within a parking area shall be, to as great an extent as 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 as to afford maximum safety to said roadway and to provide for safe and convenient ingress and egress and to minimize conflict with the free flow of traffic. In no case shall unrestricted access along the length of the street or streets upon which the parking area abuts be permitted.
(b) 
Sight distances.
[1] 
The minimum sight distances established in Table X-3 shall be adhered to between a driveway and the adjoining street in accordance with the site triangle definition. Said driveway shall be designed in profile and grading which shall be reviewed by the Municipal Engineer.
[2] 
For the purpose of this chapter, site distance measurement 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 right-of-way line of the road, with the height of the eye 3.75 feet to the top of the object 4.5 feet above the pavement.
Table X-3
Minimum Sight Distance From a Driveway and Adjoining Street
Allowable Maximum Speed on Roadway
(miles per hour)
Minimum Sight Distance
(feet)
25
175
30
250
35
325
40
400
45
450
50 or more
500
(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 from any other driveway on an adjoining parcel nor shall more than one driveway be located closer than 40 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 of an interchange or within 50 feet of the beginning of any ramp or other portion of an interchange.
Table X-4
Driveway Widths, Depressed Curbs and Curb Return Radius Standards
One-Way Operation
Two-Way Operation
Driveway Width
(feet)
Depressed Curb
(feet)
Curb Return Radius
(feet)
Driveway Width
(feet)
Depressed Curb
(feet)
Curb Return Radius
(feet)
3- to 10-family residence
12 to 15
32 to 35
20 min.
30 max.
22 to 26
44 to 50
20 min.
30 max.
Over 10-family residence
15 to 16
35 to 38
20 min.
30 max.
24 to 30
46 to 52
25 min.
35 max.
Commercial and industrial
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 X-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.
(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 deviation from them and requirements of the Municipal 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 90° as site conditions will permit and in no case will be less than 60°.
[2] 
One-way operation. Driveways used for vehicles in one direction of travel (right turn only) shall not form an angle smaller than 45° with a public 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 90° are indicated in Table X-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.
[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 specified by standards set by the Municipal Engineer. Such pavement shall extend to the paved portion of the public or private street pavement.
(5) 
Guardrails, wheel stops and parking lot stripping.
(a) 
Guardrails shall be provided in appropriate locations where required for safety purposes.
(b) 
Wheel stops, permanently anchored to the ground, may be required in appropriate locations. Parked vehicles shall not overhang or extend over sidewalk areas, unless an additional sidewalk width of 2 1/2 feet is provided to accommodate such overhang.
(c) 
Parking stalls, driveways and aisles shall be clearly marked and delineated. The approving authority may require certain areas be maintained for fire-fighting purposes or other emergency purposes. These areas as well as other pavement signage shall be appropriately designated.
(6) 
Minimum and maximum grades in parking areas. The minimum and maximum parking grades shall be in accordance with the following requirements:
Maximum Grade
(percent)
Minimum Grade
(percent)
Parking stalls and service aisles
6%
1/2%
Main approach walkways to buildings
4%
1/2%
Collector or other service walkways
8%
1/2%
Swales
10%
2%
Principal circulation aisles
8%
1/2%
Driveways; entrances and exits
6%*
1/2%
NOTE:
*
For a distance of 100 feet from the street right-of-way line.
(7) 
Maintenance of off-street parking and loading area. Every parcel of land used as a public or private off-street parking or loading area shall be maintained in good condition, free of hazards and deterioration. All pavement areas, sidewalks, curbs, drainage facilities, lighting, bumpers, guardrails, markings, signs, landscaping and other improvements shall be maintained in workable, safe and good condition.
(8) 
Other off-street parking requirements:
(a) 
Limitations as to use. All 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 within the parking lot.
(b) 
Nonavailability. At any time that the required off-street parking facilities cease to be available as required, the certificate of occupancy for the building or buildings built in conjunction with such parking areas shall be canceled and become null and void.
(c) 
Charges. There shall be no charge made of the use of off-street parking facilities, and no cars other than self-propelled passenger vehicles shall be permitted to use any of the off-street parking facilities herein required, and no service of any kind shall be extended to the vehicle occupying such off-street parking facilities except for emergency purposes.
D. 
Off-street parking construction.
(1) 
All off-street parking areas shall be graded and drained so as to dispose of all surface water in a manner so as not to unreasonably impair the surroundings.
(2) 
All off-street parking areas, aisles and driveways shall be surfaced with asphalt, bituminous or cement binder pavement according to specifications established for this purpose by the Borough Engineer.
(3) 
All parking areas and access drives shall be edged by a concrete curb or Belgian block not exceeding six inches above the paved surface or ground level.
A. 
In any district, in connection with every building or buildings group or part thereof, hereinafter erected, which is to be utilized by industrial and commercial uses or requires the distribution by vehicles of materials or merchandise and for any residential development containing 30 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 requirements of Table X-5.
B. 
Each such loading space shall not be less than 12 feet in width and 35 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.
Table X-5
Off-Street Loading Requirements
Land Use**
Floor Area at Which First Berth is Required
(square feet)
Floor Area at Which Second Berth is Required*
(square feet)
Industrial, manufacturing
5,000
40,000
Laboratory, research, commercial
5,000
40,000
Retail
5,000
20,000
Service establishments
5,000
40,000
Commercial recreation
5,000
100,000
Restaurants
2,000
25,000
Office buildings
5,000
100,000
Funeral home
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
Auditoriums, arenas
10,000
100,000
NOTES:
*
An 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.
**
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 same can be demonstrated to be in excess as shall be subject to determination by the approving authority.
C. 
Except for required buffer areas, each such loading space may occupy any required side or rear yard but shall not be located in the required front yard. When adjoining a residential use, institutional use or place of general assembly, a suitably screened or landscaped buffer shall be provided.
D. 
Off-street loading spaces shall not be located within any fire prevention zone, within 25 feet of any fire hydrant or within 10 feet of any stairway, doorway, elevator or other general means of entry to and from a building for the general public, nor shall it block or in any way interfere with the free flow of pedestrians from any means of ingress or egress nor shall it interfere with the free flow of pedestrians or vehicles. All such loading spaces shall be appropriately indicated by sign or other visual communication as to said location.
E. 
All loading and unloading operations shall be conducted entirely within the boundaries of the lot concerned, and no vehicle or conveyance shall in any manner use public streets, sidewalks or rights-of-way for loading or unloading operations other than ingress or egress to the lot.
A. 
Lighting.
(1) 
In connection with every site plan, the applicant shall submit plans for all proposed exterior lighting. These plans shall include the location, type of light, radius of light and intensity in footcandles. The following design standards shall be followed:
(a) 
The style of the light and light standard shall be consistent with the architectural style of the principal building.
(b) 
The maximum height of freestanding lights shall not exceed the height of the principal building or 25 feet, whichever is less.
(c) 
All lights shall be shielded to restrict the maximum apex angle of the cone of illumination to 150°.
(d) 
Where lights along property lines will be visible to adjacent property, the lights shall be appropriately shielded.
(e) 
Spotlight-type fixtures attached to buildings shall be avoided, except where properly screened from adjacent properties.
(f) 
Freestanding lights shall be so located and protected to avoid being damaged by vehicles.
(g) 
Lighting shall not be permitted which requires flashing or intermittent illumination. Lighting which requires change in color, intensity or hue shall likewise be prohibited.
(2) 
Said lighting shall in no way interfere with, detract from or diminish in any way the effectiveness of any traffic signal or similar safety or warning device.
B. 
Signs.
(1) 
Each site plan application shall include a sign plan showing the specific design, location, size, construction and illumination in accordance with the Borough Sign Ordinance.[1]
[1]
Editor's Note: See Ch. 101, Zoning, Art. X, Signs.
(2) 
If the applicant is unable to provide said details for signs, the approving authority shall condition its approval upon receipt of same prior to the issuance of a certificate of occupancy.
[1]
Editor's Note: Original § 87-46, Landscaping and buffer areas, was repealed 9-13-2005 by Ord. No. 2005-19. See now § 101-63.
A. 
Gas, electric and telephone service.
(1) 
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 a part of an underground system.
(2) 
If such facilities cannot be reasonably provided due to topographic or geologic condition of the land or due to technological circumstances, and where the applicant can adequately demonstrate the lack of feasibility of same to the satisfaction of the approving authority, a waiver of this requirement may be granted.
(3) 
Where existing utility lines such as electric and telephone poles exist off-tract and require relocation as a result of the proposed development, the approving authority 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 engineer of the serving utility company, 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, particularly in commercial centers.
C. 
Stormwater drainage.
(1) 
Provisions shall be made for the safe and adequate drainage of surface runoff waters in and from the premises so that flooding and erosion of the property and the property of others will be prevented.
(2) 
Each site plan submitted to the approving authority shall be reviewed by the engineer to establish requirements to prevent adverse drainage conditions both on and off the site.
(3) 
The drainage systems shall be designed in conformance to accepted engineering standards. To facilitate the review of the proposed drainage facilities for development, design calculations prepared by the applicant's engineer shall accompany the application.
(4) 
The design considerations shall include and not be limited to drainage areas, runoff calculations, storm drains, pipelines, inlet designs and manholes.
(5) 
Unless otherwise stipulated by the Municipal Engineer, drainage facilities shall be designed on the basis of a fifty-year storm, using a one-hour intensity of two inches.
A. 
Curbing.
(1) 
General:
(a) 
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 municipal standards and specifications.
(b) 
The Municipal Engineer may require curbing within parking areas in order to facilitate drainage and provide separation between pedestrian and vehicular movement.
(2) 
Alignment and grade. Curb grading and alignment is to be determined as established in the area unless otherwise required by the Municipal 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 less than 50 parking spaces, a depressed curb driveway shall be utilized.
B. 
Street widening.
(1) 
The right-of-way width, measured from lot line to lot line, shall not be less than 50 feet in width, except when shown at a greater width on the Master Plan or Official Map or said street constitutes an extension of an existing street with a greater width than 50 feet.
(2) 
In connection with site plans that adjoin or include existing streets that do not conform to widths as shown on the Official Map or Master Plan or are less than 50 feet in width, the applicant shall dedicate additional width along either one or both sides of said road. If the site plan is along one side only, one-half of the required difference in roadway width shall be dedicated.
C. 
Sidewalks.
(1) 
Each land development requiring site plan approval may be required to provide a sidewalk within the street right-of-way.
(2) 
Pedestrian walkways or sidewalks may also be required for any development of 50 or more parking spaces within said parking area to provide convenient and safe access for pedestrian circulation.
(3) 
Sidewalks shall be constructed of concrete, brick or other similar material and shall be at least four feet in width.
(4) 
Sidewalks between parking areas and principal structures, along aisles and driveways and wherever pedestrian traffic shall occur shall be raised six inches or more above the parking area except when crossing streets or driveways.
(5) 
Sidewalk construction shall be in accordance with Chapter 86 of the Code of the Borough of Park Ridge.
Provisions 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 or shall be appropriately screened and landscaped where outdoor storage is necessary.
A. 
Retaining walls. Retaining walls shall be designed to be safe and adequate for the purpose intended. Said walls shall not detract from the aesthetic beauty of the site when constructed, and to this end shall be fenced or landscaped in accordance with the plans to be approved by the approving authority.
B. 
Design standards for physically handicapped persons.
(1) 
Design standards, when applicable. In accordance with Chapters 220, 221 and 224 of the Laws of 1975,[1] all plans and specifications for the construction or remodeling of any public building, as defined herein, shall provide facilities for the physically handicapped.
[1]
Editor's Note: See N.J.S.A. 52:32-4 et seq.
(2) 
Design facilities, buildings.
(a) 
All public buildings shall contain at least one principal entrance, accessible to and usable by physically handicapped persons, which shall be either ramped or at ground level.
(b) 
In any multistory building, an elevator sufficient in size to accommodate a wheelchair shall be provided.
(3) 
Parking lot design.
(a) 
A minimum of 1% of the total number of parking spaces, but not less than two parking spaces, shall be designed and designated for physically handicapped persons. Said spaces shall be most accessible and approximate to the building or buildings which the parking spaces serve.
(b) 
Each space or group of spaces shall be identified with a clearly visible sign displaying the international symbol of access along with the following wording: "These spaces reserved for physically handicapped drivers."
(c) 
Each space shall be 12 feet wide to allow room for persons in wheelchairs or on braces or crutches to get in and out of either side of an automobile onto level, paved surface suitable for wheeling and walking.
(d) 
Where possible, such spaces shall be located so that persons in wheelchairs or using braces or crutches are not compelled to wheel or walk behind parked cars.
(e) 
Where applicable, curb ramps shall be provided to permit handicapped people access from parking area to sidewalk.
(4) 
Sidewalks. A sidewalk hereafter constructed or reconstructed on public or private property for public use shall be constructed in a manner that will facilitate use by physically handicapped persons. At points of intersection between pedestrian and motorized lines of travel, and at other points where necessary to avoid abrupt changes in grade, a sidewalk shall slope gradually to street level so as to provide an uninterrupted line of travel.
C. 
Environmental impact statement.
(1) 
When required. The approving authority may require the preparation of an environmental impact statement for any site plan application, conditional use request, planned development or major subdivision.
(2) 
Elements of the environmental statement:
(a) 
An inventory of existing environmental conditions of the site and in the surrounding region which describes air quality, water supply, solid waste disposal, hydrology, geology, soils, topography, vegetation, wildlife, aquatic organisms, ecology, demography, land use and archeology.
(b) 
A project description, complete with maps and drawings, which shall specify what is to be done and how it is to be done, during construction and operation; a construction schedule including:
[1] 
Reason for the project.
[2] 
The recommended or favored alternative solution.
[3] 
Parks, recreational sites, wildlife refuges and historic sites described.
[4] 
Existing land use, zoning and Master Plan delineation of project area.
[5] 
Ambient environmental assets mapped and described.
(c) 
A listing of all licenses, permits or other approvals required by law and the status of each.
(d) 
An assessment of the probable impact of the project upon all topics in Subsection C(2)(a) above.
(e) 
A listing of adverse environmental impact, especially irreversible damage which cannot be avoided, including water quality, noise, air quality, traffic, undesirable land use patterns, damage or disruption of significant plant or wildlife systems, aesthetic values, destruction of natural resources, displacement of people and business, displacement of viable farms, destruction of man-made resources, disruption of desirable community and regional growth and health, safety and well-being of the public.
(f) 
Steps to be taken to minimize adverse environmental impacts during construction and operation, both at the project site and in the surrounding region, including but not limited to soil erosion, preservation of trees, protection of watercourses, protection of air resources, noise control and traffic control.
(3) 
Alternative considerations. Alternatives to all or any part of the project, with reasons for their acceptability, including that of no development; the available alternatives that might avoid some or all of the adverse environmental effects, with the rationale for acceptability or nonacceptability of each alternative; and a cost-benefit analysis of the impact on alternatives.
[Added 7-11-2006by Ord. No. 2006-10]
A. 
Checklist of requirements for site plan approval to permit an outdoor cafe. The following information shall be submitted:
(1) 
A site plan, at a scale not less than 1/8 inch equals one foot, identifying the location of the cafe, the required barrier between the seating area and public circulation areas, screening proposed, table and chair locations, and refuse disposal location, which includes the existing square footage of the indoor dining area and the square footage of proposed outdoor dining area;
(2) 
Photographs of lots adjacent to the cafe area;
(3) 
Photographs of the area where the cafe is to be located;
(4) 
Detailed screening plan;
(5) 
Detailed lighting plan, including details of the fixtures and levels of illumination proposed;
(6) 
Details of additional signage;
(7) 
Total number of seats on site, both indoor and outdoor;
(8) 
The applicant must comply with the parking requirements for restaurant uses. In calculating the required parking, all seats, both indoor and outdoor, must be utilized.
B. 
In addition to this checklist, an applicant must comply with the licensing provisions of Chapter 75 and the zoning regulations of Chapter 101.