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.
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.
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.
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.
(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:
(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.
