Borough of East Rutherford, NJ Design Standards for Site Plan Approval

The minimum sight distance established in Table C shall be adhered to between a driveway and the adjoining street in accordance with the definition of a sight triangle. Said driveway shall be designed in profile and grading which shall be reviewed by the Municipal Engineer.

For the purpose of this chapter, sight distance measurement shall be measured from the driver's seat of a standard 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 and with the height of the eye 3.75 feet to the top of the object 4.5 feet above the pavement.

	Table C
	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

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.

No part of any driveway shall be closer than 25 feet from any other driveway on an adjoining parcel, nor shall more than one driveway be located closer than 75 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.

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.

Continuous open driveways in excess of the requirements of Table D, without curbing, shall be prohibited.[1]

[1]

Editor's Note: Table D is included at the end of this chapter.

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 vehicles 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 Municipal Engineer shall be final.

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.

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 street.

The dimension of the driveways shall be designated 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 D. 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 minimum dimensions.

Any vertical curve on a driveway shall be flat enough to prevent the dragging of any vehicle undercarriage.

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.

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.

§ 327-45 Guardrails, wheel stops and striping.

Guardrails shall be provided in appropriate locations where required for safety purposes.

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.

Parking stalls, driveways and aisles shall be clearly marked and delineated. The approving authority may require that certain areas be maintained for fire-fighting purposes or other emergency purposes. These areas as well as other pavement signage shall be appropriately designated.

§ 327-46 Grades in parking areas.

The minimum and maximum parking grades shall be in accordance with the following requirements:

Type	Maximum Grade	Minimum Grade
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. Driveway intersections with any roadway within a distance of 35 feet from the curbline, as measured along the center line of the driveway, shall not exceed a grade of 1.5%.

§ 327-47 Maintenance of off-street parking and loading areas.

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.

§ 327-48 Waiver of parking requirements.

If any applicant can clearly demonstrate to the approving authority that, because of the nature of the operation or use, the parking requirements of this article are unnecessary or excessive, the approving authority shall have the power to approve a site plan showing less paved parking area than required by this article; provided, however, that a landscaped area of sufficient size to meet the deficiency shall be set aside and reserved for the purpose of meeting future off-street parking requirements in the event that a change of use of the premises shall make such additional off-street parking spaces necessary.

§ 327-49 Additional off-street parking requirements.

Limitations as to use. All off-street parking areas shall be used solely for the parking of passenger cars and automobiles. No commercial repair work or service of any kind shall be conducted on such parking lot.

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 revoked and become null and void.

Charges. There shall be no charge made by the owner, real estate developer, management company or assigns for the use of off-street parking facilities by the anticipated users of the development. As used herein, the anticipated users of a residential development shall be the residents thereof, and the anticipated uses of a nonresidential development shall be the owners, employees and invitees of the nonresidential occupant of the development.

[Amended 10-20-2015 by Ord. No. 201-20]

Traffic markers and paint striping.

The side perimeter of each parking space shall be delineated by painted lines on the pavement for the length of the parking space. The width of all lines shall not be less than four inches nor more than six inches and shall be uniform in the entire parking area.

One-way aisles shall be marked with directional arrows on the ground no less than eight feet long, with directional arrows at each end of the aisle. Two-way aisles shall be marked with two directional arrows on the ground, each not less than eight feet long. Two-way aisles shall also be marked with a center line not less than four inches wide. Parking aisles that lead to private roadways or driveways on the property shall be marked. Stop signs shall be provided in every case where there are more than 20 parking spaces provided off any aisle that leads into another interior roadway or driveway.

All traffic markers, traffic signs, traffic signals and traffic control devices shall be constructed, erected, delineated and maintained in accordance with the standards, regulations and requirements set forth in the Manual on Uniform Traffic Control Devices prepared by the United States Department of Transportation, Federal Highway Administration (1971), as the same now exists and as the same may from time to time be interpreted and amended.

All traffic markers and traffic signals, directional arrows, arrows, parking space delineation lines and traffic-control devices shown on an approved site plan are required to be installed and maintained in good condition sufficient to serve their intended purpose.

§ 327-50 Construction of off-street parking areas.

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.

All off-street parking areas, aisles and driveways shall be surfaced with asphalt, bituminous or cement binder or any other stone or brick surface according to specifications established for this purpose by the Borough Engineer.

All parking areas and access drives shall be edged by a concrete curb or Belgium block, as set forth herein.

§ 327-51 Off-street loading requirements.

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 use or requires the distribution by vehicles of material or merchandise and for any residential development containing 30 or more dwelling units and for large-scale 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 E.

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 E
		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	0 to 5,000	40,000
	Warehouse	0 to 5,000	40,000
	Laboratory, research	0 to 5,000	40,000
Commercial
	Wholesale	0 to 5,000	40,000
	Retail	0 to 5,000	20,000
	Service establishments	0 to 5,000	40,000
	Commercial recreation	0 to 5,000	100,000
	Restaurants	0 to 2,000	25,000
	Office buildings	0 to 10,000	100,000
	Hotels	0 to 10,000	100,000
	Funeral homes	0 to 10,000	100,000
Institutional, public
	Schools	0 to 10,000	100,000
	Hospitals and nursing homes	0 to 10,000	100,000
	Auditoriums and arenas	0 to 10,000	100,000

	Notes:
	* 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 excessive in the opinion of the approving authority.
	**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.

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.

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.

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 for ingress or egress to the lot.

§ 327-52 Exterior lighting.

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 height and intensity in footcandles. Any lighting used to illuminate any off-street parking and loading areas shall be shielded and so arranged as to reflect the light away from residential premises and streets.

Lighting shall not be permitted which requires flashing intermittent illumination. Lighting which requires change in color, intensity or hue shall likewise be prohibited.

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.

§ 327-53 Sign plan.

Each site plan application shall include a sign plan showing the specific design, location, size, construction and illumination.

If the applicant is unable to provide said details for signs, the approving authority shall condition its approval upon receipt of the same prior to the issuance of a certificate of occupancy.

§ 327-54 Landscaping plan.

A landscaping plan shall be submitted with each site plan application. The plan shall identify existing and proposed trees, shrubs, bushes, plant material, ground cover and natural features such as boulders and rock outcroppings.

§ 327-55 Buffer areas.

Buffer, including fences, landscaping, berms and mounds shall be used to minimize any adverse impacts or nuisances from the site to adjacent areas

Screen planting or a dense evergreen material not less than four feet in height shall be provided and maintained around the outside boundary of off-street parking and loading areas for more than six vehicles, and a fence with a maximum of three-fourths-inch spacing may be provided not less than four feet in height and maintained in good condition and without advertising.

§ 327-56 Gas, electric and telephone services.

Gas, electric and telephone services 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.

If such facilities cannot be reasonably provided due to the topographic or geologic condition of the land or due to technological circumstances and where the applicant can adequately demonstrate the lack of feasibility of the same to the satisfaction of the approving authority, a waiver of this requirement may be granted.

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 hazard or dangerous conditions.

§ 327-57 Facilities for 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 areas or standing vehicles or other obstructions, particularly in commercial centers.

§ 327-58 Drainage facilities.

Provisions shall be made for the 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. These provisions shall be in accordance with the Borough's Stormwater Management Plan and Ordinance pursuant to N.J.S.A. 40:55D-93 et seq. 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. All open ditches shall be piped in accordance with the Planning Board Engineer's specifications.

The drainage system shall be designed in conformance with accepted engineering standards. To facilitate the review of proposed drainage facilities for the development, design calculations prepared by the applicant's engineer shall accompany the application. The design considerations shall include and not be limited to drainage areas, runoff calculations, storm drains, pipelines, inlet designs and manholes. Unless otherwise stipulated by the Municipal Engineer, drainage facilities shall be designed on the basis of a one-hundred-year storm.

§ 327-59 Sewer and drainage easements.

The approving authority may require, as a part of the site plan approval, that the applicant or owner dedicate to the borough an easement not greater than 25 feet wide from each side of the bank of the stream or drainage facility or sewer or drainage pipe for access to any lot under consideration for site plan approval. Such easements shall not be less than a minimum width of 15 feet.

§ 327-60 Curbing.

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. The Borough Engineer may require curbing within parking areas in order to facilitate drainage and provide separation between pedestrian and vehicular movement.

Curb grading and alignment is to be determined as established in the area unless otherwise required by the Borough Engineer.

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.

§ 327-61 Street widening.

The right-of-way width, measured from lot line to lot line, shall not be less than 50 feet, 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.

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, 1/2 of the required difference in roadway width shall be dedicated.

§ 327-62 Sidewalks.

Each land development requiring site plan approval may be required to provide a sidewalk within the street right-of-way.

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.

Sidewalks shall be constructed of concrete, brick or other similar material and shall be at least four feet in width.

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. Sidewalks, when constructed along the building, shall be located not less than three feet from the building.

§ 327-63 Storage of refuse; collection.

Provisions shall be made for the proper storage and collection of refuse, including provisions for recycling in accordance with the borough recycling program. 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.

The Board of Health shall approve the location and method of collection on the site.

§ 327-64 Retaining walls.

Retaining walls shall be designed to be safe and adequate for the purpose intended. Said walls shall not detract from the aesthetics of the site when constructed.

§ 327-65 Outdoor storage areas.

Outdoor storage, where permitted, shall be suitably located and approved by the approving authority, which shall consider the relationship of such areas to adjacent properties and roadways; provided, however, that in all such cases where storage is permitted such areas are suitably screened, as provided in § 327-68.

§ 327-66 Design standards for physically handicapped.

In accordance with Chapter 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 and 52:32-5, N.J.S.A. 52:32-11, and N.J.S.A. 52:32-14, respectively.

Design facilities for buildings.

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.

On each floor open to the public at least one water closet shall be provided for each sex. In general, toilet facilities shall be provided to accommodate wheelchair occupants, which shall include adequate stall door width, grab rails, sufficient space and appropriate height.

A drinking fountain of suitable height and extension for wheelchair occupants on every floor open to the public shall be provided.

In any multistory building an elevator sufficient in size to accommodate a wheelchair shall be provided.

At least one public telephone at a height accessible to wheelchair occupants shall be provided.

Parking lot design.

A minimum of 1% of the total number of parking spaces, but not fewer 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.

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."

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.

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.

Where applicable, curb ramps shall be provided to permit handicapped people access from parking area to sidewalk.

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.

§ 327-67 Architectural screening of mechanical equipment.

Architectural screening of any mechanical equipment on the roof or outside of any building shall be installed so as to screen the mechanical equipment from view. "Architectural screening," for purposes of this section, shall be deemed to mean the use of metal, stone or other relatively maintenance-free material in slats or other design so as to screen and prevent the direct view of the mechanical equipment. The term "mechanical equipment" includes fans, air-conditioning equipment, elevator housing, water towers, compressors, heating equipment and any other equipment of any kind.

§ 327-68 Screening and confinement of materials kept outside.

Any materials left or kept outside of a building shall be screened and kept within limited confines. Any materials, trash or refuse or any combination kept or left outside of a building and any containers for said material shall either be:

Finished and screened in a manner shown on the proposed site plan designed to meet the applicable requirements herein;

Enclosed on all four sides with the same material that is used for the outer surface of the exterior walls of the building adjacent thereto, except for entry gates; or

Enclosed and screened in any other manner approved by the approving authority, provided that the same is designed to effectively confine the material within the enclosed area and screen the same from other areas outside the building and is a material that is not likely to create problems of maintenance, sanitation and nuisance.

Nothing contained herein shall be deemed to authorize the storage of any material in any zone where such use of the property is not otherwise permitted by Chapter 289, Zoning, of the Code of the Borough of East Rutherford and any amendment thereto, and all applicable laws and regulations. If the applicant does not propose any outside storage of said materials, the plan shall so indicate. The applicant shall not thereafter store any of said materials outside of the building unless a plan is submitted to and approved by the approving authority for said purpose.

[Amended 4-16-1996 by Ord. No. 96-8]

§ 327-68.1 Design standards for self-service storage facilities.

[Added 12-15-2015 by Ord. No. 2015-31]

Site plan review shall be required for all new construction and expansions of self-service storage facilities to ensure the development has a high-quality design and is appropriate to the desired character of the zone it is located in and the adjacent neighborhood.

Self-service storage facilities shall meet the requirements of Chapter 327 and the following additional requirements:

Fences and walls, including entry gates, shall be constructed of high-quality materials and shall be compatible with the design and materials of the building(s) and site.

Decorative metal or wrought-iron fences are preferred.

Chain-link (or similar) fences, barbed- or razor-wire fences, and walls made of precast concrete blocks are prohibited.

Fences or walls between the main or front building on the site and the street shall be landscaped to buffer the fence or wall from view.

Ground- and upper-floor facades for self-service storage facility buildings shall meet the following requirements:

The ground floor on rear or side facades facing residential areas shall be visually screened from view from the street or nearby residential uses.

In order to promote visual compatibility, self-service storage facility buildings shall incorporate architectural and design features common to commercial and/or multifamily development. Examples of such architectural and design features include: massing; proportion; facade modulation; exterior building materials and detailing; varied roof line; pedestrian scale; fenestration; repetition; etc.

All exterior windows, doors and other architectural features shall be shaded or a selected color as determined by the Planning Board to:

[1]

Be compatible with the color of the building; and

[2]

Be of such color as to lessen the visibility of the door, window or other architectural feature.

The business office of self-service storage facilities shall have a pedestrian entrance facing the street. This entrance shall be considered the "main" or "principal" entrance to the building for purposes of this chapter, even if the majority of customers using the facility enter through loading docks, bays, doors or other side or rear entrances.

Self-service storage facility buildings shall be surfaced in high-quality materials. Prefabricated buildings, unfaced concrete block, painted masonry, and tilt-up and precast concrete panels are prohibited.

Areas for outdoor storage, trash collection or compaction, loading or other such uses shall not be located on a facade facing a public street or be located within 20 feet of any public street, public sidewalk, or internal pedestrianway, which setback area shall be planted with landscape material acceptable to the Planning Board (or Board of Adjustment, if applicable).

§ 327-68.2 Design standards for self-service storage facilities in the Light Industrial District.

[Added 12-19-2017 by Ord. No. 2017-15]

Site plan review shall be required for all new construction and expansions of self-service storage facilities as well as change-in-use applications for new self-storage facilities in existing buildings to ensure the development has a high-quality design and is appropriate to the desired character of the zone it is located in and the adjacent neighborhood.

Self-service storage facilities shall meet the requirements of § 389-18 and the following additional requirements:

If provided, fences and walls including entry gates shall be constructed of high-quality materials and shall be compatible with the design and materials of the building(s) and site.

Decorative metal or wrought iron fences are preferred.

Chain-link (or similar) fences, barbed or razor wire fences, and walls made of precast concrete blocks are prohibited.

Fences or walls between the main or front building on the site and the street shall be landscaped to buffer the fence or wall from view.

Ground- and upper-floor facades for self-service storage facility buildings shall meet the following requirements:

For newly constructed self-storage facilities, the ground floor on rear or side facades facing residential areas shall be visually screened from view from the street or nearby residential uses.

In order to promote visual compatibility, newly constructed self-service storage facilities buildings shall incorporate architectural and design features common to commercial and/or multifamily development. Examples of such architectural and design features include: massing; proportion; facade modulation; exterior building materials and detailing; varied roofline; pedestrian scale; fenestration; repetition; etc.

All exterior windows, doors and other architectural features shall be shaded, or a selected color as determined by the Planning Board to be compatible with the color of the building and of such color as to lessen the visibility of the door, window or other architectural feature.

The business office of self-service storage facilities shall have a pedestrian entrance facing the street. This entrance shall be considered the main or principal entrance to the building for purposes of this chapter, even if the majority of customers using the facility enter through loading docks, bays, doors or other side or rear entrances.

Newly constructed self-service storage facility buildings shall be surfaced in high-quality materials. Prefabricated buildings, unfaced concrete block, painted masonry, tilt-up and pre-cast concrete panels are prohibited.