In reviewing any application for site plan approval,
conditional use approval, planned development or combinations thereof,
the approving authority, advisory boards, professional advisors and
the applicant shall be guided by the general and specific requirements
contained herein.
A.
Circulation.
(1)
The circulation system shall consider pedestrian and
vehicular traffic movement within and adjacent to the plat, with particular
emphasis on the provision and layout of parking areas, off-street
loading and unloading and movement of people, goods and vehicles from
access roads, within the site and between buildings and vehicles.
(2)
All parking spaces shall be 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.
Building design and layout.
(1)
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 and
contiguous and adjacent buildings and lands; and environmental and
ecological considerations.
(2)
It is the intent of the Borough of Mendham to preserve
and maintain, insofar as is possible, the structures and sites which
are significant and picturesque reminders of its tradition. A list
of such structures and sites is given in an appendix to the Master
Plan. An applicant whose proposed development includes any structure
or sites is very strongly encouraged to develop plans that preserve
and enhance them, as such actions are of benefit both to the applicant
and to the present and future citizens of the Borough of Mendham.
C.
Lighting. Adequate lighting shall be provided to ensure
safe movement of persons and vehicles and for security purposes. Directional
lights shall be arranged so as to minimize glare and reflection on
adjacent properties.
D.
Buffering. 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. Buffering may consist
of fencing, evergreens, shrubs, bushes, deciduous trees, or combinations
thereof, to achieve the stated objectives.
E.
Landscaping. Landscaping shall be provided as part
of the overall plan designed and integrated into building arrangements,
topography, parking and buffering requirements. Landscaping shall
include trees, bushes, shrubs, ground cover, perennials, annuals,
plants, sculpture, art, street furniture and the use of building and
paving materials in an imaginative manner.
F.
Signs. Signs shall be designed so as to be aesthetically
pleasing and harmonious with other signs on the site and located so
as to achieve their purpose without constituting hazards to vehicles
and pedestrians.
G.
Utilities.
(1)
Storm drainage, sanitary waste disposal, water supply
and solid waste 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.
(2)
Solid waste 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.
H.
Environmental considerations.
(1)
Environmental elements relating to soil erosion and
sedimentation, preservation of trees, protection of watercourses and
water quality, noise pollution, topographic limiting areas, wetlands
areas and other environmental and ecological factors will be reviewed,
where appropriate, to minimize adverse development effects.
(2)
Provisions shall be made for the elimination of all
loud and offensive noise to the general public.
I.
Compliance with Master Plan and municipal code and ordinances. The site plan shall be consistent with the Master Plan of the Borough of Mendham or any portion thereof adopted by the Mendham Borough Planning Board, as well as all borough codes and ordinances, specifically, Chapter 179, Soil Erosion and Sediment Control, and § 215-12.2, with respect to lot grading plans, as well as Chapter 251 of the Laws of 1975,[1] the Municipal Land Use Law, as may be amended from time
to time, and the Official Map.
[Amended 3-18-2002 by Ord. No. 02-02]
[1]
Editor's Note: See N.J.S.A. 40:55D-1 et seq.
A.
Number of parking spaces required. The number of off-street
parking spaces required shall be as set forth in Table 1. If determination
of the number of required parking spaces results in a fractional space,
the fraction shall require one additional parking space.
Table 1
Off-Street Parking Requirements
| ||
---|---|---|
Uses*
|
Required Parking Spaces
| |
Automobile service stations
|
4 for each bay, plus 1 for each employee in
the maximum working shift
| |
Banks and saving institutions
|
1 for each 300 square feet of floor area or
6 for each inside teller station, whichever is greater. Where drive-up
windows are provided, the 6 spaces may be reduced to 4 for each inside
teller station
| |
Bowling lanes
|
5 for each lane
| |
Churches and other places places of worship
|
1 for each 3 seats or 1 for each 72 inches of
seating when benches, rather than seats, are used
| |
Community buildings, social halls and places
of public assembly
|
1 for each 3 seats, except that where a specific
amount of seating is undetermined, then 1 shall be required for each
150 square feet of assemblage area
| |
Funeral homes and mortuaries
|
15 for each parlor slumber room
| |
Mixed land uses
|
Mixed land uses in the same building shall be
calculated as the sum of the individual uses, unless the applicant
can demonstrate to the approving authority that the parking characteristics
of the individual uses are such that the total needs of the development
are less than the sum of the parts and the number of spaces to be
provided will satisfy the lesser need
| |
Neighborhood shopping centers and planned developments
|
8 for each 1,000 square feet of floor area
| |
Nursing homes, hospitals and convalescing homes
|
1 for every 3 beds, plus 1 per staff member
and employee in the maximum shift
| |
Offices, business and professional, except insurance
and medical
|
4 for the first 1,000 square feet of floor area,
plus 1 for each additional 250 square feet
| |
Offices, insurance
|
5 for the first 1,000 square feet of floor area,
plus 1 for each additional 200 square feet
| |
Offices, medical and dental
|
6 for each doctor or dentist, plus 1 for each
employee or 1 for every 150 square feet of floor area, whichever is
greater
| |
Residential dwellings
|
2 for each dwelling unit
| |
Restaurants, eating and drinking establishments
and catering halls
|
1 for every 2 1/2 seats, plus 1 for each
2 employees
| |
Restaurants, fast-food
|
1 for each 2 seats, plus 1 for each 2 employees
in a maximum work shift, or a minimum of 40 spaces, whichever is greater
| |
Retail stores, store groups, shops (other than
neigh- borhood shopping center)
|
6 for each 1,000 square feet of floor area
| |
Theaters
|
1 for every 3 seats
| |
Other uses not provided
|
To be determined by the approving authority
|
NOTE: Listing of a use does not
mean that that use is permitted.
|
B.
Location of parking spaces.
(1)
The approving authority shall approve the location
of all proposed parking spaces on the site and shall take into consideration
the size and topography of the site, visibility from the site to the
adjoining street as well as within the parking area, conditions of
safety relating to the movement of people and vehicles and the elimination
of nuisance factors, including glare, noise, dust and other similar
considerations.
(2)
Subject to other considerations as specified herein,
off-street parking shall not be located in a required front yard,
except where the required front yard exceeds 20 feet. Parking shall
be permitted in an area located 20 feet or more from the street right-of-way
line, provided that not more than 1/2 of the required front yard setback
area is utilized for parking.
(3)
Any parking area located between the principal building
and the minimum front yard setback shall be landscaped or screened.
No off-street parking area shall be located closer than five feet
to any side or rear lot line or closer than 25 feet to a residential
zone. These conditions shall apply to all surface and above-grade
parking facilities.
(4)
All parking facilities shall not be located closer
than 25 feet to any two intersecting streets or within the sight triangle
of any driveway and the street right-of-way.
C.
Parking area design standards.
(1)
Aisle width.
(a)
Provisions shall be made for the 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.
(b)
Only one-way traffic shall be permitted in aisles
of less than 24 feet.
Table 2
Minimum Aisle Width
(feet)
| ||
---|---|---|
Parking Angle
(degrees)
|
Minimum Aisle Width
(feet)
| |
0 (parallel)
|
12
| |
30
|
12
| |
45
|
13
| |
60
|
18
| |
90 (perpendicular)
|
24
|
(2)
Size of parking stalls.
(a)
Parking stalls for churches, community buildings
and long-term parking areas shall have a minimum area of 180 square
feet of space, nine feet in width and 20 feet in length.
(b)
For all other uses, there shall be a minimum
area of 200 square feet of space, exclusive of aisles, which shall
measure 10 feet in width and 20 feet in length.
(3)
Circulation within parking area.
(a)
Except for attendant parking, all parking spaces
shall be designed to be free and clear of all obstruction to individual
parking stalls. 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.
(b)
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 function.
(c)
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.
D.
Driveway design criteria.
(1)
All entrance and exit driveways to a public or private
street shall be so located to afford maximum safety to said roadway
and to provide for safe and convenient ingress and egress and to minimize
conflict with the flow of traffic. In no case shall there be permitted
unrestricted access along the length of the street or streets upon
which the parking area abuts.
(2)
Sight distances.
(a)
The minimum sight distances established in Table
3 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 Borough Engineer.
Table 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
|
(b)
For the purpose of this chapter, sight 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 and with the height of the
eye 3.75 feet to the top of the object 4.5 feet above the pavement.
(3)
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 to the street intersection and
the curbline meet.
(4)
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 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.
(5)
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.
(6)
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.
(a)
Two-way operation. Driveways used for two-way
operation will intersect a public or private street at an angle as
near to 90° as site conditions will permit and in no case will
be less than 60°.
(b)
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.
(c)
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 for driveway connections
to a public or private street at 90° 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.
Table 4
[Amended 12-1-1980 by Ord. No. 18-80]
| |||||
---|---|---|---|---|---|
Driveway Widths, Depressed Curbs and Curb
Return Radius Standards
| |||||
One-Way Operation
|
Two-Way Operation
| ||||
Driveway Width
(feet)
|
Curb Return Radius
(feet)
|
Driveway Width
(feet)
|
Depressed Curb
(feet)
|
Curb Return Radius
(feet)
| |
Residential
|
10 to 12
|
15 min.
20 max
|
10 to 18
|
40 to 58
|
15 min.
25 max.
|
Commercial
|
15 to 30
|
35 min.
45 max.
|
30 to 50
|
50 to 70
|
35 min.
45 max.
|
Service Stations
|
20 to 30
|
20 min.
35 max.
|
40 to 50
|
50 to 60
|
20 min.
35 max.
|
NOTE: Driveway connecting to a
public or private street at an angle shall have the same widths as
shown in Table 4. The width of depressed curbs 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.
|
(d)
Any vertical curve on a driveway shall be flat
enough to prevent the dragging of any vehicle undercarriage.
(e)
Should the sidewalk be so close to the curb
at a depressed curb driveway so 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.
(7)
The surface of any driveway shall be constructed with
a permanent pavement of a type specified by standards set by the Borough
Engineer. Such pavement shall extend to the paved portion of the public
or private street pavement except where crossing a sidewalk, in which
case the sidewalk shall continue across the driveway.
E.
Landscaping; guardrails; wheel stops; parking lot
stripping.
(1)
Landscaped islands may be required in appropriate
locations.
(2)
Guardrails shall be provided in appropriate locations
where required for safety purposes.
(3)
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.
(4)
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. These areas, as well
as other pavement signage, shall be appropriately designated.
F.
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)
| ||
---|---|---|---|
Collector or other service walkways
|
8%
|
1/2%
| |
Driveway entrances and exits
|
6%*
|
1/2%*
| |
Main approach walkways to buildings
|
4%
|
1/2%
| |
Parking stalls and service aisles
|
6%
|
1/2%
| |
Principal circulation aisles
|
8%
|
1/2%
| |
Swales
|
10%
|
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%.
|
G.
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.
H.
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 section
are unnecessary or excessive, the approving authority shall have the
power to approve a site plan showing less parking area than is required
by this section; 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.
I.
Other off-street parking requirements.
(1)
Use limitations. 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 such
parking lot or area.
(2)
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.
(3)
Traffic markers; paint stripping.
(a)
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. A second set of lines shall also be painted on the ground
for each space, which lines shall each be parallel to the perimeter
lines.
(b)
One-way aisles shall be marked with directional
arrows on the ground not 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 with stop signs in every
case where there are more than 20 parking spaces provided off any
aisle that leads into another interior roadway or driveway.
(c)
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, 1972, as the same now exists and as
may from time to time be amended.
(d)
All traffic markers and traffic signs, traffic
signals, directional 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.
J.
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 by Borough ordinance.
(3)
All parking areas and access drives shall be edged
by a concrete curb or Belgium block as set forth herein.
K.
Required minimum design elements. The following items
shall be provided and set forth on any proposed site plan and shall
be installed as shown and in accordance with any site plan approved
after the effective date of this chapter. These items shall be considered
as required, whether or not they have been listed as specific conditions
in connection with any resolution of the approving authority for site
plan approval and whether or not the plans approved show the item,
its dimensions or composition.
(1)
Curbing. Granite curbing is required along the perimeter
of any interior planted area and on the interior side of any required
planted buffer area. Curbing in any other area shall also be granite
block curbing. All granite block curbing shall be constructed in accordance
with Borough ordinances. The approving authority, with the advice
of the Borough Engineer, may permit other types of material to be
used for curbing, provided that the same are as durable, as strong,
as relatively maintenance-free and as presentable and neat in appearance
as the type of curbing specified above.
(2)
Concrete sidewalks. Concrete sidewalks shall be provided
along the entire perimeter of the building, except loading areas,
which shall be designed for the purpose of protecting the building
and of sufficient size to provide for safe and sufficient size to
provide for safe and sufficient ingress and egress for pedestrians
going to and from and about the building. The approving authority
may, at its discretion, not require portions of the perimeter to have
sidewalks where the same serve neither of the aforementioned objectives.
The applicant may provide or the approving authority may require a
planted area between said perimeter sidewalks and the building or
buildings. Concrete sidewalks, if elevated from adjacent areas, shall
be six inches higher in elevation than contiguous paved parking areas,
aisles or public or private roadways. All concrete sidewalks shall
be poured-in-place portland cement concrete, Class B, 4,000 pounds
per square inch.
A.
In any district, in connection with every building
or building group or part thereof hereinafter erected which is to
be utilized by commercial uses 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 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 5.
Table 5
Off-Street Loading Requirements
| ||||
---|---|---|---|---|
Floor Area
(square feet)
| ||||
Land Use**
|
At Which First Berth Is Required
|
At Which Second Berth Is Required*
| ||
Commercial:
| ||||
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 homes
|
10,000
|
100,000
| ||
Institutional public:
| ||||
Schools
|
10,000
|
100,000
| ||
Hospitals, nursing homes
|
10,000
|
100,000
|
*NOTE: 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.
| |
---|---|
**NOTE: 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 approving authority.
|
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.
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 communications 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. 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. The following design standards
shall be followed:
(1)
The style of the light and light stanchion shall be
consistent with the architectural style of the principal building.
(2)
The maximum height of freestanding lights shall not
exceed the height of the principal building or 25 feet, whichever
is less.
(3)
Where lights along property lines would be visible
to adjacent property, the lights shall be appropriately shielded.
(4)
Spotlight-type fixtures attached to buildings shall
be avoided, except where properly screened from adjacent properties.
(5)
Freestanding lights shall be so located and protected
to avoid being damaged by vehicles.
(6)
Lighting shall not be permitted which requires flashing
or intermittent illumination. Lighting which requires change in color,
intensity or hue shall likewise be prohibited. All sign lighting shall
be by white light only. 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. 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] 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.
A.
Landscaping. 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, and their
size.
B.
Buffer areas. Buffers, including fences, landscaping,
berms and mounds, shall be used to minimize any adverse impacts or
nuisances from the site to adjacent areas and shall be provided as
follows:
(1)
Along property lines shielding various uses from another.
(2)
Where interior roads or driveways run parallel with
roadways exterior to the site.
(3)
Where parking areas abut other properties.
(4)
In the general area of refuse storage areas, loading
and unloading areas and outdoor storage areas.
(5)
As windbreak areas.
(6)
To shield areas from deleterious noise or other adverse
conditions.
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 conditions 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.
(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 Borough Engineer, the serving utility company,
the Borough Sewer Department, the Department of Health and the Fire
Department. The locations of all proposed fire hydrants and 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.
C.
Stormwater drainage.
(1)
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. 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.
(2)
The drainage system shall be designed in conformance
to 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. 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 Borough Engineer, drainage facilities
shall be designed on the basis of a fifteen-year storm, using a one-hour
intensity of three inches.
D.
Drainage and brook information. All existing watercourses
shall be accompanied by the following information:
(1)
When a brook or stream is proposed for alteration,
improvement or relocation or when a drainage structure is proposed
on a watercourse, evidence of submission of the proposed change to
the New Jersey Division of Water Policy and Supply shall accompany
the site plan, or, where no submission is necessary, proof shall be
provided.
(2)
Cross section of watercourses at an appropriate scale,
showing the extent of floodplain (in defined), top of bank, normal
water level and bottom elevations at the following locations:
(a)
At any point where a watercourse crosses a boundary
of the site development.
(b)
At fifty-foot intervals for a distance of 300
feet upstream and 300 feet downstream of any proposed culvert or bridge.
(c)
At a point 10 feet upstream and downstream of
any point of junction of two or more watercourses.
(d)
At a maximum of five-hundred-foot intervals
along all watercourses which run through or are within 50 feet of
the site.
(3)
When ditches, streams, brooks or watercourses are
to be altered, improved or relocated, the method of stabilizing slopes,
measures to control erosion and siltation and typical ditch sections
and profiles shall be shown on the plan or accompany it.
(4)
The boundaries of all areas that flood on or within
50 feet of the site during or after a one-hour, three-inch design
storm.
(5)
Profile of stream bed extending 200 feet upstream
or 200 feet downstream from the site.
(6)
The total area in the drainage basin to the nearest
downstream drainage structure and the area of the site development
which drains to the structure.
(7)
The location and extent of drainage and conservation
easements and stream encroachment lines.
(8)
The location, extent and water level elevation of
all existing and proposed lakes or ponds in or within 50 feet of the
site.
(9)
Plans and computations for any storm drainage systems,
including the following:
(a)
All existing and proposed storm sewer lines
affecting the site, showing size and profile of the lines, direction
of flow and the location of each inlet, manhole and other appurtenance,
along with appropriate invert elevations where required.
(b)
The location and extent of any existing and
proposed dry wells, groundwater recharge basins, retention basins
or other water conservation devices.
E.
Sewer and drainage easements. The approving authority
may require as part of the site plan approval that the applicant or
owner dedicate to the Borough an easement not greater than 30 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 30 feet.
A.
Curbing.
(1)
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.
(2)
The Borough Engineer may require curbing within parking
areas in order to facilitate drainage and provide separation between
pedestrian and vehicular movement.
(3)
Alignment and grade. Curb grading and alignment is
to be determined as established in the area, unless otherwise required
by the Borough Engineer.
(4)
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 openings as a depressed curb,
but rather may be swept back as curb returns. Where the driveway serves
as 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. In the case of the rural residential zone, street rights-of-way
for local residential streets need not exceed 40 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 (except for rural
residential streets, provided that the same are at least 40 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.
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. Sidewalks, when constructed along
the building, shall be located not less than three feet from the building.
(5)
Wherever a sidewalk shall intersect a traffic lane,
the sidewalk shall be ramped so that it is not higher than 1 1/2
inches above the pavement in order to accommodate handicapped persons.
A.
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 or shall be appropriately
screened and landscaped where outdoor storage is necessary.
B.
The Board of Health shall approve the location and
method of collection on the site.
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.
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 § 195-56.
B.
Building design.
(1)
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.
(2)
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 and shall include
adequate stall door width, grabrails, sufficient space and appropriate
height.
(3)
A drinking fountain of suitable height and extension
for wheelchair occupants on every floor open to the public shall be
provided.
(4)
In any multistory building an elevator sufficient
in size to accommodate a wheelchair shall be provided.
(5)
At least one public telephone at a height accessible
to wheelchair occupants shall be provided.
C.
Parking lot design.
(1)
A minimum of 1% of the total number of parking spaces
but not less than two parking spaces shall be designated for physically
handicapped persons. Said spaces shall be most accessible and approximate
to the building or buildings which the parking space shall serve.
(2)
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."
(3)
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.
(4)
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.
(5)
Where applicable, curb ramps shall be provided to
permit handicapped people access from the parking area to the sidewalk.
D.
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.
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 any fans, air-conditioning
equipment, elevator housing, water towers, compressors, heating equipment
and any other equipment of any kind.
A.
Any materials left or kept outside a building shall
be screened and kept within limited confines. Any material, trash
or refuse, or any combination, kept or left outside a building and
any containers for said material shall be either:
(1)
Finished and screened in a manner shown on the proposed
site plan design to meet the applicable requirements herein;
(2)
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
(3)
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 of a material
that is not likely to create problems of maintenance, sanitation and
nuisance.
B.
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 the Chapter 215, Zoning, 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 the building, unless a plan is submitted to and approved by the approving authority for said purpose.
The site plan shall show the location, specifications
and height of any fencing required under any ordinance of the Borough
of Mendham and of any fencing proposed by the applicant. The approving
authority may require additional fencing for reasons of traffic or
pedestrian safety in connection with the particular problems associated
with the property under consideration and its proposed use.
[Added 11-21-2005 by Ord. No. 29-05]
All applications for site plan approval shall include a stormwater management system designed in accordance with § 215-12.5, as may be amended from time to time.