Borough of Mendham, NJ Design Standards for Site Plan Approval

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.

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.

Building design and layout.

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.

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.

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.

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.

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.

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.

Utilities.

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.

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.

Environmental considerations.

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.

Provisions shall be made for the elimination of all loud and offensive noise to the general public.

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.

§ 195-45 Off-street parking requirements.

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.

Location of parking spaces.

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.

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.

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.

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.

Parking area design standards.

Aisle width.

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.

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

Size of parking stalls.

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.

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.

Circulation within parking area.

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.

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.

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.

Driveway design criteria.

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.

Sight distances.

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

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.

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.

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.

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.

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.

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°.

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.

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.

Landscaping; guardrails; wheel stops; parking lot stripping.

Landscaped islands may be required in appropriate locations.

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. These areas, as well as other pavement signage, shall be appropriately designated.

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%.

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.

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.

Other off-street parking requirements.

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.

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.

Traffic markers; paint stripping.

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.

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.

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.

Off-street parking construction.

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 pavement according to specifications established by Borough ordinance.

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

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.

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.

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.

§ 195-46 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 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.

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.

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 communications 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 ingress or egress to the lot.

§ 195-47 Lighting and signs.

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:

The style of the light and light stanchion shall be consistent with the architectural style of the principal building.

The maximum height of freestanding lights shall not exceed the height of the principal building or 25 feet, whichever is less.

Where lights along property lines would be visible to adjacent property, the lights shall be appropriately shielded.

Spotlight-type fixtures attached to buildings shall be avoided, except where properly screened from adjacent properties.

Freestanding lights shall be so located and protected to avoid being damaged by vehicles.

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.

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.

[1]

Editor's Note: See Ch. 215, Zoning, § 215-8.

§ 195-48 Landscaping and buffer areas.

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.

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:

Along property lines shielding various uses from another.

Where interior roads or driveways run parallel with roadways exterior to the site.

Where parking areas abut other properties.

In the general area of refuse storage areas, loading and unloading areas and outdoor storage areas.

As windbreak areas.

To shield areas from deleterious noise or other adverse conditions.

§ 195-49 Utility improvements.

Gas, electric and telephone service.

Gas, electric and telephone service shall be provided by the applicant in concert with the appropriate public utility providing such service. Said service on the site shall be provided as a part of an underground system.

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.

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.

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.

Stormwater drainage.

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.

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.

Drainage and brook information. All existing watercourses shall be accompanied by the following information:

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.

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:

At any point where a watercourse crosses a boundary of the site development.

At fifty-foot intervals for a distance of 300 feet upstream and 300 feet downstream of any proposed culvert or bridge.

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.

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.

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.

Profile of stream bed extending 200 feet upstream or 200 feet downstream from the site.

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:

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.

The location and extent of any existing and proposed dry wells, groundwater recharge basins, retention basins or other water conservation devices.

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.

§ 195-50 Street improvements.

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.

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

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.

Street widening.

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.

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.

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.

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.

§ 195-51 Refuse collection and storage.

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.

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

§ 195-52 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.

§ 195-53 Outdoor storage.

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.

§ 195-54 Standards for physically handicapped persons.

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.

Building design.

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 and shall include adequate stall door width, grabrails, 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 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.

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 the parking area to the 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.

§ 195-55 Screening of 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 any fans, air-conditioning equipment, elevator housing, water towers, compressors, heating equipment and any other equipment of any kind.

§ 195-56 Screening and confinement of materials.

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:

Finished and screened in a manner shown on the proposed site plan design 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