An applicant for site plan approval shall observe
the requirements and principles of site plan design set forth in this
chapter for each site plan development or portion thereof.
[Amended 12-13-2012 by Ord. No. 26-12]
In reviewing any site plan, the Land Use Board
shall consider:
A.
Pedestrian and vehicular traffic movement within and
adjacent to the site 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, between
buildings and between buildings and vehicles. The Land Use Board shall
ensure that all parking spaces are 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.
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 buildings and lands
and environmental and ecological consideration.
C.
Adequate lighting shall be provided to ensure safe
movement of persons and vehicles and for security purposes. Lighting
standards shall be of a type approved by the Land Use Board. Directional
lights shall be arranged so as to minimize glare and reflection on
adjacent properties.
D.
Buffering where required shall be located around the
perimeter of the site to minimize headlights of vehicles, noise, light
from structures, the movement of people and vehicles and to shield
activities from adjacent properties. Buffering may consist of fencing,
evergreens, shrubs, bushes, deciduous trees, berms or combinations
thereof to achieve the stated objectives.
E.
Landscaping shall be provided as part of the overall
site plan designed and integrated into building arrangements, topography,
parking and buffering requirements. Landscaping shall include trees,
bushes, shrubs, ground cover, perennials, plants, sculptures, art
and the use of building and paving materials in an imaginative manner.
F.
Signs shall be designed so as to be aesthetically
pleasing, harmonious with other signs on the site and located so as
to achieve their purpose without constituting hazards to vehicles
and pedestrians.
G.
Storm drainage, sanitary waste disposal and water
supply shall be reviewed and considered. Particular emphasis shall
be given to the adequacy of existing systems and the need for improvements,
both on-site and off-site, to adequately carry runoff and sewage and
to maintain an adequate supply of water at sufficient pressure.
H.
Garbage and trash disposal shall be reviewed to ensure
frequent collection, vermin and rodent protection and aesthetic considerations.
All systems shall meet Borough specifications and requirements as
to installation and construction. Every site plan shall provide for
a screened and accessible dumpster area for regular trash and garbage
disposal. In addition, there shall be provided on each site separate
containers or bins for residents, businesses or industries to deposit
glass, aluminum and newsprint and other recyclables to comply with
mandatory recycling regulations.
The provisions of Chapter 172, Zoning, shall apply to site plans and shall be complied with by all applications for site plan approval.
Adequate provision shall be made for off-street
parking in accordance with the following standards, and adequate traffic
circulation, traffic safety and protection to adjoining property shall
be provided as follows:
A.
Required parking for residential land uses.
(1)
The number of required off-street parking spaces for
residential land uses shall be as follows:
[Amended 7-9-2020 by Ord. No. 10-20; 4-8-2021 by Ord. No. 09-21]
|
Housing Unit Type and Size
|
Required Off-Street
Parking Spaces per Unit
| ||
|---|---|---|---|
|
Single-family detached
| |||
|
2 Bedrooms
|
1.5
| ||
|
3 Bedrooms
|
2.0
| ||
|
4 Bedrooms
|
2.5
| ||
|
5 Bedrooms or more
|
3.0
| ||
|
Garden Apartments
| |||
|
Surface parking
|
1.5
| ||
|
Garage parking
|
1.0
| ||
|
Townhouses
| |||
|
Surface parking
|
1.0
| ||
|
Garage parking
|
1.0
| ||
|
Guest parking
|
1.0 per 2 units
| ||
|
Duplex and triplex houses
| |||
|
1 bedroom
|
2.0
| ||
|
2 Bedrooms or more
|
2.5
| ||
|
Home professional offices
|
3.0 per 200 square feet GFA but not less than
2 spaces
| ||
|
Senior housing, apartment
|
1.0 per unit, plus 1.0 per maximum number of employees per shift,
1.0 for every 5 units for visitor parking, plus one oversized parking
space (8 feet by 40 feet) for bus, shuttles, deliveries, etc.
| ||
(2)
In addition to the required off-street surface parking,
each garden apartment and townhouse shall provide one garage space
for every two dwelling units.
B.
Required parking for nonresidential land uses.
|
Use
|
Off-Street Parking
Space Requirements
| ||
|---|---|---|---|
|
Industrial uses
| |||
|
Assembly, manufacturing, fabrication or uses
which package, treat or convert products
|
1 per 800 square feet GFA
| ||
|
Laboratories and research facilities
|
1 per 1,000 square feet GFA
| ||
|
Data processing, warehousing and wholesale distribution
centers
|
1 per 5,000 square feet GFA
| ||
|
Business uses
| |||
|
Offices
| |||
|
Under 49,999 square feet GFA
|
4.5 per 1,000 square feet GFA
| ||
|
Over 50,000 square feet GFA
|
4.0 per 1,000 square feet GFA
| ||
|
Retail stores and shops
|
1 per 200 square feet
| ||
|
Retail services
|
1 per 200 square feet
| ||
|
Banks and financial institutions, exclusive
of drive-up lanes
|
1 per 300 square feet
| ||
|
Restaurants exclusive of bar
|
1 per 3 seats
| ||
|
Fast-food restaurant
|
1 per 30 square feet GFA
| ||
|
Bars, cafes and taverns
|
1 per 2 seats
| ||
|
Theaters
|
1 per 3 seats
| ||
|
Hotel
|
1 per guest room
| ||
|
Motel
|
1 per guest room, plus 0.5 per 100 square feet
of GFA non-room area
| ||
|
Bowling alley
|
4.5 per lane
| ||
|
Animal hospitals and kennels
|
1 per 200 square feet
| ||
|
New car dealership exclusive of vehicle storage
|
2 per 1,000 square feet of showroom plus 1.5
per service bay
| ||
|
Other uses
| |||
|
Churches/synagogues
|
1 per 3 seats
| ||
|
Funeral homes
|
1 per 3 seats
| ||
|
Schools
| |||
|
Elementary
Intermediate
High School
|
2 per classroom
1.5 per classroom
4.5 per classroom
| ||
|
Assembly halls, community buildings, private
membership clubs and lodges
|
1 per 100 square feet GFA
| ||
|
Community residences and shelters
|
1 per 2 residents
| ||
|
Buildings for tennis, squash, racquetball and
similar indoor courts
|
2 per each person accommodated
| ||
C.
Mixed uses. In the case of mixed uses, the total requirements
for off-street parking facilities shall be the sum of the requirements
of the various uses computed separately. Off-street parking facilities
for one use shall not be considered as providing required parking
facilities for any other use except as herein specified for mixed
uses. For any building or use not listed above, there shall be provided
one parking space for each 200 square feet GFA.
D.
Fractional spaces. For the purpose of administering
this section, whenever a fractional space is required, the applicant
shall provide a whole space as herein defined.
E.
Parking space size. Each parking space shall have
a minimum length of 20 feet (18 feet where curb overhang is provided)
and a minimum width of 9 feet measured perpendicular to the axis of
the length. The minimum required number of off-street parking spaces
may be reduced at the discretion of the Board if the applicant can
demonstrate adequate parking for the proposed use.
F.
Traffic aisles. All parking spaces within a parking
lot shall be provided with adequate means of ingress and egress which
shall be kept open and unobstructed at all times and which shall be
designed to provide surface driveways or aisles to meet the following
minimum standards:
G.
Interior development roadways and private driveways.
Private roadways or driveways shall provide adequate access and circulation
within the development as well as relative to public thoroughfares
and shall be in harmony with the proposals of the Master Plan, the
Official Map and the requirements of the Land Use Board. All drives,
access roadways and sidewalks shall be properly paved, curbed and
drained as approved by the Borough Engineer and shall comply with
the requirements of the Borough of Rockaway Street and Sidewalk Ordinance[1] and the Subdivision Ordinance of the Borough of Rockaway.
All nonresidential and multifamily residential driveways shall have
a minimum pavement width of 20 feet. However, access roadway shall
have a minimum pavement width of 30 feet. Private access roadways
where necessary shall be designated as emergency vehicle routes. Curb
parking along these routes shall be prohibited, and this prohibition
shall be enforced by the Borough Police Department.
[Amended 12-13-2012 by Ord. No. 26-12]
H.
Lighting. All lighting for off-street parking areas
shall be so arranged and shielded as to reflect the light downward
and cutoff any light from shining directly on adjoining streets, residential
zones and residential buildings.
I.
Parking lot use. All required off-street parking areas
shall be used only for the parking of automobiles in accordance with
an approved site plan. No commercial repair work or sales of any land
shall be conducted in any parking area. Nothing herein contained shall
be construed to permit any required parking area to be used for the
commercial storage of new or used motor vehicles by a new or used
car dealer or motor vehicle rental agency.
J.
Location.
(1)
Off-street parking facilities shall be located as
hereinafter specified in this article. Where a distance is specified,
it shall be the distance measured from the nearest point of the parking
facility to the nearest point of the building that such facility is
required to serve. For all residential buildings regardless of the
district in which they may be located and for all nonresidential buildings
in residence zone districts, required parking shall be provided on
the same lot with the building. For all nonresidential uses in nonresidential
zone districts, required parking shall be provided within 150 feet
of such use.
(2)
The establishment and operation of a restricted parking
area in any residence zone district that abuts a business zone district
is permitted (as the sole use on any lot and) where such extends continuously
from a business zone district for a distance not to exceed 150 feet.
Any person desiring to establish a parking area in a residence zone
district shall submit a site plan to the Land Use Board. No part of
said parking area shall extend into any required front yard of any
residence zone district. No part of said parking area shall extend
into any required side yard of any residence zone district or any
rear yard within 10 feet of the property line in any residence zone
district unless such side yard or rear yard abuts and adjoins a business
zone district and the lot to be served by said parking. No access
drives or aisles shall be permitted through or on any required side
yard or rear yard of any residence zone district, unless such side
or rear yard abuts and adjoins a business zone district. No parking
area shall be less than 40 feet in width at any point.
[Amended 12-13-2012 by Ord. No. 26-12]
(3)
Parking in yards.
[Amended 7-11-2002 by Ord. No. 10-02; 3-8-2007 by Ord. No. 02-07; 3-25-2010 by Ord. No. 01-10]
(a)
Off-street parking is permitted in any of the yards in the nonresidential zones and in any side or rear yard of the residential zones, except as prohibited by Subsection J(2) above. From April 2 through October 31 of each year, parking shall only be permitted in the front yard of any single-family residential zone within the driveway. All driveways within the single-family residential zones of the Borough shall be paved. From November 1 through April 1 of each year, off-street parking is permitted in any of the side, front or rear yards of the residential zones. No part of the vehicle shall be on or in the roadway whenever there is a covering of snow, ice, sleet, freezing rain, etc. Motor vehicles shall only enter and exit properties in residential zones by use of the driveway to the residence, and in no event shall motor vehicles pass over curbs and/or sidewalks not located within driveways as a method of accessing the property.
[Amended 10-13-2016 by Ord. No. 18-16]
(b)
The provisions of § 171-17J(3)(a) shall be enforced by the Rockaway Borough Police Department.
K.
Joint parking facilities. Owners of property in the
O-B, G-B, H-C and I Zone Districts may meet the required parking provisions
of this chapter by participating in a joint parking program on properties
which involve two or more business uses; provided, however, that site
plans for such a joint program shall be approved by the Land Use Board
and, provided further, that the combined number of spaces shall be
not less than the collective parking space requirements of the land
uses located on the participating properties to be served.
[Amended 12-13-2012 by Ord. No. 26-12]
L.
Parking improvement exemptions. If any applicant can
clearly demonstrate to the Land Use Board that, because of the nature
of its operation or use, the parking requirements of this section
are unnecessary or excessive, the Land Use Board may approve a site
plan showing fewer spaces than required by this section; provided,
however, that an approximate landscaped area of sufficient size and
conforming location to meet the deficiency shall be shown on the site
plan and reserved for the purpose of meeting future off-street parking
requirements in the event that a change of use of the premises or
the conditions of exemption shall make such additional off-street
parking space necessary. Anything in this chapter to the contrary
notwithstanding, no certificate of occupancy shall be valid except
for the particular use for which it was issued and any change on any
premises previously approved under this subsection shall only be permitted
after a new site plan shall have been submitted to and approved by
the Land Use Board.
[Amended 12-13-2012 by Ord. No. 26-12]
[Amended 12-13-2012 by Ord. No. 26-12]
In all zone districts, for every building, or
part thereof, hereafter erected, which is to occupied for manufacturing,
storage, display of goods, retail sales or services, wholesaling or
warehouse, laundry, a dry-cleaning establishment or for any other
use similarly requiring the receipt or distribution in vehicles of
materials or merchandise, there shall be provided and maintained on
the same premises with such use not less than one off-street loading
space which shall be not less than 12 feet wide and 60 feet long and
shall have an overhead clearance of at least 14 feet. A loading space
shall only be permitted in a side or rear yard. No part of such space
shall be nearer than five feet to any side or rear property line,
nor shall any loading space interfere with parking aisle traffic flow
or required parking spaces. A loading space may be located in the
required off-street parking area only upon the Land Use Board granting
a design waiver for such location at the time of site plan approval.
In addition, the following design criteria shall be evaluated by the
Land Use Board in reviewing any site plan application where because
of the nature of the proposed use or structure tractor-trailer trucks
would not need to be accommodated:
|
Minimal Design Criteria for Off-Street
Loading Spaces
| |||
|---|---|---|---|
|
Design Criteria
|
Auto Pickup Panel
|
Single-Unit Truck
|
Tractor-Trailer Truck
|
|
Vertical clearance (feet)
|
--
|
13
|
14
|
|
Depth of space (feet)
|
25
|
35
|
60*
|
|
Width of space (feet)
|
11
|
12
|
12
|
|
Depth of loading dock (feet)
|
15
|
15
|
15
|
|
Height of loading dock (inches)
|
24 to 30
|
35 to 50
|
48 to 52
|
|
Notes:
*This depth required if tractor is not separated
from trailer after the truck is parked. If tractor is separated, a
fifty-foot depth is permitted.
| |||
Off-street parking areas and appurtenant related
facilities shall conform to the following gradient standards:
|
Use
|
Maximum
Grade
|
Minimum
Grade
|
|---|---|---|
|
Parking stalls and service aisles
|
5%
|
1/2%
|
|
Main approach walkways to buildings
|
4%
|
1%
|
|
Collector or other service walkways
|
6%
|
1%
|
|
Swales
|
10%
|
2%
|
|
Principal circulation aisles
|
6%
|
1/2%
|
|
Driveway entrances and exits up to 40 feet from
curbline
|
2%
|
1/2%
|
|
Driveway entrances and exits beyond 40 feet
from curbline
|
8%
|
1/2%
|
[Amended 5-8-2008 by Ord. No. 07-08]
The following standards shall apply to all driveways:
A.
Any vertical curve on a driveway connecting a street
with a parking lot or area shall be designed to prevent the dragging
of any vehicle's undercarriage.
B.
Grade, width, surface and location.
(1)
Driveways shall be so constructed that there be a
grade of 2% starting at the curbline and running for a distance of
not less than 20 feet. There shall be a standing area in front of
a garage a minimum of 25 feet in length with a grade not to exceed
5%. That portion of the driveway connecting the standing area of a
garage and the two-percent grade from the curbline shall be constructed
with smooth transitional curves and shall not exceed a grade of 15%.
Nonresidential driveways shall not exceed a grade of 10%.
(2)
Residential one-way driveways shall be a minimum of
12 feet in width, and multifamily two-way driveways shall be a minimum
of 24 feet in width.
(3)
All driveways shall be hard surfaces; however, the
Land Use Board may grant relief to permit a gravel driveway for residential
uses where the length is excessive, it is in character with the surrounding
area and will be paved a minimum of 20 feet from the cartway.
[Amended 12-13-2012 by Ord. No. 26-12]
(4)
No residential driveway shall be located within 50
feet of the curb or pavement return of a street intersection.
C.
Any driveway providing access to a public or private
street shall be so designed in profile and grading and shall be so
located as to permit the following minimum sight distances, measured
in each direction, along the intersecting street. Measurement shall
be made from the driver's seat of a vehicle standing on that portion
of the exit driveway, with the front of the vehicle a minimum of 10
feet behind the edge of the paved right-of-way and with the height
for the eye at 3.75 feet to the top of the object and 4.5 feet above
the pavement:
|
Maximum Allowable Speed on Street
(mph)
|
Required Sight Distance
(feet)
| |
|---|---|---|
|
25
|
300
| |
|
30
|
350
| |
|
35
|
425
| |
|
40
|
475
| |
|
45
|
525
| |
|
50
|
600
|
D.
Where two or more driveways connect a single site
to any public or private road, or individual driveways serve separate
and adjoining sites, a minimum clear distance of 50 feet measured
along the right-of-way line shall separate the closest of any two
such driveways.
E.
Acceleration and deceleration lanes.
(1)
The Land Use Board, in its discretion, may require
roadway widening or other street improvements, including acceleration
and deceleration lanes. Where such determination is made, the following
minimum standards shall be applicable:
[Amended 12-13-2012 by Ord. No. 26-12]
|
TABLE A
| |||||
|---|---|---|---|---|---|
|
Values for Accelerating from or Decelerating
to a Speed in the Range of 0 to 10 mph
| |||||
|
Legal Speed Limit
|
Acceleration Lanes
(feet)
|
Deceleration Lanes
(feet)
| |||
|
(mph)
|
Full Length
|
Taper
|
Full Length
|
Taper
| |
|
25 to 30
|
190
|
300
|
235
|
180
| |
|
40
|
380
|
300
|
315
|
180
| |
|
50
|
760
|
300
|
435
|
180
| |
|
TABLE B
| |||||
|---|---|---|---|---|---|
|
Values for Accelerating from or Decelerating
to a Speed of 15 mph
(50-foot curb radius)
| |||||
|
Legal Speed Limit
|
Acceleration Lanes
(feet)
|
Deceleration Lanes
(feet)
| |||
|
(mph)
|
Full Length
|
Taper
|
Full Length
|
Taper
| |
|
25 to 30
|
Not needed
|
Not needed
|
185
|
180
| |
|
40
|
320
|
300
|
295
|
180
| |
|
50
|
700
|
300
|
405
|
180
| |
(2)
The area behind the taper shall be cleared of all
obstructions, for an appropriate distance from the center line of
the road, which would present a hazard to vehicles approaching the
pavement taper edge.
F.
No nonresidential driveway shall be located within
100 feet of the intersection of two public streets.
