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Borough of Rockaway, NJ
Morris County
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Table of Contents
Table of Contents
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:
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
(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:
(1) 
Parallel parking: twelve-foot widths.
(2) 
Thirty-degree angle parking: twelve-foot widths.
(3) 
Forty-five-degree angle parking: fifteen-foot widths.
(4) 
Sixty-degree angle parking: eighteen-foot widths.
(5) 
Ninety-degree angle parking: twenty-four-foot widths.
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]
[1]
Editor's Note: See Ch. 217, Streets and Sidewalks.
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.