In reviewing any application for site plan approval,
conditional use approval, planned development or combinations thereof,
the approving authority, advisory boards, professional advisers 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, 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
to and egress from the site.
B.
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
the surrounding development; contiguous and adjacent buildings and
lands; and environmental and ecological considerations.
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 and shall be 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, 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 the existing systems and
the need for improvements to adequately carry runoff and sewage and
to 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, wetland
areas and other environmental and ecological factors will be reviewed,
where appropriate, to minimize adverse development affects.
(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 codes and ordinances. The site plan shall be consistent with the Master Plan of the Borough of Closter or any portion thereof adopted by the Closter Borough Planning Board, as well as all Borough codes and ordinances, including Chapter 200, Zoning, and the Official Map.
A.
Number of parking spaces required. The number of off-street
parking spaces required shall be as set forth in Table X-1 below.
If determination of the number of required parking spaces results
in a fractional space, the fraction shall require one additional parking
space.
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.
(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. These conditions shall apply to all
surface and abovegrade 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.
TABLE X-1
Off-Street Parking Requirements
| ||
---|---|---|
Use
|
Required Parking Spaces
| |
Automobile service stations
|
4 for each bay, plus 1 for each employee in
the maximum working shift
| |
Bank and saving institutions
|
1 for each 300 square feet of floor area or
8 for each teller window, whichever is greater
| |
Bowling lanes
|
5 for each lane
| |
Group gathering use facilities, community buildings,
social halls, places of public assembly (including churches and other
places of worship) Funeral homes, mortuaries
[Amended 4-14-1993 by Ord. No. 1993:649; 7-13-1994 by Ord. No. 1994:671] |
1 for each 3 seats or 1 for every 150 square feet of floor area (as defined in § 200-5 of this Code), whichever is is greater 15 for each parlor or slumber room
| |
Industrial and manufacturing uses
|
1 for each 400 square feet of floor area or
3 for each 4 employees in the maximum working shift, whichever is
greater
| |
Laboratory and research uses
|
1 for every 300 square feet of floor area
| |
Medical or dental clinics or offices
|
5 for each doctor or dentist, plus 1 for each
100 square feet of floor area
| |
Motels, hotels, motor lodges
|
1 for each rental unit and, in addition, compliance
with the requirements for each particular additional use located on
the property, such as restaurants, eating and drinking establish-ments,
retail stores and meeting rooms
| |
Nursing homes, hospitals, convalescing homes
|
1 for every 2 beds, plus 1 per staff member
and employee in the maximum workshift
| |
Offices, business and professional (other than
medical and dental)
|
1 for every 250 square feet of floor area
| |
Residential dwellings
|
2 for each dwelling unit
| |
Restaurants, eating and drinking establishments,
catering halls
|
1 for each 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 the maxi-mum workshift, or a minimum of 40, whichever is greater
| |
Retail stores, store groups, shops, shopping
centers
|
1 for each 150 square feet of floor area where
the floor area shall not exceed 2,000 square feet; 1 for each 175
square feet of floor area where the floor area shall exceed 2,000
square feet
| |
Theaters
|
1 for every 3 seats
| |
Wholesale establishments, warehouses, furniture
|
1 for each 600 square feet of of floor area
| |
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 use 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
| |
Other uses not provided herein
|
To be determined by the approv-ing authority
|
C.
Parking area design standards.
(1)
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 X-2 below. Only one-way traffic shall be permitted
in aisles of less than 24 feet.
TABLE X-2
Minimum Aisle Width
| ||
---|---|---|
Parking Angle
(degrees)
|
Minimum Width
(feet)
| |
0 (parallel parking)
|
12
| |
30
|
12
| |
45
|
13
| |
60
|
18
| |
90 (perpendicular)
|
24
|
(2)
Size of parking stalls. Parking stalls for churches,
community buildings, manufacturing and industrial uses and business
and professional offices shall have a minimum area of 180 square feet
of space 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.
(3)
Circulation within parking area.
(a)
Except for attendant parking, all parking spaces
shall be designed free and clear of any 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 functions.
(c)
Pedestrian circulation within a parking area
shall be, to as great an extent possible, separated from vehicular
traffic. Safety zones, crossing points and sidewalk areas, where warranted,
shall be provided.
(d)
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.
(4)
Driveway design criteria.
(a)
Location of driveways. All entrance and exit
driveways to and from a public or private street shall be so located
to afford maximum safety to said roadway, 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.
(b)
Sight distances.
[1]
The minimum sight distances established in Table
X-3 below shall be adhered to between a driveway and the adjoining
street in accordance with the definition of a sight triangle. Said
driveway shall be designed in profile and grading which shall be reviewed
by the Municipal Engineer.
[2]
For the purpose of this chapter, sight distance
measurement shall be measured from the drivers 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; with the height of the eye
3.75 feet to the top of the object 4.5 feet above the pavement.
TABLE X-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
|
(c)
Where a site is located at the intersection
of two streets, no driveway entrance or exit shall be located within
50 feet of the point where the curb return of the street intersection
and the curbline meet.
(d)
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.
(e)
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.
TABLE X-4
Driveway Widths, Depressed Curbs
and Curb Return Radius Standards
| ||||||
---|---|---|---|---|---|---|
One-Way Operation
|
Two-Way Operation
| |||||
Type
|
Driveway Width
(feet)
|
Depressed Curb
(feet)
|
Curb Return Radius
(feet)
|
Driveway Width
(feet)
|
Depressed Curb
(feet)
|
Curb Return Radius
(feet)
|
3- to 10- family residence
|
12 to 15
|
32 to 35
|
20 minimum
|
22 to 26
|
44 to 50
|
20 minimum
|
30 maximum
|
30 maximum
| |||||
Over 10-family residence
|
15 to 16
|
35 to 38
|
20 minimum
|
24 to 30
|
46 to 52
|
25 minimum
|
30 maximum
|
35 maximum
| |||||
Commercial and industrial
|
15 to 30
|
35 to 50
|
35 minimum
|
30 to 50
|
50 to 70
|
35 minimum
|
45 maximum
|
45 maximum
| |||||
Service stations
|
20 to 30
|
35 to 50
|
20 minimum
|
40 to 50
|
50 to 60
|
20 minimum
|
35 maximum
|
35 maximum
|
(f)
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 the requirements
of the Municipal Engineer shall be final.
[1]
Two-way operation. Driveways used for two-way
operation will intersect a public or private street at an angle to
as near 90° as site conditions will permit, and in no case will
the angle be less than 60°.
[2]
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.
[3]
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 dimensions for driveways
connecting to a public or private street at 90° are indicated
in Table X-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.
[4]
Any vertical curve on a driveway shall be flat
enough to prevent the dragging of any vehicle undercarriage.
[5]
Should the sidewalk be so close to the curb
at a depressed curb driveway as to cause the ramp to be too steep
and be likely to cause undercarriage drag, the sidewalk shall be appropriately
lowered to provide a suitable ramp gradient.
(g)
The surface of any driveway shall be constructed
with a permanent pavement of a type specified by standards set by
the Municipal Engineer. Such pavement shall extend to the paved portion
of the public or private street pavement.
(5)
Guardrails, wheel stops and parking lot striping.
(a)
Guardrails shall be provided in appropriate
locations where required for safety purposes.
(b)
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 two and one-half (2 1/2) feet is provided to accommodate
such overhang.
(c)
Parking stalls, driveways and aisles shall be
clearly marked and delineated. The approving authority may require
that certain areas be maintained for fire-fighting purposes or other
emergency purposes. These areas, as well as other pavement signage,
shall be appropriately designated.
(6)
Minimum and maximum grades in parking areas. The minimum
and maximum parking grades shall be in accordance with the following
requirements:
Minimum and Maximum Grade Requirements
| |||
---|---|---|---|
Area
|
Maximum Grade
(percent)
|
Minimum Grade
(percent)
| |
Parking stalls and service aisles
|
6 1/2
| ||
Main approach walkways to buildings
|
4 1/2
| ||
Collector or other service walkways
|
8 1/2
| ||
Swales
|
10
|
2
| |
Principal circulation aisles
|
8 1/2
| ||
Driveways; entrances and exits
|
6*
|
1/2*
|
*NOTE: For a distance of 100 feet from the street
right-of-way line. Driveway intersections with any roadway within
a distance of 35 feet from the curbline, as measured along the center
line of the driveway, shall not exceed a grade of 1.5%.
|
(7)
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.
(8)
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 paved parking area than
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.
(9)
Other off-street parking requirements.
(a)
Limitations as to use. 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
on such parking lot.
(b)
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.
(c)
Charges. There shall be no charge made for the
use of off-street parking facilities and no cars other than self-propelled
passenger vehicles shall be permitted to use any of the off-street
parking facilities herein required, and no service of any kind shall
be extended to the vehicle occupying such off-street parking facilities,
except for emergency purposes.
(d)
Traffic markers; paint striping.
[1]
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.
[2]
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.
[3]
All traffic markers, traffic signs, traffic
signals and traffic control devices shall be constructed, erected,
delineated and maintained in accordance with the standards, regulations
and requirements set forth in the Manual on Uniform Traffic Control
Devices, prepared by the United States Department of Transportation,
Federal Highway Administration (1971), as the same now exists and
as the same may from time to time be interpreted and amended. Copies
of this publication are on file in the approving authority office
and the office of the Traffic Bureau of the Police Department.
[4]
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.
D.
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 for this purpose by the Borough
Engineer.
(3)
All parking areas and access drives shall be edged
by a concrete curb or belgian block as set forth herein.
E.
Required minimum design elements.
(1)
General. 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.
(2)
Concrete curbing. Poured-in-place portland cement
or, at the option of the applicant, belgian block is required along
the perimeters of any interior planted area and on the interior side
of any required planted buffer area. Curbing in any other areas on
the site shall also be of poured-in-place portland cement. Concrete
curbing installed shall be six by nine (6 x 9) inches and poured to
a depth of 20 inches and shall be Class B, 4,000 pounds per square
inch. 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.
(3)
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 ingress
and egress for pedestrians going to, from and about the building.
The approving authority may, in 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 of 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 industrial and 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 X-5 below.
B.
Each such loading space shall be not less than 12
feet nor more than 16 feet in width and shall be not less than 35
feet nor more than 60 feet 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 maximum height shall
not exceed the height of the building.
[Amended 9-9-1981 by Ord. No. 1981:417]
TABLE X-5
Off-Street Loading Requirements
| ||||
---|---|---|---|---|
Land Use**
|
Floor Area
(square feet)
At Which First Berth is Required
|
At Which Second Berth is Required*
| ||
Industrial:
| ||||
Manufactuing
|
5,000
|
40,000
| ||
Warehouse
|
5,000
|
40,000
| ||
Labratory, research
|
5,000
|
40,000
| ||
Commercial:
| ||||
Wholesale
|
5,000
|
40,000
| ||
Retail
|
5,000
|
20,000
| ||
Service establishment
|
5,000
|
40,000
| ||
Commercial recreation
|
5,000
|
100,000
| ||
Restaurant
|
2,000
|
25,000
| ||
Office building
|
5,000
|
100,000
| ||
Hotel
|
10,000
|
100,000
| ||
Funeral home
|
10,000
|
100,000
| ||
Institutional, public:
| ||||
School
|
10,000
|
100,000
| ||
Hospital, nursing home
|
10,000
|
100,000
| ||
Auditorium, arena
|
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.
|
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 exit from a building for the general public; nor shall
they block or in any way interfere with the free flow of pedestrians
from any means of ingress or egress; nor shall they interfere with
the free flow of pedestrians or vehicles. All such loading spaces
shall be appropriately indicated by a sign or other visual communication
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
to or egress from the lot.
F.
For purposes of this Chapter 173 and Chapter 200, Zoning, of the Code of the Borough of Closter, the phrase "loading space" or "loading berth" shall mean any space, dock, berth or bay utilized by any motor vehicle or trailer for the purpose of receiving, shipping or transporting goods, wares, equipment, commodities or persons between the motor vehicle or trailer and the structure within which is located the loading space.
A.
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, height
and intensity in footcandles. The following design standards shall
be followed:
(1)
The style of the light and light standard 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)
All lights shall be shielded to restrict the maximum
apex angle of the cone of illumination to 150°.
(4)
Where lights along property lines will be visible
to adjacent property, the lights shall be appropriately shielded.
(5)
Spotlight-type fixtures attached to buildings shall
be avoided, except where properly screened from adjacent properties.
(6)
Freestanding lights shall be so located and protected
as to avoid being damaged by vehicles.
(7)
Lighting shall not be permitted which requires flashing
or intermittent illumination. Lighting which requires change in color,
intensity or hue shall likewise be prohibited.
B.
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.
[1]
Editor’s Note: Ordinance No. 2005:952, adopted 10-11-2005, adopted new signs regulations which are included in Art. XVII, Signs. These regulations superseded former Subsections B through S of this section. Consequently, this section, formerly designated as “Lighting and signs,” has been redesignated as “Lighting.”
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.
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:
(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.
[Amended 8-8-2007 by Ord. No. 2007:986]
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 condition of the land or due to technological
circumstances and where the applicant can adequately demonstrate the
lack of feasibility of the same to the satisfaction of the approving
authority, a waiver of this requirement may be granted.
(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 engineer of the serving utility company,
the Department of Health and the Fire Department. The locations of
all proposed fire hydrants or similar facilities shall be indicated
on the plan, and said areas shall provide for appropriate fire lanes
or protective areas which shall not be impeded by parking areas or
standing vehicles or other obstructions, particularly in commercial
centers.
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 systems 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 Municipal Engineer, drainage facilities
shall be designed on the basis of a fifteen-year storm, using a one-hour
intensity of two 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.
(2)
Cross sections of watercourses, at an appropriate
scale, showing the extent of the floodplain (if defined), top of the
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 juncture 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 fifty-year design storm.
(5)
Profile of stream beds 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 the size and profile of the lines, direction
of flow and the location of each inlet, manhole and other appurtenances,
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 a part of the site plan approval that the applicant
or owner dedicate to the borough an easement not greater than 25 feet
wide from each side of the bank of the stream or drainage facility
or sewer or drainage pipe for access to any lot under consideration
for site plan approval. Such easements shall not be less than a minimum
width of 15 feet.
F.
Ambulance services.
(1)
The developer or subsequent owner of any senior citizen
housing, nursing home, assisted-living facility or substantially similar
site designed to house at least 25 residents shall provide EMT-staffed
ambulance and ambulance service (24 hours per day, seven days per
week) on that site. EMT personnel shall be stationed within close
proximity to the site so that they can respond to a call within five
minutes. Staffing shall be comparable in formal training to that of
Closter’s Ambulance Corps squad. The ambulance vehicle condition
and equipment shall be comparable to the ambulance being operated
by the Closter Ambulance Corps and shall be upgraded to remain comparable
with the Corps’ then-existing ambulance. The ambulance shall
meet all other state, county and local regulations. The ambulance
and service shall be provided in perpetuity at no cost to Closter.
(2)
The on-site ambulance service shall be operated and
housed in a structure and parking approved by the Closter Planning
Board.
(3)
Any expenses incurred by Closter to enforce claims under or in compliance with § 173-52F(1) or (2) shall constitute a lien in favor of Closter, enforceable as a tax lien, on the deed-restricted portion or the property to be a separate tax lot where the ambulance service is to be housed, staffed, operated and maintained.
A.
Curbing.
(1)
General.
(a)
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.
(b)
The Municipal Engineer may require curbing within
parking areas in order to facilitate drainage and to provide separation
between pedestrian and vehicular movement.
(2)
Alignment and grade. Curb grading and alignment is
to be determined as established in the area, unless otherwise required
by the Municipal Engineer.
(3)
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 opening as a depressed curb,
but rather may be swept back as curb returns. Where the driveway serves
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 when said
street constitutes an extension of an existing street with a width
greater than 50 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, 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 the 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 five 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.
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.
A.
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.
B.
Outdoor storage. Outdoor storage, where permitted, shall be suitably located and approved by the approving authority, who 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 shall be suitably screened, as provided in § 173-51B.[1]
C.
Design standards for physically handicapped persons.
(1)
Design standards, when applicable. In accordance with
Chapters 220, 221 and 224 of the Laws of 1975,[2] all plans and specifications for the construction or remodeling
of any public building, as defined herein, shall provide facilities
for the physically handicapped.
[2]
Editor's Note: See N.J.S.A. 52:32-1 et seq.
(2)
Design facilities, buildings.
(a)
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.
(b)
On each floor open to the public, at least one
water closet shall be provided for each sex. In general, toilet facilities
shall be provided to accommodate wheelchair occupants, which facilities
shall include adequate stall door width, grab rails, sufficient space
and appropriate height.
(c)
A drinking fountain of suitable height and extension
for wheelchair occupants on every floor open to the public shall be
provided.
(d)
In any multistory building, an elevator sufficient
in size to accommodate a wheelchair shall be provided.
(e)
At least one public telephone, at a height accessible
to wheelchair occupants, shall be provided.
(3)
Parking lot design.
(a)
A minimum of 1% of the total number of parking
spaces, but not fewer than two parking spaces, shall be designed and
designated for physically handicapped persons. Said spaces shall be
the most accessible and approximate to the building or buildings which
the parking spaces serve.
(b)
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."
(c)
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 a level, paved surface suitable
for wheeling and walking.
(d)
Where possible, such spaces shall be so located
that persons in wheelchairs or using braces or crutches are not compelled
to wheel or walk behind parked cars.
(e)
Where applicable, curb ramps shall be provided
to permit handicapped people access from parking areas to sidewalks.
(4)
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 the street level so
as to provide an uninterrupted line of travel.
D.
Architectural screening of mechanical equipment. Architectural
screening of any mechanical equipment on the roof or outside of any
building shall be installed so as to screen the mechanical equipment
from view. "Architectural screening," for the purposes of this section,
shall be deemed to mean the use of metal, stone or other relatively
maintenance-free materials in slats or other designs 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.
E.
Screening and confinement of materials.
(1)
Any materials left or kept outside of a building shall
be screened and kept within limited confines. Any material, trash
or refuse or any combination thereof kept or left outside of a building
and any containers for said material shall either be:
(a)
Finished and screened in a manner shown on the
proposed site plan designed to meet the applicable requirements herein;
(b)
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
(c)
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 to screen
the same from other areas outside the building and is a material that
is not likely to create problems of maintenance, sanitation or a nuisance.
(2)
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 Zoning Ordinance[3] and all applicable laws and regulations. If the applicant
does not propose any outside storage of said materials, the plan shall
so indicate. The applicant shall not thereafter store any of said
materials outside of the building unless a plan is submitted to and
approved by the approving authority for said purpose.
F.
Fencing. The site plan shall show the location, specifications
and height of any fencing required under any ordinance of the Borough
of Closter 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.