In reviewing site plans, the Planning Board and all advisory boards and professional advisers shall be guided by the standards set forth in this article and in Article VI as pertaining to landscaping.
There shall be adequate provision for ingress
and egress to all parking spaces. Access drives or driveways shall
be no less than 12 feet for ingress and egress and 24 feet wide for
both ingress and egress. No driveway or access drive shall be closer
than 50 feet to the street lot lines of any two intersecting streets.
The site plan shall indicate buffer strips and
planting strips as required by this chapter. In the event the Planning
Board shall determine that additional buffer strips are required to
protect public areas or neighboring properties from adverse effects
of the proposed building or addition, the Board may require such additional
buffer or planting strips. The Shade Tree Commission may recommend
landscaping and foundation planting which shall ensure the attractiveness
of premises subject to this chapter and the protection of soil thereon.
The Planning Board shall approve the landscaping proposed by the applicant
in accordance with the recommendations.
A.
Provision shall be made for the safe and adequate
circulation of pedestrians and vehicles within the property. The width
of all aisles or driveways providing access to individual parking
stalls shall be in accordance with the following requirements:
|
Parking Angle Degrees
|
Aisle of Driveway Width in Feet
| |
|---|---|---|
|
0 - Parallel Parking
|
12
| |
|
30
|
12
| |
|
45
|
13
| |
|
60
|
18
| |
|
90
|
25
|
B.
Only one-way traffic shall be permitted in aisles
or driveways providing direct access to parking spaces placed at an
angle other than 90º. Traffic shall move only one way on access
roads. The location and direction of traffic flow shall be shown on
a subdivision plat or site plan approved pursuant to this chapter.
No parking or stopping shall be permitted in driveways or access roads.
Provision shall be made for the safe and adequate
drainage of the surface runoff waters in and from the premises so
that flooding and erosion of the property and the property of others
shall be prevented. Unless otherwise provided by the Planning Board,
drainage facilities shall be designed on the basis of a ten-year storm,
using a one-hour intensity of two inches.
Provision shall be made for the protective and
covering fencing and screening of such portions of the property as
the Planning Board, upon recommendation of the Shade Tree Commission,
may deem necessary for the safety and welfare of those persons most
likely to be exposed to the property.
No process or storage of material in such manner
as to create undue hazard by reason of fire or explosion shall be
permitted.
No emission which can cause any damage to health,
to animals or vegetables or other forms of property or any excessive
soiling shall be permitted.
Provision shall be made for the indoor or enclosed
storage of garbage and refuse.
The lighting of the building, the property and
all signs on the property shall be such as not to produce any glare
at the exterior lot lines of the premises. The traffic circulation
patterns shall be such as to eliminate, at the exterior lot lines,
glare from the lights of automobiles on the property.
There shall be provided on the same lot with
the building for which it shall be used one loading berth for each
5,000 square feet of building floor area and one berth for each 20,000
square feet, or fraction thereof, in excess of 5,000 square feet of
floor area. Each loading space shall be at least 12 feet wide, 35
feet long and 14 feet high and shall, as nearly as may be practicable,
be located in such a position as to cause the least hindrance to internal
circulation of traffic and the least noise and aesthetic disturbances
to the public and neighboring property owners. No loading space shall
be located in a position in which any vehicle using the space shall
block the free passage of pedestrians or vehicles on the street.
Provisions shall be made for the elimination
of all loud and offensive noise to the general public emanating from
the use of the property. No continuous hum, intermittent noise or
noise with any noticeable shrillness of a volume of not more than
50 decibels, measured at the zoning lot lines, shall be permitted.
No offensive odors shall be noticeable at the
zoning lot line or beyond.
A.
The Planning Board shall approve the most appropriate location on the site for the proposed parking area, in view of the size and topography of the property, considerations of safety and aesthetics, the requirement of adequate buffer and the elimination of glare, dust and noise caused by traffic. There shall be provided for each building subject to this chapter the number of off-street parking spaces in accordance with the provisions of § 255-48 of Chapter 255, Zoning.
B.
Each off-street parking space shall have an area of
at least 200 square feet exclusive of access drives or aisles, be
at least 10 feet wide and 20 feet long and shall be surfaced so as
to be usable for parking. If off-site, off-street parking is contemplated,
the Board, in addition, shall determine what provisions, if any, are
required for the safe and adequate circulation of pedestrians between
the parking area and the property.
C.
All parking areas and appurtenant maneuvering areas,
passageways and driveways serving semipublic office research, commercial
and industrial uses shall be illuminated adequately during the hours
between sunset and sunrise when the use is in operation. Adequate
shielding shall be provided by all such users to protect adjacent
residential districts from the glare of such illumination and from
glare of automobile headlights produced by automobiles entering and
leaving the area.
D.
Off-street parking areas shall be effectively screened
on any side which adjoins or faces premises situated in any residential
district or institutional premises, by a solid, uniformly painted
fence or wall not less than four or more than six feet in height maintained
in good condition, provided that, where the adjacent owners agree
in writing, a screening hedge or natural landscaping may be substituted
for the required fence or wall. No part of any parking area shall
be closer than 10 feet to any school, hospital or other institutional
building unless properly screened in accordance with Planning Board
requirements.
E.
Parking spaces may be located in yard areas only if they comply with the provisions of § 242-2J.
[Amended 7-24-2000 by Ord. No. 718-00]
F.
Off-street parking areas located in commercial districts
which provide parking for 20 or more vehicles shall be provided with
shade trees of a type approved by the Borough Shade Tree Commission.
The shade trees shall be located in a planned manner within the parking
lot area as recommended by the Borough Shade Tree Commission and approved
by the Planning Board. There shall be not less than one shade tree
for every 10 parking spaces.[1]
G.
The Planning Board, upon satisfactory proof that the
occupancy of the buildings for which a community parking program is
provided, does not require final grading and surfacing of the entire
area may grant permission for deferment of that portion of the final
grading and surfacing not required by the then current occupancy and
use. No person shall permit or cause to be occupied any building by
more persons than shall be permitted by Planning Board approval of
the community parking plan. In the event the Planning Board shall
determine, after notice to the owner of buildings participating in
the community parking plan and a hearing, that the partially paved
and graded parking area is inadequate, the owner shall forthwith complete
the final grading and surfacing of the entire required parking area.
H.
In business districts no parking space or access thereto,
except entrance or exit drives as limited in this subsection, shall
be within the 15 feet strip required above, provided:
(1)
Such drives shall not exceed 35 feet in total aggregate
width for each 100 feet of street line abutting such lot, but in no
case exceeding 60 feet in total aggregate width for each street line
upon which a lot abuts.
(2)
Such drives shall be at least 60 feet distant, measured
along the street line, from the point of intersection of two intersecting
streets, or from a bend in the street line of one street where the
change is 30º or greater.
(3)
Such drives shall have on each side a triangular area
formed by the intersection of the driveway line, the street line and
a straight line joining the line at points 30 feet distance from their
point of intersection. Within such triangular areas no parking or
loading or unloading shall be permitted, nor shall there be located
therein any sign, fence, other structure or plant material over 21/2
feet in height.
Paving, when required, shall be dustless, durable,
all-weather pavement, and shall be adequate in size and location to
direct surface water runoff away from neighboring properties and toward
approved drainage systems.
No activities which emit dangerous radioactivity
at any point, as covered by federal government standards shall be
permitted.
Retaining walls shall be designed to be safe
and adequate for the purpose intended.
Provisions shall be made in accordance with
applicable regulations of all boards and bodies with jurisdiction
over the collection and disposal of sewage. No site plan approval
may be granted until the Board of Health has certified that a sanitary
system has been designed to its satisfaction.
[Amended 7-16-2001 by Ord. No. 744-01]
Sidewalks shall be installed in accordance with
the Residential Site Improvement Standards except that, if the Planning
Board determines that a de minimis exception or waiver is warranted,
the Planning Board shall be permitted to accept a contribution in
lieu of construction of sidewalks to the Borough's Sidewalk Improvement
Fund, a fund established for the construction and maintenance of sidewalks
within the Borough. The amount of the contribution shall be the estimated
cost of installation of sidewalks on the applicant's site or on any
adjoining right-of-way, as determined by the Borough Engineer.
No emission of visible gray smoke of a shade
equal to or darker than No. 1 of the Ringelmann Chart shall be permitted.
Outside storage, when permitted, shall only
be permitted in areas approved by the Board. Such areas shall, as
nearly as may be practicable, be shielded from public view and protected
by adequate fencing or screening.
Facilities shall be provided for placing all
utilities underground, including telephone and electric power lines.
Any development proposal for the construction
of 50 or more units of single-family residential housing or the utilization
of 1,000 square feet or more of land for any commercial or industrial
use shall include as part of its application for a subdivision, site
plan, conditional use or other development application, the following
information and documentation:
A.
Adequate facilities shall be provided for the depositing
and collection of recyclable materials.
B.
The location of all existing and proposed solid waste collection stations shall be delineated on the subdivision plat or site plan. A plan detail, at a scale of one inch equals 10 feet, shall be incorporated in the submission for each such station or for a typical station. The containers at each station shall be delineated on the detail plan and described in tabular form. A separate container or containers shall be provided for each recyclable material specified in Chapter 209, Article II, Recycling, of the Code of the Borough of Old Tappan, in addition to the containers for nonrecyclable solid waste.
A.
MULTIFAMILY HOUSING DEVELOPMENT
RECYCLING AREA
Definitions. As used in this § 218-46, the following terms shall have the meanings indicated:
A building containing three or more dwelling units occupied
or intended to be occupied by persons living independently of each
other, or a group of such buildings.
Space allocated for collection and storage of source separated
recyclable materials.
B.
Recycling area for multifamily housing development
required. There shall be included in any new multifamily housing development
that requires subdivision or site plan approval an indoor recycling
area for the collection and storage of residentially generated recyclable
materials. The dimensions of the recycling area shall be sufficient
to accommodate recycling bins or containers which are of adequate
size and number and which are consistent with anticipated usage and
with current methods of collection in the area in which the project
is located. The dimensions of the recycling area and the bins or containers
shall be determined in consultation with the Municipal Recycling Coordinator,
and shall be consistent with the district recycling plan adopted pursuant
to Section 3 of P.L. 1987, c.102 (N.J.S.A. 13:1E-99.13) and any applicable
requirements of the Municipal Master Plan, adopted pursuant to Section
26 of P.L. 1987, c. 102.
C.
Location. The recycling area shall be conveniently
located for the residential disposition of source-separated recyclable
materials, preferably near, but clearly separated from, a refuse container.
D.
Lighting; access; protection. The recycling area shall
be well lit and shall be safely and easily accessible by recycling
personnel and vehicles. Collection vehicles shall be able to access
the recycling area without interference from parked cars or other
obstacles. Reasonable measures shall be taken to protect the recycling
area and the bins or containers placed therein against theft of recyclable
materials, bins or containers. The recycling area or the bins or containers
placed therein shall be designed so as to provide protection against
adverse environmental conditions which might render the collected
materials unmarketable. Any bins or containers which are used for
the collection of recyclable paper or cardboard and which are located
in an outdoor recycling area shall be equipped with a lid, or otherwise
covered, so as to keep the paper or cardboard dry.
E.
Signs. Signs clearly identifying the recycling area
and the materials accepted therein shall be posted adjacent to all
points of access to the recycling area. Individual bins or containers
shall be equipped with a sign indicating the materials to be placed
therein.
F.
Landscaping. Landscaping and/or fencing shall be provided
around any outdoor recycling area and shall be developed in an aesthetically
pleasing manner.
G.
Recycling areas for individual units. Notwithstanding anything to the contrary set forth in this § 218-46, the requirements for recycling areas for multifamily housing developments may be met by individual curbside pickup, provided it is determined by the municipal board before whom the subdivision or site plan application is presented that such individual curbside pickup is appropriate and proper to the particular multifamily housing development. For example, individual curbside pickup may be appropriate for a townhouse development but would not be appropriate for a high-rise apartment complex.
No vibration shall be discernible at the zoning
lot lines or beyond.
