Borough of Woodcliff Lake, NJ Design Standards

The review of the site plan shall consider pedestrian and vehicular traffic movement within and adjacent to the site, with particular emphasis on parking areas, off-street loading and unloading, movement of people, goods and vehicles from access roads, within the site and between buildings and vehicles.

All parking spaces shall be usable and safely and conveniently arranged. Access to the site from adjacent roads shall be designed so as to interfere as little as possible with the traffic flow on these roads and to permit vehicles with a rapid and safe ingress and egress to the site.

Building design and layout. The design and layout of buildings and parking areas shall be reviewed so as to provide an aesthetically pleasing and efficient design and arrangements. Particular arrangements shall be made for safety and fire protection, impact upon surrounding areas and environmental and ecological considerations.

Lighting. Adequate lighting shall be provided to ensure safe movement of persons and vehicles and for security purposes. Directional lights shall be arranged so as to minimize glare and reflection on adjacent properties.

Buffering. Buffering, where required, shall be located around the perimeter of the site to minimize headlights of vehicles, noise, light from structures and 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 these objectives.

Landscaping. Landscaping shall be provided as part of the overall site plan and designed and integrated into building arrangements, topography, parking and buffering requirements. Landscaping may include trees, bushes, shrubs, ground cover, perennials, annuals, plants, sculpture, art, street furniture and the use of building and paving materials.

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 or pedestrians.

Environmental considerations. 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 considered by the approving authority to minimize adverse effects from development.

§ 292-26 Off-street parking requirements.

Number of parking spaces required. The number of off-street parking spaces required shall be as set forth in Chapter 380, Zoning, or as set forth in Table VI-1 below, whichever may be more restrictive. If the determination of the number of required parking spaces results in a fractional space, the fraction shall require one additional parking space.

[Amended 4-20-1981 by Ord. No. 81-7]

	Table VI-1 Off-Street Parking Requirements
	Use	Required Number of Parking Spaces
	Banking and savings institutions	1 for each 300 square feet of floor area or 8 for each teller window, whichever is the greater
	Churches and other places of worship	1 for each 3 seats or 1 for each 72 inches of seating space when benches rather than seats are used
	Colleges and institutions of higher learning	1 for each full-time or part-time day student
	Community buildings and places of public assembly	1 for each 2 seats, except that where a specific amount of seating is undetermined, 1 shall be required for each 75 square feet of assemblage area
	Community residences for the developmentally disabled victims of domestic violence	1 each for resident, employee and staff member
	Farm or garden produce sold on premises	1 for each 200 square feet of building area or 15, whichever is the greater
	Laboratory and research	1 for each 300 square feet of floor area
	Medical or dental clinics or Offices	5 for each doctor or dentist, plus 1 for each employee
	Motels and conference centers	1 for each rental unit and, in addition, compliance with requirements for each particular additional use located on premises
	Nursing homes	1 for each bed
	Offices, business and professional (other than medical and dental)	1 for each 250 square feet of floor area
	Residential buildings	2 for each dwelling unit
	Restaurants	1 for each 2 1/2 seats
	Retail stores and shops	1 for each 150 square feet of floor area where the floor area does not exceed 2,000 square feet, and 1 for each 175 square feet of floor area where the floor area exceeds 2,000 square feet
	Mixed land uses	Calculated as the sum of the individual uses unless the applicant can demonstrate to the Planning Board that the parking characteristics of the individual uses are such that the total needs of the development are less than the sum of the parts, and the number of spaces to be provided will satisfy the lesser need

Location of parking spaces.

The approving authority shall approve the location of all proposed parking spaces on the site and shall take into consideration the size and topography of the site, visibility from the site to adjoining streets as well as within the parking area, conditions of safety relating to the movement of pedestrians and vehicles and elimination of nuisance factors, including glare, noise, dust and other similar considerations.

Parking shall not be permitted in the area located within 30 feet from the street right-of-way line or within eight feet from any side or rear lot line or within the site triangle of any driveway or in such other areas as may be prohibited by Chapter 380, Zoning.

Parking area design standards.

Aisle widths. Provisions shall be made for safe and adequate circulation of pedestrians and vehicles. The widths of all aisles providing direct access to individual parking stalls shall be in accordance with standards established in Table VI-2 below:

	Table VI-2 Minimum Aisle Width
	Parking Angle (degrees)	Minimum Aisle Width (feet)
	0¹	12
	30	12
	45	13
	60	18
	90²	24

	NOTES:
	¹	Parallel parking.
	²	Perpendicular.

Size of parking stalls.

Parking stalls shall have a minimum area of 200 square feet, exclusive of aisles, and shall measure 10 feet in width and 20 feet in length. The approving authority may permit parking stalls of 180 square feet, which measure nine feet in width by 18 feet in length, where it can be shown by the applicant that such parking stalls are safe and adequate for the parking and circulation of vehicles.

The Planning Board may make provisions for special parking areas limited to parking of smaller standard car vehicles where the need for such parking facilities can be shown by the applicant.

Circulation within parking area.

Except for attendant parking, all parking spaces shall be designed free and clear of obstructions to individual parking stalls.

Such parking spaces shall be located in such a manner 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 such parking area or specific points of traffic control such as fire hydrants and standpipes, exits and entrances or similar locations.

Aisle widths and circulation patterns shall be designed to permit emergency vehicles and service vehicles, such as delivery trucks and solid waste collection vehicles, to have reasonable access to the site and space for their intended functions.

Pedestrian circulation within a parking area shall be, to as great an extent as possible, separated from vehicular traffic. Safety zones, crossing points and sidewalk areas, where needed, shall be provided.

Driveway design criteria.

Location of driveways. All entrances and exit driveways to a public or private street shall be so located as to afford maximum safety and to provide convenient ingress and egress to the site and to minimize conflict with the flow of traffic on the public or private street.

Sight distances.

The minimum sight distances established in Table VI-3 below shall be required between a driveway and an adjoining street.

	Table VI-3 Minimum Site Distance From Driveway and Adjoining Street
	Allowable Maximum Speed on Roadway (miles per hour)	Minimum Site Distance (feet)
	25	175
	30	250
	35	325
	40	400
	45	450
	50 or more	500

For purposes of this chapter, sight distance measurements shall be measured from the driver's seat of a standing vehicle located on that portion of the exit driveway that is immediately contiguous to the street with the front of a vehicle standing 10 feet behind the right-of-way line of the street, with the height of eye 3.75 feet above the driveway pavement to an object 4.50 feet above the road or other driveway pavement.

Where a site is located at the intersection of two streets, no driveway entrance or exit shall be located within 50 feet of the point where the curb return of the street intersection and curbline meet.

No part of any driveway shall be located closer than 20 feet from any other driveway on an adjoining parcel nor shall more than one driveway be located closer than 60 feet to another driveway on the same site, as measured from the closest side lines of the two driveways along the right-of-way line.

[5]

No entrance or exit driveway shall be located on a traffic circle on a ramp of an interchange or within 50 feet of the beginning of any ramp or other portion of an interchange.

Geometric design. The geometric design of a driveway connection to a public or private street shall be governed by sound traffic engineering principles. The following guidelines shall be utilized in preparing a geometric design, but deviations from such guidelines may be required under certain circumstances in the course of preparing a design. Therefore, although the driveway layout may conform to these guidelines, conditions on the site may require deviations from such requirements as may be determined by the Borough Engineer:

Two-way operation. Driveways used for two-way operation will intersect a public street or private street at an angle as near to 90° as site conditions permit, but in no case less than 60°.

One-way operation. Driveways used for vehicles in one direction of travel (right turn only) shall not form an angle smaller than 45° with a public or private street.

Dimensions. The dimensions of driveways shall be designed to adequately accommodate the volume and character of vehicles anticipated to use the premises daily. The required maximum and minimum dimensions for driveways connecting to a public street or private street at 90° shall be as set forth in Table VI-4 below.

Table VI-4 Standards for Driveway Widths, Depressed Curbs and Curb Return Radii
	Driveway Width (feet)	Depressed Curb (feet)	Curb Return Radius (feet)
One-way operation
3- to 10-family residence	12 to 15	32 to 35	20 minimum, 30 maximum
Over 10-family Residence	15 to 16	35 to 38	20 minimum, 30 maximum
Commercial and Industrial	15 to 30	35 to 50	35 minimum, 45 maximum
Service stations	20 to 30	35 to 50	20 minimum, 35 maximum
Two-way operation
3- to 10-family residence	22 to 26	44 to 50	20 minimum, 30 maximum
Over 10-family Residence	24 to 30	46 to 52	25 minimum, 35 maximum
Commercial and Industrial	30 to 50	50 to 70	35 minimum, 45 maximum
Service stations	40 to 50	50 to 60	20 minimum, 35 maximum

NOTE:

Driveways connecting to a public or private street at an angle shall have the same widths as shown in this table. The width of depressed curbs and the radius of curb returns shall provide for the sharpest turning radii of vehicles using the driveway and keeping said vehicles within their prescribed lanes.

Vertical curve. Any vertical curve on a driveway shall be flat enough to prevent the dragging of any vehicle undercarriage.

[5]

Ramp gradient. Should the sidewalk be so close to the curb at a depressed curb driveway as to cause the ramp to be too steep and to be likely to cause undercarriage drag, the sidewalk shall be appropriately lowered to provide a suitable ramp gradient.

[6]

Permanent pavement. The surface of any driveway shall be constructed with a permanent pavement of a type specified by standards set by the Borough Engineer. Such pavement shall extend to the paved portion of the public or private street pavement.

Acceleration and deceleration lanes.

Where a driveway serves a parking area of 150 or more parking spaces and the road has a traffic volume exceeding 7,500 vehicles per day, an acceleration lane may be required which is at least 200 feet long and at least 13 feet wide, measured from the road curbline. A minimum thirty-five-foot curb return radius shall be used from the driveway to the acceleration lane.

Where a driveway serves as an entrance to a land development providing 150 or more parking spaces, a deceleration lane may be required for traffic turning right into the driveway from the road. The deceleration lane shall be at least 200 feet long and at least 13 feet wide, measured from the road curbline. A minimum thirty-five-foot curb return radius shall be used from the deceleration land into the driveway.

Guardrails, wheel stops and parking lot striping.

Guardrails required for safety shall be provided.

Wheel stops, permanently anchored in the ground, may be required in appropriate locations. No parked vehicle shall overhang or extend over sidewalk areas, unless an additional sidewalk width of 2 1/2 feet is provided to accommodate such overhang.

Parking stalls, driveways and aisles shall be clearly marked and delineated. The approving authority may require certain areas to be maintained for fire-fighting purposes or other emergency purposes. These areas, as well as other pavement, shall be appropriately designated.

(7)

Minimum and maximum grades in parking areas. The minimum and maximum parking area grades shall be in accordance with Table VI-5 below:

Table VI-5 Minimum and Maximum Grades in Parking Areas
	Minimum Grade (percent)	Maximum Grade (percent)
Parking stalls and service aisles	1/2	6
Main approach (walkways to buildings)	1/2	4
Collector or other service walkways	1/2	8
Swales	2	10
Principal circulation aisles	1/2	8
Driveways (entrances and exits)	1/2*	6*

	NOTES:
	*	For a distance of 100 feet from the street right-of-way line.

(8)

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.

The governing body may authorize repairs for such improvements if, after proper notice, the owner fails to maintain such improvements and such conditions constitute a hazard to health and safety or where such improvements are governed by a development or other similar agreement.

The cost of such repairs shall be charged to the property owner and become a lien on the land and shall be added and become part of the taxes next assessed against the land upon which the work was performed and shall bear interest and be collected and enforced in the same manner as taxes.

(9)

Waiver of parking requirements. If any applicant can clearly demonstrate to the approving authority that, because of the nature of the operation or use, the parking requirements of this section are unnecessary or excessive, the approving authority shall have the power to approve a site plan showing less parking area than is required by this chapter; provided, however, that a landscaped area of sufficient size to meet the deficiency shall be set aside and reserved for the purpose of future off-street parking requirements in the event that a change of use of the premises shall make such additional off-street parking spaces necessary.

Other off-street parking requirements.

Limitation 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 permitted in such parking areas.

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 may be canceled by the municipality and become null and void.

Changes. There shall be no changes made in the use of off-street parking facilities, and no motor vehicles other than self-propelled passenger vehicles shall be permitted to use any of the off-street parking facilities, and no service of any kind shall be extended to a vehicle occupying such off-street parking facilities except for emergency purposes.

Controls. All municipal ordinances governing the control of motor vehicles and all the applicable provisions of N.J.S.A. 39:1 et seq. shall apply to driveways, loading zones and parking areas of any premises for which site plan approval has been granted by the approving authority under the provisions of this chapter.

Off-street parking construction.

All off-street parking areas shall be graded and drained so as to dispose of all surface water in a manner so as not to unreasonably impair surrounding areas.

All off-street parking areas shall be surfaced with asphalt, bituminous or cement binder pavement as prescribed by ordinances or resolutions of the governing body of the municipality or the Borough Engineer.

All off-street parking areas and access drives shall have concrete curbs conforming to specifications for concrete curbs in Chapter 332, Subdivision of Land, or Belgian block set in concrete for a comparable depth as set forth in such specifications, and exceeding six inches above the paved surface.

§ 292-27 Off-street loading requirements.

There shall be provided and maintained on the same lot with a building for which site plan approval is sought off-street loading area spaces in accordance with the requirements of Table VI-6 below:

Table VI-6 Off-Street Loading Requirements
		Floor Area at Which Berth is Required (square feet)
Land Use**		First Berth	Second Berth*
Industrial
	Manufacturing	5,000	40,000
	Warehouse	5,000	40,000
	Laboratory, research	5,000	40,000
Commercial
	Wholesale	5,000	40,000
	Retail	5,000	20,000
	Service establishments	5,000	40,000
	Commercial recreation	5,000	100,000
	Restaurants	2,000	25,000
	Office buildings	5,000	100,000
	Hotel	10,000	100,000
Residential
	Apartment building	20,000	100,000
Institutional (public)
	Schools	10,000	100,000
	Hospitals, nursing homes	10,000	100,000
	Auditoriums, arenas	10,000	100,000

	NOTES:
	*	An additional berth shall be required for each additional amount of square feet as indicated as may be required between the need for one-berth and two-berth intervals.
	**	In the case of a multiple use building, the amount of off-street loading required shall be equal to the sum of the parts unless the same can be demonstrated to be in excess as shall be subject to determination by the approving authority.

Each such loading space shall be not less than 12 feet in width and 50 feet or more in length, depending upon the function of the loading space. The overall floor-to-ceiling height or clear height distance shall not be less than 12 feet, which may be increased where required.

The loading spaces shall only be placed inside of rear yards as may be allowed by Chapter 380, Zoning, and screening or landscaping from adjoining properties may be required by the approving authority.

Off-street loading spaces shall not be included with any fire prevention zone, within 25 feet of any fire hydrant or standpipe or within 10 feet of any entranceway or pedestrian walkway or any other general means of entry to and from a building for the general public, nor shall it block or in any way interfere with the free flow of pedestrian or vehicular traffic in the area. All such loading spaces shall be appropriately indicated by sign or other visual communication indicating the purpose or the location.

§ 292-28 Lighting; signs.

Lighting. With every site plan, the applicant shall submit plans for all proposed exterior lighting. Such lighting shall conform to Chapter 380, Zoning, and the provisions of this chapter. The plans shall include the location, type of light, radius of light and intensity in footcandles. The following design standards shall be followed:

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

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

All lights shall be shielded to restrict the maximum apex angle of the cone of illumination to 150°.

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

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

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

(7)

Lighting shall be located along streets, parking areas, at intersections and where various types of circulation systems merge, intersect or split.

(8)

Pathways, sidewalks and trails shall be lighted with low standards.

(9)

Stairways, sloping or rising paths and building entrances and exits shall require illumination.

(10)

The following intensity in footcandles shall be provided throughout:

Parking lots: an average of 1.50 footcandles throughout.

Street intersections: three footcandles.

Maximum at property line: 1.0 footcandles.

In residential areas: an average of 0.6 footcandle.

(11)

Lighting shall not be permitted which requires flashing or intermittent illumination. Lighting which requires change in color, intensity or hue shall likewise be prohibited. Said lighting shall in no way interfere with, detract from or diminish in any way the effectiveness of any traffic signal or similar safety or warning device.

Signs. Each site plan application shall include a sign plan showing the specific design, location, size, construction and illumination. If the applicant is unable to provide said details for signs, the approving authority shall condition its approval upon receipt of the same prior to the issuance of a certificate of occupancy.

§ 292-29 Landscaping and buffer areas.

Landscaping. A landscaping plan shall be submitted with each site plan application. The plan shall identify existing and proposed trees, shrubs, bushes, plant material, ground cover and natural features such as boulders and rock outcroppings. It should show where they are or will be located and planting details. The following design principles are suggested and may be required by the approving authority:

Use of landscaping to accent and complement buildings, for example, groupings of tall trees to break up long low buildings and lower plantings for taller buildings.

Landscaping should be provided in public areas and recreation sites adjacent to buildings.

Vines and climbing plants should be considered for large expanses of walls.

Massing of trees at critical points should be considered rather than in a straight line at predetermined intervals along streets.

Use of smaller trees on narrow streets or driveways.

Ground cover should be used extensively on slopes to prevent erosion.

(7)

The impact of any proposed landscaping plan should be considered at various time intervals and the size of trees or shrubs when they mature.

(8)

Deciduous trees should have at least a two-inch caliber at planting, and evergreens should be at least four feet tall. Shrubs should be at least two feet tall at planting. All trees and shrubs should be balled and burlapped.

(9)

Existing large trees should be saved, but there shall not be a varying of the grade around the trees by more than six inches to 12 inches, and there should be provided protection of root systems, construction of tree wells and erection of protective fences.

(10)

In parking areas, at least 5% of the parking area should be landscaped. The landscaping should be located in protected areas, along walkways, in center islands and at the end of bays. In narrow islands, low spreading plants such as creeping juniper, English ivy, myrtle or pachysandra should be considered.

(11)

All landscaping in parking areas shall be carefully located so as not to obstruct vision of motor vehicles and pedestrians.

Buffer areas. Buffers or fences, landscaping, berms and mounds shall be used to minimize any adverse impacts of the site on adjacent areas. Buffers shall be required for the following areas:

Along property lines shielding various uses from one another.

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

Where parking areas abut other properties.

In the general area of garbage storage places and loading and unloading areas.

Where windbreaks are necessary.

Buffer area design.

Where evergreens are used as buffer materials, they shall be planted in two or more staggered planted rows. The rows shall be four feet to five feet apart, and the evergreens shall be planted four feet on center and in each row shall be staggered from the adjacent rows.

Where earth and berms are utilized, they shall be maintained with a minimum height of four feet and a maximum slope ratio of one to one (1:1). The slope shall be suitably stabilized to prevent erosion.

§ 292-30 Utility improvements.

Gas, electric and telephone service.

Gas, electric and telephone service shall be provided by the applicant with the public utility providing such service. The utility services on the site shall be provided as part of an underground system.

If such utility services cannot be reasonably provided due to topographic or geological conditions of the land or due to technological circumstances, and when the applicant can adequately demonstrate the lack of feasibility for these reasons to the satisfaction of the approving authority, the approving authority may waive this requirement.

Water supply and sanitary sewerage disposal. Adequate provisions for water supply and sanitary sewerage disposal shall be provided. The locations of all proposed fire hydrants, standpipes or similar facilities shall be subject to the approval of the Fire Prevention Bureau, and provisions shall be made, where necessary, for fire lanes or protective areas which shall not be impeded by parking or standing vehicles or other obstructions.

Stormwater drainage.

Provisions shall be made for safe and adequate drainage of surface runoff waters in and from the premises so that flooding and erosion of the subject property and the property of others will be prevented.

Each site plan submitted to the approving authority shall be submitted to the Borough Engineer to establish requirements to prevent adverse drainage conditions both on and off the site.

The drainage system shall be designed in conformance with accepted engineering standards. To facilitate review of proposed drainage facilities, design calculations prepared by the applicant's engineer shall accompany the application.

Unless otherwise stipulated by law or by the Borough Engineer, drainage facilities shall be designed on the basis of a fifteen-year storm, using a one-hour intensity of two inches.

Soil erosion and sedimentation control. Standards for soil erosion and sedimentation control shall be in accordance with the Standards For Soil Erosion and Sedimentation Control in New Jersey, dated September 9, 1974, published by the New Jersey State Soil Conservation Committee, as it may be amended, supplemented and revised from time to time.

§ 292-31 Street improvements.

Curbing.

General.

Where curbing is lacking, an applicant for site plan approval shall install curbing along the extent of all property fronting public and private streets in accordance with municipal standards and specifications.

The Borough Engineer may require curbing within parking areas in order to facilitate drainage and provide separation between pedestrian and vehicular movement.

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

Curbing and 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 is to serve land development of fewer than 50 parking spaces, a depressed curb driveway shall be utilized.

Street widening.

The right-of-way width, measured from lot line to lot line, shall not be less than 50 feet in width, except when shown at a greater width in the Master Plan or Official Map or where the street constitutes an extension of an existing street with a width greater than 50 feet.

For site plans that adjoin or include existing streets which do not conform to widths as shown in the Master Plan or the Official Map or are at least 50 feet in width, the applicant shall dedicate additional width along either one or both sides of the street. If the premises being developed is along one side only, 1/2 of the required difference in street width shall be dedicated.

Sidewalks.

Each land development requiring site plan approval may be required to provide a sidewalk within the street right-of-way.

Pedestrian walkways or sidewalks may also be required for any development of 50 or more parking spaces within said parking area to provide convenient and safe access for pedestrian circulation.

Sidewalks shall be constructed of concrete, quarry tile or other similar material and shall be at least four feet in width unless otherwise provided in Chapter 380, Zoning.

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.

Street furniture. Street furniture, which shall include telephone booths, benches, planting boxes, mailboxes, fountains and pools, drinking fountains, trash receptacles, bicycle racks, sculptures, paving and steps, bus shelters and similar items, when provided by the applicant, shall be subject to the approval of the approving authority as to design, location and size.

§ 292-32 Refuse collection and storage.

Provisions 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 provided.

§ 292-33 Other design standards.

Retaining walls. Retaining walls shall be designed to be safe and adequate for the purpose intended. The walls shall not detract from the aesthetic beauty of the site when constructed, and the approving authority may require such retaining walls to be fenced or landscaped.

Design standards for physically handicapped persons.

When applicable. In accordance with Chapters 220, 221 and 224 of the Laws of 1975 (N.J.S.A. 52:32-4 et seq.), all plans and specifications for construction or remodeling of any public building, as defined therein, shall provide facilities for the physically handicapped.

Buildings. All public buildings shall contain at least one principal entrance accessible to and usable by physically handicapped persons, which shall be either ramped or at ground level. On each floor open to the public, at least one water closet shall be provided for each sex, in general toilet rooms, to accommodate wheelchair occupants, which shall include adequate stall door width, grab rails, sufficient space and appropriate height. A drinking fountain of suitable height and extension for wheelchair occupants on every floor open to the public shall be provided. In any multistory building, an elevator sufficient in size to accommodate a wheelchair shall be provided. At least one public telephone at a height accessible to wheelchair occupants shall be provided.

Parking lot design.

A minimum of 1% of the total number of parking spaces, but not 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.

Each space or group of spaces shall be identified with a clearly visible sign displaying the international symbol of access along with the following wording: "These spaces reserved for physically handicapped drivers."

Each space shall be 12 feet wide to allow room for persons in wheelchairs or on braces or crutches to get in and out of either side of the automobile onto a level paved surface suitable for wheeling and walking.

Wherever possible, such spaces shall be located so that persons in wheelchairs or using braces or crutches are not compelled to wheel or walk behind parked vehicles.

(e)

Where applicable, curb ramps shall be provided to permit handicapped persons access from parking areas to sidewalks.

Sidewalks. Any sidewalk hereafter constructed or reconstructed on public or private property for public use shall be constructed in a manner so as to 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, sidewalks shall slope gradually to street level so as to provide an uninterrupted line of travel.

§ 292-33.1 Design standards for the B-1 Broadway (East and West) Business District and S-O Special Office District.

[Added 9-9-2019 by Ord. No. 19-07]

Site planning.

Residential inspired site layout. A residential-style site layout is encouraged, including such features as:

Each building should be set back from Broadway to match the traditional setbacks of the older single-family homes along the corridor that have been converted to retail use.

The front 20 feet of the required front yard should have a green lawn and extensive shrubs, trees, and other landscaping. If space constraints mean that parking cannot fit on the site if such a deep front lawn is provided, a narrower landscaped strip is possible at the front, but should not be less than 10 feet.

Where possible, such as in the case of comprehensive redevelopment, no parking should encroach on the required minimum front yard or be located between the building and Broadway. Surface parking spaces should be located along an interior side lot line and/or at the rear of the parcel, accessed from a side driveway.

Vehicular access and buffering.

Only one curb cut for vehicular access to/from Broadway is permitted per parcel, unless the parcel width is in excess of 200 feet. The maximum width of each curb cut shall be 24 feet at the front lot line.

Corner lots are permitted an additional curb cut on the side street. The maximum width of each curb cut shall be 24 feet at the side lot line.

In order to provide more flexibility in parking access and to facilitate shared parking between uses, easement or access agreements should be pursued to connect parking lots between adjacent parcels, where topography allows. Variances for parking within the required side yard setback may be granted in such cases. In this manner, an interior parcel could use an adjoining parcel's side street curb cut for secondary access, or two adjacent interior parcels could share their curb cuts so that one serves as an inlet and the other as an outlet.

Pedestrian safety and amenities.

In order to improve the appearance and pedestrian safety of the Broadway corridor, existing continuous curb cuts that are wider than 20 feet at the front or side lot line shall be narrowed down, in the case of comprehensive redevelopment. Where possible a parcel has more than one existing curb cut on Broadway, surplus curb cuts should be removed so that only one curb cut remains.

Where a curb cut is removed or narrowed, the sidewalk should be extended. This applies to parcels on either side of Broadway, even where adjoining properties still lack sidewalks. Sidewalks shall be paved with concrete of minimum clear width of four feet, and where possible should include a grass planting strip of minimum width of three feet separating the sidewalk from the roadway.

Walkways shall be provided through a property's front yard setback linking the public sidewalk on Broadway to building entries.

Reservoir views.

Development should preserve or enhance views to the Woodcliff Lake Reservoir. While the train tracks create a physical separation from the Reservoir shoreline, the views to the Reservoir are a significant asset. Buildings, trees, and open spaces on the west side of Broadway should be sited in a manner that preserves existing views towards the Reservoir from Broadway.

Second-level restaurant and dining space is permitted and encouraged on both sides of Broadway when such space will be able to take advantage of views to the Reservoir. Such second-level space is only permitted in a mezzanine level, open and connected to the same business on the ground floor.

Parking lots and paving.

Placement.

The existing Zoning Ordinance, at § 380-78, Off-street parking and loading, requires that parking shall not be located closer than 10 feet to a side or rear lot line nor closer than 30 feet to any residentially zoned property. Both the B-1 and S-O Districts back onto the R-15 District, so parking is subject to the thirty-foot setback. In addition, § 380-80, Buffer areas, requires that a thirty-foot landscaped buffer be provided at the rear property line where a nonresidential use abuts a residential zone.

Provided that the parking setbacks and buffer requirements can be met at the rear of the lot, the ideal location for parking is at the rear of a parcel, behind the building. Where a retail user desires some parking to be visible from the street, or where the site layout is constrained, another appropriate location for parking is at the side of the lot.

If parking must be placed in front of the building, it should be aligned with the longest drive aisle(s) parallel to Broadway and shall be limited to a single or a double row. A single row of parking shall not exceed 42 feet in depth, as measured perpendicular to Broadway (roughly, a row of eighteen-foot-deep parking spaces and a twenty-four-foot-deep access aisle). A double row of parking shall not occupy more than 60 feet of depth (typically two eighteen-foot-deep parking spaces separated by a twenty-four-foot access aisle), as measured perpendicular to Broadway.

Structured parking may be located fully or partially underground, or as tuck-under, at-grade parking. Any parking level that is fully or partially above grade shall be located to the interior side or the rear of a building, away from view of public streets. Structured or tuck-under parking shall not be located within the front facade of a building; instead, it shall be located behind active uses (retail stores, lobbies, or offices, etc.) and have a minimum depth of 20 feet as measured back from the front facade.

Screening and landscaping. In addition to the zoning requirements for parking at § 380-78 of the Zoning Ordinance, any front parking lot shall be softened with a low wall or fence of two to three feet in height, running along the front lot line to create a separation between the parking lot and the public sidewalk and right-of-way. Walls shall be constructed of stone or masonry blocks faced with stone or cultured stone. Fences shall be wood or wood-appearance composite. Suggested fence styles are picket, split-rail, and other small-town or farm-style fencing. Chain-link fences are prohibited along the front lot line and along the side lot line in front of the front facade line of buildings.

Pavement and surface coverage.

Porous paving (porous asphalt, porous concrete, or permeable interlocking pavers) is permitted as a means to allow increased surface coverage beyond the maximum permitted in the Zoning Code. (See § 380-46 of the Zoning Ordinance.) Except within the 300-foot buffer to the Woodcliff Lake Reservoir, parcels are permitted to increase the surface coverage to 70% of the lot, provided that the overall performance of the site provides the same permeability as when conventionally paved at 50% of the lot. An engineering study showing permeability calculations is required. The Borough will require a maintenance manual and agreement to ensure that the porous paving areas will be cleaned, vacuumed, replenished, or otherwise maintained so as to ensure their permeability every year.

For new development or redevelopment on parcels located within 300 feet of the Reservoir, NJDEP may require that site coverage not increase beyond existing conditions. As such, new buildings and parking lots may be restricted so that they do not occupy more land than already paved or covered. If additional land must be paved in order to create sufficient parking, the Borough suggests that porous paving be considered, subject to NJDEP approval.

Porous paving facilities may not be removed or altered if they were installed as part of an approved site plan in accordance with these design guidelines. The Borough Building Department shall maintain a database of these properties and may perform routine maintenance inspections.

Building design.

Residentially inspired building form. As the Borough is largely residential, residential-inspired building forms are encouraged. Styles should reference elements of neo-traditional residential design, such as pitched roofs, deep overhangs, prominent front porches or entries, and facades broken down into bays and other massing forms. Where appropriate to the intended use, multistory retail or commercial buildings are encouraged to take the form of large houses, with bays, gables, ells, etc. The Borough is less interested in seeing modernist or contemporary designs.

Floor height. In buildings with first-floor retail or commercial space, the first floor is encouraged to have a minimum fifteen-foot floor-to-floor height, in order to create high-quality spaces that will be adaptable to many different tenants over the years. However, a floor-to-ceiling height of at least 13 feet is required.

Massing and detailing.

Horizontal articulation: bays.

Horizontal articulation refers to massing and detailing elements that break the building into a series of bays. Breaking down the apparent size of a building is particularly important with long, low buildings, in order to minimize the bulk and create a sense of rhythm in the facade. All building facades exceeding 50 feet in width shall be divided horizontally into distinct bays, each with a maximum width of 50 feet. The design and dimensions of bays along one building facade should create a varied articulation; a monotonous repetition of the same bay design across a very wide facade shall be avoided.

To be considered a distinct bay, the bay shall include a physical change in depth of the facade plane of at least one foot deep relative to adjoining bay(s). Bays should be further distinguished through elements such as columns, pilasters, downspouts, expansion joints, size and rhythm of window spacing, and roofline shape. Variation in surface material, texture, pattern, and color is also appropriate, but alone is not sufficient. Vertical bays should extend through all stories of the building but may exclude upper "penthouse" stories that are substantially stepped back from the primary facade plane.

Horizontal articulation: roofline. On long building facades, the roofline should vary both in height and in shape by means of cross-gables, tower elements, or the vertical expression of bays through the top floor. These elements provide a focal point and break up the building mass. The rooftop expression of gable, tower, or bay elements should extend visibly downwards in a structurally logical fashion through all levels of the building.

Vertical articulation.

Vertical articulation refers to massing and detailing elements that break a building vertically into a base, middle, and top, to help minimize appearance of height and create a human-scaled building form.

Depending on the height of a building, the base of the building may simply be defined as a trim band, or it may be articulated within the entire first floor. Masonry materials are appropriate within the base as the primary material or as an accent. For buildings with retail first floor uses, the base shall include storefront windows, clear glazed doors, awnings or canopies, and facade-mounted lighting.

The middle of the building should be distinguished from the base by a horizontal belt course or trim cornice; a projecting roof or overhang; a change in facade plane; recessed balconies; changes in material or fenestration pattern; and/or other appropriate means.

Depending on the height and design of a building, the top of the building may be expressed as the roofline exclusively or may also include the entire top floor. Buildings that are 2 1/2 stories should use the entire rooftop half-story as a means to provide visual interest in the facade, including with deep eave overhangs that create shadow lines, decorative roof surfacing such as dimensional asphalt shingles or standing-seam roofing, dormers and dormer windows, and decorative brackets and dentils along cornice lines. Rooftop terraces are encouraged within stepback areas of the roof.

Roof form. In order to minimize overall building height on taller buildings and increase the sense of stature on single-story buildings, flat roofs are prohibited. Instead, a peaked or mansard roof form is required, which shall be one of the following types:

Peaked roofs on any permitted-height buildings may be gabled (one slope on each of two sides, and vertical walls on the other two sides), gambrel (two slopes on each of two sides, and vertical walls on the other two sides), or hip (a single, uniform slope on each side) form. Deep overhangs are encouraged on all pitched roofs.

On the tallest permitted buildings of 2 1/2 stories, mansard roofs are another permitted roof form for the top level.

Ideally, mansard roofs should be of the true mansard form, namely; a four-sided hip roof characterized by two slopes on each of its sides, and in which the lower slope, punctured by dormer windows, is at a steeper angle than the upper. This type of mansard roof can comply with the Borough's definition of a half story if the lower slope meets the upper slope at no more than five feet above the floor level. The lower, steeper slope reduces the apparent height of the roof, and when combined with the upper, shallower slope, creates an additional floor of habitable space (a garret).

A common, contemporary American interpretation of the mansard is a roof with a single steep slope on each side and a flat deck at the interior. The steeply sloping sides often surround a top floor that is nearly as large as the floor below. This roof form is not an acceptable form for the tallest permitted building height of 2 1/2 stories, because the Borough's definition of a half story requires a sloping roof to meet the exterior walls by no more than five feet above the floor. Since this style of faux-mansard usually looks overly heavy and ponderous, it is discouraged on one-story and two-story building heights as well.

Shallow, false-gabled or false-gambrel roof shapes may be used to "ring" the entire perimeter of large roofs on one- or two-story buildings, screening a central flat roof at the interior, in order to conceal heating, ventilation and air-conditioning equipment from persons at ground level. However, such form is not permitted on 2 1/2 story buildings because the interior portion of the roof must be sloping.

Any cross-gables used in a roof shall extend fully back to intersect the primary peaked roof mass.

Facade design and transparency. The following standards are intended to help create buildings that relate to the public street and that appear friendly and approachable, with clearly visible entries, pedestrian-scaled detailing, and a high degree of transparency in the form of glazing.

Entry emphasis.

The entryway to first floor uses should be clearly highlighted within the facade as part of a prominent bay, projection, recess, or other architectural mass. Entry doors should be framed with contrasting trim, piers, columns, or pediments. The primary entry door to each retail or commercial space shall face towards Broadway.

Each retail entry door shall have clear glazing in at least the top half. Retail entries that are flush with the facade shall include an awning or canopy of at least four-foot depth that extends at a minimum across the width of the entry, or across the whole storefront. Alternately, retail entries may be recessed within the facade. As an alternative to awnings, sidewalk arcades are permitted for buildings with more than one retail storefront, provided that they are constructed with sufficient height and width to create an airy, spacious walkway.

Where a building with retail space has parking spaces to the rear, a secondary pedestrian entrance shall be provided from the rear parking lot. The secondary retail entry or entries shall provide some visibility into the interior retail space.

Transparency.

Windows are very important to create transparency, a feeling of openness, and a transition between inside private space and outside public space.

Retail facades shall have windows and doors that comprise at least 50% of the area of the first-level facade. Ground-floor window glazing should be recessed at least three inches relative to surrounding facade plane, or framed by dimensional architectural features that cast shadows, such as deep trim, columns, or pilasters. The base of retail windows shall extend to within 24 inches of grade in order to enhance views into the interior space. However, for buildings taking the form of a large single-family home, the first level is only required to have 25% of its area as windows, and such windows do not need to extend to within 24 inches of grade.

On the second floors of all buildings, windows shall comprise at least 25% of the area of the second-level facade. Upper-story windows shall be framed with generous trim on all sides, including deep sills and lintels, of at least one inch deep relative to the facade plane and to the window glass, in order to create shadow lines that lend visual interest to the facade. Windows on the second floor should be organized symmetrically, and their spacing and pattern should align with windows on the first floor.

The vertical end walls of a gabled or gambrel roof shall include windows in the uppermost floor; however, no minimum area of transparency is required. Sloping peaked roof planes that enclose usable space shall have dormer windows spaced regularly in a pattern that relates to windows on a lower floor, so as to avoid large areas of blank roof.

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Window glazing should be clear or lightly tinted. Energy-efficient coatings that tint glass are permitted in doors and windows, provided that the coating closest to clear is chosen to meet the energy criteria. Colored or stained window glass is permitted only for retail clerestory or transom windows. Dark tinted, opaque, spandrel, and mirrored glass is prohibited except for service areas, mechanical rooms, emergency exit doors, and the like.

Materials and architectural styles.

Building facade and roofing materials should be appropriate to Woodcliff Lake's image as a rural, village-like small town. Since the Borough's history is not linked strongly to farming or industrial uses, buildings should minimize references to overly heavy or aggressive industrial or functional styles. Instead, buildings should espouse neo-traditional styles and materials. Within a building, all facades that are adjacent to or easily visible from a public street, public walkway, or public open space should exhibit the same degree of architectural detailing.

Appropriate materials for these styles include wood or fiber-cement clapboard and wood shingle. Brick, stone, and other masonry are appropriate but only as accents, not as the primary facade material. Vinyl and aluminum siding are prohibited. Roofs may include asphalt or dimensional asphalt tile. Standing-seam metal works well on small overhangs and similar accent masses and is encouraged on large roof areas as long as it does not look overly industrial in combination with the entire building design.