[Amended 5-21-2018 by Ord. No. 18-07]
Within the Executive and Administrative Office District (EAO)
no lot, tract or parcel of land shall be used and no building structure
shall be constructed, altered, erected or placed to be used for any
purpose other than the following principal and accessory uses:
A. Business, executive, professional, administrative, or governmental
offices.
B. Medical offices and offices for medical practitioners, including
but not limited to physicians, mental health specialists, dentists,
chiropractors, optometrists, podiatrists, urgent care facilities,
surgical facilities without overnight stays; physical, occupational
and speech therapists. This section shall exclude drug/mental health
rehabilitation facilities, hospitals, clinics, nursing homes or residential
health care facilities.
D. The following accessory uses shall be permitted: training facilities
for office tenants, restaurants, coffee shops and retail uses that
primarily serve the tenants of the building and their guests, such
as copy shops, parcel services, office supplies, flower shops, dry
cleaners, child care centers and accessory uses which are customary
and incidental to any principal permitted use.
Any uses other than those specifically permitted
in this chapter by this section shall be prohibited. Without in any
manner limiting the generality and prohibition of this section, nothing
contained in this chapter shall be construed to permit any of the
following uses in the Executive and Administrative and Research Office
District (EAO):
A. Radioactivity. No use shall be permitted which would
result in the emission of radioactivity.
B. Electrical interference. No activity shall be allowed
which shall result in electrical or electronic interference or shall
interfere with or prevent the full enjoyment by the residents of the
municipality of radio, television and/or other home appliances used
in their homes or businesses.
C. Pilot plants. No pilot plants are permitted.
D. Open storage. There shall be no storage of any goods
or materials except within buildings. Open storage of any goods or
materials is prohibited.
E. Number of buildings. No more than one building or
integrated group of buildings other than accessory buildings as herein
otherwise permitted shall be permitted on any one lot and each lot
shall fully comply with the requirements of the district.
F. Residential uses. No residential uses shall be permitted
nor shall any dwelling or any structural alteration of any building
for residential purposes be permitted.
G. Trailers or mobile homes. No trailers or mobile homes
shall be permitted except construction trailers used during the construction
process.
H. Incinerator or landfill. No processing of garbage
by the use of an incinerator or any other means designed to dispose
of animal or vegetable matter, trash or ashes or other refuse, including
the use of land for the dumping of garbage for the purpose of using
the same as landfill in connection with the sanitary landfill plan
shall be permitted.
I. Helicopters and airplanes. No airplane or helicopter
landing or takeoff areas shall be permitted.
J. Any use prohibited in the B-1, B-2 and B-3 Districts.
Off-street parking shall be provided pursuant to the requirements set forth in Chapter
292, Site Plan Review, of the Code of the Borough of Woodcliff Lake and §
380-78 of this chapter.
Buffers shall be provided pursuant to the requirements set forth in §
380-80 of this chapter.
The following standards shall be observed:
A. Noise. Satisfy the requirements of N.J.A.C. 7:29 and
7:29B, or the following, whichever is more stringent.
(1) No person shall cause, suffer, allow or permit sound
from any facility that, when measured at any residential property
line, is in excess of any of the following:
(a)
From 7:00 a.m. to 10:00 p.m., any of the following:
[1]
Continuous airborne sound which has a sound
level in excess of 63 dBA.
[2]
Continuous airborne sound which has an octave
band sound pressure level in decibels which exceeds the values listed
below in one or more octave bands:
|
Octave Band Center Frequency
(Hz)
|
Octave Band Sound Pressure Level
(dB)
|
---|
|
31.5
|
96
|
|
63
|
82
|
|
125
|
74
|
|
250
|
67
|
|
500
|
63
|
|
1,000
|
60
|
|
2,000
|
57
|
|
4,000
|
55
|
|
8,000
|
53
|
[3]
Impulsive sound in air which has a peak sound
pressure level in excess of 80 decibels.
(b)
From 10:00 p.m. to 7:00 a.m., any of the following:
[1]
Continuous airborne sound which has a sound
level in excess of 50 dBA.
[2]
Continuous airborne sound which has an octave
band sound pressure level in decibels which exceeds the values listed
below in one or more octave bands:
|
Octave Band Center Frequency
(Hz)
|
Octave Band Sound Pressure Level
(dB)
|
---|
|
31.5
|
86
|
|
63
|
71
|
|
125
|
61
|
|
250
|
53
|
|
500
|
48
|
|
1,000
|
45
|
|
2,000
|
42
|
|
4,000
|
40
|
|
8,000
|
38
|
[3]
Impulsive sound in air which has a peak sound
pressure level excess of 80 decibels.
(2) No person shall cause suffer, allow or permit sound
from any facility that, when measured at the property line of any
other commercial facility, is in excess of any of the following:
(a)
Continuous airborne sound which has a sound
level in excess of 65 dBA.
(b)
Continuous airborne sound which has an octave
band sound pressure level in decibels which exceeds the values listed
below in one or more octave bands:
|
Octave Band Center Frequency
(Hz)
|
Octave Band Sound Pressure Level
(dB)
|
---|
|
31.5
|
96
|
|
63
|
82
|
|
125
|
74
|
|
250
|
67
|
|
500
|
63
|
|
1,000
|
60
|
|
2,000
|
57
|
|
4,000
|
55
|
|
8,000
|
53
|
(c)
Impulsive sound in air which has a peak sound
pressure level in excess of 80 decibels.
(3) Sound shall be measured 25 feet distant from a building
or structure wherein a noise originates or at the lot line, whichever
is farther away. The sound pressure level shall be measured with a
sound level meter and an octave band analyzer that conforms to the
specifications published by the American Standards Association, New
York, New York.
B. Vibration. No vibration shall be discernible at the
lot lines or beyond.
C. Smoke and steam. No emission of processed steam and
no emission of visible grey smoke of a shade equal to or darker than
No. 1 on the Ringelmann Chart.
D. Odors. No odor shall be noticeable at the lot lines
or beyond.
E. Fly ash dust. No emission which can cause any damage
to health of animals or vegetation or to other forms of property or
any excessive soiling.
F. Glare. No sky-reflected glare shall be visible at
the lot lines or beyond.
G. Liquid or solid wastes. No discharge into any disposal
system, public or private, or streams or into the ground of any materials
of such nature or temperature that can contaminate any water supply,
including groundwater supply. All properties shall be serviced by
and connected to public sanitary sewer facilities.
H. Hazard. No processing or storage of material on the
premises that may unduly create hazard by fire or explosion.
I. The Planning Board and/or Board of Adjustment may
require submission of expert advice by and at the expense of the applicant
regarding performance standards or site plans. Where appropriate,
the Planning Board, as part of its site plan review as herein required,
may require the installation, maintenance and operation of continuous
recording of any machine or devices which create or are used to control
or lessen noise, glare, odor, air pollution, water pollution, fire
or safety hazards.
There shall be no ingress or egress to or from
Pickwick Lane, Andrea Court, Woodmont Drive, Holly Court and Woodcrest
Drive and Chestnut Ridge Road from a point 750 feet southerly from
the center line of Glen Road to a point 450 feet northerly from the
center line of Saddle River Road, from the Executive and Administrative
Office District (EAO). All ingress and egress to or from any building
or premises and all access from public streets to the Executive and
Administrative Office District (EAO) shall be subject to the approval
of the Planning Board.
[Added 7-6-1993 by Ord. No. 93-7]
A. Permitted uses. Within the Executive and Administrative Office District II (EAO II), no lot, tract or parcel of land shall be used and no building or structure shall be constructed, altered, erected or placed to be used for any purpose other than those permitted in §
380-58 of this chapter.
B. Prohibited uses. Any uses other than those specifically permitted in this section shall be prohibited. Without in any manner limiting the generality and prohibition of this section, the prohibitions of §
380-59 shall be applied to this section.
C. Dimensional requirements.
(1) Each lot shall have a minimum area of 13 acres inclusive
of area to be dedicated for roadway purposes.
(2) Each lot shall have a minimum frontage of 705 feet
inclusive of frontage to be dedicated for roadway purposes.
[Amended 8-2-1993 by Ord. No. 93-8]
(3) Each lot shall have a maximum building coverage of
20% and a maximum total surface coverage of 62%; provided, however,
that the maximum surface coverage permitted shall be decreased as
the Planning Board may permit future parking and may permit reduced
parking stall sizes.
(4) No building exceeding 36 feet in height shall be erected
on any lot, except that if a building shall be built on a slope, that
portion of the building or structure on the lowest natural grade of
the slope may be 48 feet in height (including all roof appurtenances
of every kind and nature, notwithstanding the building height) and
provided that the roof of that portion of the building or structure
at the lowest grade does not stand any higher than the height of the
roof at that portion of the building or structure at the highest grade.
All roofs shall be free of appurtenances, towers, equipment, stacks,
shaft extensions and the like and shall have no accessory structures
thereon other than pumping vents, cupolas, stair and elevator towers,
fresh air supply and exhaust, all properly screened, it being the
intention of this provision to prevent obstruction of view, light
and air.
(5) Each lot shall have the following minimum yards: front (measured from the right-of-way line) 80 feet; side yards, each, 100 feet; and rear 100 feet. The front yard shall, where a lot becomes a corner property as a result of development, notwithstanding §
380-78, be that portion of the lot which abuts an existing improved right-of-way.
[Amended 8-2-1993 by Ord. No. 93-8]
D. Off-street parking.
(1) Off-street parking shall be provided pursuant to the requirements set forth in Chapter
292, Site Plan Review, of the Code of the Borough of Woodcliff Lake and Article
XI of this chapter, except as otherwise provided hereafter.
(2) The size of parking stalls shall be 9 feet by 18 feet
and may be reduced by the Planning Board on request therefor by the
property owner to eight feet wide by 18 feet deep and/or to eight
feet wide and 16 feet deep where such reduced-size stalls are demonstrated
to be necessary to achieve the required parking, but such reduced-size
stalls shall not exceed 15% of the total number of required parking
stalls.
(3) Notwithstanding the required parking determined at
one per 250 square feet of gross floor area of the building, parking
shall be provided at one space for each 250 square feet of net floor
area, with any required parking lot not provided to be reserved for
future parking needs and shall be located on adequate open areas of
the lot and so identified. Required future parking may, with the approval
of the Planning Board, be located in any required buffer area at the
rear of the lot but shall not exceed 50 feet of such buffer. Such
required future parking shall be provided when determined appropriate
by the Planning Board upon request of the property owner.
E. Buffers. Buffers shall be provided pursuant to the requirements set forth in §
380-80 of this chapter, provided that the required landscaped portion of any buffer area reduced by permitted future parking shall be increased by a depth equal to 1/2 of the buffer area so reduced for permitted future parking.
[Added 4-18-2005 by Ord. No. 05-04]
A. Permitted uses. Within the Office Research Zone (O-R),
no lot, tract or parcel of land shall be used and no building or structure
shall be constructed, altered, erected or placed to be used for any
purpose other than the following:
(1) Executive or administrative offices.
(2) Planned office development containing more than one
building or structure or executive or administrative offices or other
permitted principal or accessory use, subject to the following specific
conditions:
(a)
Buildings shall be architecturally compatible
in their design;
(b)
The aggregate of all buildings (excluding parking
structures) shall not exceed, in any event, the maximum floor area
ratio permitted herein;
(c)
Vehicular and pedestrian access to the buildings
shall be designed to incorporate a single unified roadway and pedestrian
pathway system;
(d)
Overall site design shall incorporate a single
landscape theme and the site and building locations shall provide
for open space and amenities to be used in common;
(e)
Access from and egress to public streets shall
be designed to coordinate and be compatible with adjoining lots, tracts
or parcels of land and shall comply with any and all conditions previously
approved or imposed with regard to the creation of any lot, tract
or parcel of land located in the former EAO District and be consistent
with the development of any adjoining lot, tract or parcel of land.
B. Accessory uses.
(1) Parking structures for office and research and accessory
uses permitted in connection with such principal use(s) in the O-R
District.
(2) Food service for the feeding of guests and employees.
C. Conditional uses.
(1) The following uses shall be permitted conditional
uses subject to compliance with the following conditions: the uses
are located wholly within a permanent structure; the uses do not occupy
more than 33% of the gross floor area of all structures on site (for
purposes of this section only, parking structures, storage and maintenance
structures shall be excluded from gross floor area); and those areas
occupied by the uses shall not be available to the general public
and are part of the on-site principal users' operations:
(a)
Technical service, product diagnostics, training,
research, testing, repair, engineering and development which provides
on-site curricular training, engineering, analysis, testing, repair
of company-owned products, instruction, creation of training manuals,
training videos and technical service, training courses in classroom,
work shop, testing, laboratory or service areas (which may include
the use of lifts, bays, or similar equipment to be located indoors)
and in furtherance of and ancillary to the primary business of the
occupants of the structures and buildings used for offices and research
purposes.
(b)
Indoor car wash, wash bay and vehicle preparatory areas in furtherance of and ancillary to the primary business of the occupants of the structures and buildings used or offices/research; provided, however, such use, together with the accessory uses set forth in Subsection
C(1)(c) below, shall not exceed, in the aggregate, 5% of the gross floor area of all buildings (excluding any parking structures) on the lot.
(c)
Indoor spray booths or other similar equipment in furtherance of and ancillary to the primary business of the occupants of the structures and buildings used for offices/research; provided, however, such use, together with any accessory uses set forth in Subsection
C(1)(b) above, shall not exceed 5%, in the aggregate, of the gross floor area of all buildings (excluding any parking structures) on the lot. Notwithstanding anything elsewhere in this chapter to the contrary, helicopter landing and takeoff areas are specifically prohibited as accessory uses.
(2) Up to two aboveground storage tanks for the fueling
of vehicles shall be permitted as an accessory use. Any aboveground
storage tank shall have a capacity of no greater than 6,000 gallons
of fuel, shall not be installed in any structure and shall comply
with all applicable building and environmental codes. Any accessory
tank so installed may not be used as a refueling station for the general
public or employee vehicles. Fuel storage facilities shall be screened
from view by appropriate landscaping and/or fencing and subject to
site plan review by the Planning Board.
D. Any use other than those specifically permitted in
this chapter by this section in the O-R Zone shall be prohibited.
Without in any manner limiting the generality and prohibition of this
section, nothing contained in this chapter shall be construed to permit
any of the following activities in the O-R District:
(1) Radioactivity. No activity shall be permitted which
would result in the emission of radioactivity.
(2) Electrical interference. No activity shall be allowed
which shall result in electrical or electronic interference or shall
interfere with or prevent the full enjoyment by the residents of the
municipality of radio, television and/or other home appliances used
in their homes or businesses.
(3) Open storage. There shall be no storage of any goods or material except within buildings, except as otherwise expressly permitted in Subsection
F hereof.
(4) Incinerator or landfill. No processing of garbage
by the use of an incinerator or any other means designed to dispose
of animal or vegetable matter, trash or ashes or other refuse, including
the use of land for the dumping of garbage for the purpose of using
the same as landfill in connection with the sanitary landfill plan,
shall be permitted.
(5) Helicopters and airplanes. No airplane or helicopter
landing or takeoff areas shall be permitted.
E. Dimensional requirements.
(1) Each lot shall have a minimum area of 19 1/2
acres.
(2) Each lot shall have a minimum frontage of 600 feet.
(3) Each lot shall have a maximum building coverage of
30% and a maximum total surface coverage of 50%.
(4) The maximum floor area ratio (not including parking
structures) shall be 27 1/2%. The maximum FAR may be increased
to 30% if not less than 50% of the required and provided on-site parking
is accommodated in a parking structure(s).
(5) No building exceeding 36 feet in height shall be erected
on any lot, except that if a building shall be built on a slope, no
portion of the building or structure shall exceed 48 feet in height
from average natural grade, provided that the roof at that portion
of the building or structure at the lowest grade does not stand any
higher than the height of the roof at that portion of the building
or structure at the highest natural grade. Skylights, atrium structures
or other architectural appurtenances affixed to and an integral portion
of the main entry facade of an office building and which face the
interior of the lot may exceed the maximum permitted height but not
by more than four feet, provided that all such appurtenances in the
aggregate do not exceed 10% of the roof area of the office building
to which they are affixed. Notwithstanding anything to the contrary,
no office building to be erected upon any lot, tract or parcel of
land shall exceed four stories in height.
(6) Each lot shall have the following minimum building
setbacks:
|
Yard
|
Setback
(feet)
|
---|
|
Front (along Chestnut Ridge Road)
|
125
|
|
Side (along Saddle River Road)
|
150
|
|
Side (along Glen Road)
|
125
|
|
Side (not abutting a public street)
|
100
|
|
Rear (along Garden State Parkway)
|
150
|
(a)
The rear yard setback (along Garden State Parkway)
may be reduced to 100 feet commencing from a point 1,600 feet north
of the intersection of Saddle River Road and the southeastern boundary
of the O-R District (as delineated by this chapter) and continuing
northerly.
(b)
The side yard setback (not abutting a public
street) may be reduced to 50 feet where the adjoining property is
located in the O-R District and is owned or controlled by the same
or related person, affiliated entity or controlled group.
(c)
Within the same area identified in Subsection
E(6)(a) above, the rear yard may be reduced to 75 feet where it is demonstrated that environmental constraints (other than steep slopes) imposed by law would prohibit the full development of the lot otherwise as permitted by this article and such reduced rear yard contains buffers with landscaping as required hereinafter, but in any event the reduction in the rear yard shall be limited solely to that portion of the lot impacted by environmental constraints (other than steep slopes) imposed by law and no other portion of the rear yard not so affected.
(7) All setbacks set forth hereinabove shall be measured
from the appropriate property line.
F. Off-street parking. Off-street parking shall be provided pursuant to the requirements set forth in Chapter
292, Site Plan Review, of the Code of the Borough of Woodcliff Lake and §
380-78 of this chapter, except as otherwise provided hereinafter.
(1) The Planning Board may, on request of an applicant
supported by technical proofs of adequacy of parking proposed for
the projected needs of the building(s), grant a waiver in the number
of required parking spaces to be provided, and such waiver shall be
conditional upon a specific area designated for "future reserve parking,"
further provided that in any event such waiver shall not reduce the
parking to be provided to less than one space for every 390 square
feet of gross floor area.
(2) The size of parking stalls shall be no less than 9 1/2
feet by 19 feet, provided that stalls located in or upon a parking
structure shall be no less than nine feet by 18 feet.
(3) Minimum access aisle width in a parking structure
shall be 24 feet.
(4) Not more than 25% of the on-site parking spaces provided
may be utilized for the overnight parking of vehicles without otherwise
increasing the amount of off-street parking required if the following
conditions are met:
(a)
The overnight parking is directly related to
a permitted principal or accessory use and the spaces dedicated for
overnight parking shall comply with the Borough's site design standards
for off-street parking. Tandem parking or stacked parking shall not
be permitted;
(b)
Not less than 50% of the spaces provided and
permitted for overnight parking shall be located in a parking structure;
(c)
Those spaces used for overnight parking and
not otherwise required to be located in a parking structure shall
be either: fully screened from view from adjacent streets and properties
not owned by the same owner and located at least 300 feet from the
property line abutting Chestnut Ridge Road or Saddle River Road or
located within a parking structure.
(5) Parking structures shall be appropriately screened by a buffer area, not less than 50 feet wide as set forth in §
380-80 of this chapter, and subject to the review and approval of the Planning Board.
(6) All dimensional regulations set forth in Subsection
E(3),
(5),
(6) and
(7) above shall be applicable to parking structures.
(7) Setbacks applicable to all on-site parking.
(a)
Setbacks applicable to all on-site parking,
other than parking structures, shall be as follows:
[1]
Minimum parking setback from a pubic street.
[a]
Saddle River Road: 150 feet.
[b]
Chestnut Ridge Road: 125 feet.
[c]
Other public street: 100 feet.
[2]
Minimum parking setback from a building: 20
feet.
[3]
Minimum setback from an aboveground stormwater
detention facility: 20 feet.
[4] Minimum parking setback from other lot line: 20 feet.
[5] Minimum setback from internal driveway or roadway: 20 feet.
(b)
Setbacks from a public street shall be measured
from the property line after dedication for right-of-way widening
or easement dedication.
(8) Internal ring roads and loop roads shall be designed
so that the roadway does not function as the direct access aisle for
an individual parking space. No parking space may back out directly
into a loop road or ring road for the tract.
(9) Minimum landscaping standards applicable to on-site
parking areas other than parking structures shall include the following:
(a)
Those portions of the entire tract that are
not used for internal roads, off-street parking and buildings or pedestrian
walkways shall be attractively planted and maintained with trees,
shrubs, lawns, groundcover and flowers as approved by the Planning
Board (with the recommendation of the Shade Tree Committee).
(b)
Every parking lot shall provide, within the
lot, landscaped areas at a ratio of one square foot of landscaped
area for every 14 square feet of paved parking area. For the purposes
of calculating the areas for this subsection, ring roads and similar
loop roadways shall not be included as parking area.
(c)
Shade trees shall be provided around the perimeter
of the parking area in accordance with the following ratio: one shade
tree per 20 parking spaces.
(d)
Parking areas shall be separated by curbed,
landscaped islands at least 10 feet in width between every six rows
(i.e., three double bays) of parking spaces.
(e)
Widths of other planting areas and islands shall
be sufficient to accommodate the anticipated ultimate growth of such
plantings but in no event be less than five feet in width.
(10)
All parking structures in the O-R Zone shall
be designed to be architecturally compatible with the office research
facilities and structures developed and to be developed therein. Building
facades of the parking structures shall use high quality architectural
precast concrete material with a similar vertical and horizontal articulation
compatible with the office research structures. Garage openings and
service areas shall not be permitted along any facade or building
wall located less than 200 feet from and facing either Chestnut Ridge
Road or Saddle River Road.
(11)
Any change in occupancy of all or any portion
of a structure located in the O-R Zone where a waiver of required
parking spaces has been granted shall require site plan approval and
a determination whether all or any portion of such future reserved
parking shall be required to be built as a condition of such approval,
provided that the Planning Board may for good reason waive site plan
approval if there is no change in the type of use proposed by a new
occupant which would necessitate the construction of all or any portion
of future reserved parking.
G. Zone setback.
(1) No building or structure shall be erected, altered or modified nor shall any disturbance occur within any required setback. Within any required setback adjacent to a public street, there shall be a minimum fifty-foot landscaped buffer area designed, planted and constructed in accordance with the requirements contained in §
380-80 of this chapter to provide an effective screen to the adjoining residential district. Along the Saddle River Road frontage, existing mature vegetation within the buffer areas shall be preserved and, if necessary to achieve adequate screening, a berm or additional landscaping may be required by the Planning Board. Along the Garden State Parkway, mature existing vegetation shall be preserved and, if necessary to achieve adequate screening, a berm or additional landscaping may be required by the Planning Board within the required buffer area.
(2) Notwithstanding anything set forth in this section,
disturbance within any required setback or buffer shall be permitted
for:
(a)
Driveways, internal roadways, signage, lighting,
curbing, sidewalks, utilities, stormwater pipes and/or inlets or outfall
structures and retaining walls.
(b)
Stormwater detention facilities, including but
not limited to detention or retention ponds within the setback required
from Saddle River Road but not closer than 75 feet from the property
line adjoining Saddle River Road, and from the Garden State Parkway;
if the existing pond is utilized, the existing pond may be enlarged
in area by 75%. The existing and/or the enlarged pond shall not be
closer than 25 feet from the property line adjoining the Garden State
Parkway. If the existing pond is not expanded or expanded in area
by more than 75%, any new stormwater facility or that portion of any
expansion greater than 75% shall not be closer than 50 feet from the
property line adjoining the Garden State Parkway.
(c)
Berms and landscaping, provided that these areas
are suitably screened or landscaped; and
(d)
With regard solely to those disturbances listed in Subsection
G(2)(a) herein, not more than 20% of the required buffer area along any single public street, and in the aggregate, may be disturbed.
H. Retaining walls. The provisions of this section shall supersede the requirements of §
380-111C(1) and
(2) and supplement, for purposes of the O-R Zone only, the requirements of §
380-111C. Any retaining wall constructed:
(1) Within
25 feet of a property line shall not have any continuous exposed wall
to face in excess of three feet in height measured from the lowest
elevation of the finished grade;
(2) More
than 25 feet from a property line shall not have any continuous exposed
wall face in excess of six feet in height measured from the lowest
elevation of the finished grade.
I. In computing the required setback, lot coverage and
floor area ratio in the O-R District, if the Borough of Woodcliff
Lake or County of Bergen is to obtain in connection with the building
or development of a lot a dedication of land or easement over land
for road widening purposes, then the dimensions of the lot subsequent
to the grant of easement or deed of dedication shall be used.
J. Required standards. The following standards shall
be observed:
(1) Noise. Satisfy the requirements of N.J.A.C. 7:29-1
and 7:29-2 or the following, whichever is more stringent.
(a)
No person shall cause, suffer, allow or permit
sound from any industrial, commercial, public service or community
service facility that, when measured at any residential property line,
is in excess of any of the following:
[1]
From 7:00 a.m. to 10:00 p.m. any of the following:
[a] Continuous airborne sound which
has a sound level in excess of 65 dBA.
[b] Continuous airborne sound which
has an octave band sound pressure level in decibels which exceeds
the values listed below in one or more octave bands:
|
Octave Band Center Frequency
(Hz)
|
Octave Band Sound Pressure Level
(dB)
|
---|
|
31.5
|
96
|
|
63
|
82
|
|
125
|
74
|
|
250
|
67
|
|
500
|
63
|
|
1,000
|
60
|
|
2,000
|
57
|
|
4,000
|
55
|
|
8,000
|
53
|
[c] Impulsive sound in air which has
a peak sound pressure level in excess of 80 decibels, and such impulse
sound shall not be repeated more than four times in any hour. Any
impulse sound that repeats more than four times in any hour shall
not exceed 50 dba.
[2]
From 10:00 p.m. to 7:00 a.m., any of the following:
[a] Continuous airborne sound which
has a sound level in excess of 50 dBA.
[b] Continuous airborne sound which
has an octave band sound pressure level in decibels which exceeds
the values listed below in one or more octave bands:
|
Octave Band Center Frequency
(Hz)
|
Octave Band Sound Pressure Level
(dB)
|
---|
|
31.5
|
86
|
|
63
|
71
|
|
125
|
61
|
|
250
|
53
|
|
500
|
48
|
|
1,000
|
45
|
|
2,000
|
42
|
|
4,000
|
40
|
|
8,000
|
38
|
[c] Impulsive sound air which has a
peak sound pressure level excess of 80 decibels, and such impulse
sound shall not be repeated more than four times in any hour. Any
impulse sound that repeats more than four times in any hour shall
not exceed 50 dba.
(b)
No person shall cause suffer, allow or permit
sound from any industrial, commercial, public service or community
service facility that, when measured at the property line of any other
commercial facility, is in excess of any of the following:
[1]
Continuous airborne sound which has a sound
level in excess of 65 dba.
[2]
Continuous airborne sound which has an octave
band sound pressure level in decibels which exceeds the values listed
below in one or more octave bands:
|
Octave Band
Center Frequency
(Hz)
|
Octave Band Sound
Pressure Level
(dB)
|
---|
|
31.5
|
96
|
|
63
|
82
|
|
125
|
74
|
|
250
|
67
|
|
500
|
63
|
|
1,000
|
60
|
|
2,000
|
57
|
|
4,000
|
55
|
|
8,000
|
53
|
[3]
Impulsive sound in air which has a peak sound
pressure level in excess of 80 decibels, and such impulse sound shall
not be repeated more than four times in any hour. Any impulse sound
that repeats more than four times in any hour shall not exceed 50
dba.
(c)
Sound shall be measured 25 feet distant from
a building or structure wherein a noise originates or at the lot line,
whichever is farther away, by the sound pressure level meter and an
octave band analyzer that conforms to the specifications published
by the American Standards Association, New York, New York.
(2) Vibration. No vibration shall be discernible at the
lot lines or beyond.
(3) Smoke and steam. No emission of processed steam and
no emission of visible grey smoke of a shade equal to or darker than
No. 1 on the Ringelmann Chart.
(4) Odors. No odor shall be noticeable at the lot lines
or beyond.
(5) Fly ash dust. No emission which can cause any damage
to health of animals or vegetation or to other forms of property or
any excessive soiling.
(6) Glare. No sky-reflected glare shall be visible at
the lot lines or beyond.
(7) Liquid or solid wastes. No discharge into any disposal
system, public or private, or streams or into the ground of any materials
of such nature or temperature that can contaminate any water supply,
including groundwater supply. All properties shall be serviced by
and connected to public sanitary sewer facilities.
(8) Hazard. No processing or storage of material on the
premises that may unduly create hazard by fire or explosion.
(9) The Planning Board may require submission of expert
advice by and at the expense of the applicant regarding performance
standards or site plans. Where appropriate, the Planning Board, as
part of its site plan review, may require the installation, maintenance
and operation of continuous recording of any machine or devices which
create or are used to control or lessen noise, glare, odor, air pollution,
water pollution, fire or safety hazards.
K. Ingress and egress. All ingress or egress shall be
limited to no more than four driveways from Chestnut Ridge Road and
one from Saddle River Road. No access shall be permitted from Glen
Road. All ingress and egress to or from any building or parking structure
and all access from public streets to the O-R District shall be subject
to the approval of the Planning Board.
L. Unless superseded by this section or another provision of this chapter, the provisions of Article
XV, entitled "Critical Slope Areas," shall be applicable to the development of properties located in the O-R District; however, the permitted levels of disturbance (Table 2 of §
380-109A) shall be modified as follows:
(1) For the property currently designated as Block 802,
Lots 1, 3, 4, 5 and 6 only, the following table shall apply:
Slope
Category
|
Percent Grade
|
Maximum Disturbed Area
|
---|
1
|
15% to 19.99%
|
40% of area in category 1
|
2
|
20% to 24.99%
|
35% of area in slope category 2
|
3
|
25% or greater
|
20% of area in slope category 3
|
(2) For the property currently designated as Block 602, Lot 1 only, the current provisions of Table 2 of §
380-109A shall apply.
(3) For the property currently designated as Block 602,
Lot 1.01 only, the following table shall apply:
Slope
Category
|
Percent Grade
|
Maximum Disturbed Area
|
---|
1
|
15% to 19.99%
|
60% of area in category 1
|
2
|
20% to 24.99%
|
55% of area in slope category 2
|
3
|
25% or greater
|
50% of area in slope category 3
|
(4) Roadways, driveways and landscaping/berms installed
to screen the development from a public roadway or adjacent property
shall be exempt from the above limits of disturbed area.