In all nonresidential districts, all off-street
parking areas shall conform to the following requirements:
A. All off-street
parking areas shall be graded and drained so as to dispose of all
surface water in a manner so as not to unreasonably impair the surroundings
as approved by the governing body upon the recommendation of the Planning
Board.
B. Except as provided for pursuant to §
400-59D and
E, all off-street parking areas shall be surfaced with asphalt, bituminous or cement binder pavement as is prescribed by ordinance of the Borough of Montvale, and all parking areas and access drives shall be edged by a concrete curb or Belgian block set in concrete a depth of one foot and extending six inches above the paved surface.
[Amended 1-31-2012 by Ord. No. 2012-1350]
C. Parking spaces for all nonresidential
uses shall be a minimum of 18 feet deep and a minimum of nine feet
wide, except that for those areas of a parking lot devoted to employee
parking, the width may be reduced to 8 1/2 feet, provided hairpin
striping is utilized.
[Amended 1-31-2012 by Ord. No. 2012-1350]
D. All off-street
parking areas shall be well-lighted, which lighting shall be so arranged
and shielded so as to reflect the light downward away from all adjoining
properties, residence districts and streets.
E. Parking spaces
and/or access drives in the rear and side yards shall not be closer
than 10 feet to any rear or side lot line nor 10 feet to any building,
excluding multilevel parking garages.
[Amended 11-10-1981 by Ord. No. 81-740; 1-31-2012 by Ord. No. 2012-1350]
F. All parking areas
shall be well-screened to a minimum height of six feet by the use
of appropriate plantings of sufficient height and density so as to
obscure the view of such parking from streets and adjacent properties.
The use of structures and ground contouring, i.e., bunkers, may be
employed in lieu of plantings, provided that the same accomplish the
objectives herein stated.
[Amended 11-10-1981 by Ord. No. 81-740]
G. All parking areas
shall be designed with service aisles to meet the following standards:
[Amended 6-10-1980 by Ord. No. 80-716]
(1) Parallel
to 30° angle parking: fourteen-foot aisle width.
(2) Thirty-one-
to 45° angle parking: sixteen-foot aisle width.
(3) Forty-six-
to 60° angle parking: twenty-foot aisle width.
(4) Sixty-one-
to 90° angle parking and access drives: twenty-four-foot aisle
widths.
(5) Only one-way
traffic circulation shall be permitted in aisles exhibiting a width
of 20 feet or fewer.
H. Ingress and egress
drives, including access to off-street parking in nonresidential zones,
shall be so designed that traffic is not routed through any adjoining
residential zone.
I. Sidewalks, where constructed
along the building, shall be located not less than five feet from
the building, unless landscaping beds of a minimum depth of five feet
are located along 50% of the length of the building to which the sidewalk
is adjacent. Where sidewalks adjoin a parking area or access drive,
the sidewalks shall be constructed six inches above the surface of
the parking area or access drive.
[Amended 1-31-2012 by Ord. No. 2012-1350]
J. All new uses
or expansion of existing uses in nonresidential districts shall be
required to provide curbs, sidewalks and shade trees within the street
right-of-way. All such facilities shall be installed in accordance
with Borough specifications.
K. Within every parking area of
10,000 square feet or more, provision shall be made for landscaped
islands constituting no less than 5% of the total parking area. For
every 10 spaces, one shade tree within the parking area or within
five feet of the curb or edge of the parking area shall be planted.
For the purposes of this section, parking areas will be considered
continuous unless they are separated by a building or landscaped area
at least 50 feet in width.
[Amended 1-31-2012 by Ord. No. 2012-1350]
L. Any owner or
group of owners of a retail business building or buildings may jointly
sponsor off-street parking facilities, provided that the area of the
parking facilities equals the total parking area requirements of each
owner participating therein, and further provided that such jointly
sponsored facilities comply with all of the other requirements of
this chapter.
M. The amount of
off-street parking area required to be imposed may be reduced by the
Planning Board if it can be clearly demonstrated by the applicant
that the total parking area is not necessary; provided, however, that
the entire area of the required parking shall, nevertheless, be provided
as part of the lot coverage, and provided that the developer can demonstrate
to the Board that the required parking can be developed on site within
the letter and spirit of the applicable ordinances of the municipality.
[Amended 11-10-1981 by Ord. No. 81-740]
N. Each off-street
parking area created shall be subject to the approval of the Planning
Board to ensure its adequacy with respect to traffic safety, vehicular
circulation, access and impact on adjoining properties. To this end,
parking spaces shall, wherever possible, be located other than along
major accessways to the site.
[Amended 11-10-1981 by Ord. No. 81-740]
O. No vehicle other than a passenger automobile shall park in any off-street parking area between the hours of 11:00 p.m. and 5:00 a.m., unless the same is screened from view in such manner as may be provided by an approved development plan. No commercial repair work or service of any kind shall be conducted on such parking lots. No sign other than as may be permitted by §
400-62 et seq. shall be maintained. A property owner (or his representative) may assert as a defense to a violation of this section that the violation was committed without the knowledge or permission of the property owner or owner’s agent. Notwithstanding the foregoing, and in addition to any penalty provided for violation of this section set forth in §
400-13 of this chapter, a separate violation may be issued to any person, company, corporation, proprietorship, partnership, association or other business entity who has parked or is responsible for parking or who owns or controls a vehicle in violation of this section, which individual or entity shall be subject to the penalties provided in Article
I, General Penalty, of Chapter
1.
[Amended 11-10-1998 by Ord. No. 98-1102; 12-29-1998 by Ord. No. 98-1110; 5-31-2011 by Ord. No. 2011-1341]
P. Change in use.
Whenever in a building erected after the effective date of this chapter
there is a change in use or a change in the number of employees, or
an increase in floor area, or in any other unit of measurement as
is hereinafter set forth, then and in that event, no additional parking
facilities shall be required, except that if such change or increase
requires an increase of more than 15% in off-street parking facilities,
then and in that event, such parking facilities shall be provided
as herein required. If by reason of the provisions of this chapter
no parking facilities are required and such change or increase creates
a need for such parking facilities in accordance with this chapter,
then and in that event, such parking facilities shall be furnished
as herein required by this chapter.
Q. Fractional space.
When units or measurements determining the number of parking spaces
result in a requirement of a fractional space, the fraction shall
require one additional parking space.
R. Nonavailability.
At any time that the required off-street parking facilities cease
to be available as required, the certificate of occupancy for the
building or buildings built in conjunction with such parking areas
shall be canceled and become null and void.
S. Charges. There
shall be no charge made for the use of off-street parking facilities.
No cars other than self-propelled passenger vehicles shall be permitted
to use any of the off-street parking facilities herein required, and
no service of any kind shall be extended to the vehicle occupying
such off-street parking facilities, except for emergency purposes.
T. Roof parking is prohibited throughout Montvale. Except as provided for in §
400-55, the establishment, erection and construction of parking structures or tiers intended to provide multilevel parking are prohibited. Underground parking shall be considered as part of the improved area of the lot on which it is situate.
[Amended 1-31-2012 by Ord. No. 2012-1350]
U. Parking shall be limited to spaces designated and approved for the purpose. No parking shall be permitted on and along accessways or traffic isles. This provision is intended to reaffirm and consolidate the policy of the municipality established elsewhere in this chapter. A property owner (or his representative) may assert as a defense to a violation of this section that the violation was committed without the knowledge or permission of the property owner or owner’s agent. Notwithstanding the foregoing, and in addition to any penalty provided for violation of this section set forth in §
400-13 of this chapter, a separate violation may be issued to any person, company, corporation, proprietorship, partnership, association or other business entity who has parked or is responsible for parking or who owns or controls a vehicle in violation of this section, which individual or entity shall be subject to the penalties provided in Article
I, General Penalty, of Chapter
1.
[Added 11-10-1981 by Ord. No. 81-740; amended 5-31-2011 by Ord. No. 2011-1341]
[Amended 7-13-1993 by Ord. No. 93-951; 1-31-2012 by Ord. No.
2012-1350]
A. Parking for residential uses
shall comply with the standards of the Residential Site Improvement
Standards at N.J.A.C. 5:21.
B. Nonresidential uses of public
congregation shall provide one off-street parking space for every
two persons to be accommodated at any one given time. Other nonresidential
uses permitted in the residence district shall provide one off-street
parking space for each 200 square feet of floor area devoted to such
nonresidential use, which space(s) shall be in addition to parking
required for residential use. The off-street parking facilities required
for all residential districts shall be on the same plot or parcel
of land as the buildings they are intended to serve.
[Amended 1-31-2012 by Ord. No. 2012-1350]
A. The off-street parking facilities
for all multifamily residential uses shall be on the same plot or
parcel of land as the buildings they are intended to serve.
B. Except as otherwise provided herein, the off-street parking facilities for all multifamily residential uses shall comply with all of the provisions of the general requirements for nonresidential districts set forth in §
400-54.
[Amended 11-10-1981 by Ord. No. 81-740; 1-31-2012 by Ord. No. 2012-1350]
A. Except for fitness centers and hotels, as pursuant to §
400-59, and for assisted living residences pursuant to §
400-24E(3), all uses in the OR-1, OR-2, OR-3 and OR-4 Office and Research Districts shall provide a minimum of one parking space for each 300 square feet of building floor area and a maximum of one parking space for every 200 square feet of building floor area.
[Amended 2-28-2017 by Ord. No. 2017-1423]
B. Except as provided for in §
400-59C:
(1) No more than 15% of the total
number of parking spaces provided on the lot shall be permitted in
the front yard, and shall be utilized primarily for visitors' parking,
and no more than 15% of the maximum permitted lot or impervious surface
coverage shall be devoted to parking areas in the front yard inclusive
of parking spaces, aisles and driveways; and
(2) No front yard parking areas
or access drives shall be located closer than 75 feet to the front
property line.
C. Notwithstanding anything herein to the contrary, no on-surface parking, driveways or accessways shall be located less than 50 feet from a boundary line of a residential district except where such boundary line lies in the bed of a mapped street. The location of multilevel parking garages, in relation to property lines and adjacent uses and zones, shall meet the minimum requirements of §
400-58E.
[Amended 2-28-2017 by Ord. No. 2017-1423]
D. On sites designated as corner
lots, parking shall be permitted in the front yard where such yard
does not lie adjacent or opposite to the main entrance to the building,
provided that at least one front yard is designated and to the extent
that such parking does not extend beyond the building wall associated
with such remaining front yard in accordance with the setback requirements
established in this article; provided, however, that the setback from
the front property line as defined in this chapter shall not be less
than 50 feet.
E. Multilevel parking garages shall
be permitted subject to the following requirements:
[Amended 2-28-2017 by Ord. No. 2017-1423]
(1) No multilevel parking garage
shall be permitted on a lot that is smaller than five acres in size.
(2) For the purposes of calculating
floor area ratio (FAR), the floor area of multilevel parking garages
shall not be counted towards the maximum permitted FAR within the
district.
(3) The aggregate floor area
of all levels of such multilevel parking garages, excluding that level
at or nearest the finished grade, shall not exceed 20% of the total
lot area.
(4) The maximum permitted lot coverage shall be reduced by one percentage point, or proportion thereof, for each five percentage points calculated in §
400-58E(3) above.
(5) No more than one multilevel
parking garage structure shall be permitted per lot, except that a
second multilevel parking garage shall be permitted on a lot that
exceeds 15 acres in size.
(6) No multilevel parking garage shall exceed two levels above grade surface parking. The height of the multilevel parking garage shall be at least five feet lower than the height of the principal building on the lot. Nothing contained in this Subsection
E(6) is intended to limit the number of cellar levels of a multilevel parking garage. Notwithstanding the foregoing, a multilevel parking garage that is built into a slope may have a maximum of three levels above grade surface parking on the downhill side; provided, however, that the uphill side of the garage shall remain limited to two levels above grade, and the highest point of the downhill side shall not exceed the highest point of the uphill side.
(7) A roof shall not be required
to cover the top level of the multilevel parking garage, provided
that a parapet or similar structure is provided around the entire
perimeter of the top level. Such parapet or similar structure shall
be sufficiently tall to screen all permanently fixed structures, such
as stairways or mechanical space, as well as parked vehicles which
are to be located on the top level, when viewed from the front, side
or rear lot lines.
(8) The minimum required setbacks
for multilevel parking garages, which may be attached or detached
from the principal building, shall be the same as that required for
a principal building in that district. However, if the lot on which
the multilevel parking garage is to be built adjoins a residential
district, the setback from the property line adjoining the residential
district shall be increased by an additional 50 feet.
(9) A multilevel parking garage
may be attached to a principal building or may be connected to the
principal building by roofed bridges or other similar covered walkways.
The floor area of such bridges or walkways shall be excluded from
the calculation of maximum permitted floor area ratio and the required
yard setbacks in the zone, provided such roofed bridges or walkways
are no closer than 25 feet to a property line.
(10) No detached multilevel
parking garage shall be located more than 100 feet from the principal
building.
(11) A multilevel parking garage
shall be architecturally consistent or compatible with the principal
building, and all exposed exterior walls and appurtenances shall be
faced with finished materials such as brick or masonry and the like.
No more than 50% of any exterior facade shall be open, and a solid
wall of not less than 3 1/2 feet in height above each floor level
along the exterior of each level of the multilevel garage shall be
provided.
(12) A solid-screen vegetated
buffer of at least 15 feet in width shall be provided and maintained
between the multilevel parking garage and any rear or side lot line.
(13) On the top level of any
above-grade multilevel parking garage, no light stanchion shall be
located within 40 feet of the façade wall of the multilevel
parking garage. Lighting for that portion of the top level of the
multilevel parking garage in which light stanchions are not permitted
may be provided by fixtures mounted below the top of the parapet wall.
All light fixtures shall be so arranged and shielded so as to reflect
light downward and away from all adjoining properties, residential
districts and streets. Illumination levels on the top level of a multilevel
parking garage shall be reduced to code-minimum egress levels 1/2
hour before the use it serves is closed and no earlier than 1/2 hour
before it opens, but in no event shall it exceed code-minimum levels
between 11:00 p.m. and 5:30 a.m. Light fixtures used to provide code-minimum
egress lighting after hours shall not be mounted above the top of
the parapet wall.
(14) Section
400-54, Subsections
B and
K, shall not apply to multilevel parking garages.
(15) Landscaping or berming
or a combination thereof shall be provided around the perimeter of
a multilevel parking garage, except for those portions of perimeter
walls that face a principal building or those portions of the multilevel
parking garage which are used for access to the parking garage. The
height of such landscaping and berming shall be a minimum of eight
feet and may consist of existing and new plant material.
(16) No above-grade multilevel
parking garages shall be permitted above or below habitable space
of the principal building. No parking levels of cellar parking garages
located below habitable space of the principal building shall be visible
above the finished grade of the lot upon which it is situated.
(17) Relief from the requirements of this §
400-58E shall be treated as a "c" variance pursuant to N.J.S.A. 40:55D-70c.
[Added 1-31-2012 by Ord. No. 2012-1350]
A. Fitness centers in the OR-4 District
shall provide a minimum of one parking space for each 250 square feet
of gross floor area and a maximum of one parking space for each 150
square feet of gross floor area.
B. Hotels in the OR-4 District shall
provide a minimum of one parking space per hotel room or 0.75 spaces
per hotel room, plus one space per three seats for any restaurant,
conference or meeting room within the hotel, whichever is greater.
C. Parking in the front yard shall
be permitted, but shall be limited to visitors only, and shall not
be located closer than 25 feet to the front of the property line.
D. The maximum impervious lot coverage
shall be 50% utilizing standard impervious parking techniques for
all paved surfaces. However, alternative porous paving systems may
be used to attain a total lot coverage of 70%, with no more than 50%
of the lot coverage being impervious surface and up to 20 additional
percent of the lot coverage being pervious paving surfaces.
[Amended 2-28-2017 by Ord. No. 2017-1423]
E. The following paving types shall
be counted as alternative porous paving systems:
(1) Pavers, over a pervious base
or turf blocks, both of which are suitable for pedestrian-only surfaces,
or overflow parking areas and emergency-only accessways; and
(2) Porous pavement, suitable
for more general and heavier-use vehicular surface applications. Upon
approval, an approved, bonded maintenance plan incorporating best
management practices shall be required for all pervious surface areas,
to minimize siltation of porous paving areas.
F. In the OR-4 Zone, the maximum
height of fitness centers shall be three stories and 45 feet, whichever
is less, and the maximum height for hotels shall be four stories and
60 feet, whichever is less. The maximum height of accessory structures
for these uses, such as water slides, umbrellas, lifeguard stations,
playground equipment and similar installations, shall be 20 feet.