The reviewing board shall require the design standards as hereinafter set forth.
[Amended 2-25-2002 by Ord. No. 2002-9]
In all zones, in connection with every industrial, business, institutional, recreational or any other use, there shall be provided, at the time any building or structure is erected or is enlarged or increased in capacity, off-street parking for automotive and other vehicles in accordance with requirements set forth herein. Such facilities shall be completed prior to the issuance of a certificate of occupancy.
A. 
Size of parking stalls. Each off-street parking space shall measure nine feet in width by 20 feet in length or 18 feet in length where space for a two-foot vehicle overhang is provided. These conditions shall not apply to parallel curb parking spaces, which shall measure no less than eight feet in width and 24 feet in length.
B. 
Number of parking spaces required. The number of off-street parking spaces required for particular uses shall be as follows:
Uses
Required Parking Spaces
Assembly, fabrication, research, warehousing, industrial, whole-sale or laboratory
1 parking space for 250 square feet of office space; plus 1 space for each 1,000 square feet of gross remaining floor area for laboratory or assembly, fabrication, manufacturing, distribution, storage or warehousing uses
Automotive service stations
3 for each repair bay plus 1 for each service vehicle plus 1/2 per employee
Bank and savings institutions
3 for each teller window
Bowling alleys
2 spaces for each lane of alley
Car dealer
1 space for 300 square feet of showroom and offices
Car wash
5 spaces per washing lane and 1 space per full time employee
Churches and other places of worship
1 for each 4 seats, or 1 for each 96 inches of seating space when benches rather than seats are used
Colleges and institutes of higher learning
1/2 for each full-time or part-time student
Community buildings of social halls and places of public assembly
1 for each 3 seats, except where a specific amount of seating is undetermined, then 1 shall be required for each 100 square feet of assemblage area
Funeral homes, mortuaries
10 plus 1 for each 50 square feet of slumber area
Furniture stores
1 per 500 square feet of gross floor area
Home professional office or home occupation
2 spaces for the residential use plus 1 for each 300 square feet of floor area dedicated to the office or occupational use
Laundromat
1 space per 3 washer or dryer machines
Office, business or professional
1 per 250 square feet of gross floor area
Residential, single family or multifamily
See Residential Site Improvements Standards NJAC 5:21
Restaurants, eating and drinking establishments
1 for each 3 seats
Retail stores, store groups, shops, etc.
1 for each 250 square feet of gross floor area
Self storage facility
1 space per employee and 1 space per 10,000 square feet of gross floor area
Theaters
1 for each 3 seats
C. 
Parking requirements for other uses not specifically listed above shall be the same requirements as for the most similar listed use or as determined by the Zoning Officer and/or the reviewing board.
D. 
Parking area design standards.
(1) 
Access. There shall be adequate provision for ingress and egress to all parking spaces. Access drives or driveways shall be not less than 10 feet for either ingress or egress and 18 feet wide for both ingress and egress as provided in "Driveway dimensions."[1]
[1]
Editor's Note: See § 111-16H of this chapter.
(2) 
Size of aisles. The width of all aisles providing direct access to individual parking stalls shall be in accordance with the requirements set forth below. Only one-way traffic shall be permitted in aisles serving parking spaces placed at an angle other than 90°.
Parking Angle
(degree)
Aisle Width
(feet)
0 (parallel parking)
12
30
12
45
13
60
18
90 (perpendicular parking)
25
(3) 
General location. No off-street parking or loading area shall be located within five feet of the street right-of-way line. All parking shall be located in bays generally perpendicular to driveways or roads.
(4) 
Location in different zones. No access drive, driveway or other means of ingress and egress shall be located in any residential zone to provide access to uses other than those permitted in such residential zone.
(5) 
Walkways and curbing. Walkways between parking area and principal structures, along aisles and driveways and wherever pedestrian traffic shall occur shall be provided with a minimum width of four feet of passable area and shall be raised six inches above the parking area except when crossing streets or driveways. Concrete curbing, as specified in Section 111-18 of this chapter, shall be provided with all parking areas. Parked vehicles shall not overhang or extend over walkway areas, unless an additional 2 1/2 feet of permeable surface is provided to accommodate such overhang.
(6) 
Landscaping and drainage. Parking areas shall be suitably landscaped to minimize noise, glare and other nuisance characteristics as well as enhance the environment and ecology of the site and surrounding area. Said parking areas shall have suitable drainage facilities as required by the Borough Engineer.
(7) 
Lighting. All parking areas shall be lighted. Such lighting shall be shielded in such a manner as not to create a hazard or nuisance to the adjoining properties or the traveling public.
(8) 
Markings and access. Parking stalls, driveways and aisles shall be clearly marked and delineated. The Land Use Board may require certain areas to be maintained for fire-fighting or other emergency purposes, and these areas shall be appropriately designated.
[Amended 2-25-2002 by Ord. No. 2002-9]
E. 
Multifamily circulation systems. Multifamily developments should be serviced by a completed loop roadway system of at least 30 feet in width affording at least two points of ingress and egress to the site. Pedestrian crossovers shall be provided. When a complete system is not practical, a thirty-six-foot roadway should be considered with a divided road at least at the entrance and provided with a turnaround at the dead end having an exterior radius of not less than 45 feet.
(1) 
Parking space allocations shall be oriented to specific buildings.
(2) 
Parking areas shall be designed to focus on major walkways, which shall be fenced or marked.
(3) 
Where pedestrians must cross service roads or access roads to reach parking areas, crosswalks shall be clearly designated by pavement markings or signs.
A. 
In any zone, in connection with every building or building group or part thereof hereafter erected which is to be occupied by industrial, manufacturing or other use requiring distribution by vehicles of material or merchandise, there shall be provided and maintained, on the same lot with such building, off-street loading berths in accordance with the requirements set forth below.
B. 
Each loading space shall be no less than 12 feet in width, 50 feet in length and 14 feet in height and may not occupy any part of any required front or side yard.
A. 
Off-street parking and loading facilities for separate uses may be provided jointly if the total number of spaces so provided is not less than the sum of the separate requirements for each use, provided that all regulations governing the location of accessory spaces in relation to the use served are adhered to. Further, no accessory space or portion thereof shall serve as a required space for more than one use unless otherwise approved by the Land Use Board as provided herein in accordance with the purposes and procedures set forth herein.
[Amended 2-25-2002 by Ord. No. 2002-9]
B. 
Maintenance of off-street parking or loading areas.
(1) 
Every parcel of land hereafter 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.
(2) 
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.
A. 
All entrance and exit driveways shall be located to afford maximum safety to traffic, to provide for safe and convenient ingress and egress to and from the site and to minimize conflict with the flow of traffic.
B. 
Any exit driveway or driveway lane shall be so designed in profile and graded and located as to provide the following minimum sight distance measured in each direction. The measurements shall be from the driver's seat of a vehicle standing on that portion of the exit driveway that is immediately outside the edge of the road right-of-way.
Allowable Speed on Road
(mph)
Required Sight Distance
(feet)
25
150
30
200
35
250
40
300
45
350
50
400
C. 
Where a site occupies a corner of two intersecting roads, no driveway entrance or exit shall be located within 25 feet of the crosswalk.
D. 
No part of any driveway shall be located within a minimum of five feet of a side property line in single family residential zones and a minimum of 10 feet in other zones.
[Amended 2-25-2002 by Ord. No. 2002-9]
E. 
No entrance or exit driveway shall be located on a rotary ramp of an interchange or within 20 feet of the beginning of any ramp or other portion of an interchange.
F. 
Where two or more driveways connect a single site to any one road, a minimum clear distance of 50 feet measured along the right-of-way line shall separate the closest edges of any two such driveways.
G. 
Driveway angle.
(1) 
Two-way operation. Driveways used for two-way operation shall intersect the road at an angle as near to 90° as site conditions will permit and in no case less than 60°.
(2) 
One-way operation. Driveways used by vehicles in one direction of travel (right turn only) shall not form an angle less than 45° with a road, unless acceleration and deceleration lanes are provided.
H. 
Driveway dimensions. The dimensions of driveways shall be designed to adequately accommodate the volume and character of vehicles anticipated daily onto the land development for which a site plan is prepared. The required maximum and minimum dimensions for driveways are indicated below. Driveways serving large volumes of daily traffic or traffic of over 15% truck traffic shall be required to utilize high to maximum dimensions.
Use
One-Way Operation Driveway Width
(feet)
Two-Way Operation Driveway Width
(feet)
Three- to ten-family residence
10 — 15
18 — 25
Ten-family residence or over
15 — 25
20 — 35
Commercial and industrial
15 — 30
25 — 35
Parking lot and access drives shall be paved as specified below or with an equivalent as approved by the Borough Engineer. All parking areas and access roads shall be suitably drained.
A. 
Access roads, loading areas and other areas subject to high-density or heavy truck traffic shall be paved with not less than four inches of bituminous stabilized base course and two inches of fine aggregate bituminous concrete, prepared and constructed in accordance with current specifications of the New Jersey Department of Transportation.
B. 
Parking stall areas and areas which are unlikely to experience heavy traffic shall be paved with not less than three inches of bituminous stabilized base course and 1 1/2 inches of fine aggregate bituminous concrete, prepared and constructed in accordance with current specifications of the New Jersey Department of Transportation.
C. 
Soft or unstable subgrades shall be removed for a depth of not less than six inches and a subbase of soil aggregate Type 5, Class A, shall be installed.
[Amended 2-25-2002 by Ord. No. 2002-9]
A. 
Sidewalk and curb shall be constructed of portland cement concrete having a twenty-eight-day strength of not less than 4,000 pounds. Both sidewalk and curb shall be provided with expansion joints of one-half inch premolded material spaced at intervals of not more than 20 feet.
B. 
Curb shall have contraction joints at intervals of not more than 10 feet and sidewalk shall have contraction joints at intervals of not more than five feet. Curb shall be not less than six by eight by 18 inches with a battered face. Curb shall be finished with a smooth float finish and the top of the curb face shall be rounded with a one inch radius.
C. 
Sidewalk shall be four inches in thickness except at driveways, where it shall be not less than six inches in thickness, and shall be reinforced with welded wire fabric, No. 10 wire, spaced at six inches each way or other approved reinforcements. Sidewalk shall be finished with a broom finish having the striations 90° to the direction of traffic.
[Amended 2-25-2002 by Ord. No. 2002-9]
If, as part of any site plan, public streets or roads are to be constructed, such public roads and streets shall be constructed in accordance with the specifications therefore as set forth in the Subdivision Review and Approval Ordinance.[1]
The developer and/or applicant of any site plan and site plan exemption, fronting on existing public streets, shall provide for the improvements of the near side of that street in conformity with the standards set forth in the Subdivision Review and Approval Ordinance[2] including but not limited to curbing, sidewalks, lighting, shade trees, pavement, drainage and utilities.
[1]
Editor's Note: See Ch. 115, Subdivision Review and Approval.
[2]
Editor's Note: See Ch. 115, Subdivision Review and Approval.
A. 
The design and layout of buildings and parking areas shall provide an aesthetically pleasing and efficient arrangement. Buildings shall be situated so as to allow adequate light and air on the site.
B. 
Townhouses. In the event that townhouses are permitted in a zone or may be allowed by reason of variance, court decree or otherwise, the following standards shall apply:
(1) 
Maximum of eight units in a single row; minimum width of unit: 18 feet. Adjoining units shall be offset four feet or more.
(2) 
Townhouses shall be grouped in clusters with a maximum of 30 per cluster. Private parking areas shall be located near the entrances and outdoor living areas or patios adjoining open space or paths leading to open space. Units shall not front on a through street. Each unit shall have two means of ingress or egress. End units shall have at least a ten-foot side yard. Units shall be at least 50 feet from all tract boundary lines unless abutting the same or higher density areas, in which case 35 feet shall be permitted.
A. 
Lighting. In connection with every site plan, the applicant shall submit plans for all proposed exterior lighting. These plans shall include the location, type of light, radius of light and intensity in footcandles. The following standards shall be followed:
(1) 
Adequate lighting shall be provided to ensure safe movement of persons and vehicles and for security purposes.
(2) 
The maximum height of freestanding lights shall be the same as the principal building but not exceeding 25 feet.
(3) 
All lights shall be shielded to restrict the maximum apex angle of the cone of illumination to 150°.
(4) 
Where lights along property lines will be visible to adjacent residents, the lights shall be appropriately shielded.
(5) 
Freestanding lights shall be so located and protected as to avoid being easily damaged by vehicles.
(6) 
Lighting shall be located along streets, parking areas, at intersections and where various types of circulation systems merge, intersect or split.
(7) 
Pathways, sidewalks and trails shall be lighted with low or mushroom-type standards.
(8) 
Stairways, sloping or rising paths and building entrances and exits shall be illuminated.
(9) 
Lighting shall be provided where buildings are set back or offset.
(10) 
The following intensity in footcandles shall be provided:
(a) 
Parking lots: an average of 1.5 footcandles throughout.
(b) 
Intersections: three footcandles.
(c) 
Maximum at tract lines: one footcandle.
(d) 
In residential areas: average of 0.6 footcandle.
B. 
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 shall show where they are or will be located and the planting details. The following principles shall be followed:
(1) 
All nonpaved areas on properties used for any purpose other than farming shall be suitably landscaped with trees, shrubs, grass and other suitable landscaping materials.
(2) 
Landscaping shall be provided in public areas, recreation sites and adjacent to buildings.
(3) 
Deciduous trees should have at least a two-inch caliper at planting and evergreens should be at least four feet tall. Shrubs should be at least two feet tall at planting.
(4) 
Street trees shall be planted at intervals depending on the type, as follows:
Type of Tree
Interval
(feet)
Large
50 — 70
Medium
40 — 50
Small and ornamental
30 — 40
(5) 
Existing large trees shall be saved by not changing the surface elevation around the trees by more than 12 inches, by construction of tree wells and by erecting protective fences.
(6) 
In parking lots, at least 5% of the gross area shall be landscaped. The landscaping should be located in protected areas, along walkways, center islands and at the end of bays.
(7) 
All landscaping in parking areas shall be carefully located so as not to obstruct vision.
(8) 
Any tree on the site having a trunk diameter of more than four inches at a height of two feet from the ground shall not be removed unless such removal is in accordance with a plan approved by the Land Use Board.
[Amended 2-25-2002 by Ord. No. 2002-9]
C. 
Buffers. Buffering shall be located around the perimeter of the site to minimize glare from headlights of vehicles, to minimize noise, to shield light from structures, to shield the movement of people and vehicles from adjacent property and to shield activities from adjacent properties. Buffers are fences, landscaping, berms and mounds used to minimize any adverse impacts or nuisances on the site from adjacent areas. The applicant shall incorporate into its landscaping plan, submitted with the site plan, a buffer design plan which shall incorporate the following principles:
(1) 
Buffers shall be located along property lines shielding various uses from each other.
(2) 
Buffer areas shall consist of lawn areas and massed evergreen and deciduous trees and shrubs planted in a manner that will provide a continuous visual screen throughout the entire year within a period of two growing seasons following the planting of the buffer.
(3) 
Evergreen and deciduous shrubs shall have a minimum height of three feet when planted and shall be of varieties.
(4) 
The height of shrubs planted in a buffer area shall be measured from the ground level around the base of shrub to the topmost part of the shrub, once the shrub has been properly planted in the ground.
(5) 
Where an area required for a buffer is already wooded, it shall be left in its natural state and existing growth shall be supplemented with additional plant material where necessary to bring the buffer area up to minimum requirements of this subsection.
(6) 
Any residential zone, all parking areas having a capacity of more than four vehicles, garbage collection areas and loading areas exclusive of ingress and egress drive shall be screened from adjacent properties by a buffer strip at least five feet in width.
Signs shall be designed so as to be aesthetically pleasing, harmonious with other signs on the site and located so as to achieve their purpose without constituting hazards to vehicles and pedestrians. Each site plan application shall include a sign plan showing the specific design, location, size, construction and illumination.
A. 
Billboards. No billboard shall be erected. No sign of any type shall be permitted to obstruct driving vision, traffic signals, traffic, directional and identification signs, other places of business or other signs.
B. 
Animated flashing and illusionary signs. Signs using mechanical or electrical devices to revolve, flash or display movement or the illusion of movement are prohibited.
C. 
Height. No freestanding sign shall exceed 24 feet in height and no attached sign shall be higher at any point than the roofline of the building. In addition, no attached sign shall project into or hang over a street right-of-way and no sign shall project beyond a building in a manner placing it above an area traversed by motor vehicles, such as but not limited to driveways and parking areas. Where signs project beyond a building facade or wall over a pedestrian way, the lowest portion of the sign shall be at least eight feet above the walkway.
D. 
Lighted signs. Where permitted, lighted signs shall be so arranged as to reflect the light and glare away from adjoining premises and away from adjoining highway. All exterior lighted signs shall be lighted from the bottom with said lights shielded from residences and from streets or other rights-of-way carrying vehicular traffic.
E. 
Maintenance. Signs must be constructed of durable materials, maintained in good condition and not allowed to become dilapidated.
Storm drainage, sanitary waste disposal, water supply and solid waste collection and disposal shall be reviewed and considered. Particular emphasis shall be given to the adequacy of existing systems and the need for improvements, both on-site and off-site, to adequately carry runoff and sewage and to maintain an adequate supply of water at sufficient pressure. The design and location of all utilities shall be based on borough standards and those of the public utility having primary jurisdiction. All plans shall be approved by the Borough Engineer and shall be in accordance with those detail and design standards on file with the Borough Clerk.
A. 
The site plan shall provide for those elements of street furniture appropriate to the particular use. These are the functional elements of the environment and include phone booths, benches, planting boxes, mail and meter boxes, water towers, lighting standards, directional signs, bollards (posts), fire hydrants, power lines, fences and walls, water fountains and pools, drinking fountains, trash receptacles, bike racks, sculpture, paving and steps and bus shelters. The street furniture plan shall include location, size, lighting and design relationship.
B. 
Certain street furniture is functional in nature and shall be located at points of demand. Bike racks shall be located in the rear of multifamily areas.
C. 
Trash receptacles shall be located near recreational activities, at street corners, at entrances and exits to buildings and where people naturally congregate, such as under streetlights. Open-weave receptacles shall not be permitted.