In preparing an application for site plan review, planned development review, conditional use request and other matters requiring site plan review, the applicant shall be guided by the design standards affecting off-street parking and loading, traffic circulation, building design and layout, lighting, buffering and landscaping, signs, drainage and other utilities and environmental considerations contained herein.
A. 
Number of parking spaces required. . Except in respect to premises located in the B-1 Central Business District, the number of off-street parking spaces required to be provided in respect to a particular use shall be as set forth in Table VI-I. If determination of the number of required parking spaces results in a fractional space, the fraction shall require one additional parking space. In the B-1 Central Business District, the minimum number of parking spaces shall be the same number as provided on June 1, 2004, all of which parking places shall be for the exclusive use of the parking of motor vehicles in relation to the use conducted upon such premises to the same extent as on June 1, 2004.
[Amended 9-26-1988 by Ord. No. 1484; 3-14-1995 by Ord. No. 1701; 12-14-1999 by Ord. No. 1882; 5-11-2004 by Ord. No. 2040; 7-13-2004 by Ord. No. 2051]
Table VI-1
Off-Street Parking Requirements in All Zoning Districts Except the B-1 Central Business District
Use
Required Parking Spaces
Automobile service stations
4 for each bay, plus 1 for each employee on the maximum shift
Banks and saving institutions
1 for each 200 square feet of floor area and 8 for each teller window
Bowling lanes (alleys)
5 for each lane
Churches and other places or worship
1 for each 200 square feet of floor area, but not less than 1 for every 4 seats
Community buildings, social halls and places or public assembly
1 for every 3 seats, except where a specific amount of seating is undetermined, then 1 shall be required for each 150 square feet of assemblage area
Funeral homes and mortuaries
15 for each parlor or slumber room
Garden apartments
2.2 for each dwelling unit, plus 1 designated visitors' parking place for every 6 dwelling units
Hospitals and convalescent homes
1 for each dwelling unit, plus 1 for each staff member, plus 1 for each 6 beds for visitors' parking
Hotels and motels
2 for each bedroom or suite
Industrial and manufacturing uses
1 for each 600 square feet of floor area or 1 for each employee on the maximum working shift, whichever is greater
Laboratories and research uses
1 for every 300 square feet of floor area
Medical or dental clinics or offices
5 for each doctor or dentist, plus 1 for each 250 square feet of floor area
Mixed uses
In the same building shall be calculated as the sum of the individual uses, unless an applicant can demonstrate to the approving authority 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
Offices, other than medical or dental
1 for every 250 square feet of floor area
Residential dwellings
2 per dwelling unit
Restaurants
1 for every 2 seats and 1 for every employee in the maximum work shift
Retail stores and personal service establishments (not including new or used car sales or restaurants)
1 for every 200 square feet of floor space
Schools, elementary
1 per staff member
Schools, high school
1 per staff member, plus 1 for every 20 students
Theaters
1 for every 3 seats
Other uses not provided herein
To be determined by approving authority
NOTE:
The existence of the standards in Table VI-1 is not intended to imply that any of said uses are permitted pursuant to the Hasbrouck Heights Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 275, Zoning.
B. 
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 the adjoining street as well as within the parking area, conditions of safety relating to the movement of people and vehicles and the elimination of nuisance factors, including glare, noise, dust and other similar considerations. Off-street parking shall not be located in a required front yard. No off-street parking area shall be located closer than 25 feet from any two intersecting streets or within the sight triangle of any driveway and the street right-of-way. Parking shall not be permitted within the required front yard setback area or 25 feet whichever is the lesser.
C. 
Parking area design standards.
(1) 
Aisle width. Provisions shall be made for the safe and adequate circulation of vehicles and pedestrians within and adjoining the subject property. Aisle widths providing direct access to individual parking stalls shall be in accordance with the standards in Table VI-2. Only one-way traffic shall be permitted in aisles of less than 24 feet width.
Table VI-2
Minimum Aisle Width
Parking Angle
(degrees)
Minimum Aisle Width
(feet)
0 (parallel parking)
12
0
12
45
13
60
18
90 (perpendicular parking)
24
(2) 
Size of parking stalls.
(a) 
Parking stalls for churches, community buildings, residences, manufacturing and industrial uses and business and professional offices shall have a minimum parking area of 180 square feet, exclusive of aisles, and shall measure nine feet in width and 20 feet in length.
(b) 
For all other uses, there shall be a minimum parking area of 200 square feet of space, exclusive of aisles, which shall measure 10 feet in width and 20 feet in length.
(3) 
Circulation within parking area.
(a) 
All parking spaces shall be designed free and clear of any obstruction to individual parking stalls.
(b) 
Such parking spaces shall be located in such a fashion 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 the parking area or specific points of safety control such as fire hydrants, doorways, elevators or other similar locations.
(c) 
Aisle widths and circulation patterns shall be designed to permit emergency and service vehicles such as delivery trucks, solid waste collection vehicles and the like to have reasonable access to and space for their intended function.
(d) 
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 warranted, shall be provided.
(4) 
Driveway design criteria.
(a) 
Location of driveways. All entrance and exit driveways to a public or private street shall be so located to afford maximum safety to said roadway and to provide for safe and convenient ingress and egress and to minimize conflict with the free flow of traffic. In no case shall unrestricted access along the length of the street or streets upon which the parking area abuts be permitted.
(b) 
Sight distances.
[1] 
The minimum sight distance established in Table VI-3 shall be adhered to between a driveway and the adjoining street in accordance with the "site triangle" definition. Said driveway shall be designed in profile and grading which shall be reviewed by the Municipal Engineer.
[2] 
For the purpose of this chapter, sight distance measurement shall be measured from the driver's seat of a standing automobile located on that portion of the exit driveway that is immediately contiguous to the travelled way with the front of the vehicle 10 feet behind the right-of-way line of the road.
Table VI-3
Minimum Sight Distance from a Driveway and Adjoining Street
Allowable Maximum Speed on Roadway
(mph)
Minimum Sight Distance
(feet)
25
175
30
250
35
325
40
400
45
450
50 or more
500
(c) 
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 the cutline meet.
(d) 
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 40 feet to another driveway on the same site as measured from the closest edge of any two driveways along the same right-of-way line.
(e) 
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 are utilized in preparing a geometric design, but some deviation may be necessitated from time to time due to the many variables encountered in the course of preparing a design. The applicant should be aware, therefore, that although the driveway layout may conform to these guidelines, conditions may dictate deviation from them and requirements of the Municipal Engineer shall be final.
[1] 
Two-way operation. Driveways used for two-way operation will intersect a public or private street at an angle to as near 90° as site conditions will permit and in no case will be less than 60°.
[2] 
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 street.
[3] 
The dimensions of driveways shall be designed to adequately accommodate the volume and character of vehicles anticipated to be attracted daily onto the land development for which a site plan is prepared. The required maximum and minimum dimensions for driveways connecting to a public or private street at 90° are indicated in Table VI-4. Driveways serving large volumes of daily traffic or traffic over 25% of which is truck traffic shall be required to utilize high to maximum dimensions. Driveways serving low daily traffic volumes or traffic less than 25% of which is truck traffic shall be permitted to use low to minimum dimensions.
[4] 
Any vertical curve on a driveway shall be flat enough to prevent the dragging of any vehicle undercarriage.
[5] 
Should the sidewalk be so close to the curb at a depressed curb driveway as to cause the ramp to be too steep and be likely to cause undercarriage drag, the sidewalk shall be appropriately lowered to provide a suitable ramp gradient.
[6] 
The surface of any driveway shall be constructed with a permanent pavement of a type specified by standards set by the Municipal Engineer. Such pavement shall extend to the paved portion of the public or private street pavement.
Table VI-4
Driveway Widths, Depressed Curbs and Curb Return Radius Standards
One-Way Operation Driveway Width
(feet)
Depressed Curb
(feet)
Two-Way Operation Curb Return Radius
(feet)
Driveway Width
(feet)
Depressed Curb
(feet)
Curb Return Radius
(feet)
Three- to ten-family residence
12 to 15
32 to 35
20 minimum
30 maximum
22 to 26
44 to 50
20 minimum
30 maximum
Over ten-family residence
15 to 16
35 to 38
20 minimum
30 maximum
24 to 30
46 to 52
25 minimum
35 maximum
Commercial and industrial
15 to 30
35 to 50
35 minimum
45 maximum
30 to 50
50 to 70
35 minimum
45 maximum
Service stations
20 to 30
35 to 50
20 minimum
35 maximum
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 width as shown in Table VI-4. The width of depressed curb and the radius of curb returns shall provide for the sharpest turning radii of vehicles using the driveway, keeping said vehicles within their prescribed lanes.
(5) 
Acceleration and deceleration lanes.
(a) 
Where a driveway serves a parking area of 150 or more parking spaces, 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.
(b) 
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 lane into the driveway.
(6) 
Guardrails, wheel stops and parking lot striping.
(a) 
Guardrails shall be provided in appropriate locations where required for safety purposes.
(b) 
Wheel stops, permanently anchored to the ground, may be required in appropriate locations. Parked vehicles shall not overhang or extend over sidewalk areas unless an additional sidewalk width of 2 1/2 feet is provided to accommodate such overhang.
(c) 
Parking stalls, driveways and aisles shall be clearly marked and delineated. The approving authority may require certain areas be maintained for fire-fighting purposes or other emergency purposes. These areas as well as other pavement signage shall be appropriately designed.
(7) 
Minimum and maximum grades in parking areas. The minimum and maximum parking grades shall be in accordance with the following requirements:
Maximum Grade
(percent)
Minimum Grade
(percent)
Parking stalls and service aisles
6%
1/2%
Main approach walkways to buildings
4%
1/2%
Collector or other service walkways
8%
1/2%
Swales
10%
2%
Principal circulation aisles
8%
1/2%
Driveways; entrances and exits
6%1
1/2%1
NOTES:
1For a distance of 100 feet from the street right-of-way line.
(8) 
Maintenance of off-street parking and loading area. 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.
(9) 
Other off-street parking requirements.
(a) 
Limitations 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 conducted within the parking lot.
(b) 
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 building built in conjunction with such parking areas shall be canceled and become null and void.
(c) 
Charges. There shall be no charge made of the use of off-street parking facilities, and 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.
D. 
Off-street parking construction.
(1) 
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.
(2) 
All off-street parking areas, aisles and driveways shall be surfaced with asphalt, bituminous or cement binder pavement according to specifications established for this purpose by the Borough Engineer.
(3) 
All parking areas and access drives shall be edged by a concrete or Belgian block not exceeding six inches above the paved surface or ground level.
A. 
In any district, in connection with every building or buildings group or part thereof, hereinafter erected, which is to be utilized by industrial and commercial uses or requires the distribution by vehicles of materials or merchandise and for any residential development containing 30 or more dwelling units and for large scale public and quasi-public uses, there shall be provided and maintained, on the same zone lot with such building, off-street loading spaces in accordance with the requirements of Table VI-5.
B. 
Each such loading space shall not be less than 12 feet in width and 30 feet or more in length, depending upon the functions to be performed. The overall floor to ceiling height or clear height distance shall not be less than 12 feet, which may be increased where required.
Table VI-5 Off-Street Loading Requirements
Land Use2
Floor Area at Which First Berth is Required
(square feet)
Floor Area at Which Second Berth is Required1
(square feet)
Industrial, manufacturing
5,000
40,000
Laboratory, research, commercial
5,000
40,000
Retail
5,000
20,000
Service establishments
5,000
40,000
Commercial recreation
5,000
100,000
Restaurant
3,000
25,000
Office buildings
5,000
100,000
Funeral home
10,000
100,000
Residential apartment building
30 dwellings
100 dwellings
Institutional, public schools
10,000
100,000
Hospital, nursing homes
10,000
100,000
Auditoriums, arenas
10,000
100,000
NOTES:
1 An additional berth shall be required for each additional amount of square feet as indicated as required between the need for one- and two-berth intervals.
2 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 same can be demonstrated to be in excess as shall be subject to determination by the approving authority.
C. 
Except for required buffer areas, each such loading space may occupy any required side or rear yard but shall not be located in the required front yard. When adjoining a residential use, institutional use or place of general assembly, a suitably screened or landscaped buffer shall be provided.
D. 
Off-street loading spaces shall not be located within any fire prevention zone, within 25 feet of any fire hydrant or within 10 feet of any stairway, doorway, elevator or 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 pedestrians from any means of ingress or egress, nor shall it interfere with the free flow of pedestrians or vehicles. All such loading spaces shall be appropriately indicated by sign or other visual communication as to said location.
E. 
All loading and unloading operations shall be conducted entirely within the boundaries of the lot concerned, and no vehicle or conveyance shall in any manner use public streets, sidewalks or rights-of-way for loading or unloading operations other than ingress or egress to the lot.
A. 
Lighting.
(1) 
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 design standards shall be followed:
(a) 
The style of the light and light standards shall be consistent with the architectural style of the principal building.
(b) 
The maximum height of freestanding lights shall not exceed the height of the principal building or 25 feet, whichever is less.
(c) 
All lights shall be shielded to restrict the maximum apex angle of the cone of illumination to 150°.
(d) 
Where lights along property lines will be visible to adjacent property, the lights shall be appropriately shielded.
(e) 
Spotlight-type fixtures attached to buildings shall be avoided except where properly screened from adjacent properties.
(f) 
Freestanding lights shall be so located and protected to avoid being damaged by vehicles.
(g) 
Lighting shall not be permitted which requires flashing or intermittent illumination. Lighting which requires change in color, intensity or hue shall likewise be prohibited.
(2) 
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.
B. 
Signs.
(1) 
Each site plan application shall include a sign plan showing the specific design, location, size, construction and illumination in accordance with the Borough Sign Ordinance.
(2) 
If the applicant is unable to provide said details for signs, the approving authority shall condition its approval upon receipt of same prior to the issuance of a certificate of occupancy.
A. 
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.
B. 
Buffer areas. Buffers, including fences, landscaping, berms and mounds, shall be used to minimize any adverse impacts or nuisances from the site to adjacent areas and shall be provided:
(1) 
Along property lines, shielding various uses from one another.
(2) 
Where interior roads or driveways run parallel with roadways exterior to the site.
(3) 
Where parking areas abut other properties.
(4) 
In the general area of refuse storage areas, loading and unloading areas and outdoor storage areas.
(5) 
As windbreak areas.
(6) 
To shield areas from deleterious noise or other adverse conditions.
C. 
Required buffer area. In the case of any commercial or industrial premises on which any development is proposed, should there exist or should there be proposed any parking area or other open area upon which the public could congregate or traverse or upon which there could be vehicular traffic and should such parking area or other such area abut or be within a distance, of 20 feet from any residential premises, in addition to any other buffer that may be required, a buffer shall be provided which shall at least include a permanent fence of such a nature so as to reasonably prevent the public from entering upon the adjacent residential property and so as to reasonably prevent the projection of artificial light from the commercial or industrial premises or vehicles thereon onto the adjacent residential premises. Said fence shall be set back from the line of the adjacent residential premises a sufficient distance so that there shall be installed between that fence and that line trees, shrubs or other plantings to make the view of that fence aesthetically pleasing from the adjacent residential premises. The reviewing Board shall impose upon the developer such performance and maintenance guaranties in respect to this buffer as it may deem necessary pursuant to Article XI of this chapter.
[Added 9-26-1988 by Ord. No. 1484]
A. 
Gas, electric and telephone service.
(1) 
Gas, electric and telephone service shall be provided by the applicant in concert with the appropriate public utility providing such service. Said service on the site shall be provided as a part of an underground system.
(2) 
If such facilities cannot be reasonably provided due to topographic or geologic condition of the land or due to technological circumstances, and where the applicant can adequately demonstrate the lack of feasibility of same to the satisfaction of the approving authority, a waiver of this requirement may be granted.
(3) 
Where existing utility lines such as electric and telephone poles exist off-tract and require relocation as a result of the proposed development, the approving authority shall be assured that said relocation will not create or maintain any hazardous or dangerous conditions.
B. 
Water supply and sanitary sewage disposal. Adequate provisions for water supply and sanitary sewage disposal shall be indicated. Said facilities shall include and not be limited to approvals, where appropriate, of the engineer of the serving utility company, Department of Health and Fire Department. The locations of all proposed fire hydrants or similar facilities shall be indicated on the plan, and said areas shall provide for appropriate fire lanes or protective areas which shall not be impeded by parking or standing vehicles or other obstructions, particularly in commercial centers.
C. 
Stormwater drainage.
(1) 
Provisions shall be made for the safe and adequate drainage of surface runoff waters in and from the premises so that flooding and erosion of the property and the property of others will be prevented.
(2) 
Each site plan submitted to the approving authority shall be reviewed by the engineer to establish requirements to prevent adverse drainage conditions both on and off the site.
(3) 
The drainage system shall be designed in conformance to accepted engineering standards. To facilitate the review of the proposed drainage facilities for development, design calculations prepared by the applicant's engineer shall accompany the application.
(4) 
The design considerations shall include and not be limited to drainage areas, runoff calculations, storm drains, pipelines, inlet designs and manholes.
(5) 
Unless otherwise stipulated by the Municipal Engineer, drainage facilities shall be designed on the basis of a fifty-year storm, using a one-hour intensity of two inches.
A. 
Curbing.
(1) 
General.
(a) 
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.
(b) 
The Municipal Engineer may require curbing within parking areas in order to facilitate drainage and provide separation between pedestrian and vehicular movements.
(2) 
Alignment and grade. Curb grading and alignment is to be determined as established in the area unless otherwise required by the Municipal Engineer.
(3) 
Curbing at 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 serves a facility having less than 50 parking spaces, a depressed curb driveway shall be utilized.
B. 
Street widening.
(1) 
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 on the Master Plan or Official Map or said street constitutes an extension of an existing street with a greater width than 50 feet.
(2) 
In connection with site plans that adjoin or include existing streets that do not conform to widths as shown on the Official Map or Master Plan or are less than 50 feet in width, the applicant shall dedicate additional width along either one or both sides of said road. If the site plan is along one side only, 1/2 of the required difference in roadway width shall be dedicated.
C. 
Sidewalks.
(1) 
Each land development requiring site plan approval may be required to provide a sidewalk within the street right-of-way.
(2) 
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.
(3) 
Sidewalks shall be constructed of concrete, brick or other similar material and shall be at least four feet in width.
(4) 
Sidewalks between parking areas and principal structure, 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.
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 necessary.
[Added 5-24-1994 by Ord. No. 1678]
A. 
As used in this section, the following terms shall have the meanings indicated:
MULTIFAMILY HOUSING DEVELOPMENT
A building containing three or more dwelling units occupied or intended to be occupied by persons living independently of each other, or a group of such buildings.
RECYCLING AREA
Space allocated for collection and storage of source-separated recyclable materials.
B. 
There shall be included in any new multifamily housing development that requires subdivision or site plan approval an indoor or outdoor recycling area for the collection and storage of residentially generated recyclable materials. The dimensions of the recycling area shall be sufficient to accommodate recycling bins or containers which are of adequate size and number and which are consistent with anticipated usage and with current methods of collection in the area in which the project is located. The dimensions of the recycling area and the bins or containers shall be determined in consultation with the Municipal Recycling Coordinator and shall be consistent with the district recycling plan adopted pursuant to N.J.S.A. 13:1E-99.13 and any applicable requirements of the Municipal Master Plan.
C. 
The recycling area shall be conveniently located for the residential disposition of source-separated recyclable materials, preferably near, but clearly separated from, a refuse dumpster.
D. 
The recycling area shall be well lit and shall be safely and easily accessible by recycling personnel and vehicles. Collection vehicles shall be able to access the recycling area without interference from parked cars or other obstacles. Reasonable measures shall be taken to protect the recycling area and the bins or containers placed therein against theft of recyclable materials, bins or containers.
E. 
The recycling area or the bins or containers placed therein shall be designed so as to provide protection against adverse environmental conditions which might render the collected materials unmarketable. Any bins or containers which are used for the collection of recyclable paper or cardboard, and which are located in an outdoor recycling area, shall be equipped with a lid, or otherwise covered, so as to keep the paper or cardboard dry.
F. 
Signs clearly identifying the recycling area and the materials accepted therein shall be posted adjacent to all points of access to the recycling area. Individual bins or containers shall be equipped with signs indicating the materials to be placed therein.
G. 
Landscaping and/or fencing shall be provided around any outdoor recycling area as shall be reasonably necessary to shield the area from view.
A. 
Retaining walls. Retaining walls shall be designed to be safe and adequate for the purpose intended. Said walls shall not detract from the aesthetic beauty of the site when constructed, and to this end shall be fenced or landscaped in accordance with the plans to be approved by the approving authority.
B. 
Design standards for physically handicapped persons.
(1) 
Design standards, when applicable. In accordance with Chapters 220, 221 and 224 of the Laws of 1975, all plans and specifications for the construction or remodeling of any public building, as defined herein, shall provide facilities for the physically handicapped.
(2) 
Design facilities, buildings.
(a) 
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.
(b) 
In any multistory building, an elevator sufficient in size to accommodate a wheelchair shall be provided.
(3) 
Parking lot design.
(a) 
A minimum of 1% of the total number of parking spaces, but not less than one parking space, shall be designed and designated for physically handicapped persons. Said spaces shall be most accessible and approximate to the building or buildings which the parking spaces serve.
(b) 
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."
(c) 
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 an automobile onto level, paved surface suitable for wheeling and walking.
(d) 
Where 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 cars.
(e) 
Where applicable, curb ramps shall be provided to permit handicapped people access from parking area to sidewalk.
(4) 
Sidewalks. A sidewalk hereafter constructed or recontructed on public or private property for public use shall be constructed in a manner that will 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, a sidewalk shall slope gradually to street level so as to provide an uninterrupted line of travel.
C. 
Soil erosion and sediment control requirements.
(1) 
When applicable. Any application for development, including a subdivision, site plan, conditional use, zoning variance or planned development, or a building permit application for two or more single-family dwellings, in which 5,000 square feet or more of surface area of land is to be disturbed to accommodate a construction shall require certification of a soil erosion and sediment control plan from the New Jersey Soil Conservation Service.
(2) 
Time limits. The Soil Conservation District shall grant or deny certification within a period of 30 days of submission of a complete application unless, by mutual agreement in writing between the District and the applicant, the period of 30 days shall be extended for an additional period of 30 days. Failure of the District to grant or deny certification within such period or such extension thereof shall constitute certification.
(3) 
Municipal approval. Municipal approval of an application for development by the approving authority shall be conditioned upon certification by the Soil Conservation District.
D. 
Environmental impact statement.
(1) 
When required. The approving authority may require the preparation of an environmental impact statement for any site plan application, conditional use request, planned development or major subdivision.
(2) 
Elements of the environmental statement shall include:
(a) 
An inventory of existing environmental conditions of the site and in the surrounding region which describes air quality, water supply, solid waste disposal, hydrology, geology, soils, topography, vegetation, wildlife, aquatic organisms, ecology, demography, land use and archeology.
(b) 
A project description, complete with maps and drawings, which shall specify what is to be done and how it is to be done, during construction and operation; and a construction schedule including:
[1] 
Reason for the project;
[2] 
The recommended or favored alternative solution;
[3] 
Parks, recreational sites, wildlife refuges and historic sites described;
[4] 
Existing land use, zoning and Master Plan delineation of project area;
[5] 
Ambient environmental assets mapped and described.
(c) 
A listing of all licenses, permits or other approvals required by law and the status of each.
(d) 
An assessment of the probable impact of the project upon all topics in Subsection D(2)(a) above.
(e) 
A listing of adverse environmental impact, especially irreversible damage which cannot be avoided, including water quality, noise, air quality, traffic, undesirable land use patterns, damage or disruption of significant plant or wildlife systems, aesthetic values, destruction of natural resources, displacement of people and business, destruction of man-made resources, disruption of desirable community and regional growth and health, safety and well-being of the public.
(f) 
Steps to be taken to minimize adverse environmental impacts during construction and operation, both at the project site and in the surrounding region, including but not limited to soil erosion, preservation of trees, protection of watercourses, protection of air resources, noise control and traffic control.
(3) 
Alternative considerations. Alternatives to all or any part of the project, with reasons for their acceptability, including that of no development; the available alternatives that night avoid some or all of the adverse environmental effects, with the rationale for acceptability or nonacceptability of each alternative; and the cost-benefit analysis of the impact on alternatives.