Article V Design Standards

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

§ 231-26 Off-street parking requirements.

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

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

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

Buffering. Buffering, where required, shall be located around the perimeter of the site to minimize headlights of vehicles, noise, light from structures, movement of people and vehicles and to shield activities from adjacent properties. Buffering may consist of fencing, evergreens, shrubs, bushes, deciduous trees or combinations thereof to achieve these objectives.

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

Signs. Signs shall be designed so as to be aesthetically pleasing, harmonious with other signs on the site and located so as to achieve their purpose without constituting hazards to vehicles or pedestrians.

Environmental considerations. Environmental elements relating to soil erosion and sedimentation, preservation of trees, protection of watercourses and water quality, noise pollution, topographic limiting areas, wetland areas and other environmental and ecological factors will be considered by the approving authority to minimize adverse effects from development.

Number of parking spaces required. The number of off-street parking spaces required shall be as set forth in Chapter 233, Zoning, or as set forth in Table I of this chapter, whichever may be more restrictive. If the determination of the number of required parking spaces results in a fractional space, the fraction shall require one additional parking space.

	Table I Off-Street Parking Requirements
	Uses	Required Parking Spaces
	Automobile service stations	4 parking spaces for each bay plus 1 for each employee in the maximum working shift
	Banking and savings institutions	1 parking space for each 300 square feet of floor area or 8 spaces for each teller window, whichever is greater
	Bowling lanes	5 parking spaces for each lane
	Churches and other places of worship	1 parking space for each 3 seats or 1 for each 72 inches of seating space when using benches rather than seats
	Colleges and institutions of higher learning	1 parking space for each full-time or part-time day student
	Community buildings, social halls and places of public assembly	1 parking space for each 2 seats, except where a specific amount of seating is undetermined, then 1 parking space shall be required for each 75 square feet of assemblage area
	Country clubs	1 parking space for each 100 square feet of floor area occupied by all principal or accessory structures, except those used for parking purposes
	Farm or garden produce sold on premises	1 parking space for each 200 square feet of building area or 15 parking spaces, whichever is greater
	Funeral homes, mortuaries	15 parking spaces for each parlor or slumber room
	Golf courses and clubs	10 parking spaces for each tee
	Golf driving ranges	2 parking spaces for each tee
	Industrial and manufacturing uses	1 parking space for each 400 square feet of floor area or 3 spaces for each 4 employees in the maximum working shift, whichever is greater
	Laboratory and research uses	1 parking space for every 300 square feet of floor area
	Medical or dental clinics or offices	5 parking spaces for each doctor or dentist, plus 1 space for each 100 square feet of floor area
	Motels, hotels, motor lodges	1 parking space for each rental unit, and in addition, compliance with the requirements for each particular additional use located on the property, such as restaurants, eating and drinking establishments, retail stores, meeting rooms, etc.
	Nursing homes, hospitals, convalescing homes	1 parking space for each bed
	Offices, business and professional (other than medical and dental)	1 parking space for each 250 square feet of floor area
	Residential dwellings	2 parking spaces for each dwelling unit
	Restaurants, eating and drinking establishments and catering halls	1 parking space for each 2 1/2 seats
	Restaurants, fast-food	1 parking space for each 2 seats, plus 1 parking space for each 2 employees in the maximum work shift or a minimum of 40 parking spaces, whichever is greater
	Retail stores, store groups, shops, shopping centers	1 parking space for each 150 square feet of floor area where the floor area shall not exceed 2,000 square feet; 1 parking space for each 175 square feet of floor area where the floor area shall exceed 2,000 square feet
	Schools, elementary	3 parking spaces for every 2 teaching stations
	Schools, high school	3 parking spaces for every 2 teaching stations, plus 1 parking space for every 3 students of driving age
	Ski areas	1 parking space for every 10 persons of practical lift capacity
	Theaters	1 parking space for each 2 seats
	Wholesale establishments, warehouses, furniture stores	1 parking space for each 600 square feet of floor area
	Mixed land uses	Mixed land uses in the same building shall be calculated as the sum of the individual uses unless the 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.
	Other uses not provided for herein	To be determined by the approving authority

Location of parking spaces.

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

Parking shall not be permitted in the area located within 30 feet from the street right-of-way line or within eight feet from any side or rear lot line, or within the site triangle of any driveway, or in such other areas as may be prohibited by Chapter 233, Zoning.

Parking area design standards.

Aisle widths.

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

	Table II Minimum Aisle Width (Feet)
	Parking Angle (degrees)	Minimum Aisle Width (feet)
	0 (parallel parking)	12
	30	12
	45	13
	60	18
	90 (perpendicular)	24

Only one-way traffic shall be permitted in aisles of less than 24 feet.

Size of parking stalls.

Parking stalls shall have a minimum area of 200 square feet, exclusive of aisles, and shall measure 10 feet in width and 20 feet in length.

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

Circulation within parking area.

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

Such parking spaces shall be located in such a manner as to permit all vehicles to exit in a safe and orderly manner. Under no condition shall vehicles be permitted to back out of a parking lot driveway or otherwise block the free movement of traffic within the parking area or specific points of traffic control, such as fire hydrants and standpipes, exits and entrances or similar locations.

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

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

Driveway design criteria.

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

Site distances.

[1]

The minimum site distances established in Table III shall be required between a driveway and an adjoining street.

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

[2]

For purposes of this chapter, site distance measurements shall be measured from the driver's seat of a standing vehicle located on that portion of the exit driveway that is immediately contiguous to the street with the front of a vehicle standing 10 feet behind the right-of-way line of the street, with the height of eye 3.75 feet above the driveway pavement to an object 4.5 feet above the road or other driveway pavement.

[3]

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

[4]

No part of any driveway shall be located closer than 20 feet from any other driveway on an adjoining parcel nor shall more than one driveway be located closer than 60 feet to another driveway on the same site, as measured from the closest sidelines of the two driveways along the right-of-way line. No entrance or exit driveway shall be located on a traffic circle on a ramp of an interchange or within 50 feet of the beginning of any ramp or other portion of an interchange.

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

[1]

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

[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 or private street.

[3]

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

Table IV Standards for Driveway Widths, Depressed Curbs and Curb Return Radius
	One-Way Operation
	Driveway Width (feet)	Depressed Curb (feet)	Curb Return Radius (feet)
3- to 10-family residence	12 to 15	32 to 35	20 minimum 30 maximum
Over 10-family residence	15 to 16	35 to 38	20 minimum 30 maximum
Commercial and industrial	15 to 30	35 to 50	35 minimum 45 maximum
Service stations	20 to 30	35 to 50	20 minimum 35 maximum

	Two-Way Operation
	Driveway Width (feet)	Depressed Curb (feet)	Curb Return Radius (feet)
3- to 10-family residence	22 to 26	44 to 50	20 minimum 30 maximum
Over 10-family residence	24 to 30	46 to 52	25 minimum 35 maximum
Commercial and industrial	30 to 50	50 to 70	35 minimum 45 maximum
Service stations	40 to 50	50 to 60	20 minimum 35 maximum

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

[4]

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

[5]

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

[6]

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

Acceleration and deceleration lanes.

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

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

Guardrails, wheel stops and parking lot striping.

Guardrails required for safety shall be provided.

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

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

Minimum and maximum grades in parking areas. The minimum and maximum parking area grades shall be in accordance with Table V.

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

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

Maintenance of off-street parking and loading areas.

Every parcel of land used as a public or private off-street parking or loading area shall be maintained in good condition, free of hazards and deterioration. All pavement areas, sidewalks, curbs, drainage facilities, lighting, bumpers, guardrails, markings, signs, landscaping and other improvements shall be maintained in workable, safe and good condition.

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

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

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

Other off-street parking requirements.

Limitation as to use. All off-street parking areas shall be used solely for the parking of passenger automobiles, and no commercial repair work or service of any kind shall be permitted in such parking areas.

Nonavailability. At any time that the required off-street parking facilities cease to be available as required, the certificate of occupancy for the building or buildings built in conjunction with such parking areas may be canceled by the borough and become null and void.

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

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

Off-street parking construction.

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

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

§ 231-27 Off-street loading requirements.

All off-street parking areas and access drives shall have concrete curbs conforming to specifications for concrete curbs in Chapter 232, Subdivision of Land, or Belgian block set in concrete for a comparable depth as set forth in such specifications, and exceeding six inches above the paved surface.

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

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

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

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

The loading spaces shall only be placed inside of rear yards as may be allowed by Chapter 233, Zoning, and screening or landscaping from adjoining properties may be required by the approving authority.

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

All such loading spaces shall be appropriately indicated by sign or other visual communication indicating the purpose or the location.

§ 231-28 Lighting and signs.

Lighting. With every site plan, the applicant shall submit plans for all proposed exterior lighting. Such lighting shall conform to Chapter 233, Zoning, and the provisions of this chapter. The plans shall include the location, type of light, radius of light and intensity in footcandles. The following design standards shall be followed:

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

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

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

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

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

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

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

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

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

(10)

The following intensity in footcandles shall be provided throughout:

Parking lots: an average of 1.5 footcandles throughout.

Street intersections: three footcandles.

Maximum at property line: 1.0 footcandles.

In residential areas: an average of 0.6 footcandles.

(11)

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

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

§ 231-29 Landscaping and buffer areas.

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

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

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

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

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

Use of smaller trees on narrow streets or driveways.

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

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

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

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

(10)

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

(11)

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

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

Along property lines shielding various uses from one another.

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

Where parking areas abut other properties.

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

Where windbreaks are necessary.

Buffer area design.

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

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

§ 231-30 Utility improvements.

Gas, electric and telephone service.

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

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

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

Mandatory stormwater drainage standards. The drainage system shall be designed in conformance with accepted engineering standards. A report on storm drainage calculations shall be prepared, signed and sealed by a licensed professional engineer in the State of New Jersey, in sufficient detail for a review of these calculations. Included shall be maps, plats or other materials necessary to establish areas tributary to the site as well as areas within the site tributary to a specific watercourse or drainage structure, methodology for selection of design variables and capacities of the proposed and existing systems. The design considerations shall include and not be limited to drainage areas, runoff calculations, flow velocities, storm drains, pipelines, channel capacities and stabilization, inlet designs and manholes.

Design storms. All stormwater drainage facilities shall be designed in accordance with the following schedule of design storms:

	Street Inlets, Catchbasins, Connecting Storm Drains	Return Frequency Storm 25 years
	Drainage channels, major	100 years
	culverts, piped watercourses,
	detention/retention basins
	and associated piping

	Hydraulic designs utilizing the Rational Formula and Runoff Coefficients shall be based upon the Intensity-Duration curves shown on Table VI-7A and Table VI-7B.[1]
	Hydraulic designs employing the SCS method shall use the following twenty-four-hour precipitation totals (Type II storm) for the indicated return frequency storm:
	10 year - 5.1 inches
	25 year - 5.7 inches
	100 year - 7.2 inches

[1]

Editor's Note: Tables VI-7A and VI-7B are included at the end of this chapter.

Stormwater facilities. Stormwater facilities include but are not limited to drywells, swales, basins, porous pavement, watercourses, drainage pipes and structures or a combination of these or other methods.

Maintain present runoff rate. All applications for subdivision and site plan approval shall be required to maintain the rate of stormwater runoff from the property to no more than the rate of runoff from the lands in its present state, both during and after construction, except as hereinafter provided under Subsection H(2)(c) of this section relating to detention areas.

Methodology. Methodology for determining runoff shall conform to one of the following:

SCS Runoff Equation, runoff curve numbers and dimensionless unit hydrograph as described in National Engineering Handbook - Section 4 - Hydrology, United States Department of Agriculture, Soil Conservation Service, August 1972, and Technical Release Number 55 - Urban Hydrology for Small Watersheds, United States Department of Agriculture, Soil Conservation Service, Engineering Division January 1975.

The Rational Formula and Runoff Coefficients, published in the Handbook of Applied Hydrology, Ven Te Chow, Editor, McGraw-Hill, 1964.

Storm drainage facilities. The following are mandatory design standards for storm drainage facilities, where required:

Interceptor ditches. Interceptor ditches shall be established above all cut and fill slopes where required by the Borough Engineer to prevent erosion of the new slopes or excessive concentrations of storm flows into preexisting developed areas. The intercepted water shall be conveyed to a stable channel, watercourse or drainage structure of adequate capacity.

Retention/detention basins. Stormwater retention/detention basins may be depressions in parking areas, excavated basins, created through use of curbs, stabilized earth berms or dikes, rooftop storage or any other form of grading or structure which serves to temporarily impound and store water. The following standards shall apply:

Where retention ponds are to be provided, dual purpose controls for storing excess stormwater runoff and for settling suspended matter in the stormwater be provided.

Where applicable, a routing study shall be provided and shall conform to Technical Release 55 - Urban Hydrology for Small Watershed, United States Department of Agriculture, Soil Conservation Service, Engineering Division, January 1975, or any other acceptable method.

Detention areas shall be designed to contain stormwater discharge. Peak discharge from a one-hundred-year design stormwater development shall be controlled to a rate of discharge equal to the peak discharge of a one-hundred-year design storm prior to development whenever the downstreams drainage channels and structures are shown to be adequate for the preexisting stormflows. Whenever the downstream drainage channels are determined to be inadequate to safely carry the peak discharge from a one-hundred-year storm flow, detention areas shall be designed to limit the stormwater discharge from the site to a rate equivalent to the peak discharge of a twenty-five-year design storm prior to development. Such provisions shall not constitute any waiver of the off-tract provisions contained in § 231-35 of this chapter. Retention areas may be employed to reduce the after-development peak discharges to the limits described above. Retention areas shall accept the excess surface waters from a one-hundred-year design storm and absorb these, waters within a seven-day period. One percolation test and soil log is required for each 1/2 acre of surface area of a proposed retention basin.

If earth berms or dikes are used to create the impounding area, they shall be provided with an emergency spillway or outlet structure to pass the one-hundred-year storm and shall be adequately stabilized and the slopes protected with vegetative cover, paving or rip-rap to protect against erosion, failure or breaching. Spillways shall discharge into a suitable receiving structure or drainage course.

(e)

Outlet structures shall be provided at detention basins to regulate the outflow and shall also incorporate a spillway type overflow, capable of passing the design storm into the downstream drainage facility. Downstream piping shall not be smaller than fifteen-inch diameter to facilitate cleaning. Trash racks, if required, shall be installed to prevent clogging of the outlet pipe. Maximum bar spacing shall be six inches. Trash racks shall have area openings totaling five times the open area of the outlet pipe.

(f)

Suitable linings of the embankment and channel bed shall be placed upstream and downstream from principal inlets or outlets to prevent scour and erosion.

(g)

Embankments shall have side slopes not steeper than 1 to 2.

(h)

Safety berms shall be constructed when side slopes steeper than one foot vertical to two feet horizontal have been specifically permitted by the Planning Board [See § 232-24B(2)] and where the basin is designed for a permanent or residual pool of water. These berms shall be at least four feet in width with one located one to 11/2 feet above and the other located 2 1/2 to three feet below the permanent water surface.

(i)

Basin bottoms shall be designed to protect against residual water ponding to prevent mosquito and insect infestation. A low flow channel shall be provided between inlet and outlets structures and shall have a paved invert.

(j)

Fencing and/or vegetative screening may be required around basins at the discretion of the Planning Board and to ensure the safety of the public.

(k)

Basins shall be stabilized with suitable low maintenance plant and natural materials consistent with the environment, as approved by the Bergen County Soil Conservation Service and Borough Engineer.

(l)

The base of all retention and detention basins shall be accessible to earth moving equipment and vehicles for repair and maintenance purposes. Loop or perimeter roads shall be constructed around the basins as necessary to obtain access to all outlet and inlet structures.

Ground-absorption systems. Ground-absorption systems, such as drywells, porous piping systems or the like, shall be used only where the infiltration rate of the receiving soil is acceptable as determined by percolation test and soil logs as required for each absorption unit and in accordance with Subsection H(2)(c) of this section.

Drainage channels.

Drainage channels shall be designed utilizing the Manning Formula. One foot of freeboard above the design storm flowline shall be provided. Channel lining shall be suitable for the design velocity in accordance with Standards for Soil Erosion and Sediment Control in New Jersey adopted by the New Jersey Soil Conservation Committee, as may be amended.

Where channel side slopes greater than 1 to 2 are permitted or where peak channel velocities under a ten-year storm analysis are found to be in excess of the permissible channel velocities as established in the aforementioned Soil Conservation Service standards, the channels shall be armored with rip-rap.

Pipe sizes.

The minimum pipe size shall be 15 inches and pipes shall be of reinforced concrete. Pipe strength shall be adequate to withstand external loading, but in no case shall it be less than Class III strength.

Slopes shall be designed for all pipes so that a minimum velocity of 2 1/2 feet per second shall be obtained when the pipe is flowing 1/2 full.

Where pipe sizes are increased, the invert of the larger pipe shall be dropped so that the crown of the larger pipe shall be at the same elevation of the smaller pipe. All storm sewers shall have a minimum cover of two feet.

Inlets. Inlets or catchbasins shall be spaced so that the run of water along any curbline does not exceed 300 feet, except that the inlet spacing shall not be more than 250 feet on street grades between 3% and 6% and not more than 200 feet apart on street grades greater than 6% or less than 2%. Double basin inlets shall be provided at the low point transitions on all streets with grades 8% or greater. Inlet spacing shall be reduced and additional basins installed as necessary to ensure at least one eight-foot wide lane remaining in each direction during the twenty-five-year design storm. Inlet gratings shall be of the stream-flow type, and gratings shall be sized to accept the entire contributory storm flow under a maximum head of two inches and assuming a 30% clogging factor for the gross area. Inlet gradings shall have a curb piece and back plate unless otherwise approved. Bottom of inlets shall at the invert of the outlet piping.

Headwalls. Headwalls shall be provided at all drain pipe inlets and outlets. Side walls and training walls shall form an angle of approximately 30° with the axis of flow. An apron shall be provided extending a minimum of two pipe diameters beyond the end of the discharge pipe. Aprons and walls shall be a minimum of 12 inches thick and shall be constructed of three-thousand-pound per square inch air-entrained concrete.

Drainageway.

Where a subdivision or site is traversed by a natural stream, watercourse or drainageway, there shall be provided a public drainageway conforming substantially with the lines of such watercourses and such further width or construction, or both, as will be adequate for the maintenance and clearing of the channel and banks.

The minimum drainageway width shall be 20 feet, but shall provide at least a ten-foot width along the top of either channel bank (wherever) for vehicular or equipment access (wherever feasible) as required by the approving authority. The approving authority, where it deems advisable, may require the conveyance of such drainageway, in fee simple to the borough.

Stream protection. All development applications shall provide for the maintenance of the stream bed and its bank. Vegetation and its subsurface root structure shall be protected. A stream buffer of at least 20 feet measured from the top of the stream bank shall be provided. Top of stream bank shall be considered as the flattened area immediately bordering the stream course in which the water normally flows.

Soil erosion and sedimentation control.

All applications providing a disturbance of the land mass which is equal to or more than 5,000 square feet shall have an accompanying soil erosion and sedimentation control plan which shall be filed with the local Conservation District of the Soil Conservation Service. This plan shall be included in all site plan and subdivision applications and shall be reviewed by the approving authority based upon Standards for Soil Erosion and Sediment Control in New Jersey, adopted by the New Jersey State Soil Conservation Committee.

All applications meeting the minimum requirements to be classified as a soil mining activity shall submit an application for soil mining in accordance with Chapter 194, Soil Removal.

§ 231-31 Street improvements.

Curbing.

General.

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

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

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

Curbing and driveway openings. Where a proposed driveway is to serve any land development of 50 or more parking spaces, curbing need not be carried across the driveway opening as a depressed curb, but rather may be swept back as curb returns. Where the driveway is to serve land development of fewer than 50 parking spaces, a depressed curb driveway shall be utilized.

Street widening.

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

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

Sidewalks.

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

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

Sidewalks shall be constructed of concrete, quarry tile or other similar material and shall be at least four feet in width unless otherwise provided in Chapter 233, Zoning.

Sidewalks between parking areas and principal structures, along aisles and driveways and wherever pedestrian traffic shall occur shall be raised six inches or more above the parking area except when crossing streets or driveways. Sidewalks, when constructed along the building, shall be located not less than three feet from the building.

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

Street grades and residential driveways.

Streets shall follow the natural contour of the land wherever possible to avoid excessive land disturbance.

Grades of major and minor collector streets shall not exceed 8%. Grades on other streets shall not exceed 10%. No street shall have a minimum grade of less than 1%.

Intersections of any street with a major or minor collector street shall have a maximum grade of 3% within 75 feet of the street intersections.

The street grade for local street intersections with one another shall not exceed 4% within 50 feet of the street intersection.

The grade on any cul-de-sac shall not exceed 8%.

All changes in grade shall be connected by vertical curves of sufficient radius to provide a smooth transition and proper sight distance.

§ 231-32 Refuse collection and storage.

Residential driveways intersecting with streets shall not exceed a grade of 12% and shall not exceed a grade of 6% within 30 feet of the right-of-way in accordance with the AASHO Standards.

Provisions shall be made for the proper storage and collection of refuse. All such storage shall be maintained within the confines of an enclosed building or structure and shall be reasonably accessible for vehicular collection on the site or shall be appropriately screened and landscaped where outdoor storage is provided.

§ 231-33 Other design standards.

Grading standards and retaining walls.

Applicable standards. All applications shall be subject to the provisions herein and the New Jersey Department of Environmental Protection where applicable.

Cut or fill slopes.

Cut or fill slopes for embankments outside of the graded portion of the street shall make use of rubble walls or other suitable material, as approved by the Borough Engineer, wherever applicable.

Cut or fill slopes exceeding a ratio of one foot vertical to two feet horizontal require special methods of embankment stabilization. These include seedbed preparation, adjusted fertilization levels, supplemental irrigation, adapt seedling plants or planting protection until vegetative cover is established. A detailed outline of procedures and specifications shall be submitted by the applicant.

Except as provided in Subsection A(2)(e) herein, cut slopes shall be no steeper than one vertical to two horizontal. Subsurface drainage shall be provided as necessary for stability.

Except as provided in Subsection A(2)(e) herein, fill slopes shall be no steeper than one vertical to two horizontal.

(e)

Cut or fill slopes exceeding a ratio of one vertical to two horizontal shall be considered by the approving authority only in special situations. The applicant must establish that a physical hardship condition exists with the land and must also indicate the special methods of embankment stabilization to be utilized. These may include hand-placed rip-rap, existence of exposed bedrock or other approved methods. Any request for approval to construct slopes steeper than 1 to 2 shall be accompanied by appropriate calculations prepared by a licensed professional engineer which shall document the stability of the particular soil when placed at the proposed slope.

Retaining walls.

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

All retaining structures with a total vertical projection in excess of four feet shall be designed as structural members keyed into stable foundations and capable of sustaining the design loads. Structural calculations and details shall be prepared by a licensed professional engineer of the State of New Jersey and submitted for all such retaining structures.

Whenever two or more retaining walls are proposed where the average slope from the toe of the lowest wall to the top of the highest wall has an average slope equal to or greater than one vertical to two horizontal an engineering analysis of the entire sloped area shall be submitted.

Design standards for physically handicapped persons.

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

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

Parking lot design.

A minimum of 1% of the total number of parking spaces, but not less than two parking spaces, shall be designed and designated for physically handicapped persons. Said spaces shall be the most accessible and approximate to the building or buildings which the parking spaces serve.

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

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

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

(e)

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