In reviewing any application for site plan approval, conditional use approval, planned development or combinations thereof, the approving authority, advisory boards, professional advisers and the applicant shall be guided by the general and specific requirements contained herein.
A. 
Circulation.
(1) 
The circulation system shall consider pedestrian and vehicular traffic movement within and adjacent to the plat, with particular emphasis on the provision and layout of parking areas, off-street loading and unloading, movement of people, goods and vehicles from access roads, within the site and between buildings and vehicles.
(2) 
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 traffic flow on these roads and to permit vehicles a rapid and safe ingress to and egress from the site.
B. 
Building design and layout. The design and layout of buildings and parking areas shall be reviewed so as to provide an aesthetically pleasing design and efficient arrangement. Particular attention shall be given to safety and fire protection; impact on the surrounding development; contiguous and adjacent buildings and lands; and environmental and ecological considerations.
C. 
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.
D. 
Buffering. Buffering, where required, shall be located around the perimeter of the site to minimize headlights of vehicles, noise, light from structures and the 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 the stated objectives.
E. 
Landscaping. Landscaping shall be provided as part of the overall plan and shall be designed and integrated into building arrangements, topography, parking and buffering requirements. Landscaping shall include trees, bushes, shrubs, ground cover, perennials, annuals, plants, sculpture, art, street furniture and the use of building and paving materials in an imaginative manner.
F. 
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 and pedestrians.
G. 
Utilities.
(1) 
Storm drainage, sanitary waste disposal, water supply and solid waste disposal shall be reviewed and considered. Particular emphasis shall be given to the adequacy of the existing systems and the need for improvements to adequately carry runoff and sewage and to maintain an adequate supply of water at sufficient pressure.
(2) 
Solid waste disposal shall be reviewed to ensure frequent collection, protection against vermin and rodents and aesthetic considerations. All systems shall meet municipal specifications as to installation and construction.
(3) 
Newly installed utility lines shall be installed underground. This section shall take precedence over § 171-33D, which prohibits opening of a road within three years of the time that the road is sealed.
[Added 10-24-2007 by Ord. No. 2007-994]
H. 
Environmental considerations.
(1) 
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 reviewed, where appropriate, to minimize adverse development affects.
(2) 
Provisions shall be made for the elimination of all loud and offensive noise to the general public.
I. 
Compliance with Master Plan and municipal codes and ordinances. The site plan shall be consistent with the Master Plan of the Borough of Closter or any portion thereof adopted by the Closter Borough Planning Board, as well as all Borough codes and ordinances, including Chapter 200, Zoning, and the Official Map.
A. 
Number of parking spaces required. The number of off-street parking spaces required shall be as set forth in Table X-1 below. If determination of the number of required parking spaces results in a fractional space, the fraction shall require one additional parking space.
B. 
Location of parking spaces.
(1) 
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.
(2) 
Subject to other considerations as specified herein, off-street parking shall not be located in a required front yard except where the required front yard exceeds 20 feet. Parking shall be permitted in an area located 20 feet or more from the street right-of-way line.
(3) 
Any parking area located between the principal building and the minimum front yard setback shall be landscaped or screened. No off-street parking area shall be located closer than five feet to any side or rear lot line. These conditions shall apply to all surface and abovegrade parking facilities.
(4) 
All parking facilities shall not be located closer than 25 feet to any two intersecting streets or within the sight triangle of any driveway and the street right-of-way.
TABLE X-1
Off-Street Parking Requirements
Use
Required Parking Spaces
Automobile service stations
4 for each bay, plus 1 for each employee in the maximum working shift
Bank and saving institutions
1 for each 300 square feet of floor area or 8 for each teller window, whichever is greater
Bowling lanes
5 for each lane
Group gathering use facilities, community buildings, social halls, places of public assembly (including churches and other places of worship) Funeral homes, mortuaries
[Amended 4-14-1993 by Ord. No. 1993:649; 7-13-1994 by Ord. No. 1994:671]
1 for each 3 seats or 1 for every 150 square feet of floor area (as defined in § 200-5 of this Code), whichever is is greater 15 for each parlor or slumber room
Industrial and manufacturing uses
1 for each 400 square feet of floor area or 3 for each 4 employees in the maximum working shift, whichever is greater
Laboratory 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 100 square feet of floor area
Motels, hotels, motor lodges
1 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 establish-ments, retail stores and meeting rooms
Nursing homes, hospitals, convalescing homes
1 for every 2 beds, plus 1 per staff member and employee in the maximum workshift
Offices, business and professional (other than medical and dental)
1 for every 250 square feet of floor area
Residential dwellings
2 for each dwelling unit
Restaurants, eating and drinking establishments, catering halls
1 for each 2 1/2 seats, plus 1 for each 2 employees
Restaurants, fast-food
1 for each 2 seats, plus 1 for each 2 employees in the maxi-mum workshift, or a minimum of 40, whichever is greater
Retail stores, store groups, shops, shopping centers
1 for each 150 square feet of floor area where the floor area shall not exceed 2,000 square feet; 1 for each 175 square feet of floor area where the floor area shall exceed 2,000 square feet
Theaters
1 for every 3 seats
Wholesale establishments, warehouses, furniture
1 for each 600 square feet of 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 use 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 herein
To be determined by the approv-ing authority
C. 
Parking area design standards.
(1) 
Aisle width. Provisions shall be made for the safe and adequate circulation of pedestrians and vehicles within and adjoining the subject property. The width of all aisles providing direct access to individual parking stalls shall be in accordance with the standards established in Table X-2 below. Only one-way traffic shall be permitted in aisles of less than 24 feet.
TABLE X-2
Minimum Aisle Width
Parking Angle
(degrees)
Minimum Width
(feet)
0 (parallel parking)
12
30
12
45
13
60
18
90 (perpendicular)
24
(2) 
Size of parking stalls. Parking stalls for churches, community buildings, manufacturing and industrial uses and business and professional offices shall have a minimum area of 180 square feet of space in width and 20 feet in length. For all other uses, there shall be a minimum 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) 
Except for attendant parking, all parking spaces shall be designed free and clear of any obstruction to individual parking stalls. 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.
(b) 
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 functions.
(c) 
Pedestrian circulation within a parking area shall be, to as great an extent possible, separated from vehicular traffic. Safety zones, crossing points and sidewalk areas, where warranted, shall be provided.
(d) 
The use of pedestrian carts or other similar accessory vehicles shall not be permitted to be retained within the driving area of the parking facility.
(4) 
Driveway design criteria.
(a) 
Location of driveways. All entrance and exit driveways to and from a public or private street shall be so located to afford maximum safety to said roadway, to provide for safe and convenient ingress and egress and to minimize conflict with the flow of traffic. In no case shall there be permitted unrestricted access along the length of the street or streets upon which the parking area abuts.
(b) 
Sight distances.
[1] 
The minimum sight distances established in Table X-3 below shall be adhered to between a driveway and the adjoining street in accordance with the definition of a sight triangle. 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 drivers seat of a standing vehicle located on that portion of the exit driveway that is immediately contiguous to the traveled way with the front of the vehicle 10 feet behind the right-of-way line of the road; with the height of the eye 3.75 feet to the top of the object 4.5 feet above the pavement.
TABLE X-3
Minimum Sight Distance
From a Driveway and Adjoining Street
Allowable Maximum Speed on Roadway
(miles per hour)
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 curbline meet.
(d) 
No part of any driveway shall be located closer than 20 feet to 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) 
No entrance or exit driveway shall be located on a traffic circle or on a ramp of an interchange or within 50 feet of the beginning of any ramp or other portion of an interchange.
TABLE X-4
Driveway Widths, Depressed Curbs and Curb Return Radius Standards
One-Way Operation
Two-Way Operation
Type
Driveway Width
(feet)
Depressed Curb
(feet)
Curb Return Radius
(feet)
Driveway Width
(feet)
Depressed Curb
(feet)
Curb Return Radius
(feet)
3- to 10- family residence
12 to 15
32 to 35
20 minimum
22 to 26
44 to 50
20 minimum
30 maximum
30 maximum
Over 10-family residence
15 to 16
35 to 38
20 minimum
24 to 30
46 to 52
25 minimum
30 maximum
35 maximum
Commercial and industrial
15 to 30
35 to 50
35 minimum
30 to 50
50 to 70
35 minimum
45 maximum
45 maximum
Service stations
20 to 30
35 to 50
20 minimum
40 to 50
50 to 60
20 minimum
35 maximum
35 maximum
(f) 
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 deviations from them, and the 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 the angle 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 X-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.
(g) 
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.
(5) 
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 two and one-half (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 that certain areas be maintained for fire-fighting purposes or other emergency purposes. These areas, as well as other pavement signage, shall be appropriately designated.
(6) 
Minimum and maximum grades in parking areas. The minimum and maximum parking grades shall be in accordance with the following requirements:
Minimum and Maximum Grade Requirements
Area
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*
1/2*
*NOTE: For a distance of 100 feet from the street right-of-way line. Driveway intersections with any roadway within a distance of 35 feet from the curbline, as measured along the center line of the driveway, shall not exceed a grade of 1.5%.
(7) 
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.
(8) 
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 paved parking area than required by this section; provided, however, that a landscaped area of sufficient size to meet the deficiency shall be set aside and reserved for the purpose of meeting 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.
(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 on such 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 buildings built in conjunction with such parking areas shall be canceled and become null and void.
(c) 
Charges. There shall be no charge made for 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) 
Traffic markers; paint striping.
[1] 
The side perimeter of each parking space shall be delineated by painted lines on the pavement for the length of the parking space. The width of all lines shall not be less than four inches nor more than six inches and shall be uniform in the entire parking area. A second set of lines shall also be painted on the ground for each space, which lines shall each be parallel to the perimeter lines.
[2] 
One-way aisles shall be marked with directional arrows on the ground not less than eight feet long with directional arrows at each end of the aisle. Two-way aisles shall be marked with two directional arrows on the ground, each not less than eight feet long. Two-way aisles shall also be marked with a center line not less than four inches wide. Parking aisles that lead to private roadways or driveways on the property shall be marked with stop signs in every case where there are more than 20 parking spaces provided off any aisle that leads into another interior roadway or driveway.
[3] 
All traffic markers, traffic signs, traffic signals and traffic control devices shall be constructed, erected, delineated and maintained in accordance with the standards, regulations and requirements set forth in the Manual on Uniform Traffic Control Devices, prepared by the United States Department of Transportation, Federal Highway Administration (1971), as the same now exists and as the same may from time to time be interpreted and amended. Copies of this publication are on file in the approving authority office and the office of the Traffic Bureau of the Police Department.
[4] 
All traffic markers and traffic signs, traffic signals, directional arrows, parking space delineation lines and traffic control devices shown on an approved site plan are required to be installed and maintained in good condition sufficient to serve their intended purpose.
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 curb or belgian block as set forth herein.
E. 
Required minimum design elements.
(1) 
General. The following items shall be provided and set forth on any proposed site plan and shall be installed as shown and in accordance with any site plan approved after the effective date of this chapter. These items shall be considered as required, whether or not they have been listed as specific conditions in connection with any resolution of the approving authority for site plan approval and whether or not the plans approved show the item, its dimensions or composition.
(2) 
Concrete curbing. Poured-in-place portland cement or, at the option of the applicant, belgian block is required along the perimeters of any interior planted area and on the interior side of any required planted buffer area. Curbing in any other areas on the site shall also be of poured-in-place portland cement. Concrete curbing installed shall be six by nine (6 x 9) inches and poured to a depth of 20 inches and shall be Class B, 4,000 pounds per square inch. The approving authority, with the advice of the Borough Engineer, may permit other types of material to be used for curbing, provided that the same are as durable, as strong, as relatively maintenance free and as presentable and neat in appearance as the type of curbing specified above.
(3) 
Concrete sidewalks. Concrete sidewalks shall be provided along the entire perimeter of the building (except loading areas), which shall be designed for the purpose of protecting the building and of sufficient size to provide for safe and sufficient ingress and egress for pedestrians going to, from and about the building. The approving authority may, in its discretion, not require portions of the perimeter to have sidewalks where the same serve neither of the aforementioned objectives. The applicant may provide or the approving authority may require a planted area between said perimeter sidewalks and the building or buildings. Concrete sidewalks, if elevated from adjacent areas, shall be six inches higher in elevation than contiguous paved parking areas, aisles or public or private roadways. All concrete sidewalks shall be of poured-in-place portland cement concrete Class B, 4,000 pounds per square inch.
A. 
In any district, in connection with every building or building group or part thereof hereinafter erected which is to be utilized by industrial and commercial uses or requires the distribution by vehicles of material 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 X-5 below.
B. 
Each such loading space shall be not less than 12 feet nor more than 16 feet in width and shall be not less than 35 feet nor more than 60 feet 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 maximum height shall not exceed the height of the building.
[Amended 9-9-1981 by Ord. No. 1981:417]
TABLE X-5
Off-Street Loading Requirements
Land Use**
Floor Area
(square feet)
At Which First Berth is Required
At Which Second Berth is Required*
Industrial:
Manufactuing
5,000
40,000
Warehouse
5,000
40,000
Labratory, research
5,000
40,000
Commercial:
Wholesale
5,000
40,000
Retail
5,000
20,000
Service establishment
5,000
40,000
Commercial recreation
5,000
100,000
Restaurant
2,000
25,000
Office building
5,000
100,000
Hotel
10,000
100,000
Funeral home
10,000
100,000
Institutional, public:
School
10,000
100,000
Hospital, nursing home
10,000
100,000
Auditorium, arena
10,000
100,000
*NOTE: 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.
**NOTE: 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 the 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 exit from a building for the general public; nor shall they block or in any way interfere with the free flow of pedestrians from any means of ingress or egress; nor shall they interfere with the free flow of pedestrians or vehicles. All such loading spaces shall be appropriately indicated by a 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 to or egress from the lot.
F. 
For purposes of this Chapter 173 and Chapter 200, Zoning, of the Code of the Borough of Closter, the phrase "loading space" or "loading berth" shall mean any space, dock, berth or bay utilized by any motor vehicle or trailer for the purpose of receiving, shipping or transporting goods, wares, equipment, commodities or persons between the motor vehicle or trailer and the structure within which is located the loading space.
A. 
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, height and intensity in footcandles. The following design standards shall be followed:
(1) 
The style of the light and light standard shall be consistent with the architectural style of the principal building.
(2) 
The maximum height of freestanding lights shall not exceed the height of the principal building or 25 feet, whichever is less.
(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 property, the lights shall be appropriately shielded.
(5) 
Spotlight-type fixtures attached to buildings shall be avoided, except where properly screened from adjacent properties.
(6) 
Freestanding lights shall be so located and protected as to avoid being damaged by vehicles.
(7) 
Lighting shall not be permitted which requires flashing or intermittent illumination. Lighting which requires change in color, intensity or hue shall likewise be prohibited.
B. 
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.
[1]
Editor’s Note: Ordinance No. 2005:952, adopted 10-11-2005, adopted new signs regulations which are included in Art. XVII, Signs. These regulations superseded former Subsections B through S of this section. Consequently, this section, formerly designated as “Lighting and signs,” has been redesignated as “Lighting.”
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 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.
[Amended 8-8-2007 by Ord. No. 2007:986; 9-11-2024 by Ord. No. 2024:1344]
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 the 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, the Department of Health and the 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 areas or standing vehicles or other obstructions, particularly in commercial centers.
C. 
Stormwater drainage.
(1) 
Provisions shall be made for the 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. 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.
(2) 
The drainage systems shall be designed in conformance to accepted engineering standards. To facilitate the review of proposed drainage facilities for development, design calculations prepared by the applicant's engineer shall accompany the application. The design considerations shall include and not be limited to drainage areas, runoff calculations, storm drains, pipelines, inlet designs and manholes. Unless otherwise stipulated by the Municipal Engineer, drainage facilities shall be designed on the basis of a fifteen-year storm, using a one-hour intensity of three inches.
D. 
Drainage and brook information. All existing watercourses shall be accompanied by the following information:
(1) 
When a brook or stream is proposed for alteration, improvement or relocation or when a drainage structure is proposed on a watercourse, evidence of submission of the proposed change to the New Jersey Division of Water Policy and Supply shall accompany the site plan.
(2) 
Cross sections of watercourses, at an appropriate scale, showing the extent of the floodplain (if defined), top of the bank, normal water level and bottom elevations, at the following locations:
(a) 
At any point where a watercourse crosses a boundary of the site development.
(b) 
At fifty-foot intervals for a distance of 300 feet upstream and 300 feet downstream of any proposed culvert or bridge.
(c) 
At a point 10 feet upstream and downstream of any point of juncture of two or more watercourses.
(d) 
At a maximum of five-hundred-foot intervals along all watercourses which run through or are within 50 feet of the site.
(3) 
When ditches, streams, brooks or watercourses are to be altered, improved or relocated, the method of stabilizing slopes, measures to control erosion and siltation and typical ditch sections and profiles shall be shown on the plan or accompany it.
(4) 
The boundaries of all areas that flood on or within 50 feet of the site, during or after a fifty-year design storm.
(5) 
Profile of stream beds extending 200 feet upstream or 200 feet downstream from the site.
(6) 
The total area in the drainage basin to the nearest downstream drainage structure and the area of the site development which drains to the structure.
(7) 
The location and extent of drainage and conservation easements and stream encroachment lines.
(8) 
The location, extent and water level elevation of all existing and proposed lakes or ponds in or within 50 feet of the site.
(9) 
Plans and computations for any storm drainage systems, including the following:
(a) 
All existing and proposed storm sewer lines affecting the site, showing the size and profile of the lines, direction of flow and the location of each inlet, manhole and other appurtenances, along with appropriate invert elevations where required.
(b) 
The location and extent of any existing and proposed dry wells, groundwater recharge basins, retention basins or other water conservation devices.
E. 
Sewer and drainage easements. The approving authority may require as a part of the site plan approval that the applicant or owner dedicate to the borough an easement not greater than 25 feet wide from each side of the bank of the stream or drainage facility or sewer or drainage pipe for access to any lot under consideration for site plan approval. Such easements shall not be less than a minimum width of 15 feet.
F. 
Ambulance services.
(1) 
The developer or subsequent owner of any senior citizen housing, nursing home, assisted-living facility or substantially similar site designed to house at least 25 residents shall provide EMT-staffed ambulance and ambulance service (24 hours per day, seven days per week) on that site. EMT personnel shall be stationed within close proximity to the site so that they can respond to a call within five minutes. Staffing shall be comparable in formal training to that of Closter’s Ambulance Corps squad. The ambulance vehicle condition and equipment shall be comparable to the ambulance being operated by the Closter Ambulance Corps and shall be upgraded to remain comparable with the Corps’ then-existing ambulance. The ambulance shall meet all other state, county and local regulations. The ambulance and service shall be provided in perpetuity at no cost to Closter.
(2) 
The on-site ambulance service shall be operated and housed in a structure and parking approved by the Closter Planning Board.
(3) 
Any expenses incurred by Closter to enforce claims under or in compliance with § 173-52F(1) or (2) shall constitute a lien in favor of Closter, enforceable as a tax lien, on the deed-restricted portion or the property to be a separate tax lot where the ambulance service is to be housed, staffed, operated and maintained.
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 to provide separation between pedestrian and vehicular movement.
(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 when said street constitutes an extension of an existing street with a width greater 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 the 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 five feet in width.
(4) 
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.
A. 
Provision 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.
B. 
The Board of Health shall approve the location and method of collection on the site.
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. 
Outdoor storage. Outdoor storage, where permitted, shall be suitably located and approved by the approving authority, who shall consider the relationship of such areas to adjacent properties and roadways; provided, however, that in all such cases where storage is permitted, such areas shall be suitably screened, as provided in § 173-51B.[1]
[1]
Editor's Note: Amended at time of adoption of Code; see Chapter 1, General Provisions, Art. I.
C. 
Design standards for physically handicapped persons.
(1) 
Design standards, when applicable. In accordance with Chapters 220, 221 and 224 of the Laws of 1975,[2] all plans and specifications for the construction or remodeling of any public building, as defined herein, shall provide facilities for the physically handicapped.
[2]
Editor's Note: See N.J.S.A. 52:32-1 et seq.
(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) 
On each floor open to the public, at least one water closet shall be provided for each sex. In general, toilet facilities shall be provided to accommodate wheelchair occupants, which facilities shall include adequate stall door width, grab rails, sufficient space and appropriate height.
(c) 
A drinking fountain of suitable height and extension for wheelchair occupants on every floor open to the public shall be provided.
(d) 
In any multistory building, an elevator sufficient in size to accommodate a wheelchair shall be provided.
(e) 
At least one public telephone, at a height accessible to wheelchair occupants, shall be provided.
(3) 
Parking lot design.
(a) 
A minimum of 1% of the total number of parking spaces, but not fewer 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.
(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 a level, paved surface suitable for wheeling and walking.
(d) 
Where possible, such spaces shall be so located 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 areas to sidewalks.
(4) 
Sidewalks. A sidewalk hereafter constructed or reconstructed 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 the street level so as to provide an uninterrupted line of travel.
D. 
Architectural screening of mechanical equipment. Architectural screening of any mechanical equipment on the roof or outside of any building shall be installed so as to screen the mechanical equipment from view. "Architectural screening," for the purposes of this section, shall be deemed to mean the use of metal, stone or other relatively maintenance-free materials in slats or other designs so as to screen and prevent the direct view of the mechanical equipment. The term "mechanical equipment" includes any fans, air-conditioning equipment, elevator housing, water towers, compressors, heating equipment and any other equipment of any kind.
E. 
Screening and confinement of materials.
(1) 
Any materials left or kept outside of a building shall be screened and kept within limited confines. Any material, trash or refuse or any combination thereof kept or left outside of a building and any containers for said material shall either be:
(a) 
Finished and screened in a manner shown on the proposed site plan designed to meet the applicable requirements herein;
(b) 
Enclosed on all four sides with the same material that is used for the outer surface of the exterior walls of the building adjacent thereto except for entry gates; or
(c) 
Enclosed and screened in any other manner approved by the approving authority, provided that the same is designed to effectively confine the material within the enclosed area and to screen the same from other areas outside the building and is a material that is not likely to create problems of maintenance, sanitation or a nuisance.
(2) 
Nothing contained herein shall be deemed to authorize the storage of any material in any zone where such use of the property is not otherwise permitted by the Zoning Ordinance[3] and all applicable laws and regulations. If the applicant does not propose any outside storage of said materials, the plan shall so indicate. The applicant shall not thereafter store any of said materials outside of the building unless a plan is submitted to and approved by the approving authority for said purpose.
[3]
Editor's Note: See Ch. 200, Zoning.
F. 
Fencing. The site plan shall show the location, specifications and height of any fencing required under any ordinance of the Borough of Closter and of any fencing proposed by the applicant. The approving authority may require additional fencing for reasons of traffic or pedestrian safety in connection with the particular problems associated with the property under consideration and its proposed use.