All applications for development, including land subdivisions and site plans, shall observe the following requirements and principles of design where applicable to their proposals. Said applications shall conform to design standards that will ensure development of good quality whereby the topography of the site, the physical, social and aesthetic elements of the environment and the users' safety and amenities would be acknowledged, preserved and improved. Where either or both an official map or master plan has or have been adopted, subdivisions shall conform to the standards, recommendations and conditions shown thereon and the streets, drainage rights-of-way, school sites, public parks and other recreational lands that are shown on an officially adopted master plan or official map shall be considered as the basis for conformity during the review and approval of subdivision plats and site plans. Where no officially adopted master plan or official map exists, streets and drainage rights-of-way shall be shown on the final plat in accordance with the law and shall be such as to lend themselves to the harmonious development of the Town of West New York and to enhance the public welfare in accordance with the following design standards.
A. 
The arrangement of streets not shown on the Master Plan or Official Map shall be such as to provide for the appropriate extension of existing streets.
B. 
Minor (residential) streets shall be so designed as to discourage through traffic.
C. 
No residential service street may be connected directly to any artery other than a residential collector street and at intervals of at least 800 feet between intersections.
D. 
Subdivisions abutting arterial roads shall provide a marginal service road with a buffer strip for planting, reverse frontage with buffer, or some other means of separation of through and local traffic as the Planning Board may determine appropriate.
E. 
No subdivision showing reserve controlling access to streets shall be approved, except where the control and disposal of land comprising such strips has been placed in the Board of Commissioners of the Town of West New York under conditions approved by the Planning Board.
F. 
The right-of-way width of all streets shall be measured from lot line to lot line and shall not be less than the following, and the paved width, between curblines, shall not be less than the following
(1) 
Arterial roads: 80 feet right-of-way; paved width 64 feet.
(2) 
Collector streets: 60 feet right-of-way; paved width 40 feet.
(3) 
Minor (residential) streets: 50 feet right-of-way; paved width: 36 feet.
(4) 
Marginal access streets: 50 feet right-of-way; paved width: 36 feet.
(5) 
The right-of-way widths for internal roads in the Controlled Waterfront Development District or in the multifamily, commercial and industrial developments shall be determined by the Planning Board on an individual basis and shall in all cases be of sufficient width and design to safely accommodate the maximum traffic, parking and loading needs and maximum access for fire-fighting equipment and other emergency equipment.
G. 
Subdivisions that adjoin or include existing streets that do not conform to widths as shown on the Master Plan or Official Map or the street width requirements of this chapter shall dedicate additional width along either one or both sides of the same road. If the subdivision is along one side only, 1/2 of the required extra width shall be dedicated.
H. 
Grades of arterial and collector streets shall not exceed 4%. Grades on other streets shall not exceed 10%. No street shall have a minimum grade of less than 1/2 of 1%.
I. 
Streets with a longitudinal grade of 4% or more shall be provided with concrete gutters, a minimum of six inches thick and two feet wide adjacent to the curb. All collector and arterial streets shall have a crown of not less than eight inches; all minor and marginal streets shall have a parabolic crown of not less than six inches, as required in Art. VII, Improvement Standards, of this chapter.
J. 
Street intersections shall be as nearly at right angles (90°) as is possible and in no case shall be less than 60°. The block corners at intersection shall be rounded at the curbline with a curve having a radius of not less than 20 feet. Curb radii at intersections shall be according to the minimum length.
K. 
Street jogs with center line offsets of less than 125 feet shall be prohibited.
L. 
A tangent at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.
M. 
When connecting street lines deflect from each other at any one point, they shall be connected by a curb with a radius of not less than 100 feet for minor streets and 300 feet for arterial and collector streets.
N. 
All changes in grades where the algebraic difference in slopes is 1% or greater, shall be connected by vertical curves of sufficient radius to provide a smooth transition and proper sight distance. Sight distance shall be at least 1,000 feet for arterial roads, 750 feet for collector streets and 500 feet for minor residential streets.
O. 
Dead-end streets (culs-de-sac) shall not be longer than 600 feet. They shall be provided with a paved unobstructed turning radius of 50 feet in the turnaround at the end, which shall be tangent whenever possible to the right side of the street. If a dead-end street is of a temporary nature, a similar turnaround shall be provided and provisions made for the future extensions of the street and the reversion of the excess right-of-way to the adjoining properties.
P. 
No street shall have a proposed name which will duplicate or so nearly duplicate as to be confused with the names of existing streets. The continuation of an existing street shall have the same name.
Q. 
The approval of any map of land delineating streets by the Planning Board or Board of Commissioners of the Town of West New York shall not be construed as an acceptance of any street indicated thereon.
R. 
No shrubbery, trees, signs or other visual obstruction over three feet in height shall be permitted within any sight triangle easements. Sight points defining sight triangles shall be located along road center lines at the following distances: minor streets, 90 feet from the intersection; collector streets, 200 feet from the intersection, arterial streets, 300 feet from the intersection.
S. 
No arrangement or alignment of streets requiring the vacation of any street or part of street dedicated to public use shall be approved, if such vacation would interfere with the uniformity of the street pattern or any future street plan prepared for the area.
Where drainage water from the streets shown on the plat discharges on the property of either the owner or others, proper easements shall be obtained by the applicant and be furnished to the town covering the right to discharge such drainage water.
A. 
Block lengths, widths and acreage within bounding roads shall be such as to accommodate the size and dimensions of lots required in the area by this chapter and to provide for convenient access, circulation, control and safety of street traffic. To reduce the possibility of automobile accidents and to minimize the amount of land used for streets, the gridiron block layout shall be discouraged and superblock layout encouraged where topography and existing development would allow such design.
B. 
In blocks over 1,000 feet long, pedestrian crosswalks may be required in locations deemed necessary by the Planning Board to provide safe access to schools, playgrounds, parks, shopping facilities, churches and similar community facilities. Such walkway shall be at least 10 feet wide.
C. 
For multifamily housing, commercial or industrial development, the block size shall be sufficient to meet all area and yard requirements for said uses.
A. 
Lot dimensions and area shall not be less than the requirements of Chapter 414, Zoning.
B. 
Insofar as is practical, side lot lines shall be at right angles to straight streets and radial to curved streets.
C. 
Each lot shall front on an approved street having a right-of-way width of at least 50 feet in a residential subdivision.
D. 
Where extra right-of-way width has been dedicated for the widening of existing streets, lot measurements shall begin at such extra width line and all setbacks shall be measured from such line.
E. 
Where there is a question as to the suitability of a lot or lots for their intended use due to factors such as rock formations, flood conditions or similar circumstances, the Planning Board may, after adequate investigation withhold approval of such lots and require revision of the layout of a subdivision design.
F. 
Where a building is so located that its required side or rear yard extends into a contiguous piece of land that is owned by the same person, said contiguous piece of land may not be sold, leased or otherwise conveyed unless the two contiguous pieces are so resubdivided that the piece on which the building is located shall have sufficient land to fulfill all side and rear yard requirements for the district in which the land is located. All lots shall be conforming.
G. 
Individual lots shall be graded to secure proper drainage, to prevent the collection of stormwater in pools and to prevent runoff onto adjoining properties. Said grading shall be done in such a manner so as to preserve as many trees growing on the land as possible. Topsoil shall be redistributed on the surface as cover and shall be stabilized by seeding or planting.
A. 
In a subdivision or site development plan, easements may be required along rear property lines or elsewhere for utility installation. Such easements shall be at least 15 feet wide for single utility and five feet additional width for each utility to be installed, in locations which shall be determined after consultation with the utility company or public agency concerned.
B. 
Where a property to be subdivided and/or developed is traversed by a watercourse, drainage way, channel or street, there shall be provided a stormwater easement or drainage right-of-way conforming substantially to the lines of such watercourse flood lines and having any additional width or construction or both, as will provide adequate drainage.
C. 
Other material features such as trees, brooks, hilltops and views shall be preserved, whenever possible, in the design of a subdivision containing such features.
D. 
Any land shown on the Master Plan or an Official Map for parks, playgrounds or other recreational use, school or other public use shall be designated and reserved for such use in accordance with the provisions of the Municipal Land Use Law.
A. 
Land subject to flooding shall not be developed for residential use or for any use permitted in its zoning district, if the flooding conditions of the property would endanger the health or life of the occupants or their property or if any proposed improvements to the property will compound the flood hazard.
B. 
All land shall be developed according to the development standards set forth in § 358-35D of this chapter and any state regulation for waterfront development.
C. 
A development permit shall be obtained before construction or development, that could possibly increase or alter the flood hazard, begins within any area of special flood hazard established in § 358-35B of this chapter.
[1]
Editor's Note: See Ch. 204, Flood Damage Prevention.
Any site plan or land subdivision plat submitted for approval shall be accompanied by a preliminary grading and drainage plan designed to serve the entire property affected and any off-site area contributing runoff at the site in sufficient detail to enable the town's Engineers to determine if the proposal will be an adequate system to carry off, store or discharge the stormwater runoff and the material drainage water originating within and beyond the applicant's property boundaries, including the following: No stormwater runoff or natural drainage water shall be so diverted as to overload existing drainage systems or create flooding or the need for additional drainage structures on other private properties or public lands without approved provisions being made for taking care of such conditions.
A. 
All public and private roadways and parking and loading areas shall have drainage facilities in accordance with the following design criteria at a design storm frequency as follows: pipe systems: 25 years up to 50 acres then fifty-year culverts; 50 years up to 50 acres then one-hundred-year channels; 50 years up to 50 acres then one-hundred-year floodplains. One hundred-year runoff determination shall be made using the rational formula. Upstream areas should be considered, based on the full development potential according to current zoning or current use, whichever is more restrictive. Inlets shall be placed to restrict runoff to five cubic feet per second or such lower rate so as not to encroach the twelve-foot wide traffic lane on all streets.
B. 
The runoff coefficients used should generally be based on hydrologic soil group characteristics and fall in the following ranges of classification: fully developed public parks, open space and land conservation; range of coefficient 0.15 to 0.30; low-density residential: 0.30 to 0.45; medium-density residential: 0.40 to 0.60; high-density residential: 0.55 to 0.70; commercial and industrial: 0.60 to 0.90; pavements, roadways, shoulders: 1.00.
C. 
Where subbase conditions are wet, springy or of such nature that surfacing would be inadvisable without first treating the subbase, these areas shall be excavated to a depth of at least six to 12 inches below the proposed subgrade and filled with a suitable subbase material as determined by the town's engineers. Where required by the Engineers, a system of porous concrete pipe subsurface drains shall be constructed beneath the surface of the paving and connected to a suitable drain. After the subbase material has been properly placed and compacted, the parking areas surfacing material shall be applied. Rainfall runoff from the site shall be limited to 110% of the runoff from the site in its existing natural condition. The town's Engineers shall review all quantities of runoff above this amount directed off-site to determine the applicability of detention and/or retention.
In connection with every site plan, the applicant shall submit plans for all proposed exterior lighting. These plans shall include the location of fixtures, type of light, radius of light and intensity in footcandles. The following standards shall be followed:
A. 
Adequate lighting shall be provided to ensure safe movement of persons and vehicles and for security purposes. In general, illumination levels shall be designed between 1.0 and 2.0 footcandles at the pavement surface with a uniformity ratio of not more than 6.0 for the site.
B. 
The maximum height of freestanding light standards shall be the same as the principal building but not exceeding 32 feet with a maximum spacing of five times the mounting height.
C. 
Where lights along property lines will illuminate adjacent residential property, the lights shall be appropriately shielded to minimize their impact on adjoining residential property.
D. 
Freestanding lighting standards shall be so located and protected to avoid being easily damaged by vehicles.
E. 
Low or mushroom-type lighting standards shall be located along streets, parking areas, at intersections, where vehicular and/or pedestrian circulation systems merge, intersect or split, where changes in elevation such as stairways, sloping or rising paths occur and at building entrances and exits.
F. 
The following intensity in footcandles shall be provided:
(1) 
Parking lots: an average 1.5 footcandles throughout.
(2) 
Intersections: three footcandles.
(3) 
Maximum at tract lines: 1.0 footcandle.
(4) 
In residential areas: average of 0.6 footcandle.
A. 
It is the purpose of this section to promote the public health, safety and general welfare and to minimize public and private losses due to flood conditions in specific areas by provisions designed to:
(1) 
Protect human life and health;
(2) 
Minimize expenditure of public money for costly flood control projects;
(3) 
Minimize the need for rescue and relief efforts associated with flooding and generally undertaken at the expense of the general public;
(4) 
Minimize prolonged business interruptions;
(5) 
Minimize damage to public facilities and utilities such as water and gas mains, electric, telephone and sewer lines and streets located in areas of special flood hazard;
(6) 
Help maintain a stable tax base by providing for the sound use and development of areas of special flood hazard so as to minimize future blight areas;
(7) 
Ensure that potential buyers are notified that property is in an area of special flood hazard; and
(8) 
Ensure that those who occupy the areas of special flood hazard assume responsibility for their actions.
B. 
This section shall apply to all areas of special flood hazards within the Town of West New York; the entire shoreline as identified by the Federal Insurance Administration in a scientific and engineering report entitled "Flood Insurance Study for the Town of West New York," with accompanying Flood Insurance Rate and Flood Boundary-Floodway Maps.
C. 
A development permit shall be obtained before construction or development that could possibly increase or alter the flood hazard begins within any area of special flood hazard established in § 358-35B. Application for a development permit shall be made on forms furnished by the Construction Official, and may include, but not be limited to plans in duplicate drawn to scale showing the nature, location, dimensions and elevations of the area in question; existing or proposed structures, fill, storage of materials, drainage facilities; and the location of the foregoing. Specifically, the following information is required:
(1) 
Elevation, in relation to mean sea level, of the lowest floor, including basement, of all structures.
(2) 
Elevation, in relation to mean sea level, to which any structure has been floodproofed.
(3) 
Certification by a registered professional engineer or architect that the floodproofing methods for any nonresidential structure meet the floodproofing criteria in Subsection D.
(4) 
Description of the extent to which any watercourse will be altered or relocated as a result of proposed development.
D. 
Development standards. In all areas of special flood hazards, the following standards are required:
(1) 
All new construction and substantial improvements shall be anchored to prevent flotation, collapse or lateral movement of the structure.
(2) 
All new construction and substantial improvements shall be constructed with materials and utility equipment resistant to flood damage.
(3) 
All new construction and substantial improvements shall be constructed using methods and practices that minimize flood damage.
(4) 
All new and replacement water supply systems shall be designed to minimize or eliminate infiltration of floodwaters into the system.
(5) 
New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of floodwaters into the systems and discharge from the systems into floodwaters.
(6) 
On-site waste disposal systems shall be located to avoid impairment to them or contamination from them during flooding.
(7) 
Subdivisions.
(a) 
All subdivision proposals shall be consistent with the need to minimize flood damage.
(b) 
All subdivision proposals shall have the public utilities and facilities such as sewer, gas, electrical and water systems located and constructed to minimize flood damage.
(c) 
All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage.
(d) 
Base flood elevation data shall be provided for subdivision proposals and other proposed development which contain at least 50 lots or five acres, whichever is less.
(8) 
Residential construction. New construction and substantial improvement of any residential structure shall have the lowest floor, including basement, elevated to or above base flood elevation.
(9) 
Nonresidential construction. New construction and substantial improvement of any commercial, industrial or other nonresidential structure shall either have the lowest floor, including basement, elevated to the level of the base flood elevation, or, together with attendant utility and sanitary facilities, shall:
(a) 
Be floodproofed so that the structure is watertight below the base flood level with walls substantially impermeable to the passage of water.
(b) 
Have structural components capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy.
(c) 
Be certified by a registered professional engineer or architect that the standards of this subsection are satisfied. Such certifications shall be provided to the Construction Official.
(10) 
Located within areas of special flood hazard established in § 358-35B are areas designed as floodways. Since the floodway is an extremely hazardous area due to the velocity of floodwaters which carry debris, potential projectiles and erosion potential, the following provisions apply:
(a) 
Encroachments, including fill, new construction, substantial improvements and other development, are prohibited unless a technical evaluation demonstrates that encroachments shall not result in any increase in flood levels during the occurrence of the base flood discharge.
(b) 
If § 358-35D(10)(a) is satisfied, all new construction and substantial improvements shall comply with all applicable flood hazard provisions of § 358-35D.
E. 
Duties of the Construction Official.
(1) 
The purposes and regulations of this section shall be administered and implemented by the Construction Official by granting or denying development permit applications in accordance with the provisions contained herein.
(2) 
The duties of the Construction Official with regard to this section shall also include, but not be limited to the following. He shall:
(a) 
Review all development permits to determine that the permit requirements of this section have been satisfied.
(b) 
Review all development permits to determine that all necessary permits have been obtained from those federal, state or local governmental agencies from which prior approval is required.
(c) 
Review of all development permits to determine if the proposed development is located in the floodway. If located in the floodway, assure that the encroachment provisions of § 358-35D(10) are met.
(d) 
Obtain and record the actual elevation, in relation to mean sea level, of the lowest habitable floor, including basement, of all new or substantially improved structures, and whether or not the structure contains a basement.
(e) 
For all new substantially improved floodproofed structures verify and record the actual elevation (in relation to mean sea level) and maintain the floodproofing certification required in § 358-35C(3).
(f) 
Maintain for public inspection all records pertaining to the provisions of this section.
(g) 
Notify adjacent municipalities and the New Jersey Department of Environmental Protection Division of Water Resources prior to any alteration or relocation of a watercourse, and submit evidence of such notification to the Federal Insurance Administration.
(h) 
Require that maintenance is provided within the altered or relocated portion of said watercourse so that the flood-carrying capacity is not diminished.
(i) 
Make interpretations where needed, as to the exact location of the boundaries of the areas of special flood hazards (for example, where there appears to be a conflict between a mapped boundary and actual field conditions). The person contesting the location of the boundary shall be given a reasonable opportunity to appeal the interpretation as provided in § 358-35F.
F. 
Variance procedure.
(1) 
The Planning Board in accordance with N.J.S.A. 40:55D-25 shall hear and decide requests for variances (but not including use variances) from the requirements of this section.
(2) 
In passing upon such applications, the Planning Board shall consider all technical evaluations, all relevant factors, standards specified in other subsections of this section and:
(a) 
The danger that materials may be swept onto other lands to the injury of others.
(b) 
The danger to life and property due to flooding or erosion damage.
(c) 
The susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the individual owner.
(d) 
The importance of the services provided by the proposed facility to the community.
(e) 
The necessity to the facility of a waterfront location, where applicable.
(f) 
The availability of alternative locations for the proposed use which are not subject to flooding or erosion damage.
(g) 
The compatibility of the proposed use with existing and anticipated development.
(h) 
The relationship of the proposed use to the comprehensive plan and floodplain management program of that area.
(i) 
The safety and access to the property in times of flood for ordinary and emergency vehicles.
(j) 
The expected heights, velocity, duration, rate of rise and sediment transport of the floodwaters and the effects of wave action, if applicable, expected at the site.
(k) 
The costs of providing governmental services during and after flood conditions, including maintenance and repair of public utilities and facilities such as sewer, gas, electrical and water systems and streets and bridges.
(3) 
Upon consideration of § 358-35F(2)(a) through (k) and the purposes of this section, the Planning Board may attach such conditions to the granting of variances as it deems necessary to further the purposes of this section.
(4) 
The Construction Official shall maintain the records of all appeal actions, including technical information, and report any variances to the Federal Insurance Administration upon request.
(5) 
Conditions for variances.
(a) 
Variances shall not be issued within any designated floodway if any increase in flood levels would result during the base flood discharge.
(b) 
Variances shall only be issued upon a determination that the variance is the minimum necessary, considering the flood hazard, to afford relief.
(6) 
Variances shall only be issued upon:
(a) 
A showing of good and sufficient cause.
(b) 
A determination that failure to grant the variance would result in exceptional hardship to the applicant.
(c) 
A determination that the granting of a variance will not result in increased flood heights, additional threats to public safety, extraordinary public expense, create nuisances, cause fraud on or victimization of the public as identified in § 358-35F(2) or conflict with existing local laws or ordinances.
(7) 
Any applicant to whom a variance is granted shall be given written notice that the structure will be permitted to be built with a lowest floor elevation below the base flood elevation and that the cost of flood insurance will be commensurate with the increased risk resulting from the reduced lowest floor elevation.
G. 
Developer's agreement and sureties. Prior to the Construction Code Official's issuance of a development permit, the owner shall execute a development agreement and post sureties. The following contingencies must be met to the Construction Official's satisfaction in order for the town to issue a permit to the owner:
(1) 
The owner and the town shall enter into a development agreement which shall specify the full nature of the work and the cost thereof and the duties and obligation of the owner.
(2) 
The owner shall obtain all prerequisite permits required by the Army Corps. of Engineers and the Department of Environmental Protection and any other entity, in order to perform the work specified in the developers agreement.
(3) 
The owner shall post with the town separate performance and payment bonds issued by a surety licensed by the New Jersey Department of Insurance in the face amount of 120% of the full cost of the work as estimated by the Construction Official; said 120% shall apply to the total of the estimated costs of the project, plus a cash bond in the amount of 10% of that total estimated cost.
(4) 
The owner shall post with the town a cash bond, in an amount to be determined by the Construction Official, to cover the anticipated legal, engineering, planning and other professional and personnel costs of the town for this project. The town shall be authorized to disburse said funds upon submission of vouchers by the professionals and personnel retained by the town for this project.
(5) 
The owner shall post with the town:
(a) 
Proof of financing commitments or deposits in sums sufficient to cover total costs of the project.
(b) 
Certified copy of U.S. Army Corps. of Engineers and Department of Environmental Protection permits and payment of all fees.
(c) 
A commitment of the surety to furnish a five-year maintenance bond after completion of the project.
(d) 
Complete liability, workmen's compensation, builder's risk and other insurance which the town requires that the owner provide, together with proof of payment of premium and form of policies as approved by the town.
[1]
Editor's Note: See Ch. 204, Flood Damage Prevention.
A. 
The number of off-street parking and loading spaces required for each use shall be based on the required parking and loading spaces as required by Chapter 414, Zoning. Where a development contains more than one use of land, the total parking requirements shall be the sum of the components parts' parking needs.
B. 
At least one parking space designated for the handicapped shall be provided in all parking lots with more than 10 spaces. Where there are more than 20 spaces, 5% of all spaces but not more than 10 spaces for the handicapped shall be provided. The spaces shall be at least 12 feet wide and 20 feet deep and located in one area and where access does not require wheeling or walking behind parked cars.
C. 
Off street parking areas may be designed with 15% of the total number of spaces provided for use by compact cars.
D. 
Off-street parking spaces shall be at least 9 1/2 feet wide and 20 feet deep, except for compact cars and angles of parking layout of less than 90° as set forth below:
Parking Space Dimensions by Parking Angle
Standard Cars
Compact Cars
Parking Angle
(degrees)
Length
Width
Length
Width
0
20 feet
9 feet 6 inches
15 feet
7 feet 6 inches
30
20 feet
18 feet 8 inches
15 feet
14 feet
45
21 feet 4 inches
14 feet 2 inches
16 feet
10 feet 8 inches
60
22 feet 5 inches
10 feet 6 inches
16 feet 9 inches
8 feet 9 inches
90
20 feet
9 feet 6 inches
15 feet
7 feet 6 inches
E. 
Location of off-street parking and loading areas.
(1) 
Parking and loading spaces shall be located in rear or side yards of the lot and shall be so located as to directly serve the building for which the spaces are being provided. The spaces shall not be located closer than 10 feet to any street line, dwelling, school, hospital or other institution for health care.
(2) 
No loading and parking spaces shall be located in any required buffer area, fire lane, street, driveway, aisle, sidewalk or turnaround.
(3) 
Parking spaces provided to serve residential uses shall be located within 150 feet of the entrance of the building and within 300 feet of commercial/industrial uses' entrances.
(4) 
All parking and loading areas shall be separated from street roadways with a safety island raised six inches above the pavement surface and landscaped to prevent headlight glare onto street traffic.
F. 
Driveways for parking area points of access or egress shall be limited to not more than two for each 700 feet, or major fraction thereof, of lot frontage and shall have a width of 24 feet if intended for two-way vehicular movement, and 12 feet if intended for one-way movement. Wider driveways are permitted if approved by the New Jersey Department of Transportation for State highways, Hudson County and/or the Planning Board of the Town of West New York. Access driveways shall be at least 50 feet from the street line of any intersecting street and at least 10 feet from any property line. Curbing shall be depressed at the driveway and rounded at the corners where the access drive connects to the street in the same manner as another street.
G. 
Individual parking and loading spaces shall be served by on-site aisles of the dimensions shown on the table below to permit each vehicle to proceed to and from each space without moving another vehicle. Where the angle of parking is different on both sides of the aisle, the larger aisle width shall prevail:
Aisle Widths by Angle of Parking Spaces
Angle of Parking Space
(degrees)
One-Way Aisle
(feet)
Two-Way Aisle
(feet)
90
24
24
60
20
22
45
18
20
30
15
18
0 (parallel)
12
18
H. 
Off-street loading spaces shall be at least 12 feet wide and 35 feet in length and, if enclosed, shall have 14 feet of vertical clearance.
I. 
All parking lots shall be lighted after sunset throughout the hours when they are accessible to the public. Such lighting shall not exceed an intensity of five footcandles nor shall it be less than 1.5 footcandles at pavement level. Such lighting shall be so hooded or shielded as to deflect the light away from abutting or neighboring residential property and shall conform to any other applicable lighting standards in this chapter.
J. 
All parking lots shall be surfaced with a hard surface and shall be curbed in accordance with the requirements of Article VII, Improvement Standards, of this chapter.
K. 
All parking areas shall be landscaped in accordance with the improvement standards of § 358-30D.