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.
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.
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.
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.