A.
The following items shall be provided and set forth
on any proposed site plan. These items 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 Planning Board for site plan approval and
whether or not the plans approved show the item, its dimensions or
composition, except when they have been specifically waived by the
Planning Board for good cause.
B.
The detailed standards and specifications applicable
to the items listed below shall be those adopted by the Planning Board
with the concurrence of the Borough Engineer. Any such standard or
specification shall be subject to a waiver by the Planning Board for
good cause.
A.
Poured-in-place portland cement concrete or Belgian
block curbing 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 poured-in-place
portland cement or Belgian block, except the portland cement only
shall be used on streets. Barrier-free ramps for the handicapped shall
be provided as required by law.
B.
Concrete sidewalks shall be provided along the perimeter
of the building adjoining a driveway or parking area, 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 Planning Board may, in its discretion, not require portions of
the perimeter to have sidewalks where the same would serve neither
of the aforementioned objectives. The applicant may provide or the
Planning Board may require a planted area between said perimeter sidewalks
and the building or buildings. All concrete sidewalks shall be of
poured-in-place portland cement.
C.
Other materials may be permitted by the Planning Board
for curbs and sidewalks, where determined to be equally or more durable
and visually appropriate.
D.
The Planning Board may require sidewalks for pedestrian
safety in the parking areas of the lot and also to discourage uncontrolled
cross-traffic so as to encourage the directing of the flow of traffic
within the circulation system, aisles and driveways on the plan.
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 purposes of this provision, shall be deemed to mean the use of
the metal, stone or other relatively maintenance-free material in
the slats or other design so as to screen and prevent the direct view
of the mechanical equipment. The term "mechanical equipment" includes
any fans, air-conditioning equipment, compressors, heating equipment
and any other equipment of any kind.
A.
Discarded material shall be screened and kept within
limited confines. Any trash, refuse or discarded material or any combination
thereof shall be enclosed and screened in any manner approved by the
Planning Board, provided that the same is designed to effectively
confine the material within the enclosed area and screen the same
from other areas outside the building and is of a material that is
not likely to create problems of maintenance, sanitation and nuisance.
B.
All organic garbage and similar discarded material
shall be kept refrigerated within the building to not more than 40º
F. in closed containers until it is removed from the site.
C.
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 Planning Board for
said purpose.
The site plan shall show the location, specifications and height of any fencing required under any ordinance of the Borough of Paramus and of any other fencing proposed by the applicant. The Planning Board 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. The height of any fencing shall be not greater than six feet nor less than 2 1/2 feet, except that fences up to 10 feet in height may be permitted or required by the Planning Board where determined to be needed. The Planning Board may require fencing between the site and any property in any residential zone and, in addition, in any area on the lot where the addition of a fence would serve the purposes and objectives set forth in Article V or this chapter.
A.
All lighting shall conform with the Illuminating Engineering
Society Handbook, most recent edition, and the American National Practice
for Roadway Lighting (RP-8), approved by the American Standards Institute,
recent edition.
B.
The average maintained illumination and the average
level-to-minimum point ratio of illumination shall conform with the
following:
|
Classification
|
Average Maintained
Illumination
(footcandles)
|
Average Level-to-Minimum Point Ratio
|
|---|---|---|
|
Interior streets, residential
|
0.4
|
8:1
|
|
Access drives, residential
|
0.4
|
8:1
|
|
Access drives, commercial
|
0.6
|
6:1
|
|
Parking areas, residential
|
0.4
|
6:1
|
|
Parking areas, industrial
|
0.6
|
4:1
|
|
Intersections
|
1.0 to 2.0
|
4:1
|
|
Sidewalks, residential
|
0.2
|
8:1
|
|
Sidewalks, commercial
|
0.6
|
6:1
|
|
Sidewalks, industrial
|
0.6
|
6:1
|
C.
The luminaire light distribution shall generally be
designated as "cutoff."
D.
Mounting heights shall not exceed 20 feet above grade.
Lower heights shall be used for walkways.
E.
The source of light shall be metal halide or other
material approved by the Planning Board.
F.
All luminaires shall be shielded to eliminate glare,
especially on any other property and public streets off the site.
Lamps shall be recessed in the luminaire.
G.
Luminaires should be manufactured by a major manufacturer
of illumination equipment.
H.
The maximum illumination at any point on adjacent
properties shall not exceed 0.2 footcandle.
I.
In business, office and/or research and industrial
areas, circuits shall be arranged so that at least 50% of all lighting
(alternate luminaires) shall be turned off after business hours, when
only lights necessary for security purposes shall be left on.
J.
The average maintained illumination for security purposes
shall be 0.4 footcandles.
K.
Provisions shall be made for "cutoff" illumination
of loading docks, entrances and other special areas where greater
illumination may be required. Each special area shall be on a separate
circuit which shall be turned off when the area is not in use.
L.
All wires and cables shall be underground.
M.
The lighting plan shall be designed by an experienced
expert lighting designer who shall certify that the lighting plan
conforms with these standards. The detailed lighting plan, luminaire
manufacturer's details and illumination diagrams and specifications
shall be submitted to the Planning Board for review.
N.
The Planning Board may modify the above requirements
where there is sufficient evidence said requirements are inapplicable,
unnecessary or unreasonable.
A.
Parking areas, aisles, parking spaces and private
roadways and driveways are to be paved with an impervious surface
in accordance with Planning Board specifications.
B.
However, the Planning Board may require paving with
material that is not impervious if drainage conditions on the site
or off the site, upstream or downstream, warrant or to allow for settling
in a particular area.
C.
A parking area shall be so drained so as to dispose
of all surface water that falls thereon.
D.
A parking area shall have minimum grade of 1% and
a maximum grade of 8%.
E.
Where possible, driveway intersections with any roadway
shall not have a grade that exceeds 1.5% from the roadway curbline
for a minimum distance of 35 feet from the curbline and measured along
the center line of the driveway or the center of the driveway if there
is no center line.
A.
Off-street parking areas shall be designed to prevent
the maneuvering of vehicles into or out of parking spaces or the storage
of vehicles within any portion of an entrance driveway or driveway
lane that is within 15 feet of the right-of-way line of any road.
B.
Off-street parking areas shall be so designed as to
permit all vehicles to turn around on the site while all other designated
parking spaces are occupied in order to avoid the necessity of backing
any vehicle onto any road from such site.
C.
No required off-street parking space, including adjacent
parking access lanes or maneuvering spaces, shall be located within
the existing or proposed right-of-way of any road, nor within 15 feet
of any existing or proposed right-of-way line of a public street or
highway. Fire lanes must be provided to give access to buildings for
fire fighting, as specified by the Borough Fire Subcode Official.
[Amended 11-24-1992 by Ord. No. 92-23]
D.
Parking spaces must be usable without excessive maneuvering
required to use the parking spaces when all other spaces are occupied
by vehicles. The Planning Board shall make a determination of whether
the parking space is usable. Parking spaces that are not usable shall
not count towards satisfying any parking requirement and shall not
be approved.
E.
In order to provide visibility and definition at the
ends of parking aisles, there shall be provided a planted area enclosed
by concrete curbing of a size and shape conforming to specifications
adopted by the Planning Board.
F.
Dead-end parking aisles are not permitted except where
unavoidable, as determined by the Planning Board.
G.
Concrete bumpers within any parking area shall be
poured-in-place portland cement.
H.
Each parking space shall be not less than nine feet
wide and 19 feet long, except that where parking is parallel to a
curb or along the wall of a building, the spaces shall be nine feet
by 24 feet for all spaces other than the front end and back end of
the line of spaces provided. Oversized parking spaces for the handicapped
shall also be provided as required by law. The Planning Board may
allow perimeter parking spaces to be 17 feet long where a two-foot
bumper overhang space is provided, which space shall not count toward
the amount of required planted area or planted buffer area.
I.
The side perimeter of each parking space shall be
delineated by painted lines on the pavement. These and all other markings
in parking areas shall conform to the specifications adopted by the
Planning Board.
J.
The facilities provided in any parking area and their
arrangement shall not be changed without due consideration and approval
by the Planning Board. Furthermore, any modification of fire lanes
in a parking area shall also be reviewed and must be approved by the
Borough Volunteer Fire Department.
K.
In large developments served by present or prospective
bus lines, adequate and convenient bus stop areas and shelters, where
appropriate, shall be provided, together with adequate access lanes.
A.
Location of driveways.
(1)
The number and location of entrance and exit driveways
to a road shall be designed so as to afford maximum safety to traffic
on any road, as determined by the Planning Board.
(2)
Any exit driveway or driveway lane shall be so designed
in profile and grading and shall be so located to permit, wherever
possible, the following recommended minimum site distance measured
in each direction along any road; the measurement shall be from the
driver's position of a vehicle standing on that portion of the exit
driveway that is immediately contiguous to the traveled way or shoulder
of any road.
|
Allowable Speed
on any Road
|
Sight Distance
(feet)
|
|---|---|
|
25
|
175
|
|
30
|
250
|
|
35
|
325
|
|
40
|
400
|
|
45
|
450
|
|
50
|
500
|
(3)
Where a site occupies a corner of two intersecting
roads, no driveway entrance or exit shall be located within 20 feet
of the point where a curb return of the street intersection and curbline
meet.
(4)
No entrance or exit driveway shall be located on the
following portions of the road: on a rotary or traffic circle; on
a ramp of an interchange; or within 20 feet of the beginning of any
ramp or other portion of an interchange.
(5)
Where two or more driveways connect a single site
to any county or state road, a minimum clear distance of 50 feet measured
along the right-of-way shall separate the closest edges of any two
such driveways.
(6)
In addition, if the site is abutting a road for which
a traffic control plan has been adopted, the Planning Board may specify
that driveways or other site plan features incorporated in a site
plan for which plan approval is sought shall conform in location and
design to the provisions of the adopted traffic control plan. To differ
from the adopted traffic control plan, approval of the appropriate
state agency is required.
B.
Driveway angle. Driveways intended for vehicles going
onto a road shall intersect the road at a horizontal angle as near
to 90º as site conditions will permit and in no case shall be
less than 60º unless acceleration and deceleration lanes are
provided.
C.
Curbline openings and aprons. The dimensions of curbline
openings, aprons and driveways shall be designed to adequately accommodate
the volume and type of vehicles anticipated to be generated by the
site development.
D.
Acceleration and deceleration lanes. A twelve-foot-wide
and three-hundred-foot-long acceleration lane and two-hundred-foot-long
deceleration lane may be required by the Planning Board wherever possible
in order to accommodate safely and efficiently the traffic generated
by a site designed to serve:
(1)
A business or office or commercial use that occupies
a site on State Highway Nos. 4 and 17 or any county road.
(2)
An office, industrial, manufacturing or warehousing
use on State Highways Nos. 4 and 17 or any county road. The width
is measured from the outside edge of the traveled way of any road,
and the length is measured from the center line of the new driveway.
(3)
In instances where the site in and of itself has insufficient
width or frontage along any state highway, county road or municipal
road to accommodate the required length for a deceleration lane and
acceleration lane, the application for site plan approval shall attempt
to provide, if required by the Planning Board, the acceleration lane
and deceleration lane by written agreements with all necessary easements
from adjacent owners so as to provide common entrances and exits with
acceleration and deceleration lanes. In the event that such agreement
and easements cannot be reasonably obtained, the Planning Board may
allow entrances and exits without such acceleration or deceleration
lanes, provided that the applicant agrees to cooperate to provide
said acceleration and deceleration lanes in the event that the Planning
Board or Borough of Paramus obtains later all necessary easements
and agreements from adjacent owners to effectuate the plan. The Planning
Board may require the necessary easements for future acceleration
lanes and deceleration lanes, which easements may provide that the
easements will become effective if and only a similar easement is
obtained from an adjacent lot in order to provide the acceleration
lane and deceleration lane for all property fronting on State Highway
No. 4 and State Highway No. 17.
E.
Deeds for road widenings. Where widening of public
rights-of-way is required to comply with the foregoing requirements,
appropriate deeds of ownership or easements shall be delivered by
the applicant.
All traffic markers, traffic signs, traffic
signals and traffic control devices on all sites in any business zone
and all sites in all zones other than one-family and two-family residential
use 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 in file in the office
of the Traffic Bureau of the Police Department.
A.
Water mains, culverts, storm sewers, detention basins and other drainage installations shall be properly connected with an approved system and shall be adequate to handle all present and probable future development. [See § 371-27B(1).]
B.
Sanitary sewer facilities shall be constructed and
installed in accordance with the sanitary sewer system of the Borough
as proposed, and the developer shall install said facilities in conformity
to such system, although a connection to an existing main is not presently
available. If, upon examination, the Borough Engineer shall find that
the plans and specifications submitted by the developer are in accordance
with applicable policies and standards of the Borough, as promulgated,
governing construction and installation of sanitary sewer facilities,
he shall so certify. The construction and installation of sanitary
sewer facilities shall be subject to inspection and approval by the
Borough Engineer, who shall be notified by the developer at least
24 hours prior to the start of such construction. No underground sewer
installation shall be covered until inspected and approved and a photographic
record thereof made by the Borough Engineer.
C.
The Planning Board may require as part of the site
plan approval that the applicant or owner dedicate to the Borough
of Paramus an easement not greater than 15 feet wide for access to
any sewer pipe that is under or to be placed under any portion of
the lot under construction for site plan approval.
D.
It is required that the applicant or owner dedicate
to the Borough of Paramus a drainage easement or a brook drainage
easement if the site is to contain an open channel for drainage, any
brooks or any drainage pipes or facilities. All drainage easements,
except for brook drainage easements, shall be not less than 15 feet
wide for access to any storm sewer pipe that is under or to be placed
under any portion of the lot under consideration for site plan approval.
A drainage easement for a brook shall be for the area of the brook
itself on the applicant's property and for a width on the applicant's
property that is sufficient to provide a minimum of 10 feet of approximate
level ground parallel with the brook to work within for brook clearance
of the removal of obstructions in the brook or on its bank. The Borough
may require a greater width if it is reasonably required for access
and maintenance in easement area or if the State of New Jersey or
any of its agencies or the County of Bergen requires a greater width.
E.
Any sewer or drainage easement shall be in writing
and in recordable form and provide the Borough with the right to enter
upon the easement area at the Borough's option to repair or maintain
the sewer pipe and facilities within the easement area. The easement
shall also contain a provision prohibiting the construction of any
building or other structure on or over the sewer easement. The easement
shall also contain a provision permitting the owner of the property
to reroute the sewer or drainage easement in the future with the approval
of all the agencies having jurisdiction thereof, provided also that
a sewer or drainage sewer easement replacing the original easement
is conveyed to the Borough of Paramus. The form of the easement in
every case shall be such that is in form satisfactory to the Planning
Board Attorney and the Planning Board.
Prior to the granting of final approval, the
developer shall have arranged with all serving utilities, including,
without limitation, electric, gas and telephone utilities, for the
underground installation of the utilities' distribution supply lines,
and service connections in accordance with the provisions of the applicable
standard terms and conditions incorporated as a part of its tariff
as the same are then on file with the State of New Jersey Board of
Public Utility Commissioners and shall submit to the Planning Board
prior to the granting of final approval a written instrument from
each serving utility which shall evidence full compliance with the
provisions of this subsection; provided, however, that the Planning
Board in its sole discretion may permit developments on lots which
abut existing streets where overhead utility distribution supply lines
have theretofore been installed on any part thereof to be supplied
with electric and telephone service from such overhead lines or extensions
thereof, but in such event the service connections from such overhead
lines shall be installed underground.
A.
The Board of Shade Tree and Parks Commissioners shall
notify the Planning Board as to its recommendations on street trees,
stating in detail the number and type of trees and shrubbery required
for said property. Such recommendation shall be in accordance with
the rules and regulations adopted by the Board of Shade Tree and Parks
Commissioners. Said plantings shall thereafter be done solely by an
independent contractor engaged by the Board of Shade Tree and Parks
Commissioners for that purpose and shall not be done by the developer.
A planting easement shall be provided by the developer of up to 10
feet from the street line, where necessary to allow a planting strip
of a minimum of 20 feet from the street curb face.
All public improvements, including streets,
curbs, sidewalks, sewer and water and drainage facilities on public
roads or easements, required to be installed or constructed by the
developer in accord with the resolution approving the site plan and
the developer's agreement shall be completed within the time specified
by the Planning Board; provided, however, that the Planning Board
may extend the time for the completion of such improvements for good
cause shown and subject to the filing of a new performance bond, if
necessary, based upon updated reports by the Borough Engineer and
the Board of Shade Tree and Parks Commissioners.
All improvements listed in §§ 371-29 through 371-39 shall be subject to inspection and approval by the Borough Engineer, who shall be notified by the developer at least 24 hours prior to the start of construction. No underground installation shall be covered until inspected and approved. Inspection and approval of shade trees ad landscaping shall be by the Board of the Shade Tree and Parks Commissioners.
A certificate of occupancy shall be issued only when the installation of curbs, utilities, functioning water supply and sewage treatment facilities, necessary storm drainage to ensure proper drainage of the lot and surrounding land, rough grading of lots, soil stabilization and base course for the street and driveway are installed to serve the lot and structure for which the certificate is requested. It is permissible that streets and other paved areas not receive surface course paving until all heavy construction is completed. Shade trees shall not be planted until all grading and earth moving is completed. Seeding grass areas shall be the final operation. Any uncompleted site improvements shall be subject to performance and maintenance guaranty requirements as specified in Article VII hereunder.
