Borough of Leonia, NJ
Bergen County
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Table of Contents
Table of Contents
In review of any site plan, the approving authority, all advisory boards and professional advisors shall be guided by the general and specific requirements contained herein.
A. 
Circulation.
(1) 
The review of the site plan shall consider pedestrian and vehicular traffic movement within and adjacent to the site, with particular emphasis on parking areas, off-street loading and unloading, movement of people, goods and vehicles from access roads, within the site, and between buildings and vehicles.
(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 the traffic flow on these roads and to provide vehicles with a rapid and safe ingress and egress to 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 and efficient design and arrangements. Particular arrangements shall be made for safety and fire protection, impact upon surrounding areas 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; where required. Buffering, where required, shall be located around the perimeter of the site to minimize headlights of vehicles, noise, light from structures, movement of people and vehicles and to shield activities from adjacent properties. Buffering may consist of fencing, evergreens, shrubs, bushes, deciduous trees or combinations thereof to achieve these objectives.
E. 
Landscaping. Landscaping shall be provided as part of the overall site plan and designed and integrated into building arrangements, topography, parking and buffering requirements. Landscaping may include trees, bushes, shrubs, ground cover, perennials, annuals, plants, sculpture, art, street furniture and the use of building and paving materials.
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 or pedestrians.
G. 
Environmental considerations. Environmental elements, relating to soil erosion and sedimentation, preservation of trees, protection of watercourses and water quality, noise pollution, topographic limiting areas, wetland areas and other environmental and ecological factors, will be considered by the approving authority to minimize adverse effects from development.
A. 
Number of parking spaces required. The number of off-street parking spaces required shall be as set forth in Chapter 290, Zoning, or as set forth in Table-1[1] of this chapter, whichever may be more restrictive. If the determination of the number of required parking spaces results in a fractional space, the fraction shall require one additional parking space.
[1]
Editor’s Note: Table 1 is included at the end of this chapter.
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 adjoining streets as well as within the parking area, conditions of safety relating to the movement of pedestrians and vehicles and elimination of nuisance factors, including glare, noise, dust and other similar considerations.
(2) 
Parking shall not be permitted in the area located within 30 feet from the street right-of-way line or within eight feet from any side or rear lot line or within the site triangle of any driveway or in such other areas as may be prohibited by Chapter 290, Zoning.
C. 
Parking area design standards.
(1) 
Aisle widths.
(a) 
Provisions shall be made for safe and adequate circulation of pedestrians and vehicles. The widths of all aisles providing direct access to individual parking stalls shall be in accordance with standards established in Table 2.[2]
[2]
Editor’s Note: Table 2 is included at the end of this chapter.
(b) 
Only one-way traffic shall be permitted in aisles of less than 24 feet.
(2) 
Size of parking stalls.
(a) 
Parking stalls shall have a minimum area of 200 square feet, exclusive of aisles, and shall measure 10 feet in width and 20 feet in length.
(b) 
The Planning Board may make provisions for special parking areas limited to the parking of smaller standard car vehicles where the need for such parking facilities can be shown by the applicant.
(3) 
Circulation within parking area.
(a) 
Except for attendant parking, all parking spaces shall be designed free and clear of obstructions to individual parking stalls.
(b) 
Such parking spaces shall be located in such a manner as to permit all vehicles to exit in a safe and orderly manner. Under no condition shall vehicles be permitted to back out of a parking lot driveway or otherwise block the free movement of traffic within a parking area or specific points of traffic control, such as fire hydrants and standpipes, exits and entrances or similar locations.
(c) 
Aisle widths and circulation patterns shall be designed to permit emergency vehicles and service vehicles, such as delivery trucks and solid waste collection vehicles, to have reasonable access to the site and space for their intended functions.
(d) 
Pedestrian circulation within a parking area shall be, to as great an extent as possible, separated from vehicular traffic. Safety zones, crossing points and sidewalk areas, where needed, shall be provided.
(4) 
Driveway design criteria.
(a) 
Location of driveways. All entrances and exit driveways to public or private streets shall be so located as to afford maximum safety and to provide convenient ingress and egress to the site and to minimize conflict with the flow of traffic on the public or private street.
(b) 
Site distances.
[1] 
The minimum site distances established in Table 3[3] shall be required between a driveway and an adjoining street.
[3]
Editor’s Note: Table 3 is included at the end of this chapter.
[2] 
For purposes of this chapter, site distance measurements shall be measured from the driver’s seat of a standing vehicle located on that portion of the exit driveway that is immediately contiguous to the street, with the front of a vehicle standing 10 feet behind the right-of-way line of the street, with the height of eye 3.75 feet above the driveway pavement to an object 4.5 feet above the road or other driveway pavement.
[3] 
Where a site is located at the intersection of two streets, no driveway entrance or exit shall be located within 50 feet of the point where the curb return of the street intersection and curbline meet.
[4] 
No part of any driveway shall be located closer than 20 feet from any other driveway on an adjoining parcel, nor shall more than one driveway be located closer than 60 feet to another driveway on the same site, as measured from the closest side lines of the two driveways along the right-of-way line.
[5] 
No entrance or exit driveway shall be located on a traffic circle, on a ramp of an interchange or within 50 feet of the beginning of any ramp or other portion of an interchange.
(c) 
Geometric design. The geometric design of a driveway connection to a public or private street shall be governed by sound traffic engineering principles. The following guidelines shall be utilized in preparing a geometric design but deviations from such guidelines may be required under certain circumstances in the course of preparing a design. Therefore, although the driveway layout may conform to these guidelines, conditions on the site may require deviations from such requirements as may be determined by the Borough Engineer. Such pavement shall extend to the paved portion of the public or private street pavement.
(5) 
Acceleration and deceleration lanes.
(a) 
Where a driveway serves a parking area of 150 or more parking spaces, and the road has a traffic volume exceeding 7,500 vehicles per day, an acceleration lane may be required which is at least 200 feet long and at least 13 feet wide, measured from the road curbline. A minimum thirty-five-foot curb-return radius shall be used from the driveway to the acceleration lane.
(b) 
Where a driveway serves as an entrance to a land development providing 150 feet or more parking spaces, a deceleration lane may be required for traffic turning right into the driveway from the road. The deceleration lane shall be at least 200 feet long and at least 13 feet wide, measured from the road curbline. A minimum thirty-five-foot curb-return radius shall be used from the deceleration lane into the driveway.
(6) 
Guardrails, wheelstops and parking lot striping.
(a) 
Guardrails required for safety shall be provided.
(b) 
Wheel stops, permanently anchored in the ground, may be required in appropriate locations. No parked vehicle shall overhang or extend over sidewalk areas, unless an additional sidewalk width of 2 1/2 feet is provided to accommodate such overhang.
(c) 
Parking stalls, driveways and aisles shall be clearly marked and delineated. The approving authority may require certain areas to be maintained for fire-fighting purposes or other emergency purposes. These areas, as well as other pavement, shall be appropriately designated.
(7) 
Minimum and maximum grades in parking areas. The minimum and maximum parking area grades shall be in accordance with Table 5.[4]
[4]
Editor’s Note: Table 5 is included at the end of this chapter.
(8) 
Maintenance of off-street parking and loading areas.
(a) 
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 a workable, safe and good condition.
(b) 
The governing body may authorize repairs for such improvements if, after proper notice, the owner fails to maintain such improvements and such conditions constitute a hazard to health and safety or where such improvements are governed by a development or other similar agreement.
(c) 
The cost of such repairs shall be charged to the property owner and become a lien on the land and shall be added and become part of the taxes next assessed against the land upon which the work was performed and shall bear interest and be collected and enforced in the same manner as taxes.
(9) 
Waiver of parking requirements. If any applicant can clearly demonstrate to the approving authority that, because of the nature of the operation or use, the parking requirements of this section are unnecessary or excessive, the approving authority shall have the power to approve a site plan showing less parking area than is required by this chapter; provided, however, that a landscaped area of sufficient size to meet the deficiency shall be set aside and reserved for the purpose of future off-street parking requirements in the event that a change of use of the premises shall make such additional off-street parking spaces necessary.
D. 
Other off-street parking requirements.
(1) 
Limitation as to use. All off-street parking areas shall be used solely for the parking of passenger automobiles, and no commercial repair work or service of any kind shall be permitted in such parking areas.
(2) 
Nonavailability. At any time that the required off-street parking facilities cease to be available as required, the certificate of occupancy for the building or buildings built in conjunction with such parking areas may be canceled by the municipality and become null and void.
(3) 
Changes. There shall be no changes made in the use of off-street parking facilities, and no motor vehicles, other than self-propelled passenger vehicles, shall be permitted to use any of the off-street parking facilities, and no service of any kind shall be extended to a vehicle occupying such off-street parking facilities except for emergency purposes.
(4) 
Controls. All municipal ordinances governing the control of motor vehicles and all the applicable provisions of N.J.S.A. 39:1-1 et seq. shall apply to driveways, loading zones and parking areas of any premises for which site plan approval has been granted by the approving authority under the provisions of this chapter.
E. 
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 surrounding areas.
(2) 
All off-street parking areas shall be surfaced with asphalt, bituminous or cement binder pavement as prescribed by ordinances or resolutions of the governing body of the municipality or the Borough Engineer.
(3) 
All off-street parking areas and access drives shall have concrete curbs conforming to specifications for concrete curbs in Chapter 250, Subdivision of Land, or Belgium block set in concrete for a comparable depth as set forth in such specifications and exceeding six inches above the paved surface.
A. 
There shall be provided and maintained on the same lot with a building for which site plan approval is sought, off-street loading area spaces in accordance with the requirements of Table 6.[1]
[1]
Editor’s Note: Table 6 is included at the end of this chapter.
B. 
Each such loading space shall be not less than 12 feet in width and 50 feet or more in length, depending upon the function of the loading space. The overall floor-to-ceiling height or clear height distance shall not be less than 12 feet, which may be increased where required.
C. 
The loading spaces shall only be placed inside of rear yards as may be allowed by Chapter 290, Zoning, and screening or landscaping from adjoining properties may be required by the approving authority.
D. 
Off-street loading spaces shall not be included within any fire prevention zone, within 25 feet of any fire hydrant or standpipe or within 10 feet of any entranceway or pedestrian walkway or any other general means of entry to and from a building for the general public, nor shall it block or in any way interfere with the free flow of pedestrian or vehicular traffic in the area.
E. 
All such loading spaces shall be appropriately indicated by sign or other visual communication indicating the purpose or the location.
A. 
Lighting. With every site plan, the applicant shall submit plans for all proposed exterior lighting. Such lighting shall conform to Chapter 290, Zoning, and the provisions of this chapter. The plans shall include the location, type of light, radius of light and intensity in footcandles. The following design standards shall be followed:
(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 to avoid being damaged by vehicles.
(7) 
Lighting shall be located along streets, parking areas, at intersections and where various types of circulation systems merge, intersect or split.
(8) 
Pathways, sidewalks and trails shall be lighted with low standards.
(9) 
Stairways, sloping or rising paths and building entrances and exits shall require illumination.
(10) 
The following intensity in footcandles shall be provided throughout:
(a) 
Parking lots: an avenge of 1.5 footcandles throughout.
(b) 
Street intersections: three footcandles.
(c) 
Maximum at property line: 1.0 footcandle.
(d) 
In residential areas: an average of 0.6 footcandles.
(11) 
Lighting shall not be permitted which requires flashing or intermittent illumination. Lighting which requires change in color, intensity or use shall likewise be prohibited. Said lighting shall in no way interfere with, detract from or diminish in any way from the effectiveness of any traffic signal or similar safety or warning device. All lighting [including, but not limited to, incandescent, neon or LED (light-emitting diode)], strips, ropes or other lights used to outline windows or outline individual occupancy in strip centers, accessory structures, signs, light poles or any appurtenance are prohibited.
[Amended 8-28-2017 by Ord. No. 2017-9]
(12) 
All lights shall utilize color-corrected lamps (i.e., no high pressure sodium lights).
[Added 7-10-2006 by Ord. No. 08-06]
(13) 
Wall-mounted lights shall not be located higher than the second floor.
[Added 7-10-2006 by Ord. No. 08-06]
(14) 
No spot light or bare bulb lights are permitted. All light sources (i.e., bulbs) must be shielded from view.
[Added 7-10-2006 by Ord. No. 08-06]
(15) 
Design of the fixtures shall complement the architectural design of the building.
[Added 7-10-2006 by Ord. No. 08-06]
(16) 
No lighting permitted on the roof structure of a building.
[Added 7-10-2006 by Ord. No. 08-06]
(17) 
Lighting shall be directed towards storefront.
[Added 7-10-2006 by Ord. No. 08-06]
(18) 
No lamps shall have a wattage higher than 3,000 lumens.
[Added 7-10-2006 by Ord. No. 08-06]
(19) 
Lighting of the facade with floodlights from utility poles is prohibited.
[Added 7-10-2006 by Ord. No. 08-06]
B. 
Signs. Each site plan application shall include a sign plan showing the specific design, location, size, construction and illumination. If the applicant is unable to provide said details for signs, the approving authority shall condition its approval upon receipt of same prior to the issuance of a certificate of occupancy.
C. 
Architectural design standards applicable to the D Business District.
[Added 7-10-2006 by Ord. No. 08-06]
(1) 
Building facade wall area (see Figure 1 located in the appendix of the ordinance[1]).
(a) 
The exterior of every improvement constructed on a lot with an area equal to or greater than 5,000 square feet shall be composed of not less than thirty-percent masonry material facing.
(b) 
The exterior of the first level of every improvement erected on a lot with area of equal to or greater than 5,000 square feet shall be composed of not less than 60% of masonry material facing, excluding the windows and entrance area.
(c) 
For each primary building frontage, at least 30% of the area between three feet and 10 feet in height shall be clear/nontinted window glass permitting a view of the building's interior.
(d) 
All related piping, ducting, electrical and mechanical utilities, downspouts, utility receptacles, and service boxes shall be painted to match predominant color of building, designed to be compatible with the architectural treatment of the principal structure.
(e) 
Exterior building materials shall be classified as either primary, secondary or accent materials. Primary materials shall cover at least 60% of the facade of a building. Secondary materials shall cover no more than 30% of the facade. Accent materials may include door and window frames, lintels, cornices, and other elements and may cover no more than 10%.
(f) 
Architectural details of the facade improvements shall wrap around walls that are visible from the public right-of-way.
(g) 
At the street level, there shall be a maximum facade length without windows of 10 feet.
(h) 
Aluminum siding or covering of any type is prohibited on commercial and mixed-use buildings in the business district.
[1]
Editor's Note: The figures in the appendix which are referenced in this section are on file in the Borough's offices.
(2) 
Columns and piers (see Figures 2 and 3 located in the appendix of the ordinance[2]).
(a) 
A building that exceeds 30 feet in width shall include vertical piers, columns or other vertical visual elements that break up the plane of the building frontage. The vertical elements shall be spaced at equal intervals. Vertical visual elements can include articulations in the facade itself, such as insets or projections.
(b) 
Column diameter must be between eight and 30 inches.
(c) 
Column base height must be between 10 and 24 inches.
(d) 
Column cap height must be between six and 24 inches.
[2]
Editor's Note: The figures in the appendix which are referenced in this section are on file in the Borough's offices.
(3) 
Cornice and fascia (see Figure 4 located in the appendix of the ordinance[3]).
(a) 
Each facade shall be designed to have a delineated floor line between the street level and upper floors. This delineation can be in the form of a masonry beltcourse, a concrete lintel, or a cornice line delineated by wood detailing.
(b) 
The top of the building must be capped by a cornice or sloping roof element.
[3]
Editor's Note: The figures in the appendix which are referenced in this section are on file in the Borough's offices.
(4) 
Windows (see Figures 5 and 6 located in the appendix of the ordinance).
(a) 
All street-fronting ground-level developments shall have windows that are clear and not tinted, mirrored, or painted.
(b) 
Display windows must cover a minimum of 30% of the building frontage.
(c) 
Display windows must be positioned within a maximum of three feet above the grade of the sidewalk and a maximum height of eight feet.
(d) 
The windows on the upper levels must have the appropriate sill or lentil to accent the openings and provide architectural interest.
(e) 
Bulkheads shall have a maximum height of three feet and must be comprised of the same architectural detailing, materials, and colors as the windows.
(f) 
Window displays and signage not attached to the structure of the window itself cannot occupy more than 20% of the window area.
(g) 
Window displays located within 36 inches of the window cannot occupy more than 70% of the window area.
(h) 
Window treatments, such as blinds, louvers, shades, etc. placed within 24 inches of the inside of a front window must be movable (on tracks or rollers, etc.) and not permanently affixed to the window. They also must be of a material that is at least 50% translucent. When open they may not cover more than 5% of the total of the window.
(5) 
Doors.
(a) 
The doors and windows shall cover a minimum of 50% of the building frontage on the street level.
(b) 
All doors must have a glass panel which occupies a minimum of 50% of the door to afford internal views of the space.
(6) 
Canopies and awnings (see Figures 7 and 8 located in the appendix of the ordinance[4]).
(a) 
Awnings and canopies shall match the color of the wall area or trim and are to be clearly integrated into the design of the storefront.
(b) 
Shall not project closer than four feet from the building nor three feet from the curbline.
(c) 
Shall not be lower than eight feet from grade level.
(d) 
Must be comprised of canvas/fabric material. Metal or plastic material are not permitted.
(e) 
Structural elements shall be constructed of a tubular galvanized metal such as aluminum, bronze or copper.
(f) 
For multitenant buildings, the awnings for each retail space shall be in the same color and material, shape and design.
(g) 
The length of the awning shall complement the architectural details of the building. For example, the awning shall break for columns and piers.
(h) 
No back-lit metal or plastic awnings, such as light boxes, are permitted.
[4]
Editor's Note: The figures in the appendix which are referenced in this section are on file in the Borough's offices.
(7) 
Roofs (see Figure 9 located in the appendix of the ordinance).
(a) 
All roof-mounted equipment shall be screened from public view by the use of a parapet wall or other architectural detail. Fencing shall not be utilized to screen rooftop equipment.
(b) 
All one-story buildings must have a pitched roof. If a pitched roof is not possible, than a combination of a flat roof and pitched roof or a false roof structure is recommended.
(c) 
Materials for pitched roofs shall be limited to architectural dimensional grade asphalt shingles, natural slate, natural terra cotta, natural wood shakes, copper or factory-finished sheet metal.
(d) 
All buildings with flat roofs shall include a parapet articulation on the front facade of the building. The articulation shall be provided through a cornice design which is detailed in Section 4 of the design guidelines.[5]
[5]
Editor's Note: See Figure 4 of the appendix figures on file in the Borough's offices.
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. It should show where they are or will be located and planting details. The following design principles are suggested and may be required by the approving authority:
(1) 
Use of landscaping to accent and compliment buildings, for example, groupings of tall trees to break up long, low buildings and lower plantings for taller buildings.
(2) 
Landscaping should be provided in public areas, recreation sites and adjacent to buildings.
(3) 
Vines and climbing plants should be considered for large expanses of walls.
(4) 
Massing of trees at critical points should be considered rather than in a straight line at predetermined intervals along streets.
(5) 
Use of smaller trees on narrow streets or driveways.
(6) 
Grouped cover should be used extensively on slopes to prevent erosion.
(7) 
The impact of any proposed landscaping plan should be considered at various time intervals and size of trees or shrubs when they mature.
(8) 
Deciduous trees should have at least a two-inch caliper at planting, and evergreens should be at least four feet tall. Shrubs should be at least two feet tall at planting. All trees and shrubs should be balled and burlaped.
(9) 
Existing large trees should be saved, but there shall not be a varying of the grade around the trees by more than six inches to 12 inches, and there should be provided protection of root systems, construction of tree wells and erection of protective fences.
(10) 
In parking areas, at least 5% of the parking area should be landscaped. The landscaping should be located in protected areas, along walkways, center islands and at the end of bays. In narrow islands, low spreading plants, such as creeping juniper. English ivy, myrtle or pachysandra should be considered.
(11) 
All landscaping in parking areas shall be carefully located so as not to obstruct vision of motor vehicles and pedestrians.
B. 
Buffer areas. Buffers or fences, landscaping, berms and mounds shall be used to minimize any adverse impacts of the site on adjacent areas. Buffers shall be required for the following areas:
(1) 
Along property lines, shielding various uses from one 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 garbage storage places and loading and unloading areas.
(5) 
Where windbreaks are necessary.
C. 
Buffer area design.
(1) 
Where evergreens are used as buffer materials, they shall be planted in two or more staggered planted rows. The rows shall be four feet to five feet apart, and the evergreens shall be planted four feet on center and, in each row, shall be staggered from the adjacent rows.
(2) 
Where earth and berms are utilized, they shall be maintained with a minimum height of four feet and a maximum slope ratio of 1:1. The slope shall be suitably stabilized to prevent erosion.
[Added 5-19-1986 by Ord. No. 1023]
A. 
No person shall remove any tree for the construction or contemplated construction of any structure, driveway, recreation area or other improvement until such time as site plan approval and a building permit have been issued. As used herein and hereunder, the term "tree" shall apply to trees having a caliber of six inches or greater.
B. 
The landscape plan required to be submitted pursuant to § 236-31 shall identify each and every tree proposed to be removed, as same relate to the building or structure, foundation or dwelling, garage driveway or recreation area, as applicable. Such plan shall further indicate the species and condition of all trees presently on the premises, the condition of which shall be reviewed by the Shade Tree Commission, its designated member or the Zoning Officer prior to the granting of site plan approval and the issuance of a building permit.
C. 
Criteria governing removal of trees. No tree shall be removed unless the applicant demonstrates that one of the following conditions is present:
(1) 
That the tree proposed to be removed is diseased or infested so as to result in a danger to other trees in the surrounding area.
(2) 
The tree is dead or its continued presence would result in hardship, endangering the public, the applicant or an adjoining property owner.
(3) 
The tree is located in an area to be occupied by a building or structure, garage driveway, recreational area or certain other improvements.
(4) 
The tree is located in an area determined to have a cut or fill of land deemed injurious or dangerous to such tree as determined by the Shade Tree Commission, its designated member or the Zoning Officer.
D. 
During the period of construction, no material, machinery or temporary soil deposit shall be placed within six feet of any existing tree trunk and a protective barrier four feet high around each tree shall be erected during such time as construction occurs within the proximity of each such tree.
E. 
Any person violating any of the provisions of this section shall be required to replace any trees improperly or illegally removed from the premises with such other trees, the number and character of which shall be determined by the appropriate land use agency and which shall approximate the value of such tree or trees illegally removed. The foregoing shall not preclude the Borough or the appropriate land use agency from seeking to impose such penalties as are established by law including the revocation of site plan approval or the construction permit, if applicable.
A. 
Gas, electric and telephone service.
(1) 
Gas, electric and telephone service shall be provided by the applicant with the public utility providing such service. The utility services on the site shall be provided as part of an underground system.
(2) 
If such utility services cannot be reasonably provided due to topographic or geological conditions of the land or due to technological circumstances and when the applicant can adequately demonstrate the lack of feasibility for these reasons to the satisfaction of the approving authority, the approving authority may waive this requirement.
B. 
Water supply and sanitary sewerage disposal. Adequate provisions for water supply and sanitary sewerage disposal shall be provided. The locations of all proposed fire hydrants, standpipes or similar facilities shall be subject to the approval of the Fire Prevention Bureau, and provisions shall be made, where necessary, for fire lanes or protective areas which shall not be impeded by parking or standing vehicles or other obstructions.
C. 
Zero increase in stormwater runoff.
[Amended 8-4-2003 by Ord. No. 16-03]
(1) 
Findings.
(a) 
Recent development of property within the Borough of Leonia has increased the discharge of stormwater.
(b) 
The Borough of Leonia’s stormwater system has been impacted by the increase in the discharge of stormwater which, if unregulated, will severely impede the operation of the stormwater system.
(c) 
Stormwater runoff created by development not subject to Planning Board review is currently unregulated.
(d) 
It is in the best interests of the Borough of Leonia to establish limitations on stormwater runoff for:
[1] 
All applications involving the tearing down of any existing one- or two-family residence for the purpose of constructing a new one- or two-family residence;
[2] 
Any application for the expansion of an existing one- or two-family residence;
[3] 
Any application involving or creating additional impervious area; or
[4] 
Grading changes which would increase the quantity or rate of stormwater discharge.
(2) 
Purpose. It is the purpose of this chapter 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:
(a) 
Protect human life and health;
(b) 
Minimize expenditure of public money for costly flood control projects;
(c) 
Minimize the need for rescue and relief efforts associated with flooding and generally undertaken at the expense of the general public;
(d) 
Minimize damage to public facilities and utilities, such as water and gas mains, electric, telephone and sewer lines, streets and bridges, located in areas of special flood hazard;
(e) 
Help maintain a stable tax base by avoiding overutilization of municipal stormwater utilities.
(3) 
Applicability. This subsection shall apply to:
(a) 
All applications for building permits for construction of a one- or two-family residence, or involving the tearing down of an existing one- or two-family residence;
(b) 
All applications for building permits for enlargement or addition to an existing one- or two-family residence;
(c) 
Any application whereby additional impervious area is being added, or the grade of the property is being altered or modified, or which involves soil movement including, but not limited to, porches, decks, driveways, retaining walls, swimming pools, etc.
(4) 
Provisions.
(a) 
All applications for a building permit for properties to which this subsection applies shall contain a plan or certification providing for a zero increase in stormwater runoff for the completed project. A form of application, annexed hereto, is hereby made a part of this subsection.[1]
[1]
Editor's Note: This form is on file in the Clerk's office.
(b) 
The Borough Engineer shall review each application for a building permit for properties to which this susbsection applies and approve same as providing for a zero increase in stormwater runoff for the completed project.
(c) 
No building permit or other permit shall be issued for any project to which this subsection applies when, in the opinion of the Borough Engineer or the Construction Code Official, the applicant fails to provide for a zero increase in stormwater runoff.
(d) 
At the time of the application for a building permit for any project to which this subsection applies, the applicant shall deposit $500 in escrow to cover or defray the cost of the Borough Engineer’s review of the application relative to stormwater runoff.
(5) 
Soil erosion and sedimentation control. Standards for soil erosion and sedimentation control shall be in accordance with the Standards for Soil Erosion and Sedimentation Control in New Jersey, dated September 9, 1974, published by the New Jersey State Soil Conservation Committee, as it may be amended, supplemented and revised from time to time.
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 Borough Engineer may require curbing within parking areas in order to facilitate drainage and 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 Borough Engineer.
(3) 
Curbing and driveway openings. Where a proposed driveway is to serve any land development of 50 or more parking spaces, curbing need not be carried across the driveway opening as a depressed curb, but rather may be swept back as curb returns. Where the driveway is to serve land development of fewer than 50 parking spaces, a depressed curb driveway shall be utilized.
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 in the Master Plan or Official Map or where the street constitutes an extension of an existing street with a width greater than 50 feet.
(2) 
For site plans that adjoin or include existing streets which do not conform to widths as shown in the Master Plan or the Official Map or are at least 50 feet in width, the applicant shall dedicate additional width along either one or both sides of the street. If the premises being developed is along one side only, 1/2 of the required difference in street width shall be dedicated.
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, quarry tile or other similar material and shall be at least four feet in width unless otherwise provided in Chapter 290, Zoning.
(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.
D. 
Street furniture. Street furniture, which shall include telephone booths, benches, planting boxes, mall boxes, fountains and pools, drinking fountains, trash receptacles, bicycle racks, sculpture, paving and steps, bus shelters and similar items, when provided by the applicant, shall be subject to the approval of the approving authority as to design, location and size.
Provisions shall be made for the proper storage and collection of refuse. All such storage shall be maintained within the confines of an enclosed building or structure and shall be reasonably accessible for vehicular collection on the site or shall be appropriately screened and landscaped where outdoor storage is provided.
Retaining walls shall be designed to be safe and adequate for the purpose intended. The walls shall not detract from the aesthetic beauty of the site when constructed, and the approving authority may require such retaining walls to be fenced or landscaped.
A. 
When applicable. In accordance with Chapters 220, 221 and 224 of the Laws of 1975 (N.J.S.A. 52:32-4 et seq.), all plans and specifications for construction or remodeling of any public building, as defined therein, shall provide facilities for the physically handicapped.
B. 
Buildings. All public buildings shall contain at least one principal entrance accessible to and usable by physically handicapped persons, which shall be either ramped or at ground level; on each floor open to the public, at least one water closet shall be provided for each sex, in general toilet rooms, to accommodate wheelchair occupants which shall include adequate stall door width, grab rails, sufficient space and appropriate height; a drinking fountain of suitable height and extension for wheelchair occupants on every floor open to the public shall be provided; in any multistory building, an elevator sufficient in size to accommodate a wheelchair shall be provided; and at least one public telephone at a height accessible to wheelchair occupants shall be provided.
C. 
Parking lot design.
(1) 
A minimum of 1% of the total number of parking spaces, but not less than two parking spaces, shall be designed and designated for physically handicapped persons. Said spaces shall be the most accessible and approximate to the building or buildings which parking spaces serve.
(2) 
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."
(3) 
Each space shall be 12 feet wide to allow room for persons in wheelchairs or on braces or crutches to get in and out of either side of the automobile onto a level, paved surface suitable for wheeling and walking.
(4) 
Wherever possible, such spaces shall be located so that persons in wheelchairs or using braces or crutches are not compelled to wheel or walk behind parked vehicles.
(5) 
Where applicable, curb ramps shall be provided to permit handicapped persons access from parking areas to sidewalks.
D. 
Sidewalks. Any sidewalk hereafter constructed or reconstructed on public or private property for public use shall be constructed in a manner so as to 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, sidewalks shall slope gradually to street level so as to provide an uninterrupted line of travel.