Florham Park City Zoning Code
ARTICLE XV
Off-Street Parking, Loading and Unloading
§ 250-98 Required.
In all zones, in connection with every business, institution, recreational, manufacturing, research laboratory, public building, hospital, church or any other use, there shall be provided, at the time any building or structure is erected, enlarged or increased in capacity, off-street parking spaces and loading and unloading areas in accordance with the requirements set forth in this article. Such facilities shall be completed prior to the issuance of a certificate of occupancy.
§ 250-99 Responsibilities of owners.
A.
It shall be the responsibility of the owner of the property to maintain all off-street parking, loading and unloading areas, fire zones, driveways, aisles and accessways in good condition, free of sagging condition, potholes and cracked pavement. All lighting, bumpers, markings, signs, drainage, landscaping or other site plan requirements shall be similarly maintained in workable, safe and good condition. All restriping shall be in accordance with the original approved plans.
B.
Parking spaces must be provided and maintained as long as buildings or premises are used for the purposes indicated, and they may not be considered as provided unless reasonable precautions are taken to ensure their use only by persons residing on or employed in or visiting the building or premises for which they are provided.
C.
Violations of this subsection shall be repaired, replaced or satisfactorily abated within 20 days of notice of violation by the zoning enforcement person.
§ 250-100 Location.
A.
Parking facilities shall be located on the same lot as the principal structure. All such space shall be deemed to be required space on the lot on which it is serving a principal use and shall not be encroached upon or reduced in any manner.
B.
In any C Zone, parking may not be located in the front yard or within 50 feet of any other street line.
C.
In the PB Zones, parking may not take place in the front yard.
D.
In the B-1 Zone, parking may be located in any required yard areas except the buffer area or within 20 feet of any public street line or within 25 feet of driveway openings or curb cuts.
E.
In any C Zone, PB Zone or B-1 Zone, no parking shall be located within ten feet of any property line in order to provide adequate space for landscaping.
F.
In parking areas for 20 or more vehicles, the Planning Board may grant a reduction of up to two feet in the length of a parking space, where such reduction is used to make a corresponding widening in landscaped islands, dividing parking bays or to provide planting strips along walkways adjoining the parking lot.
G.
Oversize parking spaces for the handicapped shall be provided and assigned according to New Jersey law. Distribution of such spaces shall be subject to the approval of the Planning Board.
H.
No motor vehicle which is uninspected or unregistered or uninsured or in a state of disrepair or disassembly such as to make it nonoperable shall be parked or stored in any off-street parking area or driveway in any zone.
I.
No motor vehicle shall be parked in such a manner as to block a sidewalk in any zone.
J.
No motor vehicle, while parked in a nonenclosed off-street parking area or driveway in any zone, shall be stripped, dismantled or undergo any type of major overhaul, including body work.
K.
Whenever parking is provided in the rear of any nonresidential structure or use, a suitable rear entrance to the structure or use shall be provided.
L.
The Planning Board, in appropriate situations, may provide an approval condition that permits the landowner to install less than the required amount of parking spaces, subject to future installations, when conditions arise calling for additional parking. The resolution permitting installation of fewer parking spaces than required shall specify the procedures through which future installation of reserved parking spaces may be required.
[Amended 3-18-2008 by Ord. No. 08-4]
M.
Restriping shall be as originally approved unless revised by application to the appropriate board having jurisdiction.
§ 250-101 Lighting.
A.
All developments governed by this Code shall be lighted adequately for safety and security, but in such a manner as to enhance aesthetics, eliminate nuisance and avoid danger from glare. The Planning Board shall consider and ensure that all plans adequately specify the location, basic design, intensity, height and style of luminaries.
C.
All direct glare is prohibited, and lighting standards shall be shielded to restrict the maximum apex angle of the cone of illumination to 75°.
D.
The height of the stantions shall not exceed 20 feet.
E.
All wiring shall be underground.
§ 250-102 Markings; access.
§ 250-102.1 Landscaping.
A.
All parking areas in the B-1, PB and C Zones shall be landscaped according to a plan which shall be attached to and be a part of the site plan approval.
B.
"Landscaping" shall mean all trees, shrubs and grass, together with mulch and wood chips used for the maintenance of planted and natural vegetation.
C.
The minimum area to be landscaped shall be 10% of the total parking area, exclusive of buffers, setbacks and areas reserved for future parking, but inclusive of islands and indentations within the perimeter of the parking lot.
D.
All landscaping shall be aesthetically acceptable while providing for adequate screening, protection from noise and glare, economy of maintenance and safety for all vehicular and pedestrian traffic. All landscaping shall consist of living materials, and all nongrass portions shall be planted.
E.
All new parking areas shall incorporate the planting and preservation standards of the Morris County Soil Conservation District.
F.
As a minimum requirement, one tree of not less than three-inch caliper size shall be planted for each 10 parking spaces. Trees selected should be of a size and shape to provide shade when fully grown.
§ 250-103 Use of parking areas.
All off-street parking areas shall be used solely for the parking of passenger automobiles, and no commercial repair work or service of any kind shall be conducted on any such parking lot.
§ 250-105 Schedule of required spaces.
A.
Fractional spaces. In the event that the number of parking spaces required results in a fraction of a space, one more parking space shall be provided.
B.
Use variances. In the case of use variances, the Board of Adjustment shall determine the number of spaces required after review and recommendation by the Planning Board.
C.
Mixed uses. In the event of a mixed use, the required off-street parking shall be the sum of the required off-street parking for each use. Notwithstanding the foregoing, or anything else to the contrary in this chapter, the Planning Board may approve shared parking arrangements that provide fewer than the sum of the off-street parking spaces required for each individual use in order to meet required parking for uses in the POD-S Zone, provided that:
[Amended 9-19-2006 by Ord. No. 8-06; 3-18-2008 by Ord. No. 08-4]
(1)
All uses sharing parking must be part of a planned unit development;
(2)
Rights to shared use of parking spaces shall be established by recorded easement;
(3)
The Planning Board must find that the total number of parking spaces to be constructed will be adequate to meet the demand of the uses to be served; and
(4)
Surface and/or structured parking spaces equal to the sum of the off-street parking spaces required for each individual use shall be located on an approved site plan, but construction of the unneeded spaces may be deferred pursuant to § 250-100L above.
Use | Minimum Number of Required Spaces | |
|---|---|---|
Assembly halls [Amended 11-14-2022 by Ord. No. 22-16; 9-21-2023 by Ord. No. 23-19] | 1 for every 4 seats | |
Auditoriums | Same as for assembly halls | |
Banks | 4 for each teller window and automatic teller machine | |
Bowling alleys | 4 for each lane | |
Breweries, wineries, distilleries [Added 11-14-2022 by Ord. No. 22-16] | 1 per 100 square feet of tasting area and 1 per employee | |
Childcare/daycare centers [Added 11-14-2022 by Ord. No. 22-16] | 1 for each 5 students per maximum licensed by the State, and 1 for every 2 employees | |
Churches, houses of worship | 1 for each 3 seats | |
Clubs | 1 for each 3 persons to be accommodated by use of the building | |
Commercial recreation [Added 10-16-2014 by Ord. No. 14-16; amended 11-14-2022 by Ord. No. 22-16] | 1 space per 750 square feet of floor area for recreation or sports activity, plus 1 space per 200 square feet of spectator or party area. Full outdoor athletic fields shall require 90 spaces per field. | |
Commissary kitchen [Added 11-14-2022 by Ord. No. 22-16] | 1 space per 750 square feet of floor area for coworking or kitchen space, not including exclusive food storage areas such as pantries and cold storage. | |
Community centers | Same as for assembly hall | |
Corporate suites [Added 4-17-2014 by Ord. No. 14-1] | 1.4 per suite | |
*Dwellings, single-family detached | 21 | |
*Dwellings, multifamily | 2 per unit1 | |
Education training services [Added 11-14-2022 by Ord. No. 22-16] | 1 for each teacher and employee, plus 2 per classroom | |
Golf courses | 2 for each gross acre | |
Funeral homes, mortuaries [Amended 11-14-2022 by Ord. No. 22-16] | 10, plus 1 for each 50 square feet of gross floor | |
Health and wellness center | 1 for each 200 square feet of gross floor area, or 1 for each 250 square feet of gross floor area if the HWC is part of a mixed-use development and shares parking facilities with an office use, commercial athletic training facility, or a hotel | |
Health and/or fitness club | 1 for each 200 square feet of gross floor area, or 1 for each 250 square feet of gross floor area if the health and/or fitness club is part of a mixed use development and shares parking facilities with an office use | |
Industrial uses | 2 for each 3 employees on the maximum shift, or 1 for each 150 square feet of gross floor area, whichever number is greater | |
Manufacturing uses | Same as for industrial uses | |
Nursing homes | 1 for each 2 beds | |
Offices, general | 1 for each 250 square feet of gross office building area2 | |
Offices, medical and dental [Added 12-12-2013 by Ord. No. 13-14] | 1 for each 200 square feet of gross office area | |
Personal care services [Added 2-15-2018 by Ord. No. 18-2] | 1 space for each 100 square feet of gross floor area | |
Pet care services [Added 11-14-2022 by Ord. No. 22-16] | 1 space for each 200 square feet of gross floor area | |
Restaurants [Amended 11-14-2022 by Ord. No. 22-16] | ||
Full-service restaurant without bar [Added 11-14-2022 by Ord. No. 22-16] | 1 for each 3 seats devoted to service | |
Full-service restaurant with bar [Added 11-14-2022 by Ord. No. 22-16] | 1 for each 3 seats devoted to service plus 0.5 for each counter or bar seat | |
Fast-food or drive-through restaurant (< 2,500 square feet of building area) [Added 11-14-2022 by Ord. No. 22-16] | 1 space for each 100 square feet of gross floor area | |
Fast-food or drive-through restaurant ( >2,500 square feet of building area) [Added 11-14-2022 by Ord. No. 22-16] | 1 space for each 75 square feet of gross floor area | |
Fast food restaurant without no customer service or dining area [Added 11-14-2022 by Ord. No. 22-16] | 1 space for each 275 square feet of gross floor area | |
Research or laboratory uses | 1 for each employee on the maximum shift, plus 10% | |
Retail stores, service businesses | 1 for each 200 feet of gross floor area, except that basement areas intended and used exclusively for heating and machinery need not be counted for purposes of this section | |
Shopping centers (existing) [Added 11-14-2022 by Ord. No. 22-16] | 1 for each 200 feet of gross floor area, except that basement areas intended and used exclusively for heating and machinery need not be counted for purposes of this section | |
Schools: | ||
Colleges | 1 for each 2 students | |
High schools | 10 for each classroom | |
Elementary | 1 for each teacher and employee, plus 2 per classroom | |
Non-public schools and tutoring facilities [Added 11-14-2022 by Ord. No. 22-16] | 1 for each teacher and employee, 1 per each 2 students | |
Skating rinks | 1 for each 120 square feet of rink area | |
Service stations | 3 for each bay | |
Veterinary clinics [Added 11-14-2022 by Ord. No. 22-16] | 1 for each 200 square feet of gross office area | |
Warehouse and distribution centers [Added 11-14-2022 by Ord. No. 22-16] | 1 for each 1,400 square feet of gross floor area | |
Storage warehouses [Repealed 11-14-2022 by Ord. No. 22-16] | ||
Fulfillment centers [Added 11-14-2022 by Ord. No. 22-16] | 1 for each 500 square feet of gross floor area | |
Taverns [Repealed 11-14-2022 by Ord. No. 22-16] | ||
Wholesale stores, motor vehicle establishments, furniture stores | 1 for each 250 square feet of gross floor area, plus 1 for each employee on maximum shift, plus 10% | |
NOTES: | ||
|---|---|---|
1 Except as modified by N.J.A.C. 5:21 and Residential Site Improvement Standards. | ||
2 May be modified at the discretion of the Planning Board. |
§ 250-106 General requirements.
A.
All nonresidential uses shall have off-street loading and unloading areas provided in sufficient amount to permit the transfer of goods and products in other than a public street, public parking area or required front yard area.
B.
All such spaces shall be designed and planned in accordance with generally accepted engineering principles and be approved by the Borough Engineer as part of submission to the Planning Board under site plan approval. Construction must conform to Borough public works standards.
§ 250-107 Minimum dimensions.
[Amended 11-14-2022 by Ord. No. 22-16]
A.
The minimum dimensions of a loading area shall be 30 feet in length and 14 feet in width, with a headroom of at least 14 feet.
B.
Parking spaces that are not for residential use shall be a minimum of 10 feet in width by 20 feet in length.
C.
Parking spaces for residential uses shall comply with the requirements set forth by the New Jersey Residential Site Improvement Standards (RSIS).