Fort Lee City Zoning Code
ARTICLE X
Off-Street Parking and Loading Requirements
§ 410-40 Off-street parking requirements.
[Amended 5-12-2005 by Ord. No. 2005-10]
A.
Maintenance of off-street parking and loading areas. Every parcel of land hereafter used as a public or private off-street parking or loading area shall be maintained in good condition, free of hazards and deterioration. All pavements, areas, sidewalks, curbs, drainage facilities, lighting, bumpers, guardrails, markings, signs, landscaping and other improvements shall be maintained in workable, safe and good condition.
B.
Number of parking spaces required. The number of off-street parking spaces required shall be as set forth in Table 1, except as noted in § 410-40B(3) below.
(1)
If computation of the required number of parking spaces results in a fractional space, such fractional space shall be rounded up to the next full space. Where the required number of parking spaces requires a multiple-step computation, the results of which are then added together (e.g., where the required number of parking spaces is based in part on floor area and in part on the number of employees), the results of each step in the computation shall first be computed and added together before rounding the final result to the next full space in accordance herewith.
(2)
Where the required number of parking spaces is computed based partly or entirely on the number of employees engaged in the proposed use or activity, the reviewing board shall, as a condition of approval, restrict the number of employees so as to ensure that the use or activity will remain in compliance with the applicable parking standard. However, failure of the reviewing board to impose such a condition shall not operate to invalidate any approval.
(3)
Parking standards for the Central Business District.
(a)
The following standards shall apply to nonresidential land uses in the Borough's C-1 Central Business District Zone and the portion of C-2 Neighborhood Business Zone located to the south of Main Street and generally along Lemoine Avenue, Palisade Avenue and Parker Avenue which is more particularly designated as Block 4251, Lot 1; Block 4252, Lots 6, 7, 8, 9, 10, 11, 12, 13, 14.01, 14.02, 15, 16, 17, 18, 19, 20, 21, 22, 23; Block 3957, Lots 1, 2, 3, 4, 5, 6, 7; Block 3351, Lots 1, 2, 3, 4, 5, 6, 7; Block 4351, Lots 5, 6, 7, 8, 9, 10, 11; Block 4354, Lots 1, 2, 12, 13, 14, 15; Block 4353, Lots 1, 2, 12, 13; and Block 4352, Lots 14 and 15:
[Amended 7-21-2005 by Ord. No. 2005-26; 4-14-2022 by Ord. No. 2022-6]
Use | Required Parking Spaces | |
|---|---|---|
Restaurants, eating and drinking establishments | One space for every 4 seats | |
All other nonresidential uses | One space for each 400 square feet of gross floor area |
(b)
No on-site parking spaces are required for the first 1,000 square feet of floor area of an individual use in the areas indicated in § 410-40B(3)(a).
Table 1 | ||
|---|---|---|
Off-Street Parking Requirements | ||
Borough of Fort Lee, New Jersey | ||
Use | Required Parking Spaces | |
Banks and savings institutions | 1 for each 300 square feet of floor area, plus 3 for each 4 employees in the maximum work shift | |
Churches and places of worship | 1 for each 3.5 seats in an auditorium; where benches are provided, each 20 inches of bench shall be considered one seat | |
Community buildings, assembly hall, auditorium, meeting places | 1 for each 200 square feet of floor area or 1 for each 3 seats, whichever is greater | |
Golf course and clubs | 10 for each tee | |
Motels, hotels, motor lodges | 1 for each bedroom unit, plus 3 for each 4 employees in the maximum work shift; where a restaurant or meeting rooms are provided, see "mixed uses" | |
Funeral home, mortuary | 15 for each parlor or slumber room | |
Hospital, nursing or convalescing home | 1 for each 2 beds, plus 1 for each employee or volunteer worker in the maximum work shift | |
Manufacturing and industrial uses | 1 for each 400 square feet of floor area or 3 for each 4 employees in the maximum work shift, whichever is greater | |
Offices, business and professional | 1 for each 250 square feet of floor area | |
Medical or dental clinics or offices | 7 for each medical practitioner, plus 1 for each employee in the maximum work shift or 1 for every 150 square feet, whichever is greater | |
Restaurants, eating and drinking establishments | 1 for each 2 1/2 seats, plus 1 for each 2 employees in the maximum work shift | |
Take-out restaurants | 6 for each 1,000 square feet of floor area | |
Retail stores, store groups, service business--200,000 square feet or less of floor area | 6 for each 1,000 square feet of floor area | |
Retail stores, store groups, service business--200,000 square feet or more of floor area | 5 1/2 for each 1,000 square feet of floor area | |
Wholesale establishments or warehouses | 1 for each 600 square feet of floor area or 3 for each 4 employees in the maximum work shift, whichever is greater | |
Residences and apartment houses | 2 for each dwelling unit | |
Bowling alley | 5 for each bowling lane | |
Laboratory and research uses | 1 for each 400 square feet of floor area or 3 for every 4 employees in the maximum work shift, whichever is greater | |
Schools | 3 for every 2 teaching stations in elementary and intermediate grades: 3 for every 2 teaching stations, plus 1 for every 4 students of legal driving age for high school grades | |
Theaters | 1 for every 3 seats | |
Mixed uses | Mixed uses in the same building shall be calculated as the sum of the individual uses, unless the applicant can demonstrate to the Planning Board's satisfaction that the parking characteristics of the individual uses are such that the total needs of the development are less than the sum of the individual uses and that the number of parking spaces to be provided will satisfy the lesser need | |
Other uses not included herein | To be determined by the Planning Board | |
C.
Location of parking spaces.
(1)
The municipal agency 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 the adjoining street as well as within the parking areas, conditions of safety relating to the movement of people and vehicles and the elimination of nuisance factors, including glare, noise, dust and other similar considerations.
(2)
Subject to other conditions as specified herein, no off-street parking areas shall be located in a required front yard. An off-street parking area shall not be located closer than five feet to a side or a rear lot line and shall be suitably landscaped and screened. These conditions shall apply to all surface and above grade parking facilities but shall not be applicable to subsurface enclosed parking facilities. Where the side or rear property line abuts a residential use or a residential zone, a public school, park or other similar place of public assembly or for other good and sufficient reason, the Planning Board shall have the right to increase the setback to a maximum of 10 feet.
§ 410-41 Storage of commercial vehicles in residential areas.
The storage of all commercial vehicles in residential areas shall be prohibited except that one such vehicle may be stored in a wholly enclosed garage as an accessory use to the principal permitted use. Outdoor storage of commercial vehicles in a residential zone shall be prohibited.
§ 410-42 Off-site parking facilities.
[Amended 5-12-2005 by Ord. No. 2005-10]
A.
Except as specified in § 410-42B below, all permitted and required accessory off-street parking spaces, open or enclosed, shall be located on the same zone lot as the use to which such spaces are accessory, except that such spaces may be provided elsewhere but shall be provided within a radius of no greater distance than 250 feet from that lot and provided further that required spaces are provided off the site in accordance with the provisions set forth herein and that such spaces shall be in the same ownership as the use to which they are accessory and shall be subject to deed restrictions filed in the office of the County Clerk in Bergen County, binding the owner and his heirs and/or assigns to maintain the required number of spaces available throughout the life of such use and such spaces shall conform to all regulations of the district in which they are located.
B.
The regulations of § 410-42A shall not apply to properties located in the Borough's C-1 Central Business District Zone and the portion of the C-2 Neighborhood Business Zone located to the south of Main Street and generally along Lemoine Avenue, Palisade Avenue and Parker Avenue which is more particularly designated as Lots 1, 2, 3, 4, 5, 6, 7, 8, 9 and 10 in Block 3301, Lots 1, 2, 3, 4, 5, 6 and 7 in Block 3907, Lot 1 in Block 4201, Lots 7 through 29 in Block 4202, Lots 6 through 36 in Block 4301, Lots 25, 26, 27 and 28 in Block 4302, Lots 1, 2, 3, 4, 27 and 28 in Block 4303 and all of Lots 1, 20 and 21 and portions of Lots 2, 22 and 23 in Block 4304. Parking for properties in these areas may be provided on or off site and may be located within a radius of no greater distance than 800 feet of the property. Such parking may be provided in public parking facilities operated by the Borough of Fort Lee Parking Authority.
[Amended 7-21-2005 by Ord. No. 2005-26]
§ 410-43 Parking garages in residential zones.
Private garages for multifamily dwellings in the R-5, R-6, R-7, R-8, R-9, R-10, R-11 and PUD Zones shall be constructed and located in accordance with the following provisions:
A.
Private garages in the R-5, R-6, R-7, R-8, R-8A, R-9 and PUD Zones may be constructed below ground level. All off-street parking in the R-10 and R-11 Zones shall be restricted to garages constructed and located below ground level. Wholly underground garages may be constructed beneath any part of the front, side or rear yards, provided that no portion of the roof of such garage is higher than the ground surface.
B.
A private garage in the R-5, R-6, R-7, R-8, R-8A, R-9 and PUD Zones may be constructed above ground in accordance with § 410-35A(1)(g).
C.
A private garage in the R-5, R-6, R-7, R-8, R-8A, R-9 and PUD Zones may be constructed and located above ground and attached to the principal building as a subsurface or surface garage or deck so as to constitute an integral part thereof, subject to the following requirements:
(1)
Said garage may project or extend into the required front yard required for the principal building, provided such extension does not occupy more than 1/2 the required front yard and the height and setback of such facilities are in accordance with 410-35A(1)(g).
(2)
The roof of said garage (excluding parapet walls) shall not extend higher than the first floor beams of the principal building, and at least 50% of the rooftop area shall be designed for recreational uses or landscaped areas.
(3)
Said garage may project into required side or rear yards of the principal building but no closer than 10 feet from any side or rear lot line. Within the PUD Zone, for adjacent buildings, the side lot line restrictions are not applicable.
D.
A private garage in the PCR-1, R-5, R-6, R-7, R-8 and R-9 Zones may be constructed and located partially or wholly above ground as an accessory use and structure not attached to the principal building located on the same zone lot, subject to the following requirements:
(1)
Said garage shall not project or extend into the front yard for any principal building.
(2)
Said garage shall not be located closer than 30 feet or twice the height of said garage, whichever is greater, from any principal building.
(3)
Said garage may project into the required side and rear yards of the principal building, but in no event closer than a distance of 20 feet or the height of the structure, whichever is greater, from any side or rear lot line.
E.
The allowance of aboveground garages as provided in 410-43C and D hereof shall in no way be construed to obviate the maximum improved lot coverage limitations of 410-29B(1).
F.
All garages or off-street parking spaces in the R-5, R-6, R-7, R-8, R-8A, R-9, R-10, R-11 and PUD Zones shall be designed and used only by the occupants of the principal building to which they are accessory or guests or visitors of said occupants. Said garages and off-street parking spaces shall not be rented or leased to other than the occupants of the principal building to which they are accessory. No fee or charge shall be assessed to any guest or visitor using said garages or off-street parking spaces. All garages and off-street parking in any residential zone shall only be permitted as an accessory use. Off-street parking, garages and access drives to parking areas shall not be permitted as principal uses.
G.
Off-street loading and unloading in apartment zones. All loading and unloading of any materials, goods or products of any nature in a PCR-1, R-5, R-6, R-7, R-8, R-9, R-10 and R-11 Zone shall be provided within the confines of the building or the property on which the building or buildings are located. There shall be no loading or unloading within the public right-of-way or within any designated fire-safety zone.
§ 410-44 Off-street parking for one- and two-family dwellings.
[Amended 12-14-2000 by Ord. No. 2000-45; 4-14-2022 by Ord. No. 2022-6]
Every one- or two-family dwelling constructed and any dwelling converted from a one-family to a two-family dwelling after the enactment of this chapter shall be required to provide a minimum of two off-street parking spaces for each dwelling unit in a one-family dwelling and 1 1/2 off-street parking spaces for one dwelling unit in a two-family dwelling.
A.
No off-street parking shall be permitted any closer to the street line than the front building line of one- and two-family dwellings for which such parking is an accessory use, except upon a maximum of one paved driveway per unit not exceeding 16.5 feet in width.
B.
Paving work shall require a building permit issued by the Building Inspector, application for which shall be accompanied by a required fee of $10 and a drawing depicting the proposed location and width of the driveway and the existing location.
C.
Maximum hardscape for one- and two-family dwellings. Improved lot coverage shall not exceed 70% in the front yard of a one-family or two-family dwelling. For corner lots, this requirement shall apply to all street frontages.
D.
Driveways for one-family and two-family dwellings shall slope downward to the street.