Roselle City Zoning Code
ARTICLE VI
Design Details
§ 650-23 Purpose.
The purpose of the design details set forth in this article is to implement the general performance standards established in Article V of this chapter.
§ 650-24 Circulation and parking.
A.
Off-street parking. In all zones in connection with every industrial, commercial, institutional, residential or any other use, there shall be provided, at the time any building or structure is erected or is enlarged or increased in capacity, off-street parking for motor vehicles and bicycles in accordance with the requirements set forth herein. Such facilities shall be completed prior to the issuance of a certificate of occupancy. The applicant shall also meet the requirements of L. 1975, c. 221, (N.J.S.A. 52:32-12) and applicable provisions of the Americans with Disabilities Act of 1990, requiring parking spaces for the handicapped.
B.
Schedule of off-street parking requirements.
(1)
Motor vehicle parking requirements. The minimum number of off-street parking spaces with proper access from a street or driveway for each use in all districts shall be as follows:
(a)
Business, professional, executive, engineering, administrative offices: one space for each 250 square feet of building floor area.
(b)
Child-care center: one space for each employee plus five spaces for dropoff and pickup.
(c)
Churches, synagogues and places of worship: one space for each three fixed seats plus one space for each 60 square feet of gross floor area for assembly and meeting rooms.
(d)
Clubhouse: one space for each 40 square feet of floor area available for patron use.
(e)
Community residence: one space for every two bedrooms or fraction thereof.
(f)
Dance, martial arts studio: one space for each 120 square feet of gross public area.
(g)
Dwelling, multifamily: refer to the New Jersey Residential Site Improvements Standards (RSIS), N.J.A.C. 5:21.
(h)
Dwelling, one-family: refer to the New Jersey Residential Site Improvements Standards (RSIS), N.J.A.C. 5:21.
(i)
Dwelling, two-family: refer to the New Jersey Residential Site Improvements Standards (RSIS), N.J.A.C. 5:21.
(j)
Family day-care home: one space for each 300 square feet of floor area dedicated to the day-care home, which is in addition to the dwelling parking requirement.
(k)
Fast food: one space for each 30 square feet of gross public area.
(l)
Funeral parlor: one space for every four seats.
(m)
Garden apartments: refer to the New Jersey Residential Site Improvements Standards (RSIS), N.J.A.C. 5:21.
(n)
Hospital/sanatorium: one space for every 1.5 beds.
(o)
Laundromat: one space for every six machines.
(p)
Libraries, museums, art galleries: one space for each 40 square feet of floor area available for patron use.
(q)
Manufacturing/assembly: one space for each 1,000 square feet of building floor area.
(r)
Medical offices: one space for each 142 square feet of floor area.
(s)
Personal service establishment: one space for each 200 square feet of floor area.
(t)
Restaurants: one space for every four seats and one space for every two employees.
(u)
Retail store: one space for each 250 square feet of floor area.
(v)
Scientific/research laboratories: one space for each 500 square feet of building floor area or one space for each employee, whichever is greater.
(w)
Taverns: one space for every 1.5 seats.
(x)
Townhouses: refer to the New Jersey Residential Site Improvements Standards (RSIS), N.J.A.C. 5:21.
(y)
Wholesale sales/distribution: one space for each 1,000 square feet of building floor area.
(z)
Cannabis cultivators shall have one parking space for every 500 square feet of floor area or one space for each employee during the peak shift, whichever is greater.
[Added 6-15-2022 by Ord. No. 2686-22]
(aa)
Cannabis delivery services shall have one parking space for every 200 square feet of floor area.
[Added 6-15-2022 by Ord. No. 2686-22]
(2)
Shared parking. Nothing in the above requirements or in this subsection shall be construed to prevent the employment of shared parking, which may be implemented in one of two manners:
(a)
On-site shared parking. For parcels containing a mixed-use building, on-site shared parking may be implemented.
[1]
A fifty-percent shared parking allowance shall be permitted for combining weekday uses with evening/weekend uses in the same building. Office and retail uses are considered to be weekday uses, while residential and restaurant uses are considered to be evening/weekend uses.
[2]
Fifty percent of the parking requirement of the evening/weekend use of the building may be met through parking already provided for the weekday use unless the parcels that are within 500 feet of a Borough-owned public parking lot and exempted from a parking requirement as provided in Subsection B(2)(b) below. For example, a building contains office space that requires 20 parking spaces and residential units that require eight parking spaces. The residential parking is permitted to be reduced by 50% or four parking spaces. Therefore, the development would only be required to construct 24 parking spaces instead of 28.
(b)
Off-site shared parking. For parcels that cannot accommodate all or a portion of their required parking spaces, the differential parking requirement is exempted if there is a Borough-owned public parking lot within 500 feet of the property and the property owner contributes $2,500 per space to a fund dedicated by the Borough for the purpose of maintaining and constructing public parking facilities.
(3)
Bicycle parking and storage requirements.
(a)
Multifamily residential development.
(b)
Nonresidential development.
[1]
For retail uses, provide at least one secured, enclosed bicycle storage space per every 10 new retail workers and at least one bicycle rack for visitor-customer equal to one bicycle space per 5,000 square feet of retail space not less than four bicycle spaces per project site.
[2]
For nonresidential uses other than retail, provide at least one secured, enclosed bicycle storage space per 10 new employees and at least one bicycle rack for visitors equal to one bicycle space per 10,000 square feet of retail space not less than four bicycle spaces per building. Provide at least one on-site shower with changing facility for any development with 100 or more new workers.
C.
Off-street loading requirements.
(1)
Off-street loading area or berths, open or enclosed with proper access from a street or common service driveway or alley, shall be provided for any use specified herein. In addition, such spaces shall comply with the design standards for such spaces as contained herein.
(2)
Any land which is developed as a unit under single ownership and control shall be considered a single lot for the purpose of these loading requirements.
(3)
Facilities for off-street loading shall be provided on the property in other than the front yard area.
(4)
No loading or unloading platform shall be nearer to the line of any street than 60 feet.
D.
Schedule of off-street loading requirements.
§ 650-25 Supplementary parking and loading space requirements.
A.
Fractional space. When the application of a unit of measurement for a parking space or loading space to a particular use or structure results in a fractional space, a space shall be required for each such fraction.
B.
Computing number of employees. The number of employees, where not clearly stipulated, shall be computed on the basis of persons to be employed, taking into consideration day, night and seasonal variations.
C.
Space requirements.
(1)
Minimum requirements for uses not specifically covered. In determining minimum parking space requirements for uses not covered in this article, the Planning Board shall be guided by the number of persons to be employed in said building or by the use; the numbers of persons expected to reside in, visit or patronize the building or use; the anticipated percentage of residents, visitors or patrons using various transportation modes; and the need for safe and convenient loading space for visitors or patrons and goods. In all cases, minimum parking space requirements shall be in accordance with applicable provisions of the Americans with Disabilities Act of 1990.
(2)
Additional parking requirements for multifamily development. For any multifamily development, 0.15 parking space per unit is required for visitor parking demands.
D.
Supplementary requirements applying to parking and off-street loading.
(1)
Wavier of parking and off-street loading and unloading requirements.
(a)
Excess spaces. Where it can be demonstrated, at the time of Planning Board review that the parking and/or loading requirements of this article will result in more parking spaces than actual needs require, the Planning Board may permit a portion of the proposed parking and/or loading areas to remain unpaved, but landscaped with topsoil and seeded to lessen stormwater runoff. Such unpaved area shall remain reserved for such future facilities needs and, if conditions in use or actual operation of proposed use vary, the Planning Board may require such unpaved space to be paved.
(b)
Exceeding minimum off-street parking and loading requirements. Minimum off-street parking and loading requirements as required by this article may only be exceeded as permitted in this article where it can be demonstrated at the time of Planning Board review that such additional parking facilities are necessary of the actual operation of a proposed use. In such instances, the Planning Board may grant an increase in minimum space on a lot, provided that all other bulk and area requirements are met for the use in the district in which it is located.
(2)
Educational facilities parking modifications.
(a)
Where a building is for an educational institution which prohibits the ownership or operation of automobiles by students or that restricts the parking of student automobiles to designated institution parking areas, such students need not be included in the calculation of automobile parking requirements.
(b)
Institutional parking spaces of educational institutions that are provided for normal daytime activity for other purposes shall be considered to be available for such public uses are normally conducted in the evening or on weekends in places of public assembly of such institutions.
§ 650-26 General circulation; parking and loading area standards.
A.
Access. Unobstructed access to and from a street shall be provided. Paved access drives or driveways shall be provided in accordance with the criteria provided in Subsection G, below.
B.
Location of parking spaces. No off-street parking space shall be located within a required front yard area in any zone. For the purpose of this requirement, residential driveways shall not be considered parking spaces.
C.
Sidewalks and curbing.
(1)
Sidewalks between parking areas and principal structures, along aisles and driveways and wherever pedestrian traffic shall occur shall be provided with a minimum width of four feet of passable area and be raised six inches or more above the parking area, except when crossing streets or driveways. At points of intersection between pedestrian and motorized lines of travel and at other points where necessary to avoid abrupt changes in grade, a sidewalk shall slope gradually so as to provide an uninterrupted line of travel. Guide rails and wheel stops permanently anchored to the ground shall be provided in appropriate locations. Parked vehicles shall not overhang or extend over sidewalk areas unless an additional sidewalk width of 2 1/2 feet is provided to accommodate such overhang.
(2)
All sidewalks and curbing shall be in compliance with the applicable provisions of the Americans with Disabilities Act of 1990.
D.
Landscaping and drainage.
(1)
Parking areas shall be suitably landscaped to minimize noise, glare and other nuisance characteristics as well as to enhance the environment and ecology of the site and surrounding area.
(2)
Off-street parking areas located in all zones, which provide parking for 15 or more vehicles shall be planted with two-inch caliper nursery-grown shade trees of species approved by the Borough Engineer as suitable for the intended purpose and located throughout the parking area at a minimum rate of one per 2,500 square feet of paved, parking area.
(3)
All open parking areas and accessways thereto shall be property drained.
(4)
Parking viewed from the public right-of-way or from any property used for residential purposes shall be suitably shielded.
E.
Lighting.
(1)
All parking areas shall be lighted to provide a minimum of three footcandles at driveway intersections with main roads and a total average illumination of 0.5 footcandle throughout the parking area.
(2)
Such lighting shall be shielded in such a manner as not to create a hazard or nuisance to the adjoining properties or the traveling public.
F.
General circulation design principles.
(1)
Where pedestrians must cross service roads or access roads to reach parking areas, crosswalks should be clearly designated by pavement markings and signs and be in accordance with applicable provisions of the Americans with Disabilities Act of 1990.
(2)
Roads and driveways from main roads should be located at grade and not below the crest of vertical curves.
(3)
All parking and loading spaces and driveways shall be so arranged that cars and trucks may be turned on the lot so that it is not necessary to back into any street.
G.
Location of driveways.
(1)
Design.
(a)
All entrance and exit driveways shall be located to afford maximum safety to traffic, provide for safe and convenient ingress and egress to and from the site and to minimize conflict with the flow of traffic.
(b)
Any exit driveway or driveway lane shall be so designed in profile and grading and located to provide the following minimum sight distance measured in each direction. The measurements shall be from the driver's seat of a vehicle standing on that portion of the exit driveway that is immediately outside the edge of the road right-of-way.
Allowable Speed (miles per hour) | Required Site Distance (feet) |
|---|---|
25 | 150 |
30 | 200 |
35 | 250 |
40 | 300 |
45 | 350 |
50 | 400 |
(c)
Where a site occupies a corner of two intersecting roads, no driveway entrance or exit shall be located within 50 feet of the point of tangency of the existing or proposed curb radius of that site.
(d)
Where two or more driveways connect a single site to any one road, a minimum clear distance of 200 feet measured along the right-of-way line shall separate the closest edges of any two such driveways.
(e)
Where a development fronts on a principal, major or minor arterial or a major collector, a combined one point of ingress and egress to parking and service areas shall be provided, except where large frontages (1,000 feet or larger) are involved. In those instances where two or more driveways connect a single site to any one road, a minimum clear distance of 300 feet measured along the right-of-way line shall separate the closest edges of any two such driveways.
(2)
Driveway angle.
(a)
Two-way operation. Driveways used for two-way operation shall intersect the road at an angle to as near 90° as site conditions will permit and in no case will be less than 60°.
(b)
One-way operation. Driveways used by vehicles in one direction of travel (right turn only) shall not form an angle smaller than 45° with a road, unless acceleration and deceleration lanes are provided.
(3)
Driveway dimensions. The dimensions of driveways shall be designed to adequately accommodate the volume and character of vehicles anticipated to be attracted daily onto the land development for which a site plan is prepared. The required maximum and minimum dimensions for driveways are indicated below. Driveways serving large volumes of daily traffic or traffic of over 15% truck traffic shall be required to utilize high to maximum dimensions.
Type of Use | One-Way Operation Driveway (width in feet)* | Two-Way Operation Driveway (width in feet)* |
|---|---|---|
3 to 10 family residence | 10-15 | 24 |
Over 10 family | 15-25 | 24 |
Commercial/Industrial | 15-30 | 24 |
NOTES: | |
* | All driveways shall be five feet wider at the curbline, and this additional width shall be maintained for a distance of 20 feet into the site. |
H.
Acceleration/deceleration lanes. Where access to a parking area of 100 or more spaces is proposed, acceleration and/or deceleration lanes shall be provided in accordance with design criteria established by the American Association of State Highway and Transportation Officials Standards Manuals.
I.
New or altered parking lots. No public or private parking area or access roads shall be constructed, altered or added to in the Borough until there shall have filed with the Construction Official an application for a building permit, which shall include a plan, in duplicate, drawn to scale, showing the actual dimensions of the lot or lots of the building or structures and accessory buildings already existing or to be erected, and containing such other information as shall be deemed necessary by the Construction Official to determine conformity with the provisions of the Subsections above, the Building Code and with applicable provisions of the Americans with Disabilities Act of 1990.
J.
Maintenance of off-street parking and loading areas.
(1)
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 pavement areas, sidewalks, curbs, drainage facilities, lighting, bumpers, guardrails, markings, signs, bicycle parking device, landscaping and other improvements shall be maintained in a workable, safe and good condition.
(2)
The Borough Engineer 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.
K.
Automobile parking design principles.
(1)
Access. The width of all aisles providing direct access to individual parking stalls shall be in accordance with the requirements set forth below. The minimum width of access aisles shall conform with the following requirements:
Parking Angle (degrees) | Aisle Width One-Way Traffic (feet) | Aisle Width Two-Way Traffic (feet) |
|---|---|---|
0 (parallel) | 12 | 24 |
30° | 12 | 24 |
45° | 14 | 24 |
60° | 18 | 24 |
90° (perpendicular) | 24 | 24 |
(2)
General. A one-way car movement (to the left or counterclockwise) should be encouraged. A major loop road should be developed around the parking areas. All parking shall be located in bays generally perpendicular to driveways or roads.
(3)
Parking lot layout. Parking areas or lots providing for more than 60 motor vehicle spaces shall, where possible, be subdivided into modular parking bays or lots of not greater than 60 spaces each. Single row or line of spaces within a bay should be not more than 20 spaces in length. Parking bays should be separated from access or circulation drives by ten-foot wide landscaped islands for the full width of a bay at the ends of rows. Designated handicapped parking spaces shall be located on the shortest route of travel from adjacent parking to an accessible entrance. Every effort shall be made to plan an accessible path of travel from parking spaces to primary access which does not cross vehicular traffic lanes. When it is necessary to cross vehicular traffic lanes, the route of traffic shall be designated and marked as a crosswalk.
(4)
Markings. In outdoor parking or service areas for uses open to the public, parking spaces shall be double-striped between spaces with lines 18 inches on center. Lines shall be four inches wide. Such areas shall be curbed with permanent and durable curbing to confine cars to striped parking, without overhang or projection onto sidewalks, driveways, bicycle parking areas, planted areas or adjacent landscaped areas. Markings for designated handicapped parking spaces shall be in accordance with the applicable provisions of the Americans with Disabilities Act of 1990.
(5)
Areas computed as parking spaces. Areas which may be computed as open or enclosed off-street parking spaces include any private nonresidential garage, carport or other area available for parking, other than a street, access lane or driveway. However, a driveway within a required front yard for a one-family residence may count as one parking space. A private residential garage may also count as one parking space, provided that the dwelling unit contains a basement or similar area for occupant household storage needs.
(6)
Size of parking spaces. Parking space sizes shall be measured as follows, exclusive of interior driveway or maneuvering areas:
(a)
Standard spaces: nine feet in width by 18 feet in length.
(b)
Compact car spaces: eight feet in width by 14 feet in length.
(c)
Parking spaces for people with disabilities shall be in accordance with the New Jersey Uniform Construction Code (N.J.A.C. 5:23-7) or the Americans with Disabilities Act, as applicable.
(7)
Parking for the handicapped. The number, location, size and markings of spaces shall conform to the design requirements required for such spaces by the State of New Jersey (barrier-free design N.J.S.A. 52:32-12) and the Americans with Disabilities Act of 1990. Minimum spaces in general shall be as follows:
Total Parking Spaces in Lot | Handicapped Spaces Required |
|---|---|
1 to 25 | 1 |
26 to 50 | 2 |
51 to 75 | 3 |
76 to 100 | 4 |
101 to 150 | 5 |
151 to 200 | 6 |
(8)
Compact car parking. Where parking for compact cars is provided as part of an off-street parking facility, such spaces shall not exceed 1/5 of the total number of required parking spaces. Compact car spaces shall be located within a parking facility and contain proper signage and markings so that use by standard size automobiles is discouraged.
(9)
Tandem parking. Where tandem parking is provided, the following shall apply:
L.
Bicycle parking design principles.
(1)
General. Bicycle parking facilities shall be of such a type and quantity so as to encourage and facilitate the use of the bicycle as a means of transportation by the employees and customers of the proposed use requiring site plan approval.
(2)
Location. Outdoor bicycle parking facilities shall be located in convenient locations close to building entrances or pedestrian walkways leading to building entrances. Such facilities shall be clearly marked and separated from automobile access by either landscaping, raised curbs or similar devices.
(3)
Access. Bicycle access should be combined with motor vehicle access where possible. Bicycle access to a lot shall not be combined with pedestrian access. Driveways and aisles shall not contain hazards to cyclists (e.g., parallel bar drainage grates, insufficient sight clearance at points of intersection).
M.
Off-street loading area; berth sizes.
(1)
Loading area. A loading area need not be necessarily a full berth, but shall have a minimum plan dimension of at least 10 feet overload clearance. The Construction Official shall determine the sufficiency of the off-street loading area(s) based upon the land and amount of loading and unloading operation required by the proposed use, but in no case shall the use of such space hinder the free movement of vehicles and pedestrians over a street, sidewalk or alley.
(2)
Loading berth. Each required loading berth shall be least 12 feet wide, 33 feet long and 14 feet high.
N.
Location and access of loading areas, berths.
(1)
Unobstructed access, at least 10 feet wide, to and from a street shall be provided. Such access may be combined with access to a parking lot. All permitted or required loading areas or berths shall be on the same lot as the use to which they are accessory. No entrance or exit for any loading area or berth shall be located within 50 feet of any street intersection. No off-street loading berth or area shall be located in any front yard.
(2)
All areas for the loading and unloading of vehicles and for the serving of establishments or shops shall have adequate and unobstructed access from a street, service driveway or alley and shall be so arranged that they may be used without blocking or otherwise interfering with the use of automobile accessways, parking facilities, fire lanes or sidewalks.
§ 650-27 Lighting.
In connection with every site plan, the applicant shall submit plans for all proposed exterior lighting. These plans shall include the location, type of light, radius of light, manufacturer's specification sheet and intensity in footcandles. The following design standards shall be followed:
A.
The style of the light and light standards shall be consistent with the architectural style of the principal building.
B.
The maximum height of freestanding light structures shall be 16 feet in any zone.
C.
All light shall be shielded to restrict the maximum apex angle of the cone of illuminations to 150°.
D.
Where lights along the property lines would be visible to adjacent residents, the lights shall be appropriately shielded. Site lighting, other than that needed for security purposes, shall be set on a timer system that shuts off all but security lighting of the site by 11:00 p.m.
E.
Spotlight-type fixtures attached to buildings and visible to the public shall be avoided.
F.
Freestanding lights shall be so located and protected to avoid being easily damaged by vehicles.
G.
Lighting shall be located along streets, parking areas, at intersections and where various types of circulation systems merge, intersect or split.
H.
Pathways, sidewalks and trails shall be lighted with low or mushroom-type standards.
I.
Stairways and sloping or rising paths, building entrances and exits require illumination.
J.
Lighting shall be provided where buildings are set back or offset, if access is provided at such points.
§ 650-28 Refuse design standards.
In connection with every site plan, excluding one- and two-family homes, the applicant shall show the refuse location on the site plan and submit information on the enclosure size and materials. The ensuing design standards shall be followed:
A.
All trash and/or recyclable material receptacles shall be located in the rear yard and shall be enclosed on three sides with a solid masonry enclosure not less than six feet in height. The opening in the enclosed refuse area shall be a solid gate six feet in height, which provides adequate access and removal of the refuse container(s), while screening their view from adjoining properties and public streets.
B.
Said masonry structure shall be architecturally compatible with the principal building.
C.
Receptacles and their solid masonry enclosure shall be set back at least five feet from any rear or side lot line.
D.
No trash and/or recyclable material enclosure shall be visible from any public street.
E.
No trash and/or recyclable material shall be allowed to extend above or beyond the enclosure.
F.
All refuse areas shall be safely and easily accessible by collection personnel and vehicles and shall be able to access such area without interference from parked cars or other obstacles.
§ 650-29 Environmental considerations.
§ 650-30 Street furniture.
Street furniture are the man-made elements of the environment. These include but are not limited to benches, planting boxes, mailboxes and parking meters, streetlights, tables and chairs for outdoor dining, directional signs, trash receptacles and bike racks. In reviewing a site plan, details of street furniture shall include location, size, lighting and design relationship to the principal building(s). Such furniture shall be subordinate to the site plan and arranged in a design-coordinated fashion to the principal use on the lot (e.g., color and scale shall be reasonably harmonious with the principal building).