The provisions set forth herein shall supersede the Land Development Ordinance of the Township of Manalapan, except where specific provisions of the Land Development Ordinance are expressly indicated as being applicable. The land use and development requirements for the entire Redevelopment Area will generally follow those of the SED-20W Zone, except that the FAR shall be 0.6 (per the existing SED-20 Zone within the Redevelopment Area). The adoption of this Redevelopment Plan by the Township of Manalapan shall be considered an amendment to the Township's Official Zoning Map.
1. 
Light Industrial Uses.
a. 
Light manufacturing.
b. 
Fabrication.
c. 
Assembly.
2. 
Warehousing and Storage, including refrigerated.
3. 
Distribution Facilities, not including Last Mile Distribution Facilities.[1]
[1]
Last Mile Distribution Facilities shall be defined as a distribution facility that moves goods to their final delivery destination for use or consumption, which is typically a residence, utilizing a fleet of small trucks and vans under a gross vehicle weight of 16,000 lbs (US Truck Class 4 and below).
4. 
Wholesaling.
5. 
Scientific or Research Facilities.
6. 
Indoor and outdoor agriculture, including the raising and training of horses, but excluding marijuana cultivation.
7. 
Indoor Recreation Centers, including indoor and outdoor ice skating/hockey rinks per requirements of Section 95-6.17 and subject to the lot area and building requirements established in the SED-5 Zoning District, and yard and building height requirements per Table 2 of this Plan.
8. 
Any combination of the above listed permitted uses may be located within a single building, or within a group of buildings.
1. 
Off-street parking and loading.
2. 
Tractor trailer parking and storage.
3. 
Shipping container storage.
4. 
Signage.
5. 
Fences and walls, including sound walls.
6. 
Landscape enhancements, including sculpture.
7. 
Offices.
8. 
Retail space accessory to distribution, warehousing and storage facilities, not to exceed 5,000 square feet per tenant, and not to exceed 10,000 square feet in total.
9. 
Gate house or security guard house.
10. 
Roof-mounted solar installations.
11. 
Mechanical equipment.
12. 
Fire protection and potable water supply storage tanks.
13. 
Stormwater basins.
14. 
Sewage treatment facilities.
15. 
Tennis/Sports Courts.
16. 
Exterior Basketball Courts associated with an Indoor Recreation Center use (maximum of 4 courts).
17. 
Any other use or structure which is subordinate to, and customarily incidental to a [the] principal use or structure on the same lot or any other lot within the redevelopment area, or, for the raising and training of horses, any adjacent lot.
Development in the Redevelopment Area shall comply with the standards in Table 2 except as otherwise provided in this Plan.
Table 2. Redevelopment District Bulk Standards
DEVELOPMENT STANDARDS
REQUIRED
Minimum Tract Area
10 acres
Maximum Impervious Coverage
50%
Maximum Building Coverage
30%
Maximum Floor Area Ratio
0.6 (not to exceed 2 million SF of warehouse)*
Minimum Landscape Buffer Adjacent to Residential Uses
100 feet
PRINCIPAL BUILDING STANDARDS
REQUIRED
Maximum Building Height[1]
65 feet (warehouse)/52 feet other buildings)
Minimum Setbacks**
- Route 33
500 feet-warehouse/200 feet-other
- Woodward Road
275 feet
- All other tract boundaries
25 feet
Minimum Distance between Principal Buildings
40 feet
ACCESSORY BUILDING STANDARDS
REQUIRED
Maximum Height
20 feet
Minimum Setback
50 feet
*- Note that the calculation of Floor Area Ratio is defined as follows: FLOOR AREA RATIO - The sum of the area of all floors of primary/accessory buildings and structures with a roof compared to the total area of the site. For the purposes of the redevelopment plan, this definition shall govern all future site plans. In addition, mezzanines are allowed in warehouse buildings not to exceed 33% of the building floor area and shall not be considered a floor nor count toward the FAR requirement for the zone. Mezzanines may be occupied or non-occupied space.
**- The definition of setbacks shall be as defined in the Manalapan Land Use Ordinance except that any roadway improvements to be made on site, whether dedicated right-of-way or not, shall NOT create a front yard requirement on the subject tract nor any off-tract properties.
[1]
Roof-mounted mechanical equipment, bulkheads and other appurtenances shall be exempted from the maximum height restrictions. Roof-mounted solar panels shall have a maximum height of 7 feet above the maximum permitted height in the Redevelopment District.
Principal permitted uses within the Redevelopment District shall meet the minimum off-street parking requirements set forth below.
Warehouse/storage and distribution facilities:
Min: 1 space per 5,000 square feet of gross floor area
Max: 1 space per 1,800 square feet of gross floor area
Scientific or research facilities:
4 spaces per 1,000 square feet of gross floor area
Light industrial:
3 spaces per 1,000 square feet of gross floor area
Indoor agriculture:
1 space per 5,000 square feet of gross floor area
Accessory office/retail space
4 spaces per 1,000 square feet of gross floor area
Indoor Recreation Center
1 space per 1,000 square feet of gross floor area
Where any calculation results in a fraction of a space, the required amount of off-street parking shall be rounded up to the nearest whole number.
A minimum of 6 electric vehicle (EV) charging stations shall be provided among the required off-street parking spaces for the use of individuals otherwise on-site, such as employees, and is not intended for the use of the general public. The level of EV charging stations provided shall be limited to the commercial availability of the local energy grid and providers in the area.
The redeveloper may request to land bank up to 30% of the total required parking spaces subject to the review and approval of the Planning Board.
Tractor trailer parking spaces for warehouse/storage or distribution facilities shall be limited to no more than 2 trailer parking spaces per loading bay.
The site design requirements set forth herein shall supersede Article IX, Improvement Standards, and other relevant site design standards of the Township of Manalapan Land Development Ordinance, except as expressly indicated.
a. 
Access to the Redevelopment District by trucks and commercial vehicles shall be restricted to full access to and from the traffic signal at Route 33 and Sawgrass Drive and driveways along Route 33 limited to right-in and right-out movements.
b. 
All parking areas, driveways and circulation areas shall be paved and curbed.
c. 
Parking stalls for standard vehicles shall have minimum dimensions of 9 feet in width by 18 feet in length.
d. 
Parking stalls for tractor trailers shall have minimum dimensions of 12 feet in width by 55 feet in length.
e. 
Internal circulation driveways shall have the following minimum widths:
One-way circulation - 12 feet
Two-way circulation - 25 feet
f. 
All off-street parking and circulation areas, except for access roads, shall be setback a minimum of 50 feet from any tract boundary.
Warehouse and distribution facilities shall be required to provide at minimum one loading space with a dimension of 13' x 60' for each 20,000 square feet or part thereof.
All development within the Redevelopment District shall be subject to N.J.A.C. 7:8 Stormwater Management Rules, which shall supersede the requirements the Township Code.
[Amended 7-13-2022 by Ord. No. 2022-12]
A. 
Except as provided in subsection b. herein, all development within the Redevelopment District shall be subject to N.J.A.C. 7:13 Flood Hazard Area Control Act (FHACA) Rules, which shall supersede the requirements of the Township Code. This includes compliance with § 95-8.12 Stream Corridor Regulations. A valid NJDEP approval for the activities proposed in a future site plan as part of the subject redevelopment plan (including but not limited to an applicability determination, permit-by-rule, general permit, general permit-by-certification, or individual permit) under the FHACA Rules shall be deemed as compliance with this section of the Code.
B. 
The following sections of the Township Code shall not apply to on-site or off-site intersection improvements proposed as part of a development in the Redevelopment District: Section 95-7.34, "Floodway setback, elevation above water table and soil removal". Section 95-8.12, "Stream corridor regulations."
a. 
Landscape Buffers and Islands.
i. 
The frontage of Route 33 shall include a decorative landscaping area comprised of a mixture of flowering plants, ornamental trees and evergreen shrubs. This area may include sculptures, walls and fencing which promotes and pays homage to the historical horse farm.
ii. 
A minimum of 1 tree for every 10 parking spaces shall be provided either in a landscaped island in the parking area, or within 10 feet of the perimeter of the parking area. Compliance with this standard shall supersede requirements under § 95-8.5 C for parking lot landscaping.
iii. 
A landscaped buffer with a minimum width of 200 feet shall be provided along the boundaries of the Redevelopment Area adjacent to Woodward Road and any residential or rural agricultural zone boundaries.
a. 
Landscaping within a required landscape buffer area shall be composed of a mixture of deciduous and evergreen trees, shrubs, grasses and other plantings so as to provide a continuous, year-round buffer to mitigate and absorb sight and sound, impacts to adjacent properties.
b. 
Landscape buffers shall include a minimum of 4 of the tree species listed in § 130-79.B(3) of the Township Code. A minimum of 2 of the species of trees must be evergreen varieties.
c. 
The width of the required buffer may be reduced to less than 50 feet in certain limited locations to accommodate necessary on-site utilities and infrastructure. However any buffer areas less than 50 feet in width shall provide a berm, fence and/or enhanced plantings in order to ensure an adequate visual screen.
d. 
Wastewater disposal such as drip irrigation and similar types of disposal shall be permitted within the required landscape buffer.
b. 
Trees.
i. 
Any mature tree on site that will be removed shall be replaced on a one-to-one basis. Mature trees shall be defined as any existing tree over 18 inches. All proposed trees shall be included in within the 1:1 replacement requirement.
ii. 
All tree replacement shall be subject to Chapter 222 of the Township Code. Tree Replacement Plan under this section may utilize sample plot (minimum 100' x 100' grid) extrapolation for wooded areas greater than one (1) contiguous acre.
iii. 
All trees shall be of a species identified as native species as determined by the Township Forester.
iv. 
All deciduous trees shall be a minimum of 2.5 inches in caliper at the time of planting.
v. 
All evergreen trees shall be a minimum of 6 feet in height at the time of planting.
All parking areas, driveways, loading areas, and walkways shall be illuminated for safety and security purposes. Lighting shall be designed to provide for security and safety, while minimizing impacts on adjacent properties.
a. 
All freestanding light fixtures shall have a maximum height not to exceed the height of the principal building proposed for the site.
b. 
All building mounted lights shall have a maximum mounting height not to exceed the height of the principal building proposed for the site.
c. 
All light fixtures shall be arranged so that lights are directed inwards towards the site and shielded to prevent light spillage onto adjacent properties.
d. 
All lights shall be directed down to prevent excess light pollution.
e. 
All parking areas, loading areas, or pedestrian walkways shall have a minimum level of illumination of 0.2 footcandles, and an average minimum of 0.5 footcandles throughout.
f. 
A maximum of 0.1 footcandles of illumination shall be permitted along any tract boundary line.
Fences within the Redevelopment District shall be subject to the following standards.
a. 
All fences that will be visible from a public right-of-way shall be no greater than 8 feet in height.
b. 
Chain link fences shall be screened, or vinyl clad in any area that will be visible from a public right-of-way to reduce visual impact.
c. 
Barbed wire or razor wire on fencing shall not be permitted.
d. 
Sound walls shall be specifically excluded from fence restrictions.
The following requirements shall apply to all signage within the Redevelopment District.
a. 
Monument Signs:
i. 
One (1) monument style sign may be permitted along each frontage on Route 33. Two monument style signs may be permitted along a single frontage along Route 33 of 1,000 linear feet or greater, provided that there is a separation of at least 250 feet between them. Three (3) monument signs may be permitted along a single frontage along Route 33 of 2,000 linear feet or greater provided that there is a separation of at least 250 feet between them. No identification sign of any type is permitted that is visible from Woodward Road.
ii. 
The sign(s) shall not interfere with any necessary sight triangle at the driveway intersection as defined by AASHTO.
iii. 
The maximum height of a monument sign shall be 10 feet, inclusive of any base structure.
iv. 
Monument signs shall be composed of a brick or stone base at least 18 inches in height and surrounded by decorative landscaping.
v. 
The maximum sign area of a monument sign shall be 80 sf for a single sign and a maximum of 160 sf total area for entire frontage (2,000 lf), excluding the base.
b. 
Building-mounted Signs.
i. 
A maximum of two (2) building or wall signs per tenant space are permitted on each principal building or structure.
ii. 
Building or wall signs shall have a total maximum signage area of 5 percent of the building facade to which they are affixed.
iii. 
Wall signs shall project no further than 8 inches from the face of the building.
iv. 
Building or wall signs shall have a maximum mounting height of 55 feet.
c. 
Directional or wayfinding signage may be provided throughout the site as needed to direct traffic to appropriate tenant spaces, parking or loading areas.
i. 
Directional signage shall have a maximum sign area of 8 square feet, and a maximum height of 4 feet.
d. 
No freestanding, pylon, or projecting signs shall be permitted.
Signs may be internally or externally illuminated.
a. 
A minimum of 50% of the anticipated energy demands for any redevelopment project shall be met through the use of on-site renewable energy in the form of solar generated and/or geothermal power.
b. 
In lieu of 50% on-site renewable energy, the redeveloper is permitted to satisfy this requirement by demonstrating that the proposed building(s) would be eligible for LEED silver certification or greater.
a. 
A minimum of 40% of the 225-acre Redevelopment Area shall be preserved as open space and/or farmland, which may include the raising and training of horses.
b. 
Open space and/or preserved farmland shall be situated so as to maximize buffer and separation between the commercial uses within the Redevelopment Area and any nearby residential zones to the south.
c. 
Any portion of an open space area that was previously cleared, cultivated, or otherwise used for agriculture or equestrian activities that will be abandoned must be re-forested in accordance with a plan approved by the Township Forester.
d. 
The open space/preservation shall be permanently secured through an easement pursuant to § 95-8.10.
e. 
A Redevelopment Agreement that enables the construction of one or more warehouses on Lots 11.01 and/or 12 (Gaitway tracts) must include the development of a privately owned and operated ice skating facility on the Marianne Manor site (See Table 1), as such a facility does not currently exist in Manalapan Township."
[Added 4-27-2022 by Ord. No. 2022-06]