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.
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
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DEVELOPMENT STANDARDS
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REQUIRED
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Minimum Tract Area
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10 acres
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Maximum Impervious Coverage
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50%
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Maximum Building Coverage
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30%
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Maximum Floor Area Ratio
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0.6 (not to exceed 2 million SF of warehouse)*
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Minimum Landscape Buffer Adjacent to Residential Uses
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100 feet
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PRINCIPAL BUILDING STANDARDS
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REQUIRED
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Maximum Building Height
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65 feet (warehouse)/52 feet other buildings)
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Minimum Setbacks**
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- Route 33
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500 feet-warehouse/200 feet-other
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- Woodward Road
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275 feet
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- All other tract boundaries
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25 feet
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Minimum Distance between Principal Buildings
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40 feet
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ACCESSORY BUILDING STANDARDS
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REQUIRED
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Maximum Height
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20 feet
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Minimum Setback
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50 feet
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*- 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.
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**- 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.
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Principal permitted uses within the Redevelopment District shall
meet the minimum off-street parking requirements set forth below.
Warehouse/storage and distribution facilities:
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Min: 1 space per 5,000 square feet of gross floor area
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Max: 1 space per 1,800 square feet of gross floor area
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Scientific or research facilities:
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4 spaces per 1,000 square feet of gross floor area
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Light industrial:
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3 spaces per 1,000 square feet of gross floor area
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Indoor agriculture:
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1 space per 5,000 square feet of gross floor area
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Accessory office/retail space
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4 spaces per 1,000 square feet of gross floor area
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Indoor Recreation Center
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1 space per 1,000 square feet of gross floor area
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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.
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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.
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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.
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Tractor trailer parking spaces for warehouse/storage or distribution
facilities shall be limited to no more than 2 trailer parking spaces
per loading bay.
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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.
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."
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.
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