Township of Mannington, NJ
Salem County
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The approving authority may require the installation of applicable improvements and may rely on the specific design standards listed in Part 5, Land Subdivision. These improvements shall be installed in accordance with the standard specifications, and engineering inspection requirements of that Part 5. In addition to the above cited required improvement and design standards, the following additional standards shall apply to site plans. For good and sufficient reasons, the Planning/Zoning Board may vary these design details as they may apply to a specific site plan application.
Adequate off-street parking space, open air or indoor, shall be provided with all new construction, the creation of new uses or the extension or alteration of existing uses.
A. 
Parking area design standards. All parking areas shall be designed in accordance with the following standards:
(1) 
The minimum parking stall dimension shall be nine feet in width and 18 feet in length.
(2) 
Access driveways to parking areas shall not be less than 10 feet in width for one-way traffic and not less than 20 feet in width for two-way traffic. The location of entrances and exits shall be in accordance with the access provisions of § 70-77. Access driveways shall be separated from parking areas by a buffer strip for a distance of 50 feet from its intersection with a public road or street. Parking spaces shall not be located along access roads except if the road is designed to be wide enough to prevent vehicles from backing into the travel lane.
(3) 
Off-street parking areas providing more than two required spaces shall be designed so that no vehicle would have occasion to back into any public street.
(4) 
Aisles and driveways within parking areas shall have the following minimum widths.
(a) 
For parallel parking: 12 feet.
(b) 
For thirty-degree or less angle parking: 12 feet.
(c) 
For forty-five-degree or less, but greater than thirty-degree angle parking: 13 feet.
(d) 
For sixty-degree or less, but greater than forty-five-degree angle parking: 18 feet.
(e) 
For ninety-degree or less, but greater than sixty-degree parking: 25 feet.
(5) 
Parking spaces shall be provided in accordance with the minimum requirements specified in the off-street parking schedule (Schedule A). When the computation to determine the number of spaces results in a requirement of a fractional space, any fraction to and including 1/2 shall be disregarded and fractions exceeding 1/2 shall require one space. For any other uses or combination of uses which do not fit one of the categories listed in the schedule, the approving authority should determine the required number of spaces. The specified standards are to be the basis of such a determination.
SCHEDULE A
Off-Street Parking Requirements
[Amended 6-7-1984 by Ord. No. 84-3]
Type of Use
Minimum Parking Spaces
RESIDENTIAL UNITS
Single-family detached or mobile homes
2 per unit provided on lot
Two-family unites (duplex)
2 per unit provided on lot
Single-family attached or townhouses
2 per unit provided on lot plus 1 per 6 units of visitor parking, provided in off-street bays
GARDEN APARTMENTS
1.5 per unit except if 2 or more bedrooms exceeds 45% of unit total then 1.75 per unit, provided in off-street bays
COMMERCIAL ESTABLISHMENTS
Retail store, service business
1 per 150 sq. ft. of gross leasable area
Service stations
2.5 for each service bay
Theaters
1 for each 4 seats
Shopping centers
5.5 per 1,000 sq. ft. of gross leasable area
Banks
6 per teller window
Motels, hotels, transient guest homes
1 per room
Restaurants
1 per 2 seats devoted to service
Offices, general and professional
1 per 150 sq. ft. of gross floor area
Research laboratories
1 per employee plus 10%
Wholesale stores, motor vehicle establishment, furniture stores
Exclusive of storage space, 1 per 400 sq. ft.
COMMUNITY FACILITIES
Churches, house of worship Assembly halls, auditoriums, community centers
1 for each 3 seats 1 for each 100 sq. ft. of gross floor area or 1 for each 4 seats, whichever is greater
Hospitals
1.5 per bed
Nursing homes, institutions for aged
1 for each 3 beds
SCHOOLS
Elementary schools, junior high schools
1 for each employee plus 10%
High schools
10 per classroom
Colleges
1 for every 2 students plus 1 per 4 dormitory beds
Libraries or museums
1 per 500 sq. ft. of gross floor area
Funeral homes
10 plus 1 for each 50 sq. ft. devoted to chapel or slumber rooms
INDUSTRIAL ESTABLISHMENTS
Industrial, manufacturing uses
1 per employee plus 10% or 1 per 750 sq. ft. of gross floor area, whichever is greater
Storage warehouses
1 per employee plus 10% or 1 per 750 sq. ft. of gross floor area whichever is greater
RECREATION FACILITIES
Clubs, golf clubhouses, commercial or noncommercial uses
1 for each 6 persons of rated capacity
Bowling alleys
4 spaces per alley
Skating rink
1 space for each 120 sq. ft. of skating area
(6) 
In parking areas for major commercial development, a one-way internal circulation system is encouraged to facilitate traffic movement and to reduce the number of conflict points.
(7) 
Parking stalls, driveways, and aisles shall be clearly marked and delineated. The Planning/Zoning Board shall require that certain areas be maintained for fire-fighting or other emergency purposes and these areas shall be properly designated.
(8) 
All off-street parking areas shall be paved according to Township specifications listed in subdivision design section except if the intensity and frequency of use is limited in which case the Planning/Zoning Board may permit a gravel or stone surface.
(9) 
Parking areas shall not be located in the required side or rear yards nor closer than 10 feet to the street's proposed right-of-way line in the front yard. This requirement shall be maintained to permit adequate buffering of the parking area.
(10) 
All parking areas shall be suitably landscaped and buffered from adjacent land uses. At least 5% of the parking area shall be landscaped (along walkways, center islands, and at the end of bays) to break up the amount of impervious surfaces. This landscaping requirement shall be in addition to the buffering provisions of § 70-79. All double-loaded parking bays with more than 20 total parking spaces shall provide a park strip at least 10 feet in width between aisles. The park strip shall be suitably landscaped and shall include a four foot sidewalk unless exclusive walkways are provided elsewhere.
(11) 
Curbing and guttering shall be required for all paved parking areas to ensure adequate drainage, to define the extent of the parking area, and to separate parking bays from park strips or access roads.
B. 
Existing off-street parking areas shall not be reduced or encroached upon in any way which would make them deficient for the uses served.
C. 
The collective provision of off-street parking by two or more buildings or uses located on adjacent lots is permitted, provided that the total of such facilities shall not be less than the sum required for involved buildings or uses computed separately, unless it can be demonstrated to the satisfaction of the approving authority that the periods of need are entirely or partially mutually exclusive.
D. 
All off-street parking is to be provided on the lot or contiguous to the lot and adjacent to the specified principal use. For nonresidential uses in commercial districts, required parking may be located within 150 feet of such use, said distance to be measured from the nearest point of the parking facility to the nearest point of the building served.
Off-street loading space shall be provided with all new construction or the creation of new uses in accordance with the following standards:
A. 
An off-street loading space, as defined in this chapter shall be required:
(1) 
For each 10,000 square feet of gross floor area in a hospital.
(2) 
For each 2,500 square feet of gross floor area in a funeral home (dimensions of loading space may be reduced to 33 feet by 12 feet.
(3) 
For each 12,000 square feet of gross floor area in a commercial use or manufacturing establishment.
B. 
When the computation to determine the number of required loading space results in a requirement of a fractional space, any fraction to and including 1/2 shall be disregarded and fractions exceeding 1/2 shall require one space.
C. 
Existing required loading areas together with their accessways shall not be encroached upon or reduced in any manner or devoted to any other use. The use's certificate of occupancy shall be declared invalid in the event of such occurrence.
D. 
All off-street loading spaces shall be surfaced with asphaltic or portland cement concrete. The arrangement of off-street loading space shall be such that no vehicle shall have occasion to back into any public street or an internal access road of a parking area.
E. 
Off-street loading areas shall be located or screened so that they cannot be seen from adjacent land uses or from the public street and shall not encroach on any required yards.
Access shall be designed in accordance with the driveway regulations in § 70-42, as well as with the following additional standards for all site plans:
A. 
Access to a site shall be provided from an improved existing or proposed public street at defined locations. For developments on parcels of land with frontage of less than 150 feet, no more than two one-way driveways or one two-way driveway shall be permitted. The number of driveways provided from a site directly to a road for a parcel of 150 feet or more shall not exceed two two-way driveways or one two-way driveway and two one-way driveways.
B. 
All entrance and exit driveways to a road shall be located to afford maximum safety to traffic on the road. Where a site occupies a corner of two intersecting roads, no driveway entrance or exit may be located within 50 feet of the tangent of the existing or proposed curb radius of that site.
C. 
Whenever a development is proposed at the intersection of an arterial or major collector and a road of lesser importance, access to the development shall be gained from the county or Township road of lower functional classification.
D. 
The width of a driveway at the right-of-way line shall be a minimum of 20 feet and a maximum of 40 feet for a two-way operation and a minimum of 12 feet and a maximum of 20 feet for one-way operation.
E. 
No part of any driveway shall be located within a minimum of 10 feet of a side property line. However, the Planning/Zoning Board may permit a driveway serving two or more adjacent sites to be located on or within 10 feet of a site property line between the adjacent site. The use of marginal access roads or joint driveways may be required by the Planning/Zoning Board in an area of commercial development to collect the commercial traffic.
F. 
Where two or more driveways connect a single site to any one road, a minimum clear distance of 75 feet shall separate the closest edge of any two such driveways for a parcel with less than 150 feet of frontage and a minimum of 100 feet shall separate any two driveways for a parcel of more than 150 feet.
G. 
Deceleration lane. Where a driveway serves as an entrance to a land development providing 50 or more spaces, a deceleration lane shall be provided for traffic turning right into the driveway from an arterial, major or minor collector road. The deceleration lane shall be at least 200 feet long and at least 13 feet in width. A minimum 40 foot curb radius will be used from the deceleration lane into the driveway. If a deceleration lane is provided, the driveway angle may be less than the 75 degrees required in § 70-42.
H. 
Acceleration lane. Where a driveway serves right turning traffic from a parking area providing 200 or more parking spaces and the abutting road has a peak hour traffic volume exceeding 1,000 vehicles per hour, an acceleration lane shall be provided at least 200 feet in length and at least 13 feet in width. In situations where these criteria are not met, the Planning/Zoning Board may require acceleration lanes for commercial, residential, or industrial development upon the recommendation of the Township Engineer to improve traffic merging or sight conditions.
All site plan applications shall include plans for proposed exterior lighting. These plans shall include the location, type of light, radius of light and intensity in footcandles. All lighting shall be designed in accordance with the following design standards:
A. 
The style of the light and the light standard shall be consistent with the architectural style of the principal building. The height of the lighting shall be in scale with the height of the principal building and shall not exceed 35 feet.
B. 
All lights shall be properly shielded to restrict the maximum apex of illumination to 150° and to prevent glare or illumination on adjacent land uses.
C. 
Lighting shall be located along streets, parking areas, and at all intersections. In addition, all building entrances and exits shall be lighted and all sidewalks shall have low or mushroom type structures. Freestanding lights shall be located and designed so as not to be easily damaged by vehicles or to be a roadside safety hazard.
D. 
Spotlight fixtures attached to buildings shall not be permitted except for security purposes in the rear of buildings.
E. 
The appropriate intensity of lighting in footcandles and the type of lighting shall be determined by the Planning/Zoning Board upon the recommendation of the Township Engineer.
All site plans shall provide sufficient buffering and screening to minimize any adverse impacts or nuisances of the site or from adjacent areas and to improve the physical appearance of the site. The use of buffering, such as adequately spaced deciduous trees, low hedges, bushes, berms, and other landscaping elements is used to soften the visual impact of the proposed use and to provide a break between adjacent uses of the same type or from the road. Screening is defined as a physical or natural barrier that is required to block an objectionable view or to prevent nuisance characteristics of the proposed use, such as noise or light, from extending beyond the limits of the property. Fences, walls, high hedges, mounds, and dense tree plantings (normally evergreens or poplar trees) are examples of effective screening methods. The following general standards are to be utilized in the design of all site plans.
A. 
Buffering or screening shall be required along the perimeter of all site plans unless waived by the Planning/Zoning Board. Buffers shall be created along and adjacent to property lines of similar or proposed uses and along the road. Buffers may also be required on the interior of the site plan to shield parking areas. Whenever a commercial or industrial land use abuts existing or proposed residential land use, a dense natural barrier or screen shall be required. Screening may also be required around garbage collection areas, loading bays, and where interior roads run parallel with roads exterior to the site. Screening should also be considered along the rear property line to act as a backdrop for the proposed use
B. 
Wind breaks, composed of appropriate natural screening, should be considered in the prevailing wind direction to prevent wind-borne debris from leaving the site.
C. 
Buffer zones shall be maintained in their natural state when wooded. When natural vegetation is sparse at certain locations, the Planning/Zoning Board may require native planting to existing adjacent woodland.
D. 
Fences or walls are effective screening devices. However, any proposed fence or wall shall complement the structural type and design of the principal buildings. The use of fences with high transparency (i.e., chain link fence) shall not be considered as an adequate buffer unless complemented by landscaping. High fences or walls with little, if any transparency, shall only be considered in areas appropriate for screening.
E. 
The use of landscaping techniques such as terracing, and the creation of berms or mounds shall be encouraged as part of the landscaping plan to accomplish adequate buffering or screening.
F. 
Agricultural buffers. Site plans shall show a buffer strip of 50 feet in width for major subdivisions and major site plans, in addition to the required minimum lot size and minimum yard dimensions, along any boundary with land that is assessed as qualified farmland under the New Jersey Farmland Assessment Act or along any boundary with land actively farmed but exempt from local property tax. Said buffer strip shall not be included in measurements for meeting lot area requirements for the lot, establishing setbacks for construction, or for yard requirements on the lot. Said buffer strip shall be restricted by deed and by final subdivision plat against construction of any buildings or structures other than fences, walls or drainage facilities and against removal of any screen of trees or hedges, so long as the adjacent land is assessed or qualified as farmland under the New Jersey Farmland Assessment Act, or is actively farmed should the Farmland Assessment Act be revoked or substantially modified. The right to enforce said restrictions shall be held separately and may be exercised independently by the Township of Mannington or by the owner of the adjacent farmland. In addition, the developer shall be required to plant a screen of evergreen trees no less than 20 feet from the agricultural property line, and/or may, at the sole discretion of the approving authority, be required to construct a fence within the agricultural buffer zone along the boundary line with the adjacent property meeting the following specifications:
[Added 5-31-2005 by Ord. No. 05-08; amended 8-4-2005 by Ord. No. 05-12]
(1) 
The buffer fence, when required, shall be a four- to six-foot-high fence, installed along any property line abutting farmland. The fence shall be installed by the applicant and/or developer. The Planning Board shall determine the type of fence after considering the recommendations of its professionals as well as comments of the owners or farmers of the adjacent farmland. The Board may grant exceptions to this requirement as may be reasonable and within the general purpose and intent of the provisions of this section if literal enforcement of the requirement is impractical or will exact undue hardship because of peculiar conditions pertaining to the land in question.
(2) 
The screen planting or landscaping shall be evergreen trees planted and/or constructed in the case of mounds or berms in reasonable proximity to any fencing required as set forth hereinabove. The evergreen plant material shall be of such a type and nature as to provide a visual and dust screen and must be at least six feet in height when properly planted. This screen planting requirement may be waived entirely or partially by the approving authority to the extent that a screen of evergreen trees or natural plant material already exists on either side of the boundary line between the nonagricultural use lands and the farmland. The approving authority shall determine the type of evergreen plant material to be used at the time of site plan approval and shall take into consideration recommendations of its professionals as well as the owners or farmers of adjacent farmland in making such determination.
G. 
Agricultural buffers. In order to assure the preservation and maintenance of buffer areas or required screening, the Planning Board may require specific deed restrictions, provisions for maintenance of such areas by individual property owners or homeowners' associations, easements and other legal restrictions or instruments which will provide a means of preserving and maintaining the buffer area and/or screening required and permit the Township or other third parties to become involved in the event that a property owner or homeowners' association fails to comply with the provisions of any such legal restriction.
[Added 5-31-2005 by Ord. No. 05-08]
A landscaping plan shall be submitted with each site plan application. The plan shall identify and locate existing and proposed trees, shrubs, bushes, plant material, and ground cover. The plan shall also indicate any proposed alterations of the terrain for landscaping purposes. The following principles shall be followed in the development of a landscaping plan:
A. 
Landscaping shall be designed to accept and complement buildings and shall be located to assist with interior climate control.
B. 
The impact of any proposed landscaping plan shall be considered over time so that shrubs and trees do not grow and eventually block sight distances. This concern is particularly important at driveway entrances and in parking areas.
C. 
Factors such as texture, color, shapes, and foliage shall be considered in the choice of species. In addition, the susceptibility of the species to disease and litter or maintenance problems must be considered.
D. 
The preservation of existing trees and vegetation is encouraged. Specimen trees over 15 feet in diameter shall be incorporated in all landscaping plans. Although the alteration of the existing terrain is permitted to accomplish appropriate landscaping objectives, the grade around existing trees may not be varied more than six inches except if properly designed tree wells are to be constructed.
[Added 5-5-1994 by Ord. No. 94-2; amended 10-1-2009 by Ord. No. 09-04]
A. 
All applications to the Planning Board for new multifamily housing developments that require subdivision or site plan approval must include a recycling plan that meets, at a minimum, the requirements of this Subsection A to help ensure compliance with the solid waste disposal requirements of Mannington Code Chapter 118. For purposes of this § 70-81, a "multifamily housing development" shall mean a development that proposes three or more dwelling units, each of which dwelling units is to be occupied by a separate, independent family or housekeeping unit.
(1) 
The plan must include:
(a) 
An analysis of the expected composition and amounts of designated recyclable materials, nonrecyclables, and other solid waste generated in preparation for, during and after construction of the proposed multifamily housing development (including the composition and amounts generated in connection with any related demolition activities); and
(b) 
An analysis of the expected composition and amounts of designated recyclable materials, nonrecyclables, and other solid waste that will be generated by the owners and occupants of the completed multifamily housing development; and
(2) 
In the case of a multifamily housing development that proposes three or more dwelling units to be constructed as detached single- or two-family dwellings on separate, independently owned lots within the development, with each lot to abut a public street giving access to the dwelling or dwellings thereon, the plan must depict adequate facilities in proper locations for convenient placement of designated recyclable materials and nonrecyclables for collection by the Township pursuant to Chapter 118.
(3) 
In the case of a multifamily housing development that proposes three or more dwelling units within any single structure on the same existing or proposed lot within the development, the plan must depict adequate facilities for temporary storage of designated recyclable materials and nonrecyclables as defined in Chapter 118, as well as adequate facilities in proper locations on the site for convenient placement of such designated recyclable materials and nonrecyclables for collection by the Township pursuant to Chapter 118.
B. 
All subdivision or site plan applications to the Planning Board for developments that would result in one or more nonresidential properties or units as defined in Chapter 118, or that propose further development of existing nonresidential properties or units, must include a recycling plan that meets, at a minimum, the requirements of this Subsection B to help ensure compliance with the solid waste disposal requirements of Chapter 118.
(1) 
The plan must include:
(a) 
An analysis of the expected composition and amounts of designated recyclable materials, nonrecyclables, and other solid waste generated in preparation for, during and after development of each nonresidential property or unit (including the composition and amounts generated in connection with any related demolition activities); and
(b) 
An analysis of the expected composition and amounts of designated recyclable materials, nonrecyclables, and other solid waste that will be generated by the owners and occupants of each completed nonresidential property or unit; and
(2) 
The plan must depict adequate facilities for temporary storage of designated recyclable materials and nonrecyclables as defined in Chapter 118, as well as adequate facilities in proper locations on the site for the collection of such designated recyclable materials and nonrecyclables in compliance with the requirements for nonresidential properties or units as set forth in Chapter 118.
C. 
The recycling plan is part of the application checklist requirements for completeness. The Planning Board may seek the advice and recommendations of the Planning Board Engineer, Township Engineer, and Municipal Recycling Coordinator in determining the adequacy of the facilities and locations proposed by development applicants pursuant to Subsections A and B above.