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.
