Township of Mantua, NJ
Gloucester County
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Table of Contents
Table of Contents
The subdivision and/or site plan shall conform to standards that will result in a well-planned community, protect the health and safety of the residents and provide a desirable living environment without unnecessarily adding to development costs. The following improvements shall be required: off-street parking and loading, signage, landscaping, common open space, lighting, streets and circulation, water supply, sanitary sewers and stormwater management.
A. 
General regulations.
(1) 
Every use, activity or structure in all zoning districts shall provide sufficient space for access and off-street standing, parking, circulation, unloading and loading of motor vehicles in a quantity equal to not less than the sum of all applicable standards as provided for in this section.
(2) 
Each time a use or structure is expanded or changed, the provisions of this section shall be complied with.
B. 
Design standards.
(1) 
Every off-street parking space shall be provided with direct access to a street by means of an aisleway, driveway or similar paved, dustless, all-weather surface. The parking space is intended to be sufficient to accommodate the exterior extremities of a vehicle, whether wheel blocks are installed additionally within this area to prevent the bumper from overhanging one end of the parking space.
(2) 
The width and length of each parking space shall be measured perpendicular to each other regardless of the angle of the parking space to the access aisle or driveway. Each parking space shall not be less than 18 feet in length nor less than nine feet in width; provided, however, that:
(a) 
Where the proposed use is likely to involve the circulation of shopping carts within the parking area, the width of the parking space shall not be less than 10 feet.
(b) 
Handicapped parking spaces, as provided for below, shall be:
[1] 
Not less than 12 feet in width if the spaces are perpendicular to an uncurbed sidewalk on the same grade as the parking space; or
[2] 
Not less than 13 feet in width if the spaces are perpendicular to a curbed sidewalk or to a sidewalk not on the same grade as the parking space. The thirteen-foot width of the parking space should be clearly divided into an eight-foot parking space with an adjacent five-foot access aisle leading to a ramp up to the sidewalk. Two adjacent handicapped parking spaces may use the same five-foot access aisle.
(3) 
The width of an access aisle shall not be less than the following; however, where the angle of parking is different on both sides of the aisle, the larger aisle width shall prevail:
Angle of Parking
(degrees)
One-Way Aisle
(feet)
Two-Way Aisle
(feet)
90
22
24
60
18
24
45
15
24
30
12
24
Parallel
12
24
(4) 
The maximum gradient across any parking space shall not exceed 6%.
(5) 
No parking space, aisleway or driveway (other than entrance and exit drives) may be located within 20 feet of a public street. Individual district regulations may prescribe greater setbacks from public streets.
(6) 
The center line of any access drive shall be set back from the street line of an intersecting street at least 75 feet or 1/2 the lot frontage, whichever is greater, except that in no case need the setback distance exceed 200 feet.
(7) 
Continuous open driveways accessing single-family residences in excess of 16 feet shall be prohibited.
(8) 
All parking lots shall be connected to the use or structure which it is intended to serve by means of a sidewalk. A system of sidewalks and/or walkways shall be provided within parking lots of 50 or more spaces to provide effective internal pedestrian circulation.
(9) 
Any parking lot serving a use which typically provides shopping carts shall provide one or more cart carrels for the return of the shopping carts.
(10) 
Required off-street parking may be provided as an accessory use on a lot other than the lot which generates the parking demand, provided that, at the closest point, the lots are within 300 feet of each other and that the remote parking lot is permanently controlled by the owner of the lot containing the parking generator.
(11) 
No parking shall be permitted within five feet of any structure.
(12) 
Paving and curbing.
(a) 
All parking and loading areas and access drives shall be paved as provided below, except that the Board, at the request of the applicant and in consideration of the specific parking needs of the applicant, may permit a reduction in the paved area devoted to parking, provided that:
[1] 
The submitted plan shall include all the parking spaces required by this chapter and shall include those spaces to be paved and those requested not to be paved.
[2] 
All parking areas not to be paved shall be suitably landscaped, and such landscaping shall be indicated on the submitted plan and be in addition to landscaping otherwise required or necessary.
[3] 
The drainage system for the site shall be designed to accommodate the surface water runoff from all parking and drainage areas, considering all such areas to be paved, whether proposed to be paved as part of the application approval or deferred to a possible future date.
[4] 
The applicant shall agree in writing on the submitted plan to pave any or all of the nonpaved parking areas should the paved parking areas prove to be inadequate to accommodate the on-site parking needs of the premises as determined by the Planning Board.
(b) 
All paved parking and loading areas and access drives shall be paved as outlined below unless otherwise specified by the appropriate municipal agency and approved as part of the development application approval. All parking areas, regardless of size and location, shall be suitably drained and maintained.
[1] 
Areas of ingress or egress, loading and unloading areas, major interior driveways or access aisles and other areas likely to experience heavy traffic shall be paved with not less than five inches of compacted base course of plant-mixed bituminous, stabilized base course, prepared and constructed in accordance with Division 3, Section 2A, of the New Jersey State Highway Standards and Specifications for Roads and Bridge Construction (1961) and amendments thereto. A minimum two-inch compacted wearing surface of bituminous concrete (FABC) shall be constructed thereon in accordance with Division 3, Section 10, of the aforesaid New Jersey State Highway Department Specifications and amendments thereto.
[2] 
Parking stall areas and other areas likely to experience similar light traffic shall be paved with not less than four inches of compacted base course of plant-mixed bituminous, stabilized base course, prepared and constructed in accordance with Division 3, Section 10, of the aforesaid New Jersey State Highway Specifications and amendments thereto. A minimum two-inch compacted wearing surface of bituminous concrete (FABC) shall be constructed thereon in accordance with Division 3, Section 10, of the aforesaid New Jersey Department Specifications and amendments thereto.
[3] 
Where borings furnished by the applicant indicate that the prevailing subgrade conditions are not suitable as a paving surface, the Township Engineer shall require the unsuitable subgrade to be removed and replaced with soil aggregate I-5.
[4] 
Moreover, when the borings furnished by the applicant indicate a seasonably high water table (March of any year) to be within 3 1/2 feet of the finished profile grade, a four-inch porous concrete underdrain system shall be installed to discharge into a proper receiving system (i.e., drainage inlets, manholes, watercourses, etc.).
[5] 
Since the minimum asphalt paving thicknesses stipulated hereinabove are based upon a subgrade CBR of eight, the applicant will be permitted to reduce the specified compacted thickness when he or she can demonstrate to the Municipal Engineer's satisfaction that the existing subgrade has a higher CBR than the design value, provided that in no instance shall less than four inches total asphalt thickness be permitted.
(c) 
Off-street parking, loading areas and driveways shall be curbed as prescribed in § 230-34 where required by the Board.
(13) 
All parking spaces shall be marked by painted lines, each at least four inches in width and extending along the full length of the front and both sides of the space, unless otherwise delineated by curbing. The painted line strip shall be centered between two adjacent spaces, and half the width of the painted strip may be included within the required size of the parking space.
C. 
Handicapped parking.
(1) 
Every parking lot containing two or more spaces shall provide handicapped parking spaces calculated according to the following schedule or in conformance with the New Jersey Barrier Free Access Code, whichever is greater. Decimals resulting from the following calculations shall always be rounded up to the next highest whole number.
Total Parking Spaces
Minimum Required Handi-
capped Parking Spaces
2 to 19
1
20 to 49
2
50 or more
3, plus an additional 2% of the total parking spaces provided
(2) 
Handicapped spaces shall be located in close proximity to principal uses and shall be provided barrier-free access to the same. Where multiple principal uses are to be served by a common parking lot, handicapped spaces shall be proportionately distributed throughout the parking lot.
(3) 
Handicapped spaces shall be marked by both a "handicapped parking" sign and by pavement markings as prescribed by the State of New Jersey.
D. 
Required off-street parking by use. Decimals resulting from the following calculations shall always be rounded up to the next highest whole number. Square feet shall refer to gross leasable square feet or, if unknown, 90% of the gross square feet of the building. Basement and attic areas which are used exclusively for storage may be calculated according to the standard for warehousing.
(1) 
Dwelling unit, other than senior citizen: two spaces per unit.
(2) 
Dwelling unit, senior citizen: one space per unit.
(3) 
Hotel, motel, inn or boardinghouse: one space per rental room plus one space for each employee on the largest shift. A restaurant use which is open to the public shall be calculated separately.
(4) 
Restaurant: one space per every 50 square feet of floor area devoted to patron use.
(5) 
Church, synagogue or other place of worship: one space per every 60 square feet of floor area devoted to patron use or one space per every four permanently fixed seats. (When pews are used instead of individual seats, one permanently fixed seat shall equal 22 inches of a pew.)
(6) 
Theater, lodge hall, funeral home or similar place of assembly: one space per every 50 square feet of floor area devoted to patron use or one space per every three permanently fixed seats.
(7) 
Retail store or personal service establishment, other than in a shopping center of 100,000 or more square feet: five spaces for every 1,000 square feet.
(8) 
Shopping center of 100,000 or more square feet: 4 1/2 spaces for every 1,000 square feet.
(9) 
Office, other than dental or medical office: 4 1/2 spaces for every 1,000 square feet.
(10) 
Dental or medical office: 5 1/2 spaces for every 1,000 square feet.
(11) 
Bank or office of a financial institution: 4 1/2 spaces for every 1,000 square feet.
(12) 
Warehouse or distribution facility: one space for every 2,000 square feet.
(13) 
Industrial plant or laboratory: two spaces per every 1,000 square feet or one space for every two employees on the largest shift, whichever is greater.
(14) 
Gasoline station, without service bays: one space for every employee on the largest shift, but in no case less than three spaces.
(15) 
Automobile service facility with bays for maintenance or repair: one space for every two employees on the largest shift, plus four spaces for each service bay.
(16) 
Convalescent or nursing home: 3/4 space per bed.
(17) 
Swimming club: 25 spaces per every 1,000 square feet of pool area.
(18) 
Health club or spa: seven spaces per 1,000 square feet.
(19) 
School (nursery, elementary or middle school) or day-care center: one space per every employee, plus two spaces per 1,000 square feet of floor area.
(20) 
School (high school or trade school): one space per every employee, plus 1/4 space per student.
(21) 
Other building or use not specified: adequate parking as determined by the Planning Board.
A. 
Off-street loading shall be provided as follows:
(1) 
Off-street loading berths shall be provided in accordance with the following schedule:
Use
Gross Square Footage at which First Off-Street Loading Berth is Required
Gross Square Footage at which Each Additional Loading Berth is Required
Manufacturing and warehouse
5,000
40,000
Storage
10,000
25,000
Commercial, wholesale
10,000
40,000
Commercial, retail
10,000
20,000
Service establishment
10,000
40,000
Restaurant
10,000
25,000
Office or bank
10,000
100,000
Hotel
10,000
100,000
School
10,000
100,000
Nursing home
10,000
100,000
Auditorium or arena
10,000
100,000
(2) 
Notwithstanding the schedule above, at least one off-street loading space (10 feet wide and 25 feet long) should be designated for all nonresidential uses or residential uses such as nursing homes which receive or deliver shipments of goods. The Planning Board may require additional loading spaces based upon the applicant's testimony at the time of site plan approval.
B. 
Design standards.
(1) 
Off-street loading shall be provided on a paved, dustless, all-weather surface laid over a compacted gravel or crushed stone base course as per the standards of the Township. In general, a bituminous concrete or portland cement surface should be specified.
(2) 
The standard off-street loading berth shall be 14 feet wide, 60 feet deep and shall have an apron area of 60 feet. This yields a dock approach area of 120 feet. The berth shall have a vertical clearance of 15 feet.
(3) 
The Planning Board may reduce the off-street loading requirement for offices, small retail stores and similar uses to a space 10 feet wide and 20 feet long upon testimony that deliveries will be principally by means of a van or similar small truck.
(4) 
The standard off-street loading berth of 14 feet by 60 feet shall be provided only in a side or rear yard and shall be screened from the view of public streets and adjacent residential uses or districts.
(5) 
Off-street loading areas shall not be used for the collection of trash or refuse.
C. 
Commercial drive-through customer-service stacking areas.
(1) 
Every commercial facility providing drive-through customer-service areas shall provide a stacking lane, 10 feet wide by 120 feet long, for each window, door, canopy or similar drive-through facility.
(2) 
Each stacking lane shall be provided entirely on the lot of the subject facility and shall not occur within 20 feet of a street or property line.
(3) 
The stacking lane shall not block or cross normal vehicular or pedestrian circulation patterns.
[Amended 8-9-1994]
A. 
Intent. The intent of this section is to provide standards for the regulation of signs as accessory uses within the various zoning districts of Mantua Township. A variance may be applied for if the planned sign is different from the standards set forth below.
B. 
General regulations.
(1) 
Any sign hereafter erected in Mantua Township which is exposed to public view shall conform with the provisions of this article and any other ordinance or regulation of Mantua Township or the county, state or federal government relating to the erection, alteration or maintenance of signs. In the event of conflicting regulations, the most restrictive regulation shall prevail.
(2) 
No sign, other than exempt signs, shall be erected without first obtaining a sign permit from the Administrative Officer. Permit applications for signs larger than six square feet in area shall be accompanied by a plan, drawn to scale, showing details of the sign, its size and location on the building and/or lot. Permits for changeable-copy signs shall be valid as long as there is no change in the area, location and type of such signs which have been authorized by permit. Fees for sign permits shall be paid in accordance with a fee schedule adopted by the Township Committee.
(3) 
All signs shall be kept in a proper state of repair, in accordance with the requirements of the Township's Building Code,[1] Chapter 302, Property Maintenance, and any other pertinent regulations. Signs which fall into such a state of disrepair as to become unsightly or to pose a threat to public safety may be removed by the Township 30 days following notice by certified mail to the owner of record, and the Township shall have the right to recover from said owner the full costs of the removal and disposal of such signs.
[1]
Editor's Note: See Ch. 142, Construction Codes, Uniform.
(4) 
No sign other than traffic or similar official signs shall be erected within or project over the right-of-way of any public street or sidewalk, except as hereafter provided. Street signs shall be of the type, design and standard as designated by the Township. The location of the street signs shall be determined by the Township, although there shall be at least two street signs furnished at each intersection.
(5) 
No sign shall be erected that is of such character, form, shape or color that it imitates or resembles any official traffic sign, signal or device or that has any characteristics which are likely to confuse or dangerously distract the attention of the operator of a motor vehicle on a public street.
(6) 
No sign shall be erected at the intersection of any streets improved for vehicular traffic within the triangular area formed by the right-of-way lines and a line connecting them at points 25 feet from their intersection unless the topmost portion of said sign is less than three feet. In no case shall any sign be so erected that it impedes the vision of motorists or pedestrians or otherwise endangers their safety.
(7) 
No sign shall be placed on any tree, telegraph, electric light or public utility pole, or upon rocks or other natural features.
(8) 
Freestanding signs, except for directional signs or identification signs, shall comply with the following:
(a) 
Freestanding signs shall be permitted only in the front yard.
(b) 
No sign shall be erected closer to the street line than 15 feet or 1/2 the distance between the street right-of-way line and the building line at its closest point, whichever is less.
(c) 
Signs with two exposures shall be measured for sign area by using the surface of one side of the sign only.
(d) 
A freestanding sign and a projecting sign shall not be utilized together to identify the same establishment on the same street frontage; provided, however, that a freestanding identification sign for a shopping center or a planned office or industrial park may be used in conjunction with projecting identification signs for individual uses; provided, further, that the projecting signs do not exceed four square feet in area.
(9) 
Projecting signs, when permitted, shall comply with the following regulations:
(a) 
No sign shall project more than six feet from the face of the building.
(b) 
No part of the sign shall be less than eight feet off the walkway nor more than 12 feet above ground or walkway level.
(c) 
Not more than one projecting sign per establishment per street frontage shall be permitted.
(d) 
No projecting sign shall be permitted within 25 feet of another.
(10) 
The total area of all window signs, unless further restricted by district regulations, shall not exceed 75% of the glass area of the window in which placed.
(11) 
No roof signs shall be permitted, and no sign shall project above the main cornice line of the building to which a sign is affixed.
(12) 
Banners shall be permitted only as wall signs. In no case shall a banner be within 15 feet of a street line.
(13) 
Changeable-copy and marquee signs shall be permitted only as a conditional use, provided that the following standards are met:
(a) 
All such signs shall be permanently affixed to the ground or to a structure.
(b) 
Copy shall be changed electronically or by means of movable lettering which is more than 1/8 inch in thickness and shall not be changed more than once every 24 hours. Changeable-copy signs that are changed more frequently shall be considered animated signs.
(c) 
Changeable-copy signs may not be located in any residential zoning district, except for legal existing businesses.
(d) 
Changeable-copy signs may be either freestanding signs, marquee signs or canopy signs.
(e) 
No more than one changeable-copy sign shall be permitted per use per street frontage.
(f) 
The sign area of a changeable-copy sign shall be included in the total permissible sign area for freestanding, marquee or canopy signs, as the case may be.
(14) 
Marquee signs.
(a) 
No marquee sign shall project more than four feet from the face of the building.
(b) 
No part of the marquee sign shall be less than eight feet nor more than 12 feet above ground or sidewalk level.
(c) 
No more than one marquee sign per establishment per street frontage shall be permitted.
(d) 
No marquee sign shall be permitted within 300 feet of another.
(e) 
The area of marquee signs shall not exceed the area otherwise permitted for wall signs by the district regulations in which the sign is located.
(15) 
Canopy signs.
(a) 
Canopy signs are only permitted in conjunction with gasoline service stations and similar commercial uses where the canopy is required to provide cover and protection for outdoor equipment and service areas.
(b) 
No more than one canopy sign shall be allowed per canopy fascia, and no more than two such signs per canopy shall be permitted.
(c) 
No part of the canopy sign shall be less than 12 feet nor more than 20 feet above ground level.
(d) 
A canopy sign may not encroach in the respective district's minimum required yard area.
(e) 
The area of a canopy sign shall not exceed 50% of the area of the canopy face or 40 square feet, whichever is less.
(16) 
Awning signs.
(a) 
Awning signs may not be used in conjunction with wall signs.
(b) 
No part of the awning shall be less than eight feet above the ground or sidewalk level.
(17) 
Directory signs.
(a) 
The sign shall be located within the site or complex so as to allow motorists to leave the flow of traffic and safely read the directory or shall be placed at the main entrance to a building.
(b) 
No more than one sign per entrance driveway, street intersection or main entrance to a building shall be permitted.
(c) 
No such sign shall exceed 12 square feet in sign area.
(d) 
A freestanding directory sign shall not exceed five feet in height.
C. 
Prohibited signs. Any sign that is not permitted by the provisions of this chapter is hereby prohibited, with the following signs specifically prohibited:
(1) 
Mobile signs, vehicle signs, permanent sidewalk, sandwich or A-frame signs, animated signs other than time-and-temperature signs, or signs that emit smoke, vapor or noise.
(2) 
Signs which flash, move, rotate or oscillate or which outline the rooflines, doors, windows or wall edges by illuminated tubing or strings of lights for advertising purposes.
(3) 
Whirling or similar lighting devices or searchlights displayed for the purposes of attracting the attention of pedestrians and motorists outside a building, except where the Zoning Officer shall authorize such a use on a temporary basis.
(4) 
Any sign so erected, constructed or maintained as to obstruct any fire escape, window, door or other opening used as a means of ingress or egress.
(5) 
Off-premises or billboard signs.
D. 
Exempted signs. The following signs are exempt from the need to secure sign permits:
(1) 
Decorations for a recognized officially designated holiday, provided that they do not create a traffic or fire hazard, and provided that provision is made for their removal within 30 days after the holiday.
(2) 
Official municipal, county, state or federal governmental signs.
(3) 
Memorial or historic markers when approved by the Planning Board or Historical Preservation Commission and when not more than six square feet in area.
(4) 
Change in the copy of a changeable-copy sign or marquee sign, once a permit for that sign has been issued.
(5) 
Political signs, provided that they are on private property, are set back at least 15 feet from all street and property lines and are not more than 16 square feet. Political signs shall be permitted within 30 days prior to any municipal, county, state or national election or referendum and shall be removed within 10 days after the election or referendum.
(6) 
Street number designations, names on mailboxes or residences, postal boxes, "private property," "no hunting," "no trespassing," on-site directional and parking signs and warning signs are permitted in all zoning districts but are not considered in calculating sign area. No such signs shall exceed two square feet.
(7) 
Temporary yard or garage sale signs. Such signs may not exceed four square feet, may not be erected more than seven days prior to such sale and must be removed within 48 hours after the sale. No premises shall be permitted to erect such signs more than two times in any calendar year.
(8) 
Temporary real estate signs and signs of contractors, mechanics, painters, paperhangers and/or artisans, on the lot on which the real estate for rent or sale is located or the lot on which the contracting work is being performed. Said signs may not be larger than six square feet nor more than four feet high. They must be removed within 14 days of the sale of the premises or completion of the work to which the sign relates.
(9) 
Temporary signs announcing an event sponsored by a Mantua Township-based nonprofit organization, provided that such signs are set back at least 15 feet from any street or property line, that each sign is no greater than 24 square feet and no higher than five feet and that such signs are only erected within 14 days prior to the event and removed within three days after the event.
(10) 
Emergency warning signs erected by a public utility, pipeline company or contractor doing such work authorized or permitted by such utility or company. Such signs may be illuminated.
(11) 
Flags of the United States, the state, county or municipality, foreign nations having diplomatic relations with the United States and any other flag adopted and sanctioned by an elected legislative body of competent jurisdiction, provided that such flag shall not exceed 60 square feet in area and shall not be flown from a pole that exceeds 35 feet in height. Other flags shall be considered freestanding signs and shall be governed by such regulations that may apply in the zoning district in which such flag is located. Flags may be illuminated.
(12) 
Banners or similar devices constructed of cloth, light fabric, plastic, cardboard or other like material, provided that the number of banners on one lot in a nonresidential district or at a legally existing or proposed business in a residential district does not exceed a total of 50 square feet, and further provided there are no more than a total of five banners.
(13) 
Residential freestanding signs, provided that the size of the sign does not exceed four square feet in area nor four feet in height and shall be set back a minimum of 15 feet from a street line or property line.
E. 
Signs in residential districts. In all residential zoning districts, signs are permitted for the following purposes only and only under the following conditions:
(1) 
General provisions.
(a) 
No freestanding sign shall exceed four feet in height, except as permitted below.
(b) 
Only the following signs may be illuminated and then only in such a manner that the source of light shall not be visible from the street or from any normal vantage point:
[1] 
An identification sign of an establishment whose services in an emergency are considered essential to public health, safety and welfare.
[2] 
An identification sign of a school, church, multifamily use or other permitted nonresidential use, provided that said sign is illuminated only between the hours of dusk and midnight, prevailing time.
(2) 
Signs for residential and institutional uses.
(a) 
Signs identifying a permitted home occupation or use accessory to a dwelling, provided that such signs, whether erected as wall signs or freestanding signs, do not exceed two square feet in total area and that not more than one such sign is erected on, adjacent to or facing each street frontage of any property in single or separate ownership, and that such sign is located on the same property as the use to which it relates. Such sign, other than an exempt sign, shall not be illuminated.
(b) 
Signs identifying a residential major subdivision, provided that one such sign is permitted per each street frontage where the development has proposed a new street accessing an existing street. Only freestanding signs are permitted, and they may be no greater in size than 24 square feet and no higher than four feet.
(c) 
Signs identifying a multifamily housing development, school, church, nursing home, municipal building, cemetery or other permitted use other than a dwelling or a use accessory to a dwelling, provided that such signs, whether erected as wall signs or freestanding signs, do not exceed a total area along any one street equal to 24 square feet.
(d) 
Residential signs, provided that one such sign is permitted per premises.
(e) 
Signs for nonresidential uses in residential districts, except institutional uses hereinabove, shall be permitted signs in accordance with Subsection E(2)(d) above.
(3) 
Directional signs.
(a) 
Directional signs may be erected only in conjunction with a real estate development, school, church, nursing home, municipal building, cemetery, farm or other permitted use other than a dwelling or use accessory to a dwelling and may be erected only on the lot to which it relates.
(b) 
No directional sign may exceed four square feet in area.
(4) 
Temporary project development signs shall be permitted where final approval of a major subdivision or major site plan has been granted by a board of competent jurisdiction and which indicate the name of the development, developer, financier or major contractor, provided that no more than one sign per street frontage is erected and the sign area does not exceed 32 square feet or six feet in height. All such signs shall be removed within 14 days of the issuance of a certificate of occupancy that permits the occupation of a building, in the case of a permitted nonresidential development, or when 100% of the dwelling units in a residential development have been issued certificates of occupancy.
(5) 
Temporary off-premises directional signs for major residential subdivisions shall be permitted, provided that a building permit has been issued for the development, provided that no more than three signs are located off-premises, and provided that the sign is no larger than 16 square feet. All such signs shall be removed within 14 days of the issuance of certificates of occupancy for 100% of the dwelling units in the residential development.
F. 
Signs in the NC, CC and HC Commercial Districts. In the NC, CC and HC Commercial Districts, signs are permitted for the following purposes only and only under the following circumstances:
(1) 
General provisions.
(a) 
No freestanding sign may exceed 10 feet in height.
(b) 
No freestanding sign may be erected within the side yard required in the district in which it is located.
(2) 
Business identification signs.
(a) 
Freestanding signs.
[1] 
One freestanding sign may be erected for each street frontage that contains 150 feet of street frontage and direct vehicular access from that street.
[2] 
In no case shall the total area of all such signs on any single sign pylon exceed 50 square feet.
[3] 
No freestanding sign may exceed 10 feet in height.
(b) 
Wall signs.
[1] 
The total area of all wall signs placed on or facing any one street frontage on any lot shall not exceed 50% of the signable facade area of the ground floor of the portion of the building which it occupies or 40 square feet, whichever is less.
[2] 
Each establishment with a direct entrance to the outside shall be entitled to a wall sign, provided that it does not exceed the area requirement above.
[3] 
Multiple uses without direct outside entrance may be identified by means of a common directory sign, not to exceed 12 square feet.
(c) 
Projecting signs. The total area of all projecting signs used to identify a single commercial use or establishment shall not exceed eight square feet.
(d) 
Marquee signs, as controlled by the general regulations.
(e) 
Awning signs, as controlled by the general regulations.
(f) 
Canopy signs, as controlled by the general regulations.
(g) 
Changeable-copy signs, as controlled by the general regulations.
(3) 
Identification signs in conjunction with a permitted residential use shall be subject to the provisions of § 230-30C.
(4) 
A directional sign may contain no advertising and may be erected only upon the lot to which it relates. Directional signs may not exceed four square feet in area.
G. 
Signs in the PC Planned Commercial District. In the PC Planned Commercial District, signs are permitted for the following purposes only and only under the following conditions:
(1) 
General provisions.
(a) 
No freestanding sign may exceed 10 feet in height.
(b) 
No freestanding sign may be erected within the required side yard.
(2) 
Size, location and number of permitted signs.
(a) 
Lots not part of a planned commercial or office development or a shopping center.
[1] 
One freestanding identification sign shall be permitted for each lot which has 300 feet or more of frontage on a public street. A lot which has frontage on two streets may have a second sign, provided that it has 300 feet or more of frontage on the second street. The maximum permitted sign area shall be 50 square feet.
[2] 
No freestanding sign shall be located closer than 25 feet to a street line or within 15 feet of a side lot line.
[3] 
The total area of all wall signs placed on or facing any one street frontage on any lot shall not exceed 50% of the signable facade area of the ground floor of the portion of the building which it occupies or 50 square feet, whichever is less.
[4] 
Awning signs, as controlled by the general regulations.
[5] 
Canopy signs, as controlled by the general regulations.
(b) 
Planned commercial developments and planned office developments.
[1] 
One freestanding identification sign shall be permitted for each planned commercial development or planned office development which has 300 feet or more of frontage on a public street. A lot which has frontage on two streets may have a second sign, provided that it has 300 feet or more of frontage on the second street. The maximum permitted sign area shall be 75 square feet.
[2] 
No freestanding or ground sign shall be located closer than 25 feet to a street line or within 15 feet of a side lot line.
[3] 
One wall sign shall be permitted for each separate business or use located on the ground floor with no sign exceeding 50% of the signable facade area or 40 square feet, whichever is less.
[4] 
Marquee signs, as controlled by the general regulations.
[5] 
Awning signs, as controlled by the general regulations.
[6] 
Canopy signs, as controlled by the general regulations.
[7] 
Changeable-copy signs, as controlled by the general regulations.
(c) 
Shopping centers.
[1] 
One freestanding identification sign shall be permitted on each public street, provided that the development has a minimum of 300 feet of frontage on the street, and provided further that the street offers direct vehicular access to the development. The maximum permitted sign area shall be 100 square feet.
[2] 
No freestanding or ground sign shall be located closer than 25 feet to a street line nor within 15 feet of a side lot line.
[3] 
One wall sign shall be permitted for each separate business or use located on the ground floor with no sign exceeding 50% of the signable facade area or 40 square feet, whichever is less.
[4] 
Department, magnet or anchor stores may have one or more wall signs, the total sign area of which shall not exceed 20% of the signable facade area, with no one sign in excess of 100 square feet of sign area.
[5] 
Marquee signs, as controlled by the general regulations.
[6] 
Awning signs, as controlled by the general regulations.
[7] 
Canopy signs, as controlled by the general regulations.
[8] 
Changeable-copy signs, as controlled by the general regulations.
(3) 
A directional sign may contain no advertising and may be erected only upon the lot to which it relates. Directional signs may not exceed four square feet in area.
H. 
Signs in Flex Space, Light Industrial and Industrial Districts. In Flex Space, Light Industrial and Industrial Districts, signs are permitted for the following purposes only and only under the following conditions:
(1) 
General provisions.
(a) 
No freestanding sign may exceed 10 feet in height.
(b) 
No freestanding sign may be erected within the side yard required in the district in which it is located.
(2) 
Business, office or industrial identification sign.
(a) 
Freestanding signs shall be permitted as follows:
[1] 
Freestanding signs identifying a permitted use, limited to one such sign placed on, adjacent to or facing each street upon which the property fronts, and provided that no such sign shall exceed 50 square feet in area, and provided further that there is a minimum of 150 feet of frontage on said street.
[2] 
In the case of a complex of three or more office buildings constructed, operated and identified as a unified project, one freestanding sign identifying the complex may be erected on each street that the development adjoins, provided that there is a minimum of 300 feet of frontage on said street, and provided further that the street offers direct vehicular access to the development. The maximum permitted sign area shall be 50 square feet.
(b) 
One wall sign shall be permitted for each separate business or use located on the ground floor, with no sign exceeding 40% of the signable facade area or 20 square feet, whichever is less.
(3) 
A directional sign may contain no advertising and may be erected only upon the lot to which it relates. Directional signs may not exceed four square feet in area.
I. 
Temporary signs in nonresidential districts.
(1) 
Signs giving notice of the sale or rental of the property on which the sign is located are permitted, provided that:
(a) 
The area of such sign shall not exceed 24 square feet.
(b) 
Not more than one such sign shall be erected on, adjacent to or facing each street upon which the property fronts.
(c) 
Such signs are removed within 14 days of the signing of a rental agreement or the closing of a real estate sale.
(2) 
Signs of contractors, mechanics, painters, paperhangers or artisans performing work on the property upon which the sign is erected are permitted, provided that:
(a) 
The area of such sign shall not exceed 12 square feet.
(b) 
Not more than one such sign shall be erected on, adjacent to or facing each street upon which the property fronts.
(c) 
Such signs are erected and maintained only during the period that such persons are performing work on the premises upon which the sign or signs are erected.
(d) 
Signs are to be removed within 14 days after the completion of work.
(3) 
Project development signs shall be permitted where final approval of a major site plan or major subdivision has been granted by a board of competent jurisdiction and which indicate the name of the development, developer, financier or major contractor, provided that no more than one sign per street frontage is erected, the sign area does not exceed 32 square feet or six feet in height, and provided that it is erected on the lot to which it relates. All such signs shall be removed within 14 days of the issuance of a certificate of occupancy that permits the occupation of a building, in the case of a nonresidential development, or when 100% of the dwelling units in a residential development have been issued certificates of occupancy.
(4) 
Temporary off-premises directional signs for major residential subdivisions shall be permitted, provided that a building permit has been issued for the development, provided that no more than three signs are located off-premises, and provided that the sign is no larger than 16 square feet. All such signs shall be removed within 14 days of the issuance of certificates of occupancy for 100% of the dwelling units in the residential development.
(5) 
Grand-opening signs.
(a) 
Grand-opening signs are permitted, provided that such signs are removed within 30 days of the initial opening of the business or a change in the ownership of the premises on which the sign is located.
(b) 
Grand-opening signs may be wall signs, freestanding signs, pennants, streamers or banners.
(c) 
Grand-opening signs shall not exceed the total sign area permitted on the premises for permanent signs. Such signs shall be permitted in addition to any permanent signage allowed.
J. 
Nonconforming signs.
(1) 
All signs lawfully erected prior to the enactment of this chapter or subsequent amendments, which signs are not in conformity with the provisions thereof, shall be deemed nonconforming signs as governed by § 230-51.
(2) 
For the purpose of regulation and enforcement, the Administrative Zoning Officer shall make a video recording of all streets in the Township, showing all signs which existed at the time of adoption of this chapter. Without acceptable evidence to the contrary, the absence of a sign on the video recording shall be deemed to indicate that the sign did not exist at the time of adoption and is not, therefore, a legal nonconforming sign.
(3) 
Any of the following shall invalidate a sign permit or require a nonconforming sign to conform with the provisions of this chapter:
(a) 
The removal of an existing sign from the premises. However, the replacement of a sign panel on a nonconforming sign or the repainting of a nonconforming sign to reflect a change in an establishment or business shall not constitute removal.
(b) 
An alteration in the structure of a sign support.
(c) 
A change in the material of the sign, for example, from wood to plastic.
K. 
Abandoned signs. No person shall maintain or permit to be maintained on any premises owned or controlled by him or her a sign which has been abandoned. An abandoned sign, for the purpose of this chapter, is a sign located on and/or related to the use of a property which becomes vacant and unoccupied for a period of six months or more; any sign which was erected for an occupant or business unrelated to the present occupant in business; or any sign which related to a time, event or purpose which is past. Any such abandoned sign shall be abated by the owner or person controlling the property within 30 days of the date of abandonment as herein defined. Any sign identifying an abandoned use, as provided for by this chapter, shall itself be considered to be abandoned.
A. 
General standards.
(1) 
The requirements and standards prescribed herein shall be considered the minimum requirements and standards for all landscape plans which shall apply to all nonresidential and residential subdivisions and site plans.
(2) 
All existing tree masses, specimen trees and landmark trees shall be preserved pursuant to Chapter 387, Trees, of the Mantua Township Code.
(3) 
A reduction in the number of trees or shrubs actually planted may be authorized by the Planning Board only after it can be demonstrated that:
(a) 
Planting in the quantities prescribed would be injurious to existing significant tree masses or individual specimen plantings; and
(b) 
The existing tree masses or individual specimen plantings have survived all construction activities and are reasonably assured of continued survival.
(4) 
Planting varieties shall be selected with due consideration of their function; local growing habits; rooting, branching and leafing properties; and climate, moisture, soil and nutrient requirements.
(5) 
Plantings shall not be installed when they will:
(a) 
Block, impede or interfere with the construction, maintenance or operation of roadways, drainage facilities, sanitary sewers or other above or below ground utilities.
(b) 
Diminish sight distances along roadways.
(c) 
Cast dense winter shadows on roadways or public sidewalks (in the case of evergreen plantings).
(6) 
All portions of a property not utilized by buildings or paved surfaces shall be landscaped utilizing combinations of trees, shrubbery, lawns, fencing, ground cover, rock formations, art works, contours and existing foliage.
(7) 
An underground irrigation system shall be provided where applicable.
B. 
Screening and landscaping of parking lots.
(1) 
Screening of parking lots. Parking lot buffers may be comprised of earth berms, fences and landscaping which shall be of a sufficient quantity and size to screen parked automobiles from the view of those at grade or first-floor level in adjacent buildings, to prevent the shining of automobile headlights into the yards of adjacent property and to screen parked automobiles from view of those traveling on public rights-of-way. In general, this buffer shall provide a visual screen at an elevation no less than six feet above the finished grade of the parking areas. In addition, shade trees shall be provided in the buffer at the rate of one per 1,000 square feet of buffer area.
(2) 
Interior parking lot landscaping.
(a) 
Interior parking lots with 10 to 39 parking spaces shall provide landscaping equal to or exceeding 4% of the gross square footage of the paved areas of the site used for drives and parking. Such landscaping shall be provided in areas of not less than 150 square feet. To provide for safe visibility, shrubbery shall be of less than three feet and shade trees shall have foliage no lower than a height of seven feet.
(b) 
Interior parking lots containing 40 or more parking spaces shall provide internal landscaping equal to or exceeding 5% of the gross square footage of the paved area of the parking lot. No row of parking spaces shall be permitted to exceed 20 spaces without interruption by a minimum ten-foot-wide landscaped island. Every fourth double-loaded bay of parking shall be separated with a landscaped ten-foot-wide separation island. Each island should be planted with low-maintenance evergreen and deciduous shrubs and shade trees. Plantings shall be maintained so that shrubbery does not grow to a height of more than three feet and so that the crown of shade trees does not grow less than seven feet above grade level.
(3) 
Plantings required within the parking areas are exclusive of other planting requirements such as street trees and perimeter buffers.
(4) 
To prevent conflicts with the opening and closing of automobile doors, all plantings in parking islands located adjacent to or abutting parking stalls shall be set back two feet from the curb. To reduce damage from automobile overhang and snowplowing, all perimeter plantings and all plantings located in separation islands shall be set back three feet from the curb.
(5) 
All loading bay areas shall be screened from the parking area with either fences, walls, vegetation, etc., or a combination of these elements.
(6) 
All trash enclosures located within or on the perimeter of the parking lot shall be screened with deciduous and evergreen material.
C. 
Buffers. The following regulations are applicable in every zoning district and shall be in addition to the specific landscape and buffer standards contained within the respective district regulations.
(1) 
Composition of buffers.
(a) 
Adjacent to any street line. Street buffers may be comprised of earth berms, fences (not to exceed 20% of the linear distance of the street frontage) and landscaping. In general, this buffer shall provide a year-round visual screen between the adjacent uses and the finished grade of the parking areas in the immediate vicinity of the rights-of-way and an elevation no less than six feet above the finished grade. In addition, shade trees shall be provided in the buffer at the rate of one per 1,000 square feet of buffer area.
(b) 
Adjacent to a residentially zoned district. Within this buffer area, a screen shall be provided which consists of earthen berms and both high- and low-level plant material of sufficient mass to initially provide an effective year-round visual screen to a height of not less than six feet at the time of planting or construction. This screen shall be provided in free-form planting beds to avoid the appearance of a straight line or a "wall" of planting material. The required high-level screen shall consist of alternating double rows of evergreen trees, spaced not more than 15 feet on center, with rows spaced not more than 10 feet apart. No single planting bed shall exceed 200 feet in length, with sequential beds arranged in an overlapping manner to protect the integrity of the visual barrier. The high-level screen shall be supplemented by earthen berms, constructed at a maximum slope of 3:1 and at a height of not less than three feet, and by evergreen shrubs, planted at an initial height of not less than two feet and spaced at intervals of not more than five feet on center. The balance of the buffer area shall be planted with flowering and shade trees at the rate of one per 1,000 square feet of buffer area.
(c) 
Adjacent to a nonresidentially zoned district.
[1] 
These buffers may be comprised of earth berms, fences and landscaping which shall be of a sufficient quantity and size to provide a year-round visual screen between the adjacent uses and the finished grade of the parking areas in the immediate vicinity of the property line and an elevation no less than six feet above the finished grade of the parking or building areas. In addition, shade trees shall be provided in the buffer at the rate of one per 1,000 square feet of buffer area.
[2] 
For a site in the PC District, the Planning Board may, at its discretion, approve a reduction in the width of the buffer area between nonresidentially zoned properties to not less than a total of 20 feet between parking lots, provided that a vehicular interconnection is provided between the parking lots and that a reciprocal cross-easement is drafted for both properties permitting joint use of each parking lot by both properties.
(2) 
Maintenance of buffers and landscaping. Plantings in all buffer areas shall be permanently maintained by the property owner.
D. 
Standards for selection of street trees, trees planted in conjunction with site plan and/or subdivision approval, and replacement of trees lost during construction.
(1) 
Street tree plantings are required for all major subdivisions and site plans.
(a) 
Trees shall not be planted in such a way as to endanger curbs and sidewalks.
(b) 
The trees shall be spaced at intervals of no more than 50 feet on center. When medium or small street trees are used, the planting intervals shall decrease accordingly, to achieve branch overlap at maturity. The intent is to create a canopy. Where small and medium street trees are planted 50 feet on center, supplemental smaller ornamental trees shall be planted in between the larger trees. Alternative street tree plantings may be considered.
(c) 
In situations where existing masses of trees are preserved along the street, the Planning Board may waive the requirement for the addition of street trees in those sections.
(d) 
Trees shall be planted so that they will not interfere with underground or overhead utilities, block sight easements or obscure streetlights.
(2) 
Tree species used should be predominantly indigenous to the area. Some introduced species are hardy and acceptable. For a list of recommended street trees see Exhibit 1.[1] Other species may be selected with the approval of the Planning Board; provided, however, that in selecting trees the following criteria shall be used to determine their suitability.
(a) 
Positive criteria.
[1] 
A species that is long lived.
[2] 
A species that is native to the area.
[3] 
The hardiness of the tree, including but not limited to wind firmness, climate requirements and the characteristics of the soil to hold the tree.
[4] 
The protection afforded to buildings from wind, sun and other climatic characteristics.
[5] 
The encouragement of wildlife residence.
[6] 
The suitability of size at maturity to the tree's function.
[7] 
The ability to retain soil and control erosion.
[8] 
The ability to reduce noise.
(b) 
Negative criteria.
[1] 
Susceptibility to insect and disease attack and to air or water pollution.
[2] 
Existence of disease, rot or other damage to the individual tree.
[1]
Editor's Note: Exhibit 1 is located immediately following Subsection D(3) below.
(3) 
To prevent the total obliteration of sections of trees by disease or insect infestation, a variety of trees shall be used in each street tree planting. This does not preclude the limited use of a singular species of tree to create a strong design statement. In general, no more than five trees in a row or in a cluster should be of the same species.
Exhibit 1
Recommended Street Trees
Botanical Name
Common
Name
Size1
Acer campestre
Hedge maple
Small
Acer rubrum
Red maple
Tall
Acer rubrum 'October Glory'
October Glory red maple
Tall
Acer saccharum
Sugar maple
Tall
Acer saccharum 'Green Mountain'
Green Mountain sugar maple
Tall
Carpinus caroliniana4
American hornbeam
Small
Fraxinus americana4
White ash
Tall
Fraxinus pennsylvanica lanceolata4
Green ash
Tall
F.p. lanceolata 'Marshall's Seedless'
Marshall's seedless green ash
Tall
Gleditsia triacanthos inermis 'Shademaster'
Shademaster thornless honey locust
Tall
Ginkgo biloba (male only)
Gingko
Tall
Liquidambar styraciflua3, 4
American sweetgum
Tall
Phellodendron amurense
Amur corktree
Medium
Quercus coccinea4
Scarlet oak
Tall
Quercus palustris2, 4
Pin oak
Tall
Quercus rubra4
Red oak
Tall
Tilia cordata
Littleleaf linden
Medium
Tilia cordata 'Greenspire'
Greenspire littleleaf linden
Medium
Zelkova serrata 'Village Green'
Village Green zelkova
Tall
NOTES:
1Tall: greater than 40 feet; medium: 30 to 40 feet; small: less than 30 feet.
2Lower branches hang down. Should be used in areas where conflicts with pedestrians and vehicles will be at a minimum.
3Large seed pod may cause conflicts with pedestrians. Should not be used near sidewalks.
4Indigenous plant material.
E. 
Planting of detention/retention facilities. All detention or retention facilities not used as an amenity shall be sensitively landscaped to minimize rather than accentuate their location. Low-maintenance evergreen and deciduous material should be located in a naturalistic manner along the rim of the basin, and water-tolerant varieties of tree, shrub and ground cover should be utilized along the slopes of the basin.
F. 
Site protection and general planting requirements.
(1) 
Topsoil preservation. Topsoil shall be stockpiled and redistributed on all landscaped surfaces to a depth of four to six inches.
(2) 
Removal of debris. All site-generated naturally decomposing landscape debris can be disposed of on site but not in areas of existing landscaping or where decomposition of material will cause hazardous settlement.
(3) 
Slope plantings. All bare slopes shall be stabilized with vegetation. Steep slopes shall be stabilized with a combination of stabilizing fabrics, berms, terraces or other means and vegetation.
G. 
Planting specifications.
(1) 
All shade and street trees shall have a minimum caliper of 2.5 inches.
(2) 
All ornamental and flowering trees shall have a minimum height of six to eight feet.
(3) 
All evergreen trees shall have a minimum height of five to six feet unless otherwise determined by the Planning Board or Township Planner.
(4) 
Shrub and ground cover sizes shall be determined on a case-by-case basis.
(5) 
Trees and shrubs shall be of nursery-grown stock and shall be insect and disease resistant.
(6) 
Trees and bushes should be planted according to the following recommended horticultural procedures:
(a) 
Plants should be well-formed and healthy nursery-grown stock. The root ball should be inspected to ensure that it is undamaged and contains good-quality soil and that it encompasses the entire root system.
(b) 
Planting operations shall be performed during periods within the planting season when weather and soil conditions are suitable and in accordance with accepted local practices.
(c) 
Deciduous and evergreen tree planting holes shall be a minimum of two feet larger than the diameter of the root ball and dug to a depth that will place the trees in the same relation to finished grade as the tree bore to its previous existing grade. The root ball shall sit on a convex mound of undisturbed subgrade. Topsoil and subsoil shall be mixed thoroughly with sphagnum peat or humus before backfilling.
(d) 
Shrub planting holes shall be a minimum of 12 to 18 inches larger than the ball.
(e) 
Plantings shall be set plumb and straight. The planting shall be set at such a level that, after settlement, a normal or natural relationship to the crown of the plant with the ground surface will be established. The plant shall be located in the center of the pit. Roots shall be spread evenly throughout the hole and soil shall be added carefully.
(f) 
The backfill soil should be tamped in place and the hole filled to the top of the root ball. The added soil should be tamped gently, but not compacted, and an eight-inch soil saucer rim for the evergreen and deciduous trees and a three-inch saucer rim for the shrubs should be created. A saucer rim is not needed when a shrub is planted in a mulched planting bed.
(g) 
Plants shall be thoroughly watered according to the watering schedule.
(h) 
Contractors shall report to the Township Planner any soil or drainage conditions considered detrimental to the growth of the plant material.
(i) 
Insofar as it is practical, plant material shall be planted on the day of delivery. In the event that this is not possible, the contractor shall protect stock not planted. Plants shall not remain unplanted for longer than a three-day period after delivery.
(j) 
Quality and size of plants, spread of roots and size of balls shall be in accordance with ANSI Z60.1-1986 (or current edition) "American Standard for Nursery Stock," as published by the American Association of Nurserymen, Inc.
(k) 
Plants shall not be bound with wire or rope at any time so as to damage the bark or break branches. Plants shall be handled from the bottom of the ball only.
(l) 
Tree trunks shall be wrapped with tree wrap, which shall be removed after one growing season.
(m) 
In the case of balled and burlapped trees, the burlap and bindings shall be removed from the vicinity of the trunk. If synthetic, nonbiodegradable burlap and twine is used, complete removal of these materials shall be required after setting plant material in the hole.
(n) 
All trees and shrubs shall be delivered to the site unpruned. Each tree and shrub shall be pruned in accordance with standard horticultural practices to preserve the natural character of the plant. One-third of the leaf area should be removed by thinning the branches and reducing their length. The central leader of the tree shall not be cut.
(o) 
Trees shall be supported immediately after planting. All trees greater than six inches shall be guyed to anchors. Smaller trees shall be staked with two wood stakes. The stakes shall have a minimum two-inch nominal diameter. The support wires between the stakes and the tree shall be a double strand of galvanized wire, with a minimum of No. 15 gauge. To protect the tree from injury, the portion of the support wire in contact with the tree shall be encased in reinforced rubber hosing or its equal. To increase the visibility for safety, surveyor's flags shall be tied to the support wires.
(p) 
All planting beds and tree saucers shall be dressed to a minimum depth of three inches with shredded hardwood mulch.
(q) 
No plant, except ground covers, shall be planted less than two feet from existing structures and sidewalks.
(r) 
No deciduous or evergreen tree shall be planted closer than 10 feet to a sanitary or utility easement.
(s) 
Underground irrigation systems shall be installed in all buffers and other areas of mass planting, as determined by the Planning Board.
(t) 
All plant material shall be guaranteed by the contractor to be in a vigorous growing condition. Provisions shall be made for a growth guarantee of at least two years for trees and a minimum of two growing seasons for shrubs. Replacement of dead or diseased material shall be made at the beginning of each planting season. All replacements shall have a guarantee equal to that stated above.
H. 
Landscape plan requirements.
(1) 
In the design of a landscape plan, plantings shall be provided in the varieties, quantities and site locations necessary to:
(a) 
Reduce glare and reflection and to buffer noise and objectionable views.
(b) 
Complement or improve upon existing landscaping on adjoining properties.
(c) 
Provide moisture retention, soil stabilization, wind breaks and air purification.
(d) 
Moderate ground surface, building and stream water temperatures.
(e) 
Provide seasonal color variety. On a case-by-case basis, provisions may be made for the moving of on-site trees to other locations on site if requested by the applicant or the Planning Board.
(2) 
The landscape plans shall be prepared by a landscape architect certified by the State of New Jersey.
(3) 
All landscape plans shall show all existing plants and natural features that are to remain. All existing trees with diameters of six inches or greater shall be located and identified by species, size and condition. When groups of trees are to be saved, the locations of the trees only on the perimeter may be shown. (See Chapter 387, Trees, for further requirements.)
(4) 
All landmark, specimen and tree masses to be preserved and the corresponding tree protection zones and their protection device details shall be shown.
(5) 
All proposed plant locations shall be:
(a) 
Graphically shown at 10 years' growth.
(b) 
Leadered and referenced (plant symbol or key) to a plant list.
(6) 
Plant lists shall include:
(a) 
Plant symbol or key.
(b) 
Quantity.
(c) 
Botanical and common name.
(d) 
Size at planting.
(e) 
Bagged and burlap, can size and similar notes.
(f) 
Other notes, such as multi-trunk, heavy, etc.
(7) 
Typical landscape details and specifications shall be shown, including but not limited to planting details, fertilizer rates, ground preparation and grass seed types.
(8) 
Berm location and height.
(a) 
Berms should be so located as to work in conjunction with fences and vegetation to provide an effective screen. Their locations shall not impede or dam the flow of surface runoff.
(b) 
Berms shall not exceed five feet in height and shall not have a slope greater than 3:1.
(c) 
Berm contours shall be shown and referenced to existing and proposed contours.
(9) 
All other landscape elements, such as fences, walls, street furniture, trash receptacles, and so forth, shall be located and details of the same included on the plan.
(10) 
Light standard locations and on-site utilities that may conflict with landscaping shall be shown.
(11) 
A watering schedule shall be included with all landscape plan submissions.
I. 
Bonding. The developer shall post performance bonds prior to the planting of the street trees and required landscaping in an amount determined by the Township Engineer. A bond shall be established to guarantee the replacement of any plant material which does not survive for a period of two years from installation.
A. 
The following standards for common open space pertain to any multifamily residential districts in the Township, including but not limited to the Apartment/Townhouse and Trailer Park Districts:
(1) 
Not less than 30% of land area of every multifamily development in the A/T Apartment/Townhouse District and not less than 12% of every trailer park development over five acres in the TP Trailer Park District shall be preserved as common open space or shall be dedicated to active recreational or community facilities.
(2) 
At least 25% of the required open space area shall be free of environmental constraints such as floodplains, wetlands, bodies of water, stormwater drainageways and basins or steep slopes. This land shall be utilized for common recreational or community facilities.
(3) 
Common active recreation shall be provided at a ratio of not less than one acre for every 100 anticipated residents.
(4) 
The recorded plan and deeds shall indicate that no additional development of principal structures can occur in the common open space area. The open space shall be restricted against any future building, development or use, except as is consistent with that of providing for open space for recreational, conservation, agriculture or aesthetic satisfaction of the residents of the development or of the general public. Buildings or uses for noncommercial recreation, cultural or agricultural purposes compatible with the open space objectives may be permitted only with the express approval of the Planning Board, following the approval of the building and site plans by the Planning Board.
(5) 
Any land set aside as open space must be made subject to a deed restriction or agreement in a form acceptable to the Planning Board and duly recorded in the office of the Recorder of Deeds of Gloucester County. All documents pertaining to the conveyance and maintenance of the open space shall meet the approval of the Planning Board as to legal form and effect with recommendations from the Planning Board as to suitability for the proposed use of the open space and be approved by the Planning Board as part of the final plan approval.
(6) 
Methods of conveyance. All open space must be conveyed in accordance with one of the following methods:
(a) 
Dedication in fee simple to the municipality. The municipality may, at the discretion of the governing body, accept any portion or portions of the open space, provided that:
[1] 
It is determined by the Planning Board that such land is suitable in size, shape, location and access, and the governing body may determine that such lands will benefit the general public of the municipality;
[2] 
The municipality agrees to and has access to maintain such lands;
[3] 
The titles are conveyed to the municipality without cost; and
[4] 
The governing body shall adopt a resolution accepting the deed of dedication from the landowner together with an account of moneys, as determined by the governing body, which shall be deposited in a special municipal trust account that shall be used only for the purpose of maintaining the land.
(b) 
Conveyance of title to a conservancy, corporation, homeowners' association, funded community trust, condominium corporation, individual or other legal entity, provided that:
[1] 
The terms of such instrument of conveyance must include provisions suitable to the municipality assuming such organization can guarantee:
[a] 
The continued use of such land for the intended purpose in perpetuity.
[b] 
Continuity of proper maintenance.
[c] 
Availability of funds required for such maintenance.
[d] 
Adequate insurance protection.
[e] 
Provision for payment of applicable taxes.
[f] 
The right of the municipality to enter upon and maintain such property at the expense of the organization in the event that the organization fails to maintain the property.
[g] 
Such other covenants and/or easements necessary to fulfill the purposes and intent of this chapter.
[2] 
The following are prerequisites for a condominium corporation, homeowners' association or similar entity:
[a] 
Disposition of the open space must be approved by the municipality prior to final plan approval and the linens recorded before any dwelling units are sold, leased or otherwise conveyed.
[b] 
Membership must be mandatory for each buyer and/or lessee. The organizational papers shall set forth the voting rights and the manner and time of transference of the organization and its assets from developer to homeowner.
[c] 
It must be responsible for liability insurance, taxes, recovery for loss sustained by casualty, condemnation or otherwise, and the maintenance of recreational and other facilities.
[d] 
Members or beneficiaries must pay their pro rata share of the costs, and the assessment levied can become a lien on the property, including any maintenance and associated administrative costs incurred by the municipality.
[e] 
Such corporation or association shall not be dissolved nor shall it dispose of the open space by sale or otherwise, except to an organization conceived and established to own and maintain the open space. The corporation or association must first offer to dedicate the open space to the municipality before any such sale or disposition of open space.
[f] 
The dedication of open space, streets or other lands in common ownership of the corporation, association, individual or other legal entity or the municipality shall be absolute and not subject to reversion for possible future use for further development.
A. 
Street illumination.
(1) 
Streetlighting of a type supplied by the utility and of a type and number approved by the Municipal Engineer shall be provided for all street intersections and along all arterial, collector and local streets and anywhere else deemed necessary for safety reasons. Wherever electric utility installations are required to be underground, the applicant shall provide for underground service for streetlighting.
(2) 
Street illumination should provide a hierarchy of lighting that distinguishes between the level of use. The height of luminaires, the level of lighting intensity and spacing of poles should vary. The following is a guide for major, collector and local streets:
Road and Area Classification
Footcandle*
(average minimum)
Uniformity Ratio
(average minimum)
Major
Commercial
1.2
3:1
Intermediate
0.9
3:1
Residential
0.6
3.5:1
Collector
Commercial
0.8
3:1
Intermediate
0.6
3.5:1
Residential
0.4
4:1
Local
Commercial
0.6
6:1
Intermediate
0.5
6:1
Residential
0.3
6:1
NOTES:
*The footcandle minimums proposed in the street illumination chart are offered as a guideline. Actual illumination should be designed based upon rural conditions, security, safety and other conditions specific to the area for which it is intended.
(3) 
Streetlights in residential areas must be installed at either end of all curves with a radius less than 350 feet or an internal angle greater than 30° or at any location where there is a change in horizontal alignment.
(4) 
Streetlights in residential areas must be installed with a minimum footcandle of 1.0 over the full area of each intersection.
(5) 
The maximum footcandle level should not exceed 0.25 footcandle over the right-of-way line.
(6) 
Light poles, if required, should be installed on the same side of a straight roadway in order to reinforce the direction of circulation alignment. A staggered layout should be discouraged.
(7) 
If the cobra-head type of luminaire is proposed, the recessed cobra luminaires should be used whenever possible.
(8) 
All lighting fixtures shall be shielded so that all light is contained on the subject property and does not spill over to adjacent properties. Any outdoor lighting shall be shown on the lighting plan in sufficient detail to allow a determination of the effects upon adjacent properties, traffic safety and overhead sky glow. The objectives of these specifications is to minimize undesirable off-premises effects. To achieve these requirements, the intensity of such light sources, the light shielding and similar characteristics shall be subject to site plan approval.
(9) 
Lighting standards shall not exceed a height of 25 feet in residential districts.
B. 
Parking lots and pedestrian walkway illumination.
(1) 
All parking areas and walkways thereto and appurtenant passageways and driveways serving commercial, public, office, multifamily residential or other uses having common off-street parking and/or loading areas shall be adequately illuminated for security and safety purposes. The lighting plan in and around the parking areas shall provide for nonglare lights focused downward.
(2) 
Average illumination.
(a) 
Average maintained horizontal illumination recommended at ground level is indicated as follows:
Level of Activity
Footcandles
(average minimum)
Uniformity
Ratio
(average minimum)
Pedestrian walkways
2.0
5:1
Bikeways
0.6
4:1
Parking lots:
Residential, church, parks, etc.
0.2
4:1
Office/commercial strip
0.6
4:1
Shopping center/mall
1.0
4:1
Attendant parking lot
2.0
4:1
(b) 
The maximum average maintained illumination of a parking area shall not exceed 2.0 footcandles.
(3) 
Light shields are to be used on all lights to control glare. Shields are to be used to prevent spillover onto adjacent properties and/or other areas where light intrusion is unwanted. A maximum of 0.25 footcandle is permitted at any property line and/or right-of-way line. (However, this does not apply to points of vehicular ingress and egress.)
(4) 
The level of lighting at all intersections between access drives and streets shall be not less than 1.0 footcandle.
(5) 
The maximum mounting height of a freestanding pole-mounted luminaire is 16 feet and the minimum is 12 feet. The height of the pole is measured from the ground.
(6) 
The lighting system should be designed to provide lighting for the hours of operation of the proposed use. The lights should be designed so that they can be reduced or turned off when it is not necessary to operate during primary hours. A timer may be necessary to regulate the hours in which an area is lighted.
(7) 
If spotlights are used, they should be placed on buildings only as directed so as not to cause glare (a brief loss of vision). They should be positioned at a maximum of 45° to the building wall.
(8) 
Pedestrian-scale bollard-type lighting should be placed along walks and at building entrances. It should be positioned in strategic locations in order to provide security for the pedestrian.
(9) 
The lighting of buildings is discouraged, other than for the means of identification (signs), locating building entrances/exits and/or for the purpose of providing security. Any proposed building lighting, including security lighting, should be shown on the lighting plan in order to determine the effect of glare, traffic safety and light pollution.
(10) 
The lighting plan should be designed so as to direct a pedestrian towards the primary entrance. There should be a hierarchy of lighting intensity, with the lowest point at the parking lot exterior and the greater illumination at the building entrance.
C. 
Site plan information shall include the following:
(1) 
All existing lights within 100 feet of the site in question, including location of all poles and luminaires.
(2) 
A detail of the luminaire(s) to be used, including the lamp type, manufacturer and wattage.
(3) 
Pole height and mounting height of the luminaire and detail of the pole.
(4) 
Photometric data to be shown on the plan with isolux lines illustrated up to 2.0, 1.0, 0.5 and 0.25 footcandle lines. The plan should note whether the lines are initial or maintained.
(5) 
All proposed and existing freestanding and wall-mounted lights.
A. 
Streets.
(1) 
All developments shall be served by paved streets in accordance with the approved subdivision and/or site plan, and all such streets shall have a minimum six-inch crown. The arrangement of such streets not shown on the Master Plan or Official Map, as adopted by the Township, shall be such as to provide for the appropriate extension of such streets and conform to the topography as far as practicable.
(2) 
When a new development adjoins land susceptible of being subdivided or developed, suitable provisions shall be made for access to adjoining lands.
(3) 
Local streets shall be so planned and identified with appropriate signs as to discourage through traffic.
(4) 
In the event that a development adjoins or excludes existing streets that do not conform to widths as shown on the adopted Master Plan or Official Map or the street width requirements of this chapter, additional land along either or both sides of the street, sufficient to conform to the right-of-way requirements, shall be dedicated for the location, installation, repair and maintenance of streets, drainage facilities, utilities and other facilities customarily located on street rights-of-way. The necessary deeds of ownership shall be furnished and the dedication shall be expressed as follows: "Street right-of-way granted for the purposes provided for and expressed in the Land Development Ordinance of Mantua Township." If the development is along one side only, 1/2 of the required extra width shall be dedicated and shall be improved, including excavation, base course and surfacing, in accordance with the approved application.
(5) 
In all developments, the minimum public street right-of-way shall be measured from lot line to lot line and shall be in accordance with the following schedule, but in no case shall a new street that is a continuation of an existing street be continued at a width less than the existing street, although a greater width may be required in accordance with the following schedule. See Zoning Map referred to in § 230-10.[1]
Traffic Lanes
Type of Street
Right-of-Way Width
(feet)
Number
Width
(feet)
Shoulder Width Within Gutters
(feet)
Width (O.S.) of Gutters on Each Side1
(feet)
Width Between Gutters and Curbs
(feet)
Arterial
80
2 and 2
@
12 and 13
15
50
Collector (primary)
66
2
@
12
8
13
40
Collector (secondary)
60
2
@
11
7
12
36
Local
50
2
@
152
10
30
NOTES:
1Shall be grass-stabilized topsoil, minimum four inches thick.
2Area adjacent to curb available as parking area.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
(6) 
Street intersections.
(a) 
Street intersections shall be as nearly at right angles as possible and in no case shall be less than 80°. Approaches to all intersections involving collector or arterial roads shall follow a straight line or a curve with a radius of not less than 700 feet for at least 100 feet. No more than two streets shall meet or intersect at any one point, and the center lines of both intersecting streets shall pass through a common point.
(b) 
Any development abutting an existing street classified as an arterial or collector shall be permitted only one new street connecting with the same side of the existing street, except that, where the frontage is sufficient, more than one street may intersect the arterial or collector street, provided that the streets shall not intersect with the same side of the existing street at intervals of less than 800 feet. The block corners of intersections shall be rounded at the curbline, with the street having the highest radius requirement, as outlined below, determining the minimum standards for all curblines:
Type of Street
Radius Requirement
(feet)
Arterial
40
Collector
35
Local, commercial/industrial
30
Local, residential
25
(c) 
Intersections shall be designed such that the grade on the approach legs and across the intersection shall not exceed 3%.
(d) 
Intersections shall be designed such that stormwater runoff will not be channeled across the intersections.
(e) 
Intersection design shall meet the requirements of Article VI, § 230-42, Visibility at street intersections.
(7) 
A tangent at least 100 feet long shall be introduced between reverse curves on arterial or collector streets. When connecting street lines deflect from each other at any one point, they shall be connected by a curve with a radius conforming to standard engineering practice and AASHTO standards. The minimum radius for local residential streets shall be 100 feet.
(8) 
Culs-de-sac.
(a) 
Culs-de-sac shall be no more than 750 feet in length, measured from the center line of the intersecting street to the center point of the turnaround. A turnaround shall be provided at the end of the cul-de-sac with a radius of 50 feet on the curbline plus a utility and planting strip of 10 feet around the entire cul-de-sac. The center point for the radius shall be the center line of the associated street or, if offset, offset to a point where the radius becomes tangent to the right curbline of the associated street. [See Plate 4 following the Zoning Map[2] (footnote 6).]
[2]
Editor's Note: Plate 4 is on file in the office of the Township Clerk.
(b) 
Culs-de-sac less than 300 feet in length may have reduced radius of 40 feet, provided that the Planning Board finds that there will be no school bus traffic and minimum truck traffic.
(9) 
No street shall have a name which will duplicate or so nearly duplicate the name of an existing street name that confusion results. The continuation of an existing street shall have the same name. Curvilinear streets shall change their names only at street intersections. The Board reserves the right to approve or name streets within a proposed development.
(10) 
The pavement width of streets and the quality of subsurfacing and base materials shall adhere to the minimum standards set forth by the county or state engineers when said paving concerns roads under their jurisdiction and where such standards exist. Concerning streets under the jurisdiction of the Township, the following standards shall apply:
(a) 
All construction shall be in accordance with the construction standards as promulgated by the Township Engineer and the latest edition of the New Jersey Department of Transportation Standard Specifications for Road and Bridge Construction.
(b) 
On all Township roads, the base course shall be five inches' compacted thickness of bituminous stabilized base, stone mix No. I-2.
(c) 
The surface course for all Township roads shall consist of two inches' compacted thickness of bituminous concrete, Type FABC, mix No. I-5, applied according to state highway specifications.
(d) 
Where borings furnished by the applicant indicate that the prevailing subgrade conditions are not suitable as a paving surface, the Township Engineer shall require the unsuitable subgrade to be removed and replaced with soil aggregate I-5.
(e) 
Moreover, when the borings furnished by the applicant indicate a seasonably high water table to be within three feet of the finished profile grade, an underdrain system shall be installed to discharge into a proper receiving system (i.e., drainage inlets, manholes, watercourses, etc.).
(f) 
Underdrains shall be designed in accordance with the Township Engineer's requirements. Cleanouts shall be required every 150 feet. Cleanouts are to be designed so that traffic loads are not transferred to the riser.
(g) 
Since the minimum asphalt paving thicknesses stipulated hereinabove are based upon a subgrade CBR of eight, the applicant will be permitted to reduce the specified compacted thickness when he or she can demonstrate to the Township Engineer's satisfaction that the existing subgrade has a higher CBR than the design value, provided that in no instance shall less than four inches' total asphalt thickness be permitted.
(11) 
Vertical grades.
(a) 
No street profile shall have a center-line grade less than 0.5 of 1% nor more than 10%. When the center-line grades are between 0.5 of 1% and 1%, a monolithic concrete curb and gutter shall be required.
(b) 
Vertical curves shall be in accordance with AASHTO requirements. Design speed shall be five miles per hour greater than the posted speed. For a twenty-five-mile-per-hour roadway, the rate of vertical curvature per each percent change in grade shall be:
[1] 
Sag curve: 40 feet.
[2] 
Crest curve: 30 feet.
(c) 
Undulating grade lines and broken back grade lines should be avoided.
(12) 
The following should be submitted as part of the site development plan:
(a) 
Center-line profile.
(b) 
A typical cross section showing all elements within the right-of-way.
(c) 
Cross sections at fifty-foot intervals.
(d) 
Boring logs taken at four-hundred-foot intervals showing soil strata and the seasonal high groundwater table to a depth of three feet below finish grade.
(e) 
Additional laboratory CBR tests may be required if unsatisfactory material is indicated in the boring logs.
B. 
Curbs. Curbing, either concrete or combination concrete curb and gutter, shall be installed along both sides of all streets. All curbing shall be laid in the manner approved by the Township or other appropriate governmental authority. All curb construction shall be in accordance with the construction standards as promulgated by the Township Engineer. Depressed curb ramps for the handicapped shall be installed at all radii in accordance with the laws of the State of New Jersey. Concrete shall meet New Jersey Department of Transportation specifications for Class B concrete.
C. 
Sidewalks and aprons.
(1) 
Sidewalks and aprons shall be required on both sides of all existing and proposed streets serving an arterial or primary collector function.
(2) 
Sidewalks and aprons on secondary collector and local streets in nonresidential developments and in residential planned developments shall be required, at the Board's discretion, depending upon the probable volume of pedestrian traffic, the general type of development intended and any alternate plans proposed for the movement of people and bicycles.
(3) 
Sidewalks and aprons on secondary collector and local streets in conventional residential developments shall be in accordance with the following schedule:
Average Lot Size
Sidewalks Required
2 acres or larger
None required, except at intersections
Smaller than 2 acres
Required on both sides of the street
(4) 
Where required, sidewalks shall be at least four feet wide and shall be four inches to six inches thick. Sidewalks, aprons and sidewalks at aprons shall be concrete and shall be constructed in accordance with the construction standards as promulgated by the Township Engineer. Concrete shall meet New Jersey Department of Transportation specifications for Class B concrete.
(5) 
Where street trees are to be placed between the curbline and the sidewalk, the sidewalk shall be placed against the property line to allow for the maximum planting area.
A. 
Where public water is accessible, water mains shall be constructed in such a manner as to make adequate water service available to each lot or building within the development. The entire system shall be designed in accordance with the requirements and standards of the local and/or state agency having approval authority and shall be subject to its approval. The system shall also be designed with adequate capacity and sustained pressure and in a looped system with no dead-end lines, whenever possible.
B. 
Where no public water is accessible, water shall be furnished on an individual-lot basis. Well installation, sealing and testing shall be in accordance with N.J.S.A. 58:11-23 et seq., as amended, and in accordance with the guidelines, resolutions and requirements adopted by the County Board of Health and the Municipal Utilities Authority of Mantua Township. Prior to being placed in consumer use and prior to issuance of a certificate of occupancy for any building served by the well, the developer shall certify to the County Board of Health and the Municipal Utilities Authority of Mantua Township that he complied with all applicable state, county and local regulations.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
A. 
Where a public wastewater treatment plant and collection system is accessible, or where such facilities are to be constructed as a condition of approval of any application for development, the developer shall construct such wastewater treatment facilities and/or sanitary sewer lines and building connections in accordance with the design criteria and permit requirements of the Municipal Utilities Authority for Mantua Township and those of the New Jersey Department of Environmental Protection and in such a manner as to make adequate sewage treatment available to each lot and building within the development.
B. 
Where the soil characteristics of the subject land are of such quality to permit the use of individual subsurface sewage disposal systems as a temporary means of sewage disposal, the same may be approved in the absence of accessibility to a public wastewater treatment plant or the construction of such treatment facilities by the developer.
(1) 
In the event of approval of the use of individual subsurface sewage disposal systems, the Planning Board or the Zoning Board of Adjustment, as the case may be, additionally may require the installation of sanitary sewer lines, including connections to each building, for future use when public sewage treatment facilities are provided to serve the realty improvements to be constructed in the development.
(2) 
The end fitting of all dry sanitary sewer building connection lines shall have a tamperproof plug or cap, temporarily sealed with a material that can be removed to utilize the fitting when the system is to be activated. The Plumbing Subcode Official or the Plumbing Inspector shall affix an adhesive-backed disc on the cap or plug, bearing a preprinted message and instructions related to tampering and future use that will be sufficient to alert and warn the original and subsequent occupants of the building. The capping and plugging shall be performed by the developer, at his expense, and the message disc shall be provided and attached by Township representatives.
All streets shall be provided with manholes, catch basins and pipes where the same may be necessary for proper drainage. The requirements of this section shall not be satisfied with the construction of dry wells.
A. 
General.
(1) 
The system shall be adequate to carry off the stormwater and natural drainage water which originates within the drainage watershed(s). The developer shall be responsible for demonstrating that his improvements do not cause, increase or shift a drainage, flooding or erosion problem. In general, an improvement will not be allowed to increase peak runoff rates, and no stormwater runoff or natural drainage water shall be so diverted as to overload existing drainage systems, to create flooding or the need for additional drainage structures on other private properties or public land without proper and approved provisions being made for taking care of these conditions.
(2) 
Over-the-sidewalk, under-the-sidewalk and/or through-the-curb drains for the purpose of disposing sump pump runoff is prohibited. These facilities must outlet into an adequate watercourse or drainage system.
(3) 
The developer shall be responsible for acquiring all state and/or federal permits related to stream encroachment, wetland or wetland buffers, etc., as may be necessary for the project and for providing the appropriate municipal agency copies of the approvals or permits.
B. 
Underdrains.
(1) 
Borings shall be taken by the applicant's engineer at approximately four-hundred-foot intervals for all proposed streets. If these borings indicate a seasonably high water table to be within three feet of the proposed finished profile grade, a complete underdrainage system shall be installed under the pavement. No underdrains in streets shall be less than six inches in diameter. All underdrain pipes shall be surrounded by a filter fabric and then a filter media of No. 57 coarse aggregate. The filter media shall extend from six inches below the bottom of the underdrain pipe to the subgrade for a width of the pipe diameter plus 12 inches. Filter fabric shall extend around the entire perimeter of the filter media.
(2) 
Cleanouts shall be provided at all changes in line or grade. However, the distance between cleanouts shall not exceed 400 feet. Cleanouts in roadways shall have separate twelve-inch-diameter frame and cover designed to transfer traffic loads away from the riser. In no case shall cleanouts be permitted in sanitary manholes. Underdrains in the street shall be separated from the sanitary sewer by a horizontal and vertical distance of at least one foot zero inches.
C. 
The rational method shall be used for pipeline and inlet design. The system shall be designed to convey the runoff from the twenty-five-year-return-frequency-storm event. Minor stream structures (50 acres or less) should be designed for the fifty-year-storm event and major stream structures at the one-hundred-year-storm event. The SCS method as described in Technical Release No. 55 may be substituted for drainage areas greater than five acres.
D. 
All major bridges and culverts shall be designed for one-hundred-year-storm flow capacities.
E. 
All materials used in the construction of storm sewers, bridges and other drainage structures shall be in accordance with the Standard Specifications for Road and Bridge Construction of the New Jersey Department of Transportation, current edition, and any supplements, addenda and modifications thereto, unless otherwise specified by the reviewing municipal agency. Modifications or changes of these specifications may be requested by the applicant but may be implemented only with the knowledge and written consent of the Township Engineer after discussion with the reviewing municipal agency.
F. 
Pipe sizes shall in no instance be less than 18 inches in diameter. Reinforced concrete pipe shall be used, except where alternate materials are allowed by the Township Engineer in off-road areas.
G. 
Drainage inlets shall be located at all intersections to prevent surface runoff from crossing the intersection. Inlets shall also be spaced along the sides of a street at intervals as required to capture all gutter flow resulting from the design storm. Inlets shall have a curb opening and bicycle-safe grates. Frames and grates shall be Campbell Foundry Company Pattern No. 2618 or its equal. Access manholes shall be placed at maximum five-hundred-foot intervals throughout the system, at pipe junctions where there are no drainage inlets, and wherever there is a change in direction or in grade. Manholes may be brick, block or precast. The smaller opening in the cone section of the manhole shall be 30 inches. The diameter of the cover shall be 30 inches. All frames and covers are to be rated for heavy traffic and shall be Campbell Foundry Company Pattern No. 1012A or its equivalent.
H. 
Development plans shall show both the plan and profile for the drainage systems. The plan shall also show all other buried utilities, and utility crossings shall be shown in the profile.
I. 
Storm drains shall normally be located between curblines. Sufficient inlets and manholes shall be installed to minimize utility crossings.
J. 
All discharges shall be analyzed for stability. Headwalls or flared end sections shall be installed. Riprap apron calculations are to be submitted. All aprons are to be installed on a flat grade. Minimum recommended median stone diameter (d50) shall be six inches.
K. 
Lots shall be graded to secure proper drainage away from the buildings. Additionally, drainage shall be provided in a manner which will prevent the collection of stormwater in pools or other unauthorized concentrations of flow, and to the greatest extent possible, water shall not flow across adjacent property lines.
L. 
Stormwater management structures.
(1) 
Detention basins (or retention basins upon specific approval by the Board) shall be required to hold stormwater runoff such that discharge from the site will not exceed predevelopment rates. A waiver of this provision may be granted only when the applicant shows that it will not adversely affect downstream properties nor increase flood dangers.
(2) 
Detention basins are to be the preferred alternate. Retention basins may be allowed if the applicant can demonstrate that there are no practical locations for full discharge from the basin. Alternate means to attenuate or retain stormwater runoff will be considered on a case-by-case basis.
(3) 
Basins are to be designed so that peak runoff from the post-development twenty-five-year-return-frequency-storm event does not exceed the predevelopment ten-year-return-frequency-storm event.
(4) 
The applicant must demonstrate that there will be no increase in the two-year- and one-hundred-year-storm-event runoff between the pre- and post-development conditions.
(5) 
Basins may be designed using either the SCS method as described in Technical Release No. 55 or by the modified rational method. If the modified rational method is used, the trailing leg of the inflow hydrograph shall have a time twice the computed time of concentration.
(6) 
All basins shall include an emergency spillway designed to pass the full one-hundred-year-storm-event inflow without causing damage to downstream properties or erosion of the embankment or soils.
(7) 
The submitted drawings are to show all topographical features and structures downstream of all basin discharges for a sufficient distance to evaluate the impact of discharge.
(8) 
Outfall structures shall be designed for easy access for maintenance. Trash racks designed to be cleaned by rakes from any accessible location are to be used on openings less than 12 inches. Velocities through trash racks shall be less than two feet per second.
(9) 
Computation of existing flow conditions shall assume a "good" hydrologic condition. A "brush" cover type will be assumed unless other types of cover can be documented.
(10) 
Computations for proposed conditions shall not use a woods or brush condition, unless portions of the property are deed restricted to remain in a natural condition.
(11) 
Computations are to be submitted to back up runoff coefficients, time of concentration, spillway and outfall design and runoff computations.
(12) 
Two soil borings are to be taken within the basin areas, drilled to at least three feet below the bottom elevation of detention basins and five feet below the bottom of retention basins. Soil strata and the seasonal high groundwater table shall be determined.
(13) 
The bottom of detention basins shall generally be two feet above the seasonal high groundwater table. Retention basins shall generally have three feet of clearance. Lower basins may be allowed with underdrains or special vegetative plantings under special site conditions.
(14) 
Two percolation or permeability tests are required for each retention basin at the proposed bottom elevation. Calculations should demonstrate that the full basin can discharge within 18 hours after the storm event. Additional percolation tests will be required for basins greater than 5,000 square feet in area.
(15) 
All basins shall be designed with one foot of freeboard above the one-hundred-year stormwater surface. All inlets leading to the basin shall also be one foot or more above the surface elevation.
(16) 
Basin side slopes shall be 3:1 or less.
(17) 
Basin berms with a vertical elevation of five feet from the outside toe of the dike to the emergency spillway (or in the absence of an emergency spillway, the top of the dike) are classified as a dam by N.J.A.C. 7:20. Appropriate state reviews and permits are required.
(18) 
Detention basin bottoms shall have a two-percent slope to the outfall. Those with flatter bottoms may be approved with concrete low-flow channels.
(19) 
Where part of the contributing piping system intercepts groundwater, a concrete low-flow channel will be provided.
(20) 
Hydrologic analysis of the basins shall include the full drainageshed. Drainage area maps shall be included in the stormwater management report.
(21) 
Where water quality standards apply, special consideration is to be given to vegetation and to maintenance.
(22) 
Landscaping near basins should not include species of trees with leaves large enough to clog the orifices. Retention basin bottoms must be kept clean of leaves at all times.
(23) 
Retention basins are not to be designed for alternate uses.
(24) 
Post-construction percolation or permeability tests will be required at retention basins to verify that the design percolation rates have been obtained.
(25) 
All plans for basins shall address post-construction restoration and maintenance. Maintenance shall include but not be limited to an inspection schedule, desilting, mowing and debris removal.
(26) 
Grass and leaves.
(a) 
If a grassed basin, mowing should be performed when grass is between four and six inches high. The grass should never be allowed to exceed six inches in height. All clippings must be removed from the basin immediately following mowing.
(b) 
Removal of leaves from the basin during the fall is also required.
(27) 
For retention basins, the schedule should indicate that every five years the basin bottom will be scarified to a depth of four inches to remove sediments and silts. Then, four inches of granular topsoil must be added and the surface reseeded as detailed previously.
(28) 
For wet basins, a procedure to control aquatic growth must be included.
(29) 
At no time after final basin grading and permanent stabilization should any equipment be allowed to operate within retention basins which could smear or compact the soils leading to a reduction in the percolation rate. This includes mowing and the annual removal of accumulated silt. This does not pertain to the reestablishment of the basin bottom every five years.
(30) 
A cash contribution by the developer will be provided to establish a basin maintenance trust for the Township or other responsible agency. A minimum contribution of $10,000 will be required to be deposited into an interest-bearing reinvestment trust established for the sole purpose of future basin maintenance and repair.
(31) 
All basins, regardless of ownership, must have a dedicated access from a public right-of-way. The access should include a stabilized hard surface suitable for the passage of maintenance and inspection equipment and vehicles.
M. 
Detention or retention basins utilized and maintained by several property owners within a drainage basin are encouraged, and the feasibility of such joint facilities must be examined by the applicant and reported upon to the Township Engineer.
N. 
Approval of drainage structures shall be obtained from the appropriate municipal, county, state and federal agencies and offices. Final approval shall not be effective until letters of approval from the proper government authorities shall be furnished to the Secretary of the Planning Board or the Secretary of the Zoning Board of Adjustment, as the case may be, with a copy of each letter forwarded to the Township Engineer.
O. 
When required by the Township and as indicated on an approved development plan, a drainage right-of-way easement shall be provided to the Township where a tract or lot is traversed by a watercourse, surface or underground drainageway or drainage system, channel or stream. The drainage right-of-way easement shall conform substantially to the lines of such watercourse and, in any event, shall meet any minimum widths and locations as shown on any adopted Official Map or Master Plan. Such easement shall be expressed on the plat as follows: "Drainage easement granted for the purpose provided and expressed in the Land Development Ordinance of Mantua Township."
P. 
All construction shall be in accordance with the construction standards promulgated by the Township Engineer.
[1]
Editor's Note: Former § 101-37, Garden apartments, was repealed 1-25-1995.
[Added 12-13-1994]
A. 
Applicability. The requirements set forth herein shall apply to the development of all lots within the Township of Mantua, whether for residential or commercial purposes, and when there is an application for development before a development review board of the Township. Expressly excluded from the requirements set forth herein is the construction of proposed additions and/or buildings having, at grade or floor level, a total area of 1,000 square feet or less.
[Amended 7-25-1995]
B. 
Grading plan requirements. The developer of a tract of land in the Township must provide grading plans for each lot proposed to be developed. The grading plans shall contain all the information required below in the grading plan checklist, which shall be made available to all applicants in the form that follows. The developer must submit a completed grading plan checklist with the application for development.
C. 
Grading plan checklist. The following shall be the grading plan checklist. The applicant must complete this checklist and supply the required information.
Grading Plan Checklist
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1.
Title block indicating the address of the site, lot and block numbers, name and address of the applicant and the title "Grading Plan."
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2.
The plan must be signed and sealed (embossed) by a professional land surveyor, professional engineer or architect licensed in the State of New Jersey. The plan must also include the address of the person preparing the plan.
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3.
The plan must be legibly drawn at a scale of one inch equals 30 feet, indicate a North arrow and refer to the vertical datum on which the plan is based.
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4.
The plan must indicate all property lines, easements and required setback lines. All property lines must indicate bearings and dimensions, and the width of all easements must be shown on the plan.
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5.
The distances between all existing and proposed structures and adjoining property lines must be indicated on the plan.
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6.
The plan must indicate the right-of-way and cartway widths of all adjoining streets as well as the location of all existing and proposed curbs, sidewalks and driveway aprons along the entire frontage of the subject property.
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7.
The plan must indicate existing and proposed contours at one-foot intervals a minimum of 25 feet over the entire lot area to be disturbed and 50 feet beyond the limit at grading. Spot elevations should also be provided at all inlets, catch basins, outfalls, culverts and other hydraulic structures.
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8.
The plan must indicate existing and proposed spot elevations at all property corners.
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9.
The plan must also indicate existing topography 50 feet beyond all property lines and spot elevations for all adjacent building corners.
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10.
The plan must also indicate the location and dimensions of all structures and site improvements including buildings, sheds, decks, swimming pools, fences and any drainage facilities.
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11.
The plan must indicate all stream encroachment, wetlands and wetland buffer lines and floodplains.
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12.
The plan must indicate all trees over six inches in diameter, including type and condition and limits of clearing.
Additional Requirements for Grading Plans for
New Structures and Additions
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13.
The plan must indicate the first-floor and basement elevations for all proposed structures. Spot elevations for all building corners must be indicated. If a basement is planned, certified soil boring(s) will be necessary showing soil types and the depth to seasonal high water table.
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14.
The plan must indicate the location of all existing and proposed utility services, including vents and cleanouts.
Additional Requirements for Grading Plans for
Swimming Pools
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15.
The plan must indicate swimming pool finished elevations, deck elevations, first-floor elevations for all dwellings and the type, height and location of fencing.
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16.
The plan must indicate limits of land disturbances as well as cut/fill areas.
D. 
Grading standards. The grading plan must conform to the following standards:
(1) 
All grading shall be done in such a way as to not result in any adverse impacts to adjacent properties. The plan shall not increase the amount of water which drains onto adjoining lots. For properties where a drainage problem already exists, the drainage plan shall reduce the impact on adjoining tracts to the greatest extent possible by causing the surface water to drain to nearby streets, into approved drainage facilities or into other accepted devices. All lots shall be graded to direct surface water runoff away from structures and towards the frontage road or other defined drainage paths.
(2) 
Lawn areas shall be sloped away from buildings and structures. A minimum slope of 2% should be maintained in all lawn areas. A minimum slope of 1% should be maintained for all swales.
(3) 
All slopes shall be no greater than 3:1.
(4) 
Driveway grades shall not exceed 12%.
(5) 
No grading shall occur within five feet of a property line unless necessary to direct drainage off the site and into acceptable drainage facilities in accordance with these standards. When an applicant proposes to grade over an adjoining property line, written permission/agreement from the adjoining property owner must be obtained and a waiver from the minimum requirements must be obtained.
(6) 
Top of excavation or toe of slope shall be no closer than five feet to an adjoining property line.
(7) 
If a retaining wall is proposed, construction details must be provided. In cases where a retaining wall is higher than 30 inches, calculations prepared by a licensed professional engineer must be submitted certifying the stability of the structure.
(8) 
For swimming pool construction, finished deck elevations shall be set above the natural grade occurring on the lot to prevent the surface runoff from flowing into the pool.
E. 
Tree protection. The grading plans shall show compliance with Chapter 387, Trees.
F. 
Approval procedures. Each person to whom this section applies must obtain approval of his/her grading plan in the following manner:
(1) 
The Township Engineer will review the grading plan, indicating in a written report any plan deficiencies and any required revisions. The Township development review board shall review and determine whether to approve the grading plan as part of an application for development.
(2) 
The Township Engineer will oversee the grading operation during normal site inspections. Notifications to the Township Engineering Department and the Township Engineer, 48 hours prior to rough grading, will be required by the applicant.
(3) 
Following completion of all grading and drainage work, the applicant must submit two copies of an as-built survey, prepared by a New Jersey licensed surveyor or professional engineer, with final grades and request a final inspection. If any discrepancy exists between the grading plan and actual construction, the developer will be required to perform any necessary site work to correct the deficiency. All as-built site work must be in conformity with the approved grading plans. Any deviations may be approved only by the relevant approving agency.
(4) 
Following completion of all work, the Township Engineer shall conduct the final inspection and notify the Construction Official, in writing, whether the final construction is in compliance with the approved grading plan and that a certificate of occupancy may be issued. The Zoning Officer shall issue the certificate of occupancy only if all conditions for the approved grading plan have been satisfied.
(5) 
All grading work must be completed within 180 calendar days from the issuance of the grading permit. Extension of the time limit may be granted by the approving review board of the Township when conditions or circumstances so warrant.
G. 
Permit and review fees. The person to whom this section applies must pay the following fees for application, review and inspection of the site:
(1) 
Grading plan review fees shall be as follows:
(a) 
Application fee: $35.
(b) 
Escrow: $350 at time of application and $50 upon submission of a revised grading plan. In the event that the escrow set forth herein is insufficient to cover vouchers submitted by the professionals, the applicant shall submit additional sums.
[Amended 11-10-2008 by Ord. No. O-17-2008]
(c) 
Inspection fees: An inspection fee of up to $130 per lot for subdivisions shall be submitted by the applicant to be utilized for the payment towards the Township Engineer's inspection of the site in accordance with this section. In the event that the escrow set forth herein is insufficient to cover the reasonable voucher submitted by a professional inspector, then the applicant must submit additional sums as may be required to fully reimburse the municipality for the Engineer's fees in making and completing such inspections.
General design requirements for all nonresidential districts are as follows:
A. 
No merchandise, products, waste equipment or similar material or objects shall be displayed or stored outside.
B. 
All buildings shall be compatibly designed, whether constructed all at one time or in stages over a period of time. All building walls facing any street or residential district line shall be suitably finished for aesthetic purposes.
C. 
All portions of the property not utilized by buildings or paved surfaces shall be landscaped.
D. 
The established grades on the site shall be planned for both aesthetic and drainage purposes. The grading plan, drainage facilities and landscaping shall be coordinated to prevent erosion and siltation as well as assuring that the capacity of any natural or man-made drainage system is sufficient to handle the water generated and anticipated both from the site and contributing upstream areas.
E. 
Trash enclosures must be enclosed behind an opaque fence or wall at least five feet in height, with an opaque self-closing gate. The exterior finish material of the trash enclosure and gate must be compatible with that of the exterior of the principal structure.
F. 
No tract shall be permitted more than one point of ingress and/or egress within 75 feet of another point of ingress and/or egress serving the same tract, and in no case shall a development have more than two such points of ingress and/or egress on any one street frontage.
[1]
Editor's Note: Former § 101-38, Townhouses, was repealed 1-25-1995.
[Added 4-7-2014 by Ord. No. O-3-2014]
A. 
The scale of buildings shall be broken up both horizontally and vertically with offsets to reinforce the human scale.
B. 
No commercial statements of the occupant's products or services shall be allowed as part of the building facade or elevation.
C. 
Architectural designs shall be evaluated in terms of the sensitive integration of form, textures, and colors with the particular landscape and topographic characteristics of each individual site.
D. 
Groups of related buildings shall be designed to present a harmonious appearance in terms of style and use of exterior materials, fenestration and roof type.
E. 
Building exterior walls shall be articulated to reduce the scale and the uniform appearance of buildings and to provide visual interest that will be consistent with the community's identity, character and scale. The intent is to encourage a more human scale that residents and workers will be able to identify with their community. As such, one or a combination of the following shall be utilized in a development:
(1) 
Roofline variation.
(2) 
Arcades, display windows and entry areas.
(3) 
Grouping into smaller or multiple structures.
(4) 
Mature landscaping and landform manipulation.
(5) 
Wall texture placement and change.
(6) 
Clustering small-scale elements such as planter walls around the major form.
(7) 
Creation of a horizontal and vertical shadow line.
(8) 
Offsets and/or breaks in the building line.
(9) 
Patterned walls.
(10) 
Fenestration.
(11) 
Color change.
(12) 
Recessed entrances.
F. 
Each building shall be sensitive to the immediate neighboring structure. Opportunities to provide walkway systems to adjoining buildings, including common plazas or courtyards, are encouraged.
G. 
All facades of a building which are visible from adjoining properties and/or public streets should contribute to the pleasing scale features of the building and encourage community integration by featuring characteristics similar to the front facade.
H. 
The exterior walls of each building shall be constructed of durable permanent architectural materials compatible with campus-like standards, tastefully handled, i.e., carefully selected brick; stone with a weathered face or polished, fluted, or broken-faced. Exterior building materials may include smooth-faced concrete block, tilt-up concrete panels or prefabricated steel panels as secondary accent materials only.
I. 
Preengineered metal buildings, industrial-type structures featuring predominantly painted exteriors, and corrugated metal-sided or clapboard aluminum-sided "Butler" type buildings shall not be permitted.
J. 
All facade materials must be low-maintenance. There shall be no exposed common concrete block on the exterior of any building, and painted concrete block shall not be permitted.
K. 
Window treatment shall be required along the front and sides of all buildings. The use of multifloor glass curtain walls should be avoided.
L. 
Drainage pipes and roof leaders on building surfaces must be located on the interior and not exposed.
M. 
Building roofs are to be uncluttered. Vertical roof projections such as towers, vents, stacks or roof-mounted equipment shall be integrated into the architecture. All penetrations through the roof (i.e., mechanical equipment or skylights) must be organized in a manner that is integral to the architectural form of the building or be completely screened from view by parapet walls or approved enclosures. Screens shall be attractive in appearance and reflect or complement the architecture of the building to which they belong.
N. 
The design of canopies shall be in keeping with the design of the building.