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.
(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.
(14)
No driveway shall be located less than three feet to a side or rear
yard line. Individual district regulations may prescribe greater setbacks
from property lines
[Added 12-02-2019 by Ord. No. O-16-2019]
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.
(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)
Manual changeable-copy and marquee signs shall
be permitted only as a conditional use, provided that the following
standards are met:
[Amended 12-02-2019 by Ord. No. O-16-2019]
(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 hour. Manual changeable-copy
signs that are changed more frequently shall be considered animated
signs.
(c)
Manual changeable-copy signs may not be located
in any residential zoning district, except for legal existing businesses.
(d)
Manual changeable-copy signs may be either freestanding
signs, marquee signs or canopy signs.
(e)
No more than one manual changeable-copy sign
shall be permitted per use per street frontage.
(f)
The sign area of a manual 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.
(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.
(18)
Digital display signs shall be considered permitted for institutional
uses, and conditionally permitted for all other uses, provided that
the following standards are met:
[Added 12-02-2019 by Ord.
No. O-16-2019; amended 9-19-2022 by Ord. No. O-09-2022]
(a)
All such signs shall be permanently affixed to the ground or
to a structure.
(b)
Copy shall not be changed more than once every hour. Digital
display signs that are changed more frequently shall be considered
animated signs.
(c)
Digital display signs shall not be located in any residential
zoning district.
(d)
Digital display signs may be either freestanding signs, marquee
signs or canopy signs.
(e)
No more than one digital display sign shall be permitted per
use per street frontage.
(f)
The sign area of a digital display sign shall be included in
the total permissible sign area for freestanding, marquee or canopy
signs, as the case may be. A digital display sign shall not exceed
more than 30% of the total sign area permitted on the site.
(g)
Any digital display sign containing animation, streaming video,
or text or images which flash, pulsate, move, or scroll is prohibited.
Each complete message must fit on one screen.
(h)
The content of a digital display sign must transition by changing
instantly (e.g., no fade-out or fade-in).
(i)
The sign shall contain a default design which shall freeze the
sign message in one position if a malfunction should occur.
(j)
The addition of any digital display sign to a nonconforming
sign is prohibited.
(k)
Public Service Announcements: The owner of every digital sign
shall coordinate with the local authorities to display, when appropriate,
emergency information important to the traveling public including,
but not limited to Amber Alerts or alerts concerning terrorist attacks
or natural disasters. Emergency information messages shall remain
in the advertising rotation according to the protocols of the agency
that issues the information.
(l)
Electrical standards.
[1]
Permits for digital display signs will not be issued without
an approved electrical permit, if required. Applications for electrical
permits shall be filed at the same time as the sign permit application.
[2]
All work shall be completed in full compliance with the Uniform
Construction Code.
[3]
The electrical supply to all exterior signs, whether to the
sign itself or to lighting fixtures positioned to illuminate the sign,
shall be provided by means of concealed electrical cables. Electrical
supply to freestanding signs shall be provided by means of underground
cables.
[4]
The owner of any digital display sign shall arrange for a certification
showing compliance with the brightness standards set forth herein
by an independent contractor and provide the certification documentation
to the Township as a condition precedent to the issuance of a sign
permit.
(m)
Brightness: Digital display signs are subject to the following
brightness limits:
[1]
During daylight hours between sunrise and sunset, luminance
shall be no greater than 5,000 nits.
[2]
At all other times, luminance shall be no greater than 250 nits.
[3]
Each sign must have a light sensing device that will automatically
adjust the brightness of the display as the natural ambient light
conditions change to comply with the limits set here within.
(n)
Glare control. Glare control shall be achieved primarily through
the use of such means as cutoff fixtures, shields, and baffles, and
appropriate application of fixture mounting height, wattage, aiming
angle, and fixture placement. Vegetation screens shall not be employed
to serve as the primary means for controlling glare.
(19)
Electronic message center signs shall be permitted only as a
conditional use, provided that the following standards are met:
[Added 12-02-2019 by Ord.
No. O-16-2019]
(a)
All such signs shall be permanently affixed to the ground or
to a structure.
(b)
Copy shall not be changed more than once every hour. Electronic
message center signs that are changed more frequently shall be considered
animated signs.
(c)
Electronic message center signs shall not be located in any
residential zoning district.
(d)
Electronic message center signs may be either freestanding signs,
marquee signs or canopy signs.
(e)
No more than one electronic message center sign shall be permitted
per use per street frontage.
(f)
The sign area of an electronic message center sign shall be
included in the total permissible sign area for freestanding, marquee
or canopy signs, as the case may be. An electronic message center
sign shall not exceed more than 30% of the total sign area permitted
on the site.
(g)
Any electronic message center sign containing text which flashes,
pulsates, moves, or scrolls is prohibited. Each complete message must
fit on one screen.
(h)
The content of an electronic message center sign must transition
by changing instantly (e.g., no fade-out or fade-in).
(i)
The sign shall contain a default design which shall freeze the
sign message in one position if a malfunction should occur.
(j)
The addition of any electronic message center sign to a nonconforming
sign is prohibited.
(k)
Public service announcements. The owner of every electronic
message center sign shall coordinate with the local authorities to
display, when appropriate, emergency information important to the
traveling public including, but not limited to Amber Alerts or alerts
concerning terrorist attacks or natural disasters. Emergency information
messages shall remain in the advertising rotation according to the
protocols of the agency that issues the information.
(l)
Electrical standards.
[1]
Permits for electronic message center signs will not be issued
without an approved electrical permit, if required. Applications for
electrical permits shall be filed at the same time as the sign permit
application.
[2]
All work shall be completed in full compliance with the Uniform
Construction Code.
[3]
The electrical supply to all exterior signs, whether to the
sign itself or to lighting fixtures positioned to illuminate the sign,
shall be provided by means of concealed electrical cables. Electrical
supply to freestanding signs shall be provided by means of underground
cables.
[4]
The owner of any electronic message center sign shall arrange
for a certification showing compliance with the brightness standards
set forth herein by an independent contractor and provide the certification
documentation to the Township as a condition precedent to the issuance
of a sign permit.
(m)
Brightness: Electronic message center signs are subject to the
following brightness limits:
[1]
During daylight hours between sunrise and sunset, luminance
shall be no greater than 5,000 nits.
[2]
At all other times, luminance shall be no greater than 250 nits.
[3]
Each sign must have a light sensing device that will automatically
adjust the brightness of the display as the natural ambient light
conditions change to comply with the limits set here within.
(n)
Glare control: Glare control shall be achieved primarily through
the use of such means as cutoff fixtures, shields, and baffles, and
appropriate application of fixture mounting height, wattage, aiming
angle, and fixture placement. Vegetation screens shall not be employed
to serve as the primary means for controlling glare.
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, flashing signs, animated signs, or signs that emit
smoke, vapor or noise.
[Amended 12-02-2019 by Ord. No. O-16-2019]
(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 that do not meet
the definition and requirements of a digital display sign or electronic
message center sign.
[Amended 12-02-2019 by Ord. No. O-16-2019]
(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, excluding sponsorship
signs.
[Amended 6-21-2021 by Ord. No. O-8-2021]
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, behind the curb line and are not more than 16 square feet.
Political signs cannot block sight views at intersections or for driveways.
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.
[Amended 12-02-2019 by Ord. No. O-16-2019]
(6)
Political
signs are not permitted in commercial shopping centers unless written
permission is obtained and presented to the Code Enforcement Officer
prior to the erection of the signs.
[Added 12-02-2019 by Ord. No. O-16-2019]
(7)
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.
(8)
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.
(9)
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.
(10)
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.
(11)
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.
(12)
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.
(13)
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.
(14)
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.
(15)
Sponsorship signs, provided that:
[Added 6-21-2021 by Ord. No. O-8-2021]
(a)
Such signs are installed or placed on structures that are part of
the sports or recreational facility, including, but not limited to,
scoreboards, fencing, concession stands and spectator bleachers or
stands;
(b)
Are directly visible to the participants or spectators at the sports
or recreation facility by orienting such signs to face the facility,
athletic field or complex; and
(c)
Shall not exceed 30 square feet per sign face.
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.
(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:
(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)
Manual changeable-copy signs, as controlled
by the general regulations.
[Amended 12-02-2019 by Ord. No. O-16-2019]
(h)
Digital display signs, as controlled by the general regulations.
[Added 12-02-2019 by Ord. No. O-16-2019]
(i)
Electronic message center signs, as controlled by the general regulations.
[Added 12-02-2019 by Ord. No. O-16-2019]
(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:
(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]
Manual changeable-copy signs, as controlled
by the general regulations.
[Amended 12-02-2019 by Ord. No. O-16-2019]
[8]
Digital display signs, as controlled by the general regulations.
[Amended 12-02-2019 by Ord. No. O-16-2019]
[9]
Electronic message center signs, as controlled by the general regulations.
[Amended 12-02-2019 by Ord. No. O-16-2019]
(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]
Manual changeable-copy signs, as controlled
by the general regulations.
[Amended 12-02-2019 by Ord. No. O-16-2019]
[9]
Digital display signs, as controlled by the general regulations.
[Added 12-02-2019 by Ord. No. O-16-2019]
[10]
Electronic message center signs, as controlled by the general regulations.
[Added 12-02-2019 by Ord. No. O-16-2019]
(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:
(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:
(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.
[Amended 12-02-2019 by Ord. No. O-16-2019]
(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:
(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.
(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.
(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.
|
(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.
(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 and dead-end street sections.
[Amended 12-02-2019 by Ord. No. O-16-2019]
(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.
(c)
A dead-end street that does not terminate in a culs-de-sac shall
provide a minimum of 25 feet in length following any driveway to allow
for emergency vehicle turnaround.
[Added 12-02-2019 by Ord. No. O-16-2019]
(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:
(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.
[Amended 12-02-2019 by Ord. No. O-16-2019]
(1)
Sidewalks and aprons shall be required on both sides
of all existing and proposed streets.
(2)
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.
(3)
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]
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
| |||
---|---|---|---|
[ ]
|
1.
|
Title block indicating the address of the site,
lot and block numbers, name and address of the applicant and the title
"Grading Plan."
| |
[ ]
|
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.
| |
[ ]
|
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.
| |
[ ]
|
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.
| |
[ ]
|
5.
|
The distances between all existing and proposed
structures and adjoining property lines must be indicated on the plan.
| |
[ ]
|
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.
| |
[ ]
|
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.
| |
[ ]
|
8.
|
The plan must indicate existing and proposed
spot elevations at all property corners.
| |
[ ]
|
9.
|
The plan must also indicate existing topography
50 feet beyond all property lines and spot elevations for all adjacent
building corners.
| |
[ ]
|
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.
| |
[ ]
|
11.
|
The plan must indicate all stream encroachment,
wetlands and wetland buffer lines and floodplains.
| |
[ ]
|
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
| |||
[ ]
|
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.
| |
[ ]
|
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
| |||
[ ]
|
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.
| |
[ ]
|
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, and shall comply with the Uniform Construction Code.
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.
[Amended 12-02-2019 by Ord. No. O-16-2019]
(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.
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: $500 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; 9-19-2022 by Ord. No. O-09-2022]
(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.
Pre-engineered metal buildings, industrial-type structures featuring predominantly painted exteriors, and corrugated metal-sided or clapboard aluminum-sided. Butler-type buildings shall not be permitted, except as indicated in Chapter 230, Section 46 (§ 230-46).
[Amended 12-20-2021 by Ord. No. O-19-2021]
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.