Manalapan Township City Zoning Code
§ 95-9.2
Improvement standards.
[Amended by Ord. No. 95-14; Ord. No. 98-03]
A.
Streets.
(1)
General.
(a)
The arrangement of streets shall conform to the Master Plan.
(b)
For streets not shown on the Master Plan or Official Map, the arrangement shall provide for the appropriate extension of existing streets.
(c)
Residential access streets shall be arranged so as to discourage through traffic and provide for maximum privacy.
(d)
The street system shall be coordinated with existing, proposed, and anticipated streets outside a development or outside the portion of a single tract that is being developed. Streets shall connect with surrounding streets to permit the safe, efficient, and convenient movement of traffic. Access by emergency vehicles should be facilitated by providing where appropriate at least two points of access to the development. Whenever connections to anticipated development or proposed surrounding streets are required, the street right-of-way shall be extended and the street developed to the property line at the point where the connection is anticipated and provision shall be made for a temporary cul-de-sac at the end of each street pending its extension.
(2)
Street hierarchy.
(a)
Streets shall be classified in a street hierarchy system with design tailored to function.
(b)
The street hierarchy system shall be defined by road function and traffic. The following classification shall be utilized in the Township for municipal streets and each proposed street shall be classified and designed for its entire length to meet the described standards.
[1]
Collector streets collect traffic from local streets and channel it into the system of arterial highways. The right-of-way width for collector streets within the jurisdiction of the Township is 60 feet. The right-of-way of collector streets shall have a cartway width of at least 40 feet to allow for two twelve-foot-wide moving lanes and two eight-foot-wide parking lanes. Subcollector streets in Manalapan shall have a cartway width of at least 36 feet. In addition, the right-of-way width shall allow for curb, sidewalk, utility, and shade tree installation.
[2]
Local streets provide frontage for access to lots and carry traffic having destination or origin on the street itself. Any street not designated as a collector street is a local street. The minimum right-of-way width for local streets is 50 feet. Local streets are classified either as suburban residential access streets or rural residential access streets. The right-of-way of a suburban residential access street shall have a cartway width of at least 30 feet. In addition, the right-of-way width shall allow for curb, sidewalk, utility, and shade tree installation. Rural residential access streets shall have a cartway width of at least 22 feet with staked sod or stabilized grass shoulders unless the municipal agency determines that a proposed street will function as a sub-collector. In such cases the right-of-way width shall be 60 feet and the cartway width shall be 24 feet.
[3]
Culs-de-sac are local streets with only one outlet and having the other end for the reversal of traffic movement using whenever possible a right-hand tangent circular cartway as viewed toward the closed end. For emergency response and convenient and efficient circulation, an interconnected street system with each street having at least two points of access shall be encouraged. However, culs-de-sac meeting the standards of this section may be permitted as part of the overall street layout. A cul-de-sac shall be not less than 100 feet and not be longer than 1,000 feet as measured from the intersecting street line to the center point of the turnaround of the cul-de-sac. The radius of the right-of-way of the cartway shall not be less than 60 feet, and the paved radius shall be not less than 50 feet. The same requirements shall prevail if the cul-de-sac is of a temporary nature and provisions shall be made for future extensions of the street and subsequent reversion of the excess right-of-way to the adjoining land. A temporary cul-de-sac is one on which no building lots abut the closed end of the turnaround and for which provisions shall be made for the future extension of the street.
[4]
The distribution of traffic to the proposed street system shall not exceed the average daily traffic (ADT) thresholds for any proposed street type as indicated below. If the street is designed as a loop street, then the ADT on each loop shall not exceed the threshold indicated. ADT shall be calculated using trip-generation rates compiled by the Institute of Transportation Engineers (ITE) unless the approving authority determines that a generation rate from other sources better reflects local conditions.
Street Type | Maximum ADT | |
|---|---|---|
Collector (total) | 3,000 | |
Subcollector | ||
Total | 1,000 | |
Each loop | 500 | |
Local | ||
Total | 500 | |
Each loop | 250 | |
Cul-de-sac (total) | 250 | |
(3)
Cartway width. The determination as to cartway width shall also consider possible limitations imposed by sight distances, climate, terrain, and maintenance needs. The municipal agency may require increases or decreases in cartway width where appropriate.
(4)
Curbs and gutters.
(a)
Curbing shall be required for drainage purposes, safety, and delineation and protection of pavement edge.
(b)
Curbs shall be constructed according to the specifications set forth in the construction specifications.
(c)
Curbing shall be designed to provide a ramp for bicycle and/or wheelchairs as required.
(d)
Curbing shall be provided along both sides of subdivision streets, and adjacent to the edge of all aisles, drives and off-street parking areas.
(e)
The reviewing agency may grant an exception from the required installation of curbing in appropriate cases if the exception is reasonable and proper as related to a particular development and the absence of curbing does not violate the safety, health and welfare of present or future residents. Said exception may be granted at the request of the developer or on the reviewing agency's own initiative.
[Added 4-10-2019 by Ord. No. 2019-03]
(f)
In any case where the reviewing agency grants an exception from the required installation of curbing, the developer shall be required to pay an amount equal to the reasonable cost of installing said curbing, as determined by the Township Engineer, into the Sidewalk and Curbing Capital Contribution Fund. Where this requirement has previously been satisfied by in lieu contributions, said funds shall be deposited into the Sidewalk and Curbing Capital Contribution Fund. The Sidewalk and Curbing Capital Contribution Fund shall be dedicated to the installation of sidewalks, curbing and other pedestrian safety projects throughout the Township of Manalapan where properly authorized by the Township Committee.
[Added 4-10-2019 by Ord. No. 2019-03]
(5)
(6)
Sidewalks and pedestrian paths.
(a)
Sidewalks shall be placed in the right-of-way, parallel to the street within the right-of-way, unless an exception has been permitted to preserve topographical or natural features, or to provide visual interest, or unless the applicant shows that an alternative pedestrian system provides safe and convenient circulation. In commercial and more intensely developed residential areas, sidewalks may abut the curb.
(b)
Pedestrian way easements a minimum of 10 feet wide may be required by the Planning Board through the center of blocks more than 600 feet long to provide circulation or access to schools, playgrounds, shopping, or other community facilities. Easements may also be required to link with or as part of any trail system provided for within the Township Master Plan.
(c)
Sidewalk width shall be four feet; wider widths may be necessary near pedestrian generators and employment centers. Where sidewalks abut the curb and cars overhang the sidewalk, widths shall be six feet.
(d)
Sidewalks and graded areas shall be constructed according to the specifications set forth in the construction specifications.
(e)
Sidewalks shall be provided on both sides of all streets and throughout site development for ease of pedestrian access.
(f)
The reviewing agency may grant an exception from the required installation of sidewalks in appropriate cases if the exception is reasonable and proper as related to a particular residential development and the absence of sidewalks does not violate the safety, health and welfare of present or future residents. Said exception may be granted at the request of the developer or on the reviewing agency's own initiative.
[Added 4-10-2019 by Ord. No. 2019-03]
(g)
In any case where the reviewing agency grants an exception from the required installation of sidewalks, the developer shall be required to pay an amount equal to the reasonable cost of installing said sidewalks, as determined by the Township Engineer, into a Sidewalk and Curbing Capital Contribution Fund. Where this requirement has previously been satisfied by in lieu contributions, said funds shall be deposited into the Sidewalk and Curbing Capital Contribution Fund. The Sidewalk and Curbing Capital Contribution Fund shall be dedicated to the installation of sidewalks, curbing and other pedestrian safety projects throughout the Township where properly authorized by the Township Committee.
[Added 4-10-2019 by Ord. No. 2019-03]
(h)
Nothing contained herein shall affect the right of the Township to enact ordinances requiring assessments for sidewalks from property owners as authorized under N.J.S.A. 40:65-2 or other statutory rights granted to municipalities.
[Added 4-10-2019 by Ord. No. 2019-03]
(7)
Bikeways.
(a)
Separate bicycle paths shall be required only if such paths have been specified as part of a municipality's adopted Master Plan.
(b)
Bicycle lanes, where required, shall be placed in the outside lane of a roadway, adjacent to the curb or shoulder. When on-street parking is permitted, the bicycle lane shall be between the parking lane and the outer lane of moving vehicles. Lanes shall be delineated with markings, preferably striping. Raised reflectors or curbs shall not be used.
(c)
Bikeways shall be constructed according to the specifications set forth in the construction specifications.
(8)
Utility and shade tree areas.
(a)
Utilities and shade trees shall generally be located within an easement area outside the right-of-way on both sides of and parallel to the street right-of-way.
(b)
Utility and shade tree areas shall be planted with grass, ground cover, or treated with other suitable cover material.
(c)
Utility and shade tree easements of at least 10 feet wide on both sides of the street shall be provided.
(9)
Right-of-way.
(a)
The right-of-way shall be measured from lot line to lot line and shall be sufficiently wide to contain the cartway, curbs, shoulders, sidewalks, graded areas, utilities and shade trees. [See § 95-9.2A(2).]
(b)
The right-of-way width of a new street that is a continuation of an existing street shall in no case be continued at a width less than the existing street.
(c)
The right-of-way shall reflect future development as indicated by the Master Plan.
(10)
Street, grade, and intersections. Street, grade, and intersection design shall be constructed according to the standards and specifications set forth in § 95-9.3C and Exhibit 9-7.[1]
[1]
Editor's Note: Exhibit 9-7 is included at the end of this chapter.
(11)
Pavement. Pavement thickness of streets, sidewalks, parking lots, and driveways shall be constructed according to the standards and specifications set forth in Exhibits 9-9 and 9-9A. Where a phased improvement of a public street is permitted, the improvements shall be constructed in two phases in accordance with Exhibit 9-9B.[2]
[2]
Editor's Note: The exhibits are included at the end of this chapter.
(12)
Lighting.
(a)
Lighting shall be provided in accordance with a plan designed by the utility company, or using as a guideline the standards set forth by "IES Lighting Handbook" shown in the construction specifications.
(b)
Lighting for safety shall be provided at intersections, along walkways, at entryways, between buildings, and in parking areas.
(c)
Spacing of standards shall be equal to approximately four times the height of the standard.
(d)
The maximum height of standards shall not exceed the maximum building height permitted, or 25 feet, whichever is less.
(e)
The height and shielding of lighting standards shall provide proper lighting without hazard to drivers or nuisance to residents, and the design of lighting standards shall be of a type appropriate to the development and the municipality.
(f)
Spotlights, if used, shall be placed on standards pointing toward the buildings and positioned so as not to blind the residents, rather than on the buildings and directed outward which creates dark shadows adjacent to the buildings.
(13)
Underground wiring.
(a)
All electric, telephone, television, and other communication facilities, both main and service lines servicing new developments, shall be provided by underground wiring within easements or dedicated public right-of-way, installed in accordance with the prevailing standards and practices of the utility or other companies providing such services.
(b)
Lots which abut existing easements or public rights-of-way where overhead electric or telephone distribution supply lines and service connections have heretofore been installed may be supplied with electric and telephone service from those overhead lines, but the service connections from the utilities' overhead lines shall be installed underground. In the case of existing overhead utilities, should a road widening, or an extension of service, or other such condition occur as a result of the subdivision and necessitate the replacement or relocation of such utilities, such replacement or relocation shall be underground.
(c)
Where overhead lines are permitted as the exception, the placement and alignment of poles shall be designed to lessen the visual impact of overhead lines as follows:
[1]
Alignments and pole locations shall be carefully routed to avoid locations along horizons;
[2]
Clearing swaths through treed areas shall be avoided by selective cutting and a staggered alignment;
[3]
Trees shall be planted in open areas and at key locations to minimize the view of the poles and the alignments; and
[4]
Alignments shall follow rear lot lines and other alignments.
(d)
Year-round screening of any utility apparatus appearing above the surface of the ground, other than utility poles, shall be required.
(14)
Traffic signs.
(a)
Design and placement of traffic signs shall follow the requirements specified in "Manuals on Uniform Traffic Control Devices for Streets and Highways," published by the United States Department of Transportation and adopted by the New Jersey Department of Transportation.
(b)
At least two street name signs shall be placed at each four-way street intersection and one at each "T" intersection. Signs shall be installed under light standards and free of visual obstruction. The design of street name signs should be consistent, of a style appropriate to the community, of a uniform size and color, and erected in accordance with local standards.
(c)
Site information signs shall follow a design theme related and complementary to other elements of the overall site design.
B.
Off-street parking. Off-street parking, unloading and service requirements of this section shall apply and govern in all present and future zoning districts within the Township. Except as provided in this section, no application for a building permit shall be approved unless there is included with the plan for such building, improvement or use a plot plan showing the required space reserved for off-street parking, unloading and service purposes. An occupancy permit shall not be given unless the required off-street parking, unloading and service facilities have been provided in accordance with those shown on the approved plan. No land shall be used or occupied, no structure shall be designed, created, altered, used or occupied, and no use shall be operated unless off-street parking and loading facilities are provided in at least the amount and maintained in the manner required by this chapter; provided, however, that any use in operation on the effective date of these regulations is not affected by the provisions of this section until such time as the existing gross floor area is increased.
(1)
Number of spaces.
(a)
Off-street parking spaces shall be required in all developments to accommodate residents and visitors.
(b)
For residential developments, off-street parking shall be provided as set forth below.
Off-Street Parking Requirements for Residential Land Uses | ||||
|---|---|---|---|---|
Housing Unit Type/Size | Off-Street Parking Requirement | |||
Single-Family Detached | ||||
Two-bedroom | 2.0 | |||
Three-bedroom | 3.0 | |||
Four- or more bedrooms | 3.0 | |||
Multifamily Buildings | ||||
Other than townhouse: | ||||
One-bedroom | 1.8 | |||
Two-bedroom | 2.0 | |||
Three-bedroom | 2.1 | |||
Townhouse: | ||||
One-bedroom | 1.8 | |||
Two-bedroom | 2.3 | |||
Three-bedroom | 2.4 | |||
(c)
For nonresidential developments, the parking standards shown below shall be used as a guideline.
[Amended 9-12-2012 by Ord. No. 2012-11; 9-13-2023 by Ord. No. 2023-15; 7-10-2024 by Ord. No. 2024-18]
Off-Street Parking Requirements1 for Nonresidential Land Uses | ||
|---|---|---|
Nonresidential Land Uses | Required Off-Street Parking Spaces Per Indicated Area | |
Assembly, finishing, or industrial operations | 1 per 800 square feet GFA or 0.6 per employee, whichever is greater | |
Automobile sales establishments | 1 per 400 square feet or GFA reserved for employee and customer parking | |
Banks, savings and loan associations | 1 per 200 square feet GFA plus room for 5 automobiles per drive-in window for queuing purposes | |
Bar, tavern, or similar | 1 per 2 seats or 10 per 1,000 square feet GFA whichever is greater | |
Barbershops and beauty salons | 3 per beautician or barber or 1 per 150 square feet of GFA, whichever is greater | |
Bowling alley | 4 per alley2 | |
Church/synagogue | 1 per 3 seats or 22 inches of pew length | |
Commercial or personal service not listed specifically | 1 space per 200 square feet of gross first floor area plus 1 space per each 300 square feet of additional gross floor area | |
Community center, museum, art gallery | 1 per 200 square feet GFA | |
Community club, private club, lodge | 1 per 100 square feet GFA | |
Dental or medical office | 1 per 100 square feet GFA except that if located within a building of three or more unassociated practitioners, 1 space for each 150 square feet GFA | |
Fitness/health club | 7 per 1,000 square feet GFA | |
Flex space | Flex space parking shall be determined by the total square footage of the individual component uses (office, warehouse, etc.) utilizing the chapter requirements for the specific component uses. | |
Golf training center5 | ||
Par-three golf course | 2 spaces per hole | |
Pitch and putt | 1 space per hole | |
Golf driving range | 1 space per station | |
Miniature golf | 1 space per hole | |
Funeral home, mortuary | 1 per 3 seats in chapel plus 1 per resident family plus 1 per funeral vehicle | |
Library | 1 per 300 square feet GFA | |
Boat sales | 1.0 per boat slip and 1 per 300 square feet GFA of sales or office space2 | |
Meeting rooms, assembly or exhibition hall | 1 per 50 square feet GFA | |
Motel/hotel | 1 per guest room plus 0.5 per employee, plus each commercial use within the building shall be computed separately | |
Nursing home | 1 space per 3 beds plus 1 per each 2 employees including nurses and staff | |
Offices | ||
Under 49,999 square feet GFA | 4.5 per 1,000 square feet GFA3 | |
50,000 to 99,999 square feet GFA | 4 per 1,000 square feet GFA | |
100,000+ square feet GFA | 3.5 per 1,000 square feet GFA | |
Research | 1 per 1,000 square feet GFA | |
Restaurant, Category One | 1 per 3 seats plus 1 per employee during a maximum shift plus 1 per 12” bar, consumption counter space or similar area | |
Restaurant, Category Two | 1 per 3 seats plus 1 per employee during a maximum shift plus 1 per 12” bar, consumption counter space or similar area OR 1 per 100 square feet of GFA, whichever is greater | |
Restaurant, Category Three | 1 per 2 seats plus 1 per employee during a maximum shift plus 1 per 12” bar, consumption counter space or similar area OR 1 per 80 square feet of GFA, whichever is greater | |
Retail store | 1 per 200 square feet GFA | |
Schools | 1 per 200 square feet GFA | |
Elementary | 1.5 per classroom, but not less than 1 per teacher and staff | |
Intermediate | 2 per classroom, but not less than 1 per teacher and staff | |
Secondary | 2.5 per classroom, but not less than 1 per teacher and staff | |
Motor vehicle service station | 5 per bay and work area, but not less than 5 spaces minimum | |
Shopping center | 5 per 1,000 square feet GFA4 | |
Studio (art, music, dance, gymnastics) for the purpose of giving instruction | 1 per 100 square feet GFA | |
Theater | 1 per 3 seats | |
In shopping center | 1 per 4 seats | |
Warehouse, shipping, storage | 1 per 5,000 square feet GFA | |
NOTES: | ||
|---|---|---|
GFA = gross floor area | ||
1In computing the number of required parking spaces, the following shall apply: | ||
(1) | Where fractional spaces result, the required number shall be construed to be the next highest whole number. | |
(2) | The parking space requirements for a use not specifically mentioned herein shall be the same as required for a use of similar nature as determined by the municipal agency. | |
(3) | If there is no use enumerated herein having sufficient similarity to the use proposed to enable the municipal agency to establish rational parking requirements, the municipal agency may, in its discretion, direct the applicant to furnish the municipal agency with such data as may be necessary to enable the municipal agency to establish rational parking requirements. | |
2Bar, restaurant, or similar uses shall be calculated separately. | ||
3A building of mixed office uses may include a maximum of 1/3 medical or dental floor area. If medical or dental uses exceed 1/3 of the gross floor area, their parking requirement shall be computed separately. | ||
4If more than 80% of the total floor area is occupied by a nonretail use which has off-street parking requirements greater than those required for a shopping center, then off-street parking for the center shall be the same as the required minimum for the nonretail use plus the required minimum for the balance of the shopping center floor area. | ||
5Areas to accommodate overflow parking shall be provided on the golf training center property. Overflow parking areas shall be constructed of a permeable hard surface material such as brick or concrete pavers. | ||
(d)
Alternative off-street parking standards shall be accepted only if the applicant demonstrates that these standards better reflect local conditions.
(e)
A residential one car garage and driveway combination shall count as two off-street spaces, provided that the driveway measures a minimum of 18 feet in length between the face of the garage door and the right-of-way and maintains a width of at least 10 feet. A residential two car garage and driveway combination shall count as 3.5 off-street parking spaces, provided that a minimum parking area width of 20 feet is provided for a minimum length of 18 feet as specified for a one car and driveway combination.
(g)
Where the total number of off-street parking spaces required may not be immediately required for a particular use, a staged development plan may be permitted which requires that only a portion of the parking area, but not less than 65% of the required spaces be completed initially, subject to the following regulations:
[1]
The site plan shall clearly indicate both that portion of the parking area to be initially paved and the total parking needed to provide the number of spaces required.
[2]
The site plan shall provide for adequate drainage of both the partial and total parking areas.
[3]
The portion of the parking area not to be paved initially shall be landscaped in accordance with Article VIII.
[4]
The applicant shall post separate performance guarantees, in addition to the performance guarantees required under Article X which shall reflect the cost of installing the additional parking facilities necessary to provide the total number of parking spaces required.
[5]
In lieu of a permanent certificate of occupancy, a temporary certificate of occupancy shall be issued for a period of two years. Prior to the expiration of the two-year period, the applicant may either install the additional parking spaces shown on the site plan and apply for issuance of a permanent certificate of occupancy or apply to the Planning Board after the use has been in operation a minimum of 18 months for a determination as to whether or not the initial parking area provided is adequate. If the Planning Board determines that the parking facility is adequate as originally constructed, the performance guarantees shall be released and a permanent certificate of occupancy issued. If, however, the Planning Board determines that the partial off-street parking area is not adequate, the applicant shall be required to install the additional parking facilities in accordance with the terms of the performance guarantees prior to issuance of a permanent certificate of occupancy.
[6]
Any change of use on a site for which the Planning Board may have approved a partial paving of off-street parking areas to a use which requires more parking spaces than are provided on the site shall require submission of a new site plan.
(2)
Size of spaces.
(a)
Employee off-street parking spaces. Each parking apace shall not be less than nine feet wide nor less than 18 feet deep.
(b)
Parking spaces for the physically handicapped shall be no less than 12 feet wide nor less than 20 feet deep. Striping of handicapped spaces shall conform to the detail provided in Exhibit 9-3.[3]
[3]
Editor's Note: Exhibit 9-3 is included at the end of this chapter.
(c)
All other off-street parking spaces. Each space shall be not less than 10 feet wide nor less than 20 feet deep.
(3)
Parking areas.
(a)
Off-street parking areas shall be oriented to and within a reasonable walking distance of the buildings they are designed to serve. This distance shall be a maximum of 700 feet for employee parking, 400 feet for shoppers, 250 feet for nonelderly residents, 150 feet for elderly residents, and 300 feet for guests.
(b)
Access to parking lots shall be designed so as not to obstruct free flow of traffic. There shall be adequate provision for ingress to and egress from all parking spaces to ensure ease of mobility, ample clearance, and safety of vehicles and pedestrians.
(c)
Aisle width.
[1]
The width of all aisles providing direct access to individual parking stalls shall not be less than the requirements specified below. Only one-way traffic shall be permitted in aisles serving single-row parking spaces placed at an angle other than 90°.
Parking Angle (degrees) | Aisle Width (feet) | |
|---|---|---|
30 | 12 | |
45 | 15 | |
60 | 18 | |
90 | 24 |
[2]
Where no parking is provided, interior drives shall be 12 feet wide for one-way traffic and 22 feet wide for two-way traffic.
(d)
Where sidewalks occur in parking areas, parked vehicles shall not overhang or extend over the sidewalk unless an additional two feet of sidewalk width are provided in order to accommodate such overhang.
(e)
Parking areas shall be suitably landscaped to minimize noise, glare and other nuisance characteristics as well as to enhance the environment and ecology of the site and surrounding area. Parking lots containing more than 100 spaces shall be broken down into sections of smaller lots of 50 spaces separated from other sections by landscaped dividing strips, berms, and similar elements.
(f)
For all multiple dwellings and nonresidential uses, the perimeter of all parking areas, internal islands, and planting areas shall have continuous cast in place concrete curbing in accordance with the construction specifications. All parking areas, aisles, and accessways for multiple dwellings and nonresidential uses shall be surfaced with a properly designed all weather pavement in accordance with the construction specifications.
(g)
Separation from walkways and streets. All off-street parking, off-street loading and service areas shall be separated from walkways, sidewalks, streets or alleys by curbing or other protective device.
(h)
Private walks adjacent to business buildings. A private walk, if provided adjacent to a building, shall not be less than four feet in width and shall be in addition to the other requirements of this chapter.
(i)
Pavement markings and signs. Each off-street parking space shall be clearly marked, and pavement directional arrows or signs shall be provided wherever necessary. Markers, directional arrows and signs shall be properly maintained so as to ensure their maximum efficiency.
(j)
Lighting for night use. Adequate lighting shall be provided if the off-street parking facilities are used at night. If the parking facilities abut residential land, the lighting shall be arranged and installed so as not to reflect or cause glare on the abutting residential land in accordance with provisions of performance standards.
(k)
Required off-street parking area shall not be reduced. No off-street parking area shall be reduced in size or encroached upon by any building, vehicle storage, loading or unloading or any other use where such reduction or encroachment will reduce the off-street parking and loading spaces below that are required by these regulations.
(l)
Joint parking facilities. The off-street parking requirements for two or more nonresidential neighboring uses of the same or different types located on the same lot or on contiguous lots and within the same zoning district may be satisfied by the allocation of the required number of spaces for each use in a common parking facility, provided that the number of off-street parking spaces is not less than the sum of individual requirements, and provided, further, that there be compliance with all other provisions of these regulations.
(m)
Parking provided on same lot as main building. Off-street parking spaces for one-family, two-family and multifamily dwellings shall be provided on the same lot as the main building. Off-street parking spaces for all other uses shall be provided on the same lot as the main building to be served by such parking unless otherwise provided for herein.
(n)
Requirements for combined uses. The number of off-street parking spaces required by land or buildings used for two or more purposes shall be the sum of the requirements for the various individual uses.
(o)
Sharing of parking facilities. Off-street parking facilities for one use shall not be considered as providing the required facilities for any other use, provided that 1/2 of the off-street parking space required by any use whose peak attendance will be at night or on Sundays, such as churches, theaters and assembly halls, may be assigned to a use which will be closed at night or on Sundays.
(p)
Computing number of employees. For the purpose of this subsection, the number of employees shall be computed on the basis of the average number of persons to be employed, taking into consideration day, night and seasonal variations.
(q)
Off-street parking and loading space within a required setback. No required off-street parking and loading space, including maneuvering areas for such off-street parking and loading space shall be established in the area between the front building line and the street right-of-way line in any district, unless specifically permitted by the zone district.
(r)
Where a child-care center is proposed as part of a nonresidential development, the floor area occupied in any building or structure used for the child-care center shall be excluded in calculating any parking requirement otherwise applicable to that number of units or floor space.
(4)
Access management. All entrance and exit driveways to public streets shall be located to afford maximum safety to traffic on the public streets. Each off-street parking, loading or service area shall be connected to a public street right-of-way by a driveway constructed in accordance with the minimum standards prescribed by the Township Engineer. Within commercial areas, cross connections and cross easements among properties should be provided to allow for ease of vehicles and pedestrian areas.
(a)
Whenever possible, any exit driveway or driveway land shall be so designed with regard to profile, grading and location to permit the following recommended site distance measured in each direction along the public street. The measurement shall be from the existing driveway immediately outside of the right-of-way line.
Allowable Speed on Public Street (miles per hour) | Required Site Distance (feet) |
|---|---|
25 | 150 |
30 | 200 |
35 | 250 |
40 | 300 |
45 | 400 |
50 | 475 |
(b)
A driveway exclusive of curb return radii shall not be less than 12 feet nor more than 36 feet in width.
(c)
The number of driveways provided from a site directly to any one municipal street shall be recommended as follows:
Length of Site Frontage | Recommended No. of Driveways |
|---|---|
100 feet or less | 1 |
101 feet to 800 feet | 2 |
Over 800 feet | To be specified by the Township of Manalapan by Planning Board upon receipt of advice of the Township Engineer |
(d)
No part of any driveway may be located within 10 feet of a side property line for single- and/or two-family dwellings or within 20 feet of a side property line for other uses.
[Amended 6-10-2020 by Ord. No. 2020-09]
(e)
Driveway angle, one-way operation. Driveways used by vehicles in a one-way direction of travel (right turn only) shall not form angles smaller than 45° with the public street, unless acceleration and deceleration lanes are provided.
(f)
Driveway angle, two-way operation. Driveways used for two-way operation will intersect the public street at any angle as near 90° as site conditions will permit, and in no case shall it be less than 60°.
(g)
Parking areas for 25 or more cars and access drives for all parking areas on arterial highways provide curbed return radii of not less than 15 feet for all right-turn movements and left-turn access from one-way streets and concrete aprons on entrance and exit drives.
(h)
Parking areas for less than 25 cars may utilize concrete aprons without curb returns at entrance and exit drives which are not located on a minor arterial or principal arterial highway.
(i)
Maximum curb depression width for single and two-family dwellings shall be the driveway width plus four feet, but not more than 25 feet.
(j)
Where a driveway connecting to a public street serves traffic from parking areas of a major traffic generator, acceleration and/or deceleration lane may be required.
(k)
To the maximum extent practical, residential lots should abut and have access to local streets or to subcollector streets. The driveway design on residential lots which are permitted to take access to arterial or collector streets shall be arranged to permit a vehicle to exit the lot without backing onto the street.
(l)
No driveway to or from a parking area shall be located closer than 100 feet from the nearest right-of-way line of an intersecting collector or arterial street.
(5)
Handicapped parking spaces.
(a)
In accordance with N.J.A.C. 5:23-7 et seq., every parking lot or parking garage shall have at least the number of accessible parking spaces for the handicapped as set forth below:
Accessible Parking Spaces | ||
|---|---|---|
Total Parking In Lot | Required Number of Accessible Spaces | |
Up to 50 | 1 | |
51 to 200 | 2 | |
Over 200 | Two plus 1% of the number of spaces over 200 rounded to the next higher whole number | |
Parking facilities serving a hospital | 2% of the spaces but not less than 2 | |
Parking facilities serving special purpose hospital that affect mobility | 20% of the spaces but not less than 2 | |
Parking facility serving long-term care facility | 2% of the spaces but not less than 2 | |
(b)
Typical arrangements of handicapped spaces is shown in Exhibit 9-3.[4] Other arrangements are possible which will conform to handicapped parking standards and good design goals.
[4]
Editor's Note: Exhibit 9-3 is included at the end of this chapter.
C.
Off-street loading.
(1)
For every building, structure or group of buildings or structures constituting a coordinated development, having over 10,000 square feet of gross floor area erected and occupied for any use other than residential, there shall be provided at least one truck standing, loading and unloading space on the premises not less than 12 feet in width, 35 feet in length and with a minimum vertical clearance of 14 feet. Buildings or groups of buildings that contain in excess of 15,000 square feet of gross floor area shall be required to provide additional off-street loading spaces as determined by the municipal agency during site plan review.
(2)
Access to truck standing, loading and unloading areas may be provided directly from a public street or alley or from any right-of-way that will not interfere with public convenience and will permit orderly and safe movement of truck vehicles.
(3)
Unless otherwise permitted, fire zones shall not be used as standing, loading or unloading areas.
(4)
Loading areas, as required under this section, shall be provided in addition to off-street parking spaces and shall not be considered as supplying off-street parking spaces.
(5)
Off-street loading and unloading areas shall conform, as applicable, to all design and locational standards set forth for off-street parking.
D.
Water supply.
(1)
Water supply system.
(a)
All installations shall be properly connected with an approved functioning public community water system, either regulated by the Board of Public Utilities or owned and operated by the Township prior to the issuance of a certificate of occupancy.
[1]
Subdivisions shall be connected to an existing public water supply system if public service is available within the following distances: 200 feet for one-unit, 400 feet for two-unit, 600 feet for three-unit, 800 feet for four-unit, and 1,000 feet for five- unit to fifteen-unit developments. For developments of greater than 15 units which are within one mile from an existing public water system, adequate justification should be provided as to why they should not provide a connection to the existing public water supply system. For developments of greater than 15 units which are more than one mile from an existing system, the water supply strategy shall be determined on a case-by-case basis taking into consideration the density of the development, economic considerations, and groundwater availability and quality.
[2]
If a public water supply system will be provided to the area as indicated in the municipal Water Master Plan, Official Map, or other official document, a municipality may require installation of a capped system or "dry lines" (mains, only) within the road right-of-way; or alternatively, a municipality may require a payment in lieu of the improvement.
[3]
All proposals for new public community water supplies or extensions to existing public community water supply systems exceeding $150,000 in construction costs must receive a permit from the Bureau of Safe Drinking Water in the New Jersey Department of Environmental Protection, prior to the construction and use of the water supply facilities.
(b)
The water supply system shall be adequate to handle the necessary flow based on complete development.
(c)
Fire protection facilities shall be furnished for all developments.
(d)
Minimum fire flows shall be based on recommendations by the American Insurance Association and the National Board of Fire Underwriters, as indicated in Exhibits 9-4 and 9-5.
Exhibit 9-4 Fire Flows | |||
|---|---|---|---|
Population | Flow (gallons per minute) | Duration of Flow (hours) | |
Under 100 | 500 | 4 | |
1,000 | 1,000 | 4 | |
1,500 | 1,250 | 5 | |
2,000 | 1,500 | 6 | |
3,000 | 1,750 | 7 | |
4,000 | 2,000 | 8 | |
5,000 | 2,250 | 9 | |
6,000 | 2,500 | 10 | |
10,000 | 3,000 | 10 | |
(e)
The water system shall be designed to carry peak-hour flows and be capable of delivering the peak hourly demands indicated in Exhibit 9-5.
Exhibit 9-5 Design Standards for Peak-Hour Flow | ||
|---|---|---|
Total Houses Served | Peak Hourly Rates (gpm per house) | |
5 | 8.0 | |
10 | 5.0 | |
50 | 3.0 | |
100 | 2.0 | |
250 | 1.3 | |
500 | 0.8 | |
750 | 0.7 | |
1,000 or more | 0.6 | |
(f)
For developments of one- and two-family dwellings, not exceeding two stories in height, the short method indicated in Exhibit 9-6 may be used.
Exhibit 9-6 Short Method for Calculating Fire Flows | ||
|---|---|---|
Distance Between Buildings* | Required Fire Flow (gallons per minute) | |
Over 100 feet | 500 | |
31 feet to 100 feet | 750 to 1,000 | |
11 feet to 30 feet | 1,000 to 1,500 | |
10 feet or less | 1,500 to 2,000 | |
*For contiguous buildings (attached dwelling units of two or more two-family units and/or multifamily units), a minimum of 2,500 gpm may be used. |
(2)
System design and placement. System design and placement shall comply with the construction specifications and with the requirements of the Gordons Corner Water Company, or Township Engineer, as applicable.
(3)
Fire hydrants.
(a)
Hydrants shall be spaced to provide necessary fire flow, and the average area per hydrant typically should not exceed 120,000 square feet. In addition, hydrants shall be spaced so that each residence shall be within 500 feet of a hydrant.
(b)
A hydrant shall be located at all low points and at all high points with adequate means of drainage provided.
(c)
Hydrants shall be located at the ends of lines, and valves of full line size shall be provided after hydrants tees at the ends of all dead lines and lines which may be extended in the future.
(d)
Size, type, and installation of hydrants shall conform to the specifications as set forth in the construction specifications and/or the requirements of the Gordons Corner Water Company and approval of the Manalapan Fire Prevention Bureau.
E.
Sanitary sewers.
(1)
Sanitary sewer system.
(a)
All installations shall be properly connected with an approved and functioning sanitary sewer system prior to the issuance of a certificate of occupancy.
(b)
Subdivisions shall be connected to an existing public sanitary sewer system if public service is available within the following distances: 200 feet for one-unit, 400 feet for two-unit, 600 feet for three-unit, 800 feet for four-unit, and 1,000 feet for five-unit to fifteen-unit developments. For developments of greater than 15 units which are within one mile from an existing public sanitary sewer system, adequate justification should be provided as to why they should not provide a connection to the existing public water supply system. For developments of greater than 15 units which are more than one mile from an existing system, the sanitary sewer strategy shall be determined on a case-by-case basis, taking into consideration the density of development, and economic considerations.
(c)
If a public system is not in place or cannot be extended, the developer may provide individual subsurface disposal systems subject to applicable Board of Health and NJDEP regulations.
(d)
If a public sanitary sewer system will be provided to the area as indicated in the municipal Sewer Master Plan, Official Map, or other official document, a municipality may require installation of a capped system (mains, only) within the road right-of-way; or alternatively a municipality may require a payment in lieu of the improvement. Capped sanitary sewers shall be allowed only in areas indicated for sewer service in State of New Jersey Statewide Water Quality Management (WQM) Plans and where permitted by the sewer connection approval.
(2)
System planning, design and placement.
(a)
The planning, design, construction, installation, modification, and operation of any treatment works shall be in accordance with the applicable NJDEP regulations implementing the New Jersey Water Pollution Control Act (N.J.S.A. 58:10A-1 et seq.) and the New Jersey Water Quality Planning Act (N.J.S.A. 58:11A-1 et seq.).