Township of Cinnaminson, NJ
Burlington County
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Table of Contents
Table of Contents
[HISTORY: Adopted by the Township Committee of the Township of Cinnaminson as indicated in article histories. Amendments noted where applicable.]
GENERAL REFERENCES
Uniform construction codes — See Ch. 220.
Development fees — See Ch. 243.
Subdivision of land — See Ch. 455.
Zoning — See Ch. 525.
[Adopted 7-18-2002 by Ord. No. 2002-16 (Sec. 1.37 of the 1995 Code)]
A. 
It is the purpose and intent of this article to adopt by reference a certain Redevelopment Plan prepared by the Township Committee dated June 2002, entitled "Cinnaminson Township Redevelopment Plan." This article is adopted under the authority of N.J.S.A. 40A:12A-1 et seq., the Local Redevelopment and Housing Law. This article, and the Redevelopment Plan, adopted herein by reference, are intended to implement a series of redevelopment strategies to overcome certain obstacles to the comprehensive improvement of the Route 130 corridor, and the Parry section of Cinnaminson Township West of Cinnaminson Avenue, in order to improve the quality of life of the entire community of Cinnaminson Township. The primary thrust of these strategies seeks to remove barriers to new investment, business and jobs creation, and to deliver a wide range of community retail services within the Route 130 Redevelopment Area, and to improve certain infrastructure and other improvements along both the Route 130 corridor and in the Parry section. The Township Committee ultimately hopes to improve not only commercial shopping opportunities for municipal residents, but also employment and other opportunities, as well as aesthetic improvements to these redevelopment areas.
B. 
By Resolution 1997-84, adopted June 19, 1997, the Cinnaminson Township Committee directed the Township Planning Board to undertake a preliminary investigation to make certain determinations regarding the establishment of a redevelopment area within the meaning of the aforementioned Local Redevelopment and Housing Law. In or about April 2001, in response to said resolution, the Cinnaminson Township Planning Board, in conjunction with the Burlington County Office of Land Use Planning, issued a report entitled "Preliminary Investigation: Area in Need of Redevelopment" ("preliminary investigation"). Thereafter, pursuant to all notices required by law, the Cinnaminson Township Planning Board conducted a public hearing on this matter, following which hearing, the Planning Board adopted the aforementioned preliminary investigation. On June 19, 2002, the Township Committee adopted Resolution No. 2002-95, accepting the factual findings set forth in the aforementioned preliminary investigation, and adoption of the geographical boundaries determined therein to define the proposed redevelopment area.
The Township Committee hereby finds and determines that the specifically delineated project area, as shown on the maps attached to the Township Committee's "Cinnaminson Township Redevelopment Plan, June, 2002" and as more specifically set forth on the attached schedule of properties within the Redevelopment Area (Schedule A, attached hereto, and made a part hereof[1]), is, in fact, an area in need of redevelopment in accordance with the criteria set forth at N.J.S.A. 40A:12A-5, and concludes that the Township's Planning Board has met its obligation to follow the criteria as set forth at said statute, prior to making said recommendation.
[1]
Editor's Note: Schedule A is on file in the Clerk's office.
[Added 12-7-2015 by Ord. No. 2015-22]
The provisions of this chapter, pursuant to the authority of N.J.S.A. 40A:12A-7c, shall supersede and be paramount to inconsistent or incompatible provisions of the Zoning Ordinance and other Development Regulations for property in areas declared in need of redevelopment by the governing body. The Zoning Map as described in § 525-4 is hereby amended to reflect that areas designated as in need of redevelopment shall constitute overlay zoning districts.
The Township Committee hereby adopts by reference, and incorporates the same herein as if set forth at length, the "Cinnaminson Township Redevelopment Plan, June, 2002." In adopting said plan, the governing body hereby declares and determines that said plan meets the criteria, guidelines and conditions set forth at N.J.S.A. 40A:12A-7; provides realistic opportunities for redevelopment in said area; and is otherwise in conformance with the provisions of the Local Redevelopment and Housing Law, N.J.S.A. 40A:12A-1 et seq. The Township Committee further finds and determines that said Redevelopment Plan is consistent with and conforms to the Township's Master Plan.
[Amended 8-20-2008 by Ord. No. 2008-11]
The Township Committee, as the governing body of the Township of Cinnaminson, shall have and be entitled to, and is hereby vested with, all powers and authority available to it in furtherance of the goals and purposes of said Redevelopment Plan. The Township Committee is specifically empowered with, and authorized to undertake, all such actions, proceedings, and undertakings as set forth at N.J.S.A. 40A:12A-1 et seq., including by way of example, and not by way of limitation, those powers set forth at N.J.S.A. 40A:12A-8, 40A:12A-9, 40A:12A-10, 40A:12A-13, 40A:12A-22, 40A:12A-27, 40A:12A-37, 40A:12A-38, 40A:12A-39 et seq.
A. 
Neither the Zoning Board of Adjustment nor the Township Planning Board shall grant any deviations from the terms and requirements of the Redevelopment Plan, and the Redevelopment Ordinance, including the granting of variances under N.J.S.A. 40:55D:70(c) or (d). Waivers sought from any of the Architectural Design Standards in § 411-12 of the Redevelopment Ordinance may be granted by the governing body. Any proposed changes to the Redevelopment Plan shall be in the form of an amendment to the plan adopted by the governing body in accordance with the procedure set forth in the Local Redevelopment and Housing Law.[1]
[Amended 12-7-2015 by Ord. No. 2015-22]
[1]
Editor's Note: See N.J.S.A. 40A:12A-1.
B. 
The Township Committee, acting as the redevelopment entity within the Township of Cinnaminson, shall review all proposed redevelopment projects within the redevelopment areas to ensure that such projects are consistent with the Redevelopment Plan, redevelopment ordinances, and relevant redeveloper agreements. Said review by the Township Committee shall occur prior to the submission of the redevelopment project to either the Planning Board or the Zoning Board of Adjustment. As part of said review, the applicant may be required to submit its plans to a technical review committee, which shall be appointed by the Township Committee, should it so choose to do so, by resolution, and which committee may include professionals retained by the Township of Cinnaminson. In the event the professionals retained by the Township are appointed to said committee, the applicant shall be required to post an escrow to cover the costs of said fees, which escrow shall be no less than $2,500, and shall be billed at the professional's regular hourly rate of billings to the municipality.
Pursuant to the authority vested in the Township Committee by N.J.S.A. 40A:12A-42, there is hereby established and created within the Township of Cinnaminson a Cinnaminson Township Redevelopment Area Advisory Council to assist and advise the governing body in various redevelopment matters. Said Council shall be an ad hoc Council, whose members shall serve at the pleasure of the governing body, and which Council shall have no power or authority other than to provide advice and input to the governing body regarding redevelopment matters. Said Advisory Council shall consist of seven individuals, to be appointed by the Township Committee. Appointments to said Council shall be for periods not to exceed three years each, and may be for lesser terms at the discretion of the governing body.
Pursuant to the requirements of N.J.S.A. 40A:12A-43, the Township shall submit an annual report to the Commissioner of the Department of Community Affairs of the State of New Jersey indicating the name, location, and size of all projects undertaken in the redevelopment area. In addition, the annual report shall contain such information as the Commissioner shall deem necessary in order to fulfill the reporting requirements of N.J.S.A. 52:27D-3.3.
[Added 10-20-2004 by Ord. No. 2004-19]
Site plan review shall be required, as set forth below, for any change in tenancy, use, and/or occupancy of a nonresidential property, building or structure, or part thereof, located within the Township's redevelopment area, where the change is from either one permitted use to another permitted use and the actual new use is different from the previous use (i.e., changing a restaurant to a clothing store); or from a vacancy (where the store has been unoccupied for more than 12 consecutive months) to any occupancy. Said site plan review, however, shall be limited to the following requirements:
A. 
A plan drawn by a licensed engineer or registered architect authorized to practice in the State of New Jersey, bearing the signature, seal, license, or registration number and address of the professional preparing the plan, as follows:
(1) 
The plan shall be clearly and legibly drawn at a scale no smaller than one inch equals 50 feet.
(2) 
The plan shall show the lot area and lot dimensions.
(3) 
The plan shall show the approximate location of existing buildings, including individually leased spaces or stores, paved areas, and setbacks of existing buildings from front, side and rear lot lines.
(4) 
The plans shall show the North arrow, key map at a scale of one inch equals 2,000 feet and the zoning district(s) in which the lot is located.
(5) 
The plan shall show the proposed buildings, building additions facade changes and proposed use(s).
(6) 
The plan shall show the existing and proposed parking areas, showing parking spaces and access drives; loading areas; on-site vehicular circulation; site triangles; fire lanes; approximate on-site or on-tract stormwater facilities; and water and sewer service.
(a) 
A landscaping plan showing proposed buffer areas, ground cover, fencing, signs, street furniture, recreation areas, shrubbery, trees, and other landscaping features, including the location, number, species and caliper of plant materials and trees to be located on the property, and a description of the shrubbery, lawn area, ground cover, rock formations, existing foliage, and planting of coniferous or deciduous trees in order to maintain or reestablish the tone of the vegetation in the area and lessen the visual impact of the structures and paved areas on the site.
(b) 
A description of sidewalks and curbing to be constructed, or if existing sidewalks and curbing are in need of repair, then a plan for repair of same.
(c) 
The size, height, location, arrangement, and use of all proposed buildings, structures and signs, whether existing or proposed to be renovated, altered or modified, as well as both existing rooflines and any changes to be made regarding same, and proof of compliance with existing requirements for same.
(d) 
An analysis of the applicant's compliance with the architectural standards and requirements for said redevelopment area.
(e) 
Where any site plan requires excavation to be done, a rodent control and extermination program designed to prevent or terminate rodent infestation shall be submitted, and a copy shall also be forwarded by the applicant to the Board of Health of the Township of Cinnaminson, said Board having exclusive control of determining the adequacy of such a program. The Board of Health shall report to the Planning Board its comments with regard to said rodent control plan.
B. 
Any and all site plan approvals granted under this section shall be conditioned upon continued compliance by the applicant with Chapter 405, Property Maintenance, Article I, Commercial and Residential Property, the Township's Redevelopment Plan, and any and all other applicable local ordinances.
C. 
Site plan applications, except to the extent provided herein, shall be governed by the timing requirements of the Municipal Land Use Law (N.J.S.A. 40:55D-1 et seq.), and the general Cinnaminson site plan regulations regarding same.
D. 
Notwithstanding any to the contrary herein contained, in the event that the Planning Board determines that the proposed site plan does not meet current requirements with regard to the items set forth above, and that the failure to meet said requirements poses a direct threat to the public health, safety and welfare, is inconsistent with and/or negatively impacts the goals and purposes of the Redevelopment Plan then the Planning Board shall so advise the application of those provisions of the Site Plan Ordinance[1] and Redevelopment Plan which must be met, and any and all approvals shall be withheld until proof of conformity with same is satisfied by the applicant.
[1]
Editor's Note: See Ch. 525, Zoning, Art. XXI.
[Added 10-20-2004 by Ord. No. 2004-19]
A. 
Principal permitted uses.
(1) 
In all redevelopment sections in the BD Business Development District, the following uses (and no others) of lands and buildings are permitted:
(a) 
General corporate, administrative and professional offices.
(b) 
Banks and other financial institutions.
(c) 
Assisted living, rest and convalescent homes.
(d) 
Restaurants and catering establishments where refreshments and meals may be obtained by the public for consumption on the premises within the building housing the restaurants and at tables provided for the public by the owners or management of the establishment.
(e) 
Shopping centers and/or major retail establishments for the sale of goods and services of certain types and descriptions that are not prohibited, provided that:
[1] 
The parcel of ground in question is under single ownership, has an area of not less than 15 acres, has a frontage of not less than 750 feet on a major street and contains an establishment or establishments having a gross floor area of not less than 100,000 square feet.
[2] 
The number; size and manner of the ingress and egress to and from said streets shall be subject to the approval of the reviewing board or agency.
[3] 
Shopping centers are further subject to the requirements of § 525-107.
(f) 
Planned business development parks consisting of one or more of the permitted uses in the BD District as permitted under § 525-65 and in accordance with the regulations for a planned business development park established by ordinance.
(g) 
Age-restricted housing units. Age-restricted housing units, where use and occupancy of said units are limited to individuals or families where at least one permanent household resident is 55 years of age or older, and total occupancy is limited to three persons with none under 18 years of age, shall be permitted on any parcel(s) of ground under single ownership having not less than 14 acres in size. Any age-restricted housing development with 50 or more units shall provide a clubhouse or meetings facility for its members to gather and congregate and to partake in senior-oriented activities.
[Added 8-16-2006 by Ord. No. 2006-25]
(h) 
Health club/fitness center.
[Added 12-2-2009 by Ord. No. 2009-15]
(i) 
Drive-through restaurants
[Added 12-2-2009 by Ord. No. 2009-15]
(j) 
Convenience stores with motor fuel dispensing, as hereafter defined and subject to the conditions of this subsection. A convenience store with motor fuel dispensing is a retail establishment offering for sale prepackaged food products, household items, newspapers and magazines, sandwiches and other freshly prepared foods, such as salads, for off-site consumption and includes facilities for dispensing motor fuels. The standards and conditions set forth below shall apply:
[Added 11-15-2010 by Ord. No. 2010-13; amended 12-7-2015 by Ord. No. 2015-22]
[1] 
Minimum lot size: 1.75 acres.
[2] 
Maximum building size: 6,000 square feet.
[3] 
Maximum number of fueling stations: eight dispensers with two nozzles/hoses each.
[4] 
Maximum number of stories: one, exclusive of towers, cupolas or other architectural elements.
[5] 
Maximum height for principal building: 30 feet, exclusive of towers, cupolas or other architectural features.
[6] 
Maximum height of towers, cupolas or other architectural features: 45 feet.
[7] 
Maximum height for fuel canopy: 25 feet.
[8] 
Parking: one space per employee on the most-heavily-staffed shift plus a minimum of one space for each 300 square feet of footprint of the principal building. Additional parking may be provided to enhance internal circulation or where otherwise indicated by sound planning principles.
[9] 
Traffic study: A traffic impact study prepared by a licensed professional traffic engineer shall be submitted by the applicant. The study shall include but not be limited to estimates of the number of vehicles utilizing the fuel dispensers and store facility, on-site circulation, maximum size of trucks that can safely maneuver on site, ingress, egress and the impact of the traffic on the traffic patterns of adjacent roads.
[10] 
Landscaping and buffering.
[a] 
Minimum front and side yard buffer not adjacent to any residential zone: seven feet, as measured from the property line.
[Amended 4-4-2016 by Ord. No. 2016-5]
[b] 
Minimum landscaping strip and separation between driveways and streets not adjacent to any residential zone: seven feet.
[Amended 4-4-2016 by Ord. No. 2016-5]
[c] 
Landscaping shall be in accordance with the design standards of this Chapter 411.
[11] 
Signs.
[a] 
One freestanding sign is permitted for each nonresidential street frontage with fuel pricing. Maximum height for a pylon sign is 20 feet, and the minimum setback shall be five feet from the right-of-way of any street. There shall be a required minimum distance of 10 feet measured from the ground up to the bottom of a pylon sign. The surface area of the sign shall be a maximum of 50 square feet for each side of a double-faced sign.
A "monument" sign shall conform to the requirements of § 411-12, except that the setback may be five feet.
[b] 
One facade sign is permitted on the principal building facade. The sign shall be limited in size to two square feet in size for each one foot of principal facade width. Facade signs shall have a maximum vertical height of five feet, be at least 10 feet off of the ground, project no more than 12 inches from the vertical wall and be no larger than 200 square feet in total size.
[c] 
Window signs shall be limited to 10% of the window area on the principal building facade.
[d] 
Canopy signs. A maximum of two canopy spanner signs shall be permitted under the canopy, with a maximum height of two feet and a maximum area of 40 square feet each.
[12] 
Development adjacent to residential zones. Where the proposed development is adjacent to a residential zone, the provisions of § 525-67 of this Code shall apply.
[Amended 4-4-2016 by Ord. No. 2016-05]
(k) 
Hotel and conference centers, which shall mean and require the following components:
[Added 6-1-2015 by Ord. No. 2015-4]
[1] 
The hotel shall have a minimum of 100 rooms for transient guests;
[2] 
The hotel shall have a conference center which shall be intended to serve, at least in part, the principal permitted use of a hotel. The hotel and conference center shall obtain site plan approval consistent with the general design standards of the redevelopment ordinance of the Township of Cinnaminson. The conference center shall be used for conferences and seminars and shall have accommodations for food preparation and eating, recreation, entertainment, resource facilities and meeting rooms. The conference center shall, in total, have not less than 6,000 square feet of meeting and/or conference space. No one event or training session undertaken in the conference center shall operate for more than 30 consecutive days in any one calendar year.
[3] 
The hotel and conference center shall provide the following off-street parking facilities: a) one space per guest room; plus b) one space for each employee of the facility on the shift having the most employees; plus c) one space for each three seats in any restaurant, lounge or bar area; plus d) one space for each two seats in conference facilities, or, if the number of seats is undetermined, one space for every 75 square feet of assemblage area.
[4] 
For all buildings, setbacks shall be provided as follows: a) front yard: 75 feet; b) side yards: 30 feet; and c) rear yard: 30 feet. No parking facilities shall be located within 30 feet of the front lot line or within the side or rear setbacks. Notwithstanding the foregoing, a porte cochere may project to within 40 feet of the front lot line.
(l) 
Car washes, provided that:
[Added 10-19-2015 by Ord. No. 2015-19; amended 12-7-2015 by Ord. No. 2015-23]
[1] 
No self-service car washes are permitted:
[2] 
The car wash shall have at least one attendant present on site and one manager on call and available during all hours that the car wash is open for business; and
[3] 
The car wash shall be on or immediately adjacent to a lot utilized as an automobile service station, automotive repair shop or convenience store permitted under the provisions of this chapter.
[4] 
Car washes shall comply with standards applicable in the redevelopment area zone with particular attention to noise regulation adjacent to residential uses.
B. 
Permitted accessory uses:
(1) 
Restaurant or cafeteria primarily for supplying meals only to employees and guests of the principal use; and newsstand, post office, automated banking facility and similar conveniences serving primarily employees and guests of the principal use, provided that there shall be no external evidence of such use.
(2) 
Assembly halls for meetings incidental to the business of the principal use.
(3) 
Maintenance, utility and storage facilities incidental to the principal use.
(4) 
Sales of products incidental or accessory to the principal use.
C. 
Prohibited uses. In all redevelopment sections in the BD Business Development District, the following uses of lands and buildings are prohibited:
[Amended 3-21-2007 by Ord. No. 2007-9]
(1) 
Adult entertainment (bookstores, video stores, adult novelty stores, theaters, exotic dancing). Within this subsection, the following terms shall have the following meanings:
[Amended 8-15-2007 by Ord. No. 2007-20]
ADULT BOOKSTORE, ADULT NOVELTY STORE or ADULT VIDEO STORE
A commercial establishment which has as a significant or substantial portion of its stock-in-trade, or derives a significant or substantial portion of its revenues or devotes a significant or substantial portion of its interior business or advertising or maintains a substantial section of its sales or display space for the sale or rental, for any form of consideration, of any one or more of the following:
(a) 
Books, magazines, periodicals or other printed matter, or photographs, films, motion pictures, videocassettes, compact discs, slides, DVDs or other visual representations which are characterized by their emphasis on the exhibition or display of “specified sexual activities” or “specified anatomical areas,” as those terms are defined at N.J.S.A. 2C:34-6.
(b) 
Instruments, devices or paraphernalia which is designed for use or marketed primarily for stimulation of human genital organs or for pseudo masochistic use or abuse of the user or others.
ADULT THEATER
A theater, concert hall, auditorium or similar commercial establishment which regularly features persons who appear nude or semi-nude, or live performances which are characterized by the exposure of “specified anatomical areas” or “specified sexual activities” as said terms are defined in N.J.S.A. 2C:34-6.
(2) 
Amusement centers. An "amusement center" is defined as the operation of a business wherein the proprietor, owner, or tenant provides three or more amusement machines to be played by the public, whether or not said machines are coin-operated; except, however, that where said games or amusement machines are contained and/or operated within a restaurant or catering establishment, which is otherwise permitted under § 411-8A(1)(d) above, so long as the area of the restaurant or catering establishment, which is dedicated to the games and amusement machines, does not exceed 10% of the restaurant/catering facility’s floor space.
[Amended 8-5-2009 by Ord. No. 2009-8]
(3) 
Bars (excluding those associated with restaurants);
(4) 
Bowling alleys;
(5) 
Cocktail lounge;
(6) 
Collection agencies;
(7) 
Correctional/detention facilities;
(8) 
Dance clubs;
(9) 
Workers compensation offices;
(10) 
Employment offices;
(11) 
Janitorial supplies/services;
(12) 
Kennels;
(13) 
Laundromats;
(14) 
Laundry/dry cleaners (with plants on premises);
(15) 
Low-scale beauty supply stores;
(16) 
Mental health facilities;
(17) 
Music-only venues;
(18) 
Pawnshop;
(19) 
Pet stores;
(20) 
Plant nursery (except florists);
(21) 
Rehabilitation facilities;
(22) 
Rental offices (car, furniture, etc.);
(23) 
Strip clubs;
(24) 
Tattoo parlors;
(25) 
Theaters;
(26) 
Tobacco shop;
(27) 
Tools and heavy equipment sales;
(28) 
Veterinarians;
(29) 
Wholesale products;
(30) 
(Reserved)[1]
[1]
Editor’s Note: Former Subsection C(30), regarding hotel and conference centers, added 10-17-2007 by Ord. No. 2007-23, was repealed 6-1-2015 by Ord. No. 2015-4.
(31) 
Self-service car washes.
[Added 12-2-2009 by Ord. No. 2009-15; amended 10-19-2015 by Ord. No. 2015-19; 12-7-2015 by Ord. No. 2015-23]
(32) 
Temporary storage containers, as defined in § 443-2 of the Code, and as further permitted as an accessory use in BD Districts under § 525-65B(5), are specifically prohibited in the BD District within the redevelopment area whether the same are temporary or permanent in nature;
[Added 12-16-2009 by Ord. No. 2009-17[2]]
[2]
Editor's Note: This ordinance also provided for the renumbering of former Subsection C(32) as Subsection C(33).
(33) 
All other uses currently not permitted in the zone; and nothing herein contained shall be construed to now permit uses not expressly provided herein. Instead, all uses previously prohibited in that they were not specifically permitted shall continued to be prohibited, notwithstanding their omission from this list.
[Adopted 12-17-2003 by Ord. No. 2003-22 (Sec. 1.38 of the 1995 Code)]
A. 
The Redevelopment Plan adopted by the Township of Cinnaminson on June 2000 was for the purpose of implementing a series of redevelopment strategies to overcome obstacles to the comprehensive improvement of the areas identified by the Planning Board as being "in need of redevelopment."
B. 
One of the redevelopment strategies of the plan is aesthetic improvement throughout the redevelopment area. Aesthetic improvements should result in an architecturally attractive, and physically and visually uncluttered, clean and landscaped environment which can be achieved with performance and design standards.
C. 
The following set forth are performance and design standards that promote the creation of functional and attractive development and redevelopment that shall promote the health, safety, general welfare, morals, order, efficiency, economy, maintenance of property values and character of the Township. They also will:
(1) 
Ensure that any development shall comply with the Master Plan, Zoning Plan and Redevelopment Plan of the Township;
(2) 
Provide performance and design standards to an applicant in preparing a development or redevelopment plan, and the Planning Board in reviewing the same. In reviewing a development or redevelopment plan, the Planning Board shall establish findings as to whether or not, and to what degree, an application for development or redevelopment meets such performance and design standards. Based upon its review of the development or redevelopment plan and the degree to which such findings of compliance are established, the Planning Board may approve, conditionally approve, request modifications or deny approval of the application for development or redevelopment;
(3) 
Minimize adverse impacts of vehicular traffic, pedestrian movement, parking, lighting and glare, noise, odor, disposal of solid waste, litter, ventilation, crime and vandalism and inappropriate visual design and development;
(4) 
Ensure that any new development or redevelopment gives due consideration to the physical, visual and spatial characteristics of the streetscape, neighborhood and district in which such is located and the Township generally; and
(5) 
Ensure that the physical, visual and spatial characteristics of any proposed development or redevelopment shall not be markedly incongruous with the same characteristics of the streetscape, neighborhood and district in which such is located, and the Township generally, so as to materially detract from the real property value of adjacent or nearby properties.
[Amended 6-4-2012 by Ord. No. 2012-10]
The performance and design standards described in this article shall be used as the Township's presumptive minimum requirements for subdivision and site plan development and as criteria for evaluating the plan and design of such development or redevelopment plans. However, the guidelines and standards are not intended to restrict creativity, and an applicant may request that the performance and design standards be modified or waived. To gain approval of such modification or waiver, the applicant shall demonstrate to the Planning Board the criteria for waivers established under N.J.S.A. 40:55D-51.
As used in this article, the following terms shall have the meanings indicated:
ARCADE
An area contiguous to a street or plaza that is open and unobstructed, and that is accessible to the public at all times. Arcades may include building columns, landscaping, statuary and fountains. Arcades do not include off-street loading/unloading areas, driveways or parking areas.
ARTICULATE
To give emphasis to or distinctly identify a particular element. An articulated facade would be the emphasis of elements on the face of a wall including a change in setback, materials, roof pitch or height.
AS-OF-RIGHT ZONING
Uses and development standards that are determined in advance and specifically authorized by the zoning regulations (e.g., a single-family zone would allow single-family housing as of right so long as site development standards are met). This type of zoning is in contrast to cumulative or "pyramidal" zoning.
BERM
An earthen mound designed to provide visual interest on a site, screen undesirable views, reduce noise or provide a buffer from adjoining uses.
BREEZEWAY
A structure for the principal purpose of connecting a main building or structure on a property with other buildings.
BUFFER
See also "screen." An area provided to reduce the conflict between two different land uses. Buffers are intended to mitigate undesired views, noise and glare, effectively providing greater privacy to neighboring land uses. Typical buffers consist of materials that serve this purpose and include, but are not limited to, plant materials, walls, fences and/or significant land area to separate the uses.
BUFFER STRIP
A portion of a lot or property used to visually separate one use from another through the use of vegetation, distance or other approved method.
BUILDING FACE, FRONT
Any building face, which can be touched by a line, drawn perpendicular to street (public or private).
BUILDING FACE, PUBLIC
Any building side that is visible from public or private rights-of-way and/or the faces that contain public entry.
BUILDING MASS
The building's expanse or bulk and is typically used in reference to structures of considerable size.
DESIGN GUIDELINES
Statements and graphics intended to direct the planning and development of the built environment in a particular manner or style so that the end result contributes positively to the overall development.
DORMER
A window set vertically in a gable projecting from a sloping roof.
FACADE
The portion of any exterior elevation on the building extending from grade to the top of the parapet, wall or eaves and extending the entire length of the building.
GABLE
A triangular wall section at the end of a pitched roof, bounded by the two roof slopes.
HIP ROOF
Roof without gables.
PARAPET
The portion of a wall that extends above the roofline.
PLANNED COMMERCIAL DEVELOPMENT
A contiguous or noncontiguous land area with a minimum specified land area developed according to a plan as a single entity containing one or more structures with appurtenant common areas to accommodate commercial and/or office uses.
PEDESTRIAN-ORIENTED DEVELOPMENT
Development designed with an emphasis primarily on the street sidewalk and on pedestrian access to the site and buildings/structures rather than on auto access. The buildings/structures are generally located close to the public or private right-of-way and the main entrance(s) is oriented to the street sidewalk. There are generally windows or display cases along building facades. Although parking is provided, it is generally limited in size and location.
PEDESTRIAN WALKWAY
A surfaced walkway, separate from the traveled portion of a public or private right-of-way or parking lot/driving aisle.
PORTICO
A porch or walkway with a roof supported by columns, often leading to the entrance to a building.
PUBLIC/PRIVATE RIGHT-OF-WAY
Any public or private road, access easement intended to provide public access to any lot/development, but excluding any service road or internal driving aisles (i.e., within parking lots).
SCREEN
See also "buffer." The sole purpose of a screen is to block views. A screen should be constructed of opaque materials and whose height will be effective in obstructing unwanted views.
SETBACK
A prescribed distance or an area between one element and another (i.e., a building and the road right-of-way). Within these guidelines, the term also refers to:
A. 
The minimum distance and the area measured from the property line to the interior of a parcel where buildings may be constructed.
B. 
The required distance and the area between the edge of the parking lot pavement/curb and the property line or buildings/structures.
C. 
Placing a building face on a line to the rear of another building line.
STREETSCAPE
All elements of a development or area that are in view from other points along a street.
A. 
Applicability. This article shall apply to all site plan applications.
B. 
Design standards. The following standards shall be used to prepare and review the architectural design of all buildings and structures in a development or redevelopment plan. Where a development or redevelopment plan involves an existing building or a site upon which an existing building is located, the existing building shall be repaired, renovated and restored to comply with this article.
(1) 
Massing.
411 Building Wall.tif
(a) 
Except for buildings in planned commercial development, no building shall be permitted to have a total measurement greater than 150 feet in length along any wall, roof or footprint plane.
(b) 
Building wall offsets, including both projections and recesses, shall be provided along any building wall measuring greater than 50 feet in length in order to provide architectural interest and variety to the massing of a building and relieve the negative visual effect of a single, long wall. The total measurement of such offsets shall equal a minimum of 10 percent of the building wall length.
(c) 
The maximum spacing between such offsets shall be 40 feet. The minimum projection or depth of any individual offset shall not be less than three feet.
(d) 
Roofline offsets shall be provided along any roof measuring longer than 75 feet in length in order to provide architectural interest and variety to the massing of a building and relieve the negative visual effect of a single, long roof.
(e) 
Buildings comprising planned commercial development shall be permitted to have a total measurement no greater than 650 feet in length along any wall, roof or footprint plane.
(f) 
Building wall offsets, including both projections and recesses, shall be provided along any building wall measuring greater than 100 feet in length in order to provide architectural interest and variety to the massing of a building and relieve the negative visual effect of a single, long wall. The total measurement of such offsets shall equal a minimum of 5% of the building wall length.
(g) 
The maximum spacing between such offsets shall be 75 feet. The minimum projection or depth of any individual offset shall not be less than 10 feet.
(h) 
Roofline offsets shall be provided along any roof measuring longer than 75 feet in length in order to provide architectural interest and variety to the massing of a building and relieve the negative visual effect of a single, long roof.
(2) 
Horizontal courses. All visibly exposed sides of a building shall have an articulated base course and cornice. The base course shall be traditionally proportionate to the overall horizontal and vertical dimensions of a facade and shall align with either the kickplate or sill level of the first story. The cornice shall terminate the top of a building wall, may project out horizontally from the vertical building wall plane and shall be ornamented with moldings, brackets and other details that shall be appropriate to the architectural style of a building. The middle section of a building may be horizontally divided at floor, lintel or sill levels with belt courses. Building courses shall be considered an integral part of the design of a building and shall be architecturally compatible with the style, materials, colors and details of the building.
411 Horizontal courses.tif
(3) 
Facades and exterior walls. The architectural treatment of a facade shall be completely continued around all visibly exposed sides of a building. All sides of a building shall be architecturally designed so as to be consistent with regard to style, materials, colors and details. Developments with facade over 50 feet in linear length shall incorporate wall projections or recesses a minimum of three feet in depth and shall extend over 10% of the facade. Developments shall use animating features such as arcades, display windows, entry areas, or awnings along at least 60% of the facade. Walls or portions of walls where windows are not provided shall have architectural treatment wherever they face adjacent streets or adjacent residential areas. (See guidelines for facade transparency.) At least four of the following elements shall be incorporated into these walls:
(a) 
Masonry (but not flat concrete block);
(b) 
Concrete or masonry plinth at the base of the wall;
(c) 
Belt courses of a different texture and color;
(d) 
Projecting cornice;
411 Facades and exterior walls.tif
(e) 
Projecting metal canopy;
(f) 
Decorative tilework;
(g) 
Trellis containing planting;
(h) 
Medallions;
(i) 
Opaque or translucent glass;
(j) 
Artwork;
(k) 
Vertical articulation;
(l) 
Lighting fixtures; or
(m) 
Architectural element not listed above, as approved, that meets the intent.
(4) 
Roof. The type, shape, pitch, texture and color of a roof shall be considered as an integral part of the design of a building and shall be architecturally compatible with the style, materials, colors and details of such building. Rooflines should be used to add interest to and reduce the massive scale of large buildings. Rooflines shall be varied with a change in height every 100 linear feet in a building length. The minimum permitted roof pitch shall be eight on 12. A flat roof may be permitted on a building greater than 30 feet in height, provided that all visibly exposed walls shall have an articulated cornice that projects out horizontally from the vertical building wall plane. Flat or mansard roofs shall be prohibited on all one-story buildings. All flat roofs shall require the construction of a parapet. Architectural embellishments that add visual interest to roofs, such as dormers, belvederes, masonry chimneys, cupolas, clock towers and such similar elements shall be permitted, provided that such are architecturally compatible with the style, materials, colors and details of the building.
411 Roof.tif
(5) 
Windows. Fenestration shall be architecturally compatible with the style, materials, colors and details of a building. Windows shall be vertically proportioned wherever possible. The location of windows on the upper stories of a building shall be vertically aligned with the location of windows and doors on the ground level of such building. Permitted retail and personal service business uses may have large pane display windows on the ground level, provided that such window shall be framed by the surrounding wall and shall not comprise greater than 75 of the total ground level facade area of such building. All other windows shall be double-hung or casement types. A building designed of an architectural style that normally has windows with muntins or divided lights shall utilize them. Such muntin or divided light grids may be the snap-on type, if fitted on the exterior of the window or between the glazing of the window units.
411 Windows.tif
(6) 
Facade transparency. To provide visual connection between activities inside and outside the building.
(a) 
A minimum of 15% of any ground floor facade (facade within two feet and 10 feet above the level of the adjacent sidewalk, walkway or ground level) that is visible from and fronting on any abutting street shall be comprised of windows with clear, "vision" glass allowing views into the interior.
(b) 
A minimum of 30% of any ground floor commercial building facade that is visible from, fronting on, and located within 60 feet of an arterial or pedestrian street shall be comprised of windows with clear, "vision" glass allowing views into the interior. Display windows may be used to meet half of this requirement.
(c) 
A minimum of 50% of any ground floor commercial building facade that is visible from and located within 20 feet of an arterial or pedestrian street shall be comprised of windows with clear, "vision" glass allowing views into the interior. Display windows may be used to meet half of this requirement.
(d) 
For commercial buildings greater than 100 feet in length and containing a single use a minimum of 15% of any ground floor facade that is visible from and fronting on any abutting street shall be comprised of windows with clear, "vision" glass allowing views into the interior.
(7) 
Entrances. All entrances to a building shall be defined and articulated by utilizing such elements as lintels, pediments, pilasters, columns, portico, porches, overhangs, railings, balustrades, canopies, recesses/projections, arcades, raised corniced parapets over the door, peaked roof forms, arches, outdoor patios, display windows, architectural details such as tile work and moldings which are integrated into the building structure and design integral planters or wing walls that incorporate landscaped areas and/or places for sitting and other such elements, where appropriate. Any such element utilized shall be architecturally compatible with the style, materials, colors and details of such building.
(8) 
Physical plant. All air-conditioning units, HVAC systems, exhaust pipes or stacks, communication equipment and elevator housing shall be shielded from view from the ground level of nearby streets and residential areas. Mechanical equipment shall be screened by extended parapet walls or other roof forms that are integrated with the architecture of the building. Painting equipment and, erecting fences, and using mansard-type roofs are not acceptable methods of screening. Cell phone transmission equipment should be blended in with the design of the roofs, rather than being merely attached to the roof deck. Those items placed at ground level must utilize walls or a screening device that shall be designed to be architecturally compatible with the style, materials, colors and details of the building.
411 Physical plant.tif
(9) 
Materials, colors and details.
(a) 
Exterior building materials and colors comprise a significant part of the visual impact of a building. Therefore, they should be aesthetically pleasing and compatible with materials and colors used in adjoining neighborhoods, architecturally compatible with the style of such building, as well as with each other. A building designed of an architectural style that normally includes certain integral materials, colors and/or details shall have such incorporated into the design of such building. The number of different materials on exterior facades should be limited to three types. Predominant exterior building materials shall be high quality materials. These include, without limitation:
[1] 
Brick;
[2] 
Sandstone;
[3] 
Other native stone; or
[4] 
Tinted, textured, concrete masonry units.
(b) 
Facade colors shall be low reflectance, subtle, neutral, or earth-tone colors. The use of high intensity colors, metallic colors, black or fluorescent colors is prohibited. Building trim and accent areas may feature brighter colors, including primary colors, but neon tubing shall not be an acceptable feature for building trim or accent areas. Predominant exterior building materials as well as accents should not include the following:
[1] 
Smooth-faced concrete block.
[2] 
Tilt-up concrete panels.
[3] 
Prefabricated steel panels.
(10) 
Shutters. A building designed of an architectural style that normally includes shutters shall provide such on all windows on the front facade. If such building is located on a corner lot, shutters shall be provided on all windows of all facades fronting on a street.
(11) 
Lighting.
(a) 
The intent of lighting is to ensure that it contributes to the character and safety of the site and its use without disturbing adjacent development. Lighting shall be provided within parking lots and along pedestrian walkways. Lighting fixtures shall be limited to heights of 24 feet for parking lots and 16 feet for pedestrian walkways. All lighting shall be shielded from producing off-site glare, either through exterior shields or through optical design inside the fixture, so that the direction of the light is downward. Light fixtures attached to the exterior of a building shall be designed to be architecturally compatible with the style, materials, colors and details of such building and other lighting fixtures used on the site. Consideration shall also be given to the type of light source utilized and the light quality such produces. Neon facade signs are prohibited. The type of light source used on buildings, signs, parking areas, pedestrian walkways and other areas of a site shall be the same or compatible. Lighting along pedestrian walkways should be decorative. The use of low pressure sodium or mercury vapor lighting either attached to buildings or to light the exterior of buildings shall be prohibited.
411 Lighting.tif
(b) 
Parking lots shall be adequately lighted for both motorists and pedestrians in accordance with the following:
Table 1
Minimum Illumination for Surface Parking
Activity
Type
Vehicle
Traffic
(footcandles)
Pedestrian Safety
(footcandles)
Pedestrian Security
(footcandles)
Low activity
0.5
0.2
0.5
Medium activity
1.0
0.5
1.5
High activity
1.5
0.9
2.5
(c) 
Any other outdoor lighting such as building and sidewalk illumination, driveways with no adjacent parking, the lighting of signs and ornamental 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 are to minimize undesirable off-premises effects.
(d) 
No light shall shine into building windows, or onto streets and driveways so as to interfere with or distract driver vision. To achieve these requirements, the intensity of such light sources, the light shielding and similar characteristics shall be subject to site plan approval. Wall mounted fixtures are only permitted if directed into a site and not positioned towards neighboring properties or public streets.
(e) 
Maximum lighting controls. The ratio of average illumination, measured in footcandles, to minimum illumination, as required in Table 1 (Minimum Illumination for Surface Parking) shall not exceed four to one. The maximum illumination provided on any site shall not exceed the minimum illumination by more than a ratio of 10 to one.
EXAMPLE:
Minimum illumination required
0.5 footcandle
Average to minimum ratio
(4 x 0.5) or 2.0 footcandles
Maximum to minimum ratio
(10 x 0.5) or 5.0 footcandles
(f) 
Minimum pedestrian illumination shall be according to the following:
Table 2
Pedestrian Way Illumination Requirements
Walkway
Classification
Minimum
Average Level
(footcandles)
Average Levels
Special Pedestrian Safety
Mounting heights (9 to 15 inches)
(footcandles)
Sidewalks (roadside)
Common areas
0.9
2.0
Intermediate areas
0.6
1.0
Residential areas
0.2
0.4
Sidewalks (distant from roadways)
Parks, walkways and bike paths
0.5
0.6
Pedestrian tunnels
4.0
5.0
Pedestrian overpass
0.8
0.4
Pedestrian stairways
0.6
0.8
(12) 
Signage.
(a) 
See § 525-116M.
(b) 
Signs affixed to the exterior of a building shall be architecturally compatible with the style, materials, colors and details of the building and other signs used on the site. The design of buildings and sites shall identify locations and sizes for future signs. As tenants install signs, such signs shall be in conformance with an overall sign program and plan that allows for advertising which fits with the architectural character, proportions, and details of the development. The sign program and plan, submitted at the time of application, shall indicate location, size, and general design.
(c) 
See § 525-116, General regulations.
(d) 
See § 525-117, Administration; permit requirements.
(e) 
Each permitted use may have a sign located on or attached to the principal facade of said use.
[1] 
Said signs shall not exceed two square feet in area for each one foot of width of the principal building facade to which the sign must be attached, and in no case shall such sign exceed 200 square feet in area on one side.
[2] 
Such sign shall not project more than 12 inches from the building facade to which it is attached; provided, however, that where a sign extends more than three inches from the face of said wall, the bottom of said sign shall not be closer than 10 feet to the ground level.
[3] 
Such sign shall not have a vertical dimension in excess of five feet and shall project neither above the roof, cornice, parapet wall or roofline when there is no cornice or parapet wall nor beyond the ends of the building. Window signs are permitted on the first floor of the building only. All window signs shall be attached to the inside of the store window and shall not have a total gross advertising area greater than 10% of the principal facade of the ground floor or 200 square feet, whichever is less.
(f) 
Pole signs shall not be permitted on site.
(g) 
All freestanding signs shall be monument signs. Setbacks shall be a minimum of 15 feet from the right-of-way. Each property shall be permitted one monument sign indicating either the name or logo of the property, the address of the building, or both. These signs shall be located where they are visible from the adjacent street. They shall be monument based and ground mounted horizontally, and shall not be raised in the air on poles. They shall not be greater than 12 feet long by three feet high, or four feet long by 10 feet high excluding the base which is to be a maximum of 2 feet in height. The base of any monument sign shall be planted with shrubs and seasonal flowers.
[Amended 8-16-2006 by Ord. No. 2006-25]
411 Sign.tif
(h) 
Arrange any external spot or flood lighting so that the light source is screened from direct view by passersby, and so that the light is directed against the sign and does not shine into adjacent property or blind motorists and pedestrians.
(i) 
Halo-lit or back-lit letters are highly encouraged for both office and retail use. Such signs convey a subtle and attractive appearance and are very legible under moderate ambient lighting conditions. Face illuminated letters may be appropriate for retail use.
(j) 
Illumination of individual letter signs by shining light upon them is discouraged for both skyline signs and signs placed high on building walls.
(k) 
Where individual letter signs face nearby residential areas, a low level of brightness shall be maintained. This can be achieved using halo-lit letter.
(l) 
Electronic billboards.
[Added 11-15-2010 by Ord. No. 2010-7]
[1] 
Definitions. As used in this subsection, the following terms shall have the meanings indicated:
ELECTRONIC BILLBOARDS
Include the following technologies, as well as those not specifically identified herein, but which bear the same characteristics of these electronic billboards in terms of size, electronic nature of the sign/billboard, image generation, changeable nature of the message, etc. Electronic billboard technologies include the digital light-emitting diode (LED) billboards; commercial electronic variable message signs; digital billboards; electronic billboards; and such other signs that incorporate short sequences of words in which each letter is defined by a small number of matrix elements, such as a four-by-six matrix or a five-by-seven matrix, which involve typically light-emitting diode (LED) or incandescent materials presented generally against a dark background or such type of background as to make them more visible.
[2] 
Regulations.
[a] 
No electronic billboard shall be greater in dimension than the size of signs permitted for the particular district in which the sign/billboard is to be located. No such sign shall be permitted to vary its message in intervals of less than 15 seconds, and no more than four messages per one-minute interval shall be permitted.
[b] 
A digital sign must have installed an ambient light monitor, which shall continuously monitor and automatically adjust the brightness level of the display based on ambient light conditions consistent with the terms of this subsection.
[c] 
Except for time and temperature signs or electronic billboards as otherwise regulated herein, all billboards must be stationary and may not contain any visible moving parts or alternating or moving messages, or have the appearance of having moving parts or messages. Under no circumstances may any type of billboard contain a message or display that appears to flash, ungulate, pulse, move or portray explosions, fireworks, flashes of light or blinking lights or otherwise appear to move forward or away from the viewer, expand or contract, bounce, rotate, sign, twist or make other comparable movements.
(13) 
Awnings and canopies. The ground level of a structure may have awnings or canopies, where appropriate, to complement the architectural style of a building. Awnings may also be used on the upper levels of a structure, where appropriate. The design of awnings shall be architecturally compatible with the style, materials, colors and details of such building. Awnings or canopies permitted under the following conditions:
(a) 
The minimum height from ground level to lowermost portion of awning shall be eight feet.
(b) 
The maximum horizontal projection dimension of an awning from the building wall, including any appurtenances, shall not exceed five feet. Such awning may project over a public sidewalk and landscaping only and shall not extend over any other portion of any other public right-of-way.
(c) 
The maximum vertical dimension of an awning shall not exceed the horizontal projection dimension.
(14) 
Multiple uses. A building with multiple storefronts or other multiple uses (offices), no matter whether such uses are the same type of use or located on the same floor level, shall be unified through the use of architecturally compatible styles, materials, colors, details, awnings, signage, lighting fixtures and other design elements for all such storefronts or uses.
(15) 
Corner buildings. A building on a corner lot shall be considered a more significant structure from an urban design standpoint since such building has at least two front facades visibly exposed to the street. Such building may be designed to have additional height and architectural embellishments relating to its location on a corner lot, if deemed appropriate by the Planning Board.
(16) 
Multiple buildings. A development plan that contains more than one building or structure shall be unified through the use of architecturally compatible styles, materials, colors, details, awnings, signage, lighting fixtures and other design elements for all such buildings or structures. Freestanding pad buildings shall be consistent with the design of the remainder of the buildings or structure. Where structures require updating, pad buildings shall be remodeled in conjunction with an upgrade of the entire development.
(17) 
Retail design standards. The following additional architectural design standards for retail uses shall apply:
(a) 
Retail stores oriented towards a street or parking lot shall have a minimum of 50% of the first floor building facade that faces a street or parking lot consist of glass display windows.
(b) 
In no instance shall a building elevation have a homogeneous facade without a variation in materials, textures or other design features.
C. 
The following features are applicable to the site plan as submitted for a proposed development or redevelopment. These features are to be addressed by the Approving Board in the review of the applicant's site plan along with other site plan requirements as found in §§ 525-109 and 525-110.
(1) 
Buffering:
(a) 
See §§ 525-67 and 525-71.
(b) 
Driveways and parking lots. All driveways and parking lots shall be suitably buffered and screened to minimize the impacts of noise, lighting and glare, exhaust fumes, views of parked vehicles and other nuisances. Buffering and screening shall minimize such impacts both from within the site itself, as well as from adjacent and nearby properties and public rights-of-way as follows:
[1] 
Buffering shall consist of a minimum ten-foot wide area surrounding all sides of a parking lot exposed to view, except that this requirement does not apply to parking lots located in the rear yards of lots in the Section #2 Redevelopment Area, as the Section #2 Redevelopment Area is described in the Cinnaminson Township Redevelopment Plan, dated June 2002, and adopted as Article I of this chapter.
[Amended 9-20-2006 by Ord. No. 2006-27]
[2] 
The height of any required screen shall decrease to a maximum of three feet in height where driveways approach sidewalks or walkways, in order to provide adequate visibility of pedestrians from motor vehicles and police visibility into the lot.
(2) 
Loading, outdoor storage and trash collection areas. All loading, outdoor storage and trash collection areas, including loading dock areas of buildings and driveways providing access to the same, shall be suitably buffered and screened to minimize the impacts of noise, loading and unloading activities, lighting and glare, exhaust fumes, views of loading and unloading vehicles and other nuisances. Buffering and screening shall minimize such impacts both from within the site itself, as well as from adjacent and nearby properties and public rights-of-way, as follows:
411 Loading outdoor.tif
(a) 
Buffering shall consist of a minimum ten-foot wide area surrounding all sides of a loading area exposed to view. Where such loading area is located on a tract adjacent to a residential use or district, such buffering shall consist of a minimum twenty-five-foot wide area surrounding all sides of a parking lot exposed to view.
(b) 
Screening shall consist of a minimum ten-foot high visually impervious screen. If such screen consists of a wall or fence, the buffer area between the wall or fence and the lot line shall be a minimum of 10 feet in width and shall also be extensively planted with both deciduous and evergreen trees of a minimum of six feet at time of planting.
(3) 
HVAC equipment and utility service boxes. All ground level HVAC equipment and utility service boxes shall be suitably buffered and screened to minimize views of the same from both within the site itself, as well as from adjacent and nearby properties and public rights-of-way, as follows:
(a) 
Buffering shall consist of a minimum three-foot wide area surrounding all sides of HVAC equipment and utility storage boxes exposed to view.
(b) 
Screening shall consist of a minimum four-foot high evergreen hedge along all sides of the same.
(c) 
All utilities for the development shall be buried on site as practical.
(4) 
Curb design standards. The following standards shall be used to prepare and review any nonresidential development or redevelopment plan that involves the construction of new curbs or repair of existing curbs:
(a) 
Location. Curbs shall be designed to define the sides of streets, driveways, parking lots and loading areas.
(b) 
Drainage. Curbs shall be designed to direct surface water runoff along, on and/or across paved surfaces to drainage facilities.
(c) 
Handicapped ramps. Depressed curb ramps for the handicapped shall be installed at all locations where sidewalks, pedestrian crosswalks or walkways intersect any street, driveway or parking lot curb and shall be designed in accordance with the applicable laws and regulations of the State of New Jersey.
(d) 
Planting strips. The area located between curbs and sidewalks or walkways shall be either planted with grass or another type of ground cover plant material. Upon the review and approval of approving board, planting strips located in the public right-of-way may be paved with pavers, stamped concrete or other similar type decorative paving materials as specified by the board engineer. In no instance, however, shall a planting strip be permitted to be covered with asphalt, concrete or loose stones of any variety.
(5) 
Driveway design standards. The following standards shall be used to prepare and review any development plan that involves the construction of a new driveway or the expansion or repair of an existing driveway:
(a) 
Lot access. Every use shall have driveway access to a street. Such access shall be designed for the safety, control, efficient movement and convenience of motor vehicle traffic accessing the site, including service and emergency vehicles, and to promote safe, efficient and convenient traffic circulation generally.
(b) 
Location. Driveways shall be located along the street line of a lot as follows: A driveway on a corner lot shall be set back a minimum of 40 feet from the intersecting lot lines at the corner.
(c) 
Width. The width of driveways shall be based on the following:
Table 3
Driveway Width Requirements
One-Way Traffic
Two-Way Traffic
Minimum
Width
(feet)
Maximum
Width
(feet)
Minimum
Width
(feet)
Maximum
Width
(feet)
Nonresidential uses
15
18
24
28
(d) 
Driveways within a single ownership shall be spaced at no less than 125 feet apart along a principal or minor arterial and no more than 100 feet apart along a collector.
411 Width.tif
(e) 
Grading. Driveway grades shall not exceed 6% at any point along the entire length of the driveway.
(f) 
Aprons. Driveway aprons shall be designed to permit access to any driveway from a street. Such apron shall be constructed between the curb or edge of street pavement and the sidewalk. Driveway apron width may be enlarged to provide adequate turning radii for larger vehicles. The construction specifications of driveway aprons shall be pursuant to applicable Township ordinances or as approved by the Township Engineer.
(g) 
Side slopes. Driveway side slopes shall be topsoiled, seeded, fertilized and mulched or otherwise stabilized to prevent erosion. If banks exceed a slope of three increments horizontal to one increment vertical (three to one) and the slope face is not stable rock, retaining walls shall be constructed of a design approved by the board engineer.
(h) 
Clear sight triangles. At locations where driveways approach sidewalks and streets in the public right-of-way, clear sight triangles shall be provided on both sides of such driveways. No vision-obstructing object with a height greater than 2 1/2 feet, as measured from the elevation of the driveway, shall be located in such areas formed by outward facing isosceles triangles, with equal sides of 10 feet in length consisting of the curbline of the driveway and the property line along the right-of-way.
(i) 
Sidewalk patterns shall carry across driveways.
(j) 
Adjacent developments should share driveways, to the greatest extent possible.
(6) 
Sidewalk and walkway design standards. The following standards shall be used to prepare and review any nonresidential development and redevelopment plan that involves the construction of a new public sidewalk or private walkway or repair of an existing public sidewalk or walkway:
(a) 
Lot access. All lots shall have private walkway access to a public sidewalk in the right-of-way. Such access shall be designed for the safety, control, efficient movement, convenience and encouragement of pedestrian traffic into and out of the site and to promote pedestrian circulation generally within the Township.
(b) 
All development and redevelopment shall provide public sidewalk along Route 130 as recommended in the Context Sensitive Vision Plan. Sidewalk shall be constructed along the frontage of the subject property.
(c) 
Construction and repair specifications. All sidewalks and walkways shall meet the construction specifications as set forth in applicable Township ordinances or as approved by the Township Engineer. This shall also apply to recommendations by the Township Engineer regarding the maintenance, repair or upgrading of existing sidewalks located in that portion of the public right-of-way that directly abuts the tract to be developed.
(d) 
Publicly usable site furnishings such as benches, tables, bike racks and other pedestrian amenities shall be provided at building entrances, plazas, open spaces and/or other pedestrian areas for all buildings or structures larger than 10,000 square feet. Buildings or structures less than this size are encouraged to include such amenities. Specific types of furnishings shall be approved by the Planning Board or the Township Committee.
(e) 
To ensure that there is a minimum clear, unobstructed walking route along sidewalks and walkways cafe outdoor seating, planters, ramps, stairs and sandwich boards shall be located in such a manner as to leave a pathway at least four feet wide that is free of obstructions.
411 Walking route.tif
(f) 
Crosswalk type. Interlocking pavers with barrier-free curb cuts.
(g) 
Bicycle racks. Any Class II system (Class II parking protects bikes from theft by securing both wheels, yet leaves the bikes exposed to weather.) Class II bike racks should be installed in a conspicuous location as approved by the approving board.
(h) 
Sidewalk bench type. The seat should be comfortable; there should be an angle of 95° to 105° between the seat and the back, and the seat should be between 2° and 10° off of horizontal. The depth of the seat should be 12 to 18 inches for benches with backs and 30 inches for backless benches. A seat height of 18 inches is generally the most comfortable. The front edge of the seat should be curved rather than squared off. The most comfortable seating surface is wood, which is resilient and does not readily conduct heat or cold. Small bench slats (two inches) spaced closely together and following a contoured form are generally more comfortable than larger slats (eight inches). However, in areas where vandalism is a factor a larger size (e.g., three inches by eight inches) should be used. The length of the seat should allow for twenty-four inches per person. However, people will sit closer to each other if there is an armrest separating them. Seatbacks that slope back slightly and have a slight curve are the most comfortable. The height of the backrest should be 20 inches to provide support for people's backs and shoulders. Benches with no backs allow people to sit on both sides at the same time. The legs should not extend out past the seat; otherwise people may trip on them. If a large, solid leg is used, a kickspace (three inches minimum) under the seat is needed. Armrests are useful both to help people to get out of the seat, and to divide a bench so that more people can fit along it. Segmenting the bench into sections through the use of armrests can provide a sense of privacy among groups as well as encourage people to sit closer together. The edge of the armrest should extend out to the edge of the seat, and it should have a firm, rounded gripping surface.
411 Sidewalk bench type.tif
(7) 
Parking: construction and design standards.
(a) 
Required area for each parking space. Each automobile parking space shall not be less than 200 square feet, nor less than 10 feet wide, nor less than 20 feet deep, exclusive of aisleways. The grade on each parking space and adjacent aisleway shall not exceed 4%.
(b) 
Provision for proper drainage and maintenance. All off-street parking, off-street loading and service facilities shall be so drained as to prevent damage to abutting properties and/or public streets and shall be constructed of materials which will assure a surface resistant to erosion.
(c) 
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 devices approved by the Board. Along each street line a five-foot strip measured from the right-of-way shall be provided suitably landscaped except for necessary walks and accessways. The plant material shall be selected to have a maximum height of four feet.
(d) 
Private walk adjacent to business buildings. A private walk from the parking area shall be provided adjacent to the building and shall not be less than four feet in width, if deemed necessary by the Board. Curbing or other protective devices approved by the Board shall be provided to prevent parked vehicles from encroaching upon or interfering with the walks.
(e) 
Side yard separation. Driveways and parking areas shall be separated from any side line by a minimum of five feet, with a concrete curb or other approved protective device at the edge of the driveway or parking area.
(f) 
Interior aisleways.
[1] 
Interior aisleways shall not be less than the following minimum requirements:
Table 4
Interior Aisle Width
Angle of Parking
(degrees)
Aisleway Width
(feet)
90
25
60
20
45
15
[2] 
Where used with parallel parking or where there is no parking, interior aisleways shall be at least 10 feet wide for one-way traffic movement and at least 20 feet wide for two-way traffic movement. Aisleway width measurements shall be exclusive of parking area.
(g) 
Fire access. A fire lane of a minimum width of 12 feet shall be provided around two sides of a four-sided building unless additional requirements are imposed by the Fire Marshal.
(h) 
Pedestrian connections.
[1] 
Within parking lots containing more than 30 stalls, clearly defined pedestrian connections shall be provided:
[a] 
Between public right-of-way and building entrances.
[b] 
Between parking lots and building entrances.
[2] 
Pedestrian connections shall not be less than five feet wide.
[3] 
Pedestrian connections shall be clearly defined by at least two of the following:
[a] 
Six inch vertical curb;
[b] 
Textured paving, including across vehicular lanes; or
[c] 
Continuous landscape area at a minimum of three feet wide on at least one side of the walkway.
(i) 
Drive-through lanes. Access and stacking lanes serving drive-through businesses shall not be located between the building and any adjacent street.
(j) 
Location of parking lots. Parking areas should provide safe, convenient, and efficient access for vehicles and pedestrians. They should be distributed around large buildings in order to shorten the distance to other buildings and public sidewalks and to reduce the overall scale of the paved surface. The appearance of a "sea of asphalt" parking lot in the front of the site shall be avoided. Both perimeter and interior parking lot trees shall be provided for shade and visual relief in the parking area while maintaining view corridors to the store front areas. If buildings are located closer to streets, the scale of the complex is reduced, pedestrian traffic is encouraged and architectural details take on added importance. No more than 60% of the off-street parking area for the entire property shall be located between the front facade within the front yard of the principal building(s) and the primary abutting street unless the principal building(s) and/or parking lots are screened from view by outlet development (such as restaurants) and additional tree plantings and/or berms.
(k) 
Parking lot landscaping. Landscaped islands shall be incorporated in parking lots per the following requirements:
[1] 
One tree per every 10 parking spaces; and
[2] 
A minimum of 8% of parking lot shall be landscaped.
(l) 
Trees shall be allowed to achieve their natural form. Pruning to reduce the natural diameter of the trees shall not occur.
[Added 12-17-2003 by Ord. No. 2003-22]
(8) 
Design exceptions for shopping centers. In any redevelopment area of 30 acres of more designated by the Township as "shopping centers" and/or "major retail establishments" under § 411-8A(1)(e), the following design exceptions may apply:
[Added 8-16-2006 by Ord. No. 2006-25]
(a) 
The lighting standard in § 411-12B(11) shall allow lighting fixtures of up to a maximum height of 30 feet in large parking fields of 200 or more spaces and not within 200 feet of a roadway or residential property, provided that the lighting fixtures are ornamental and do not affect the neighboring properties. In addition, ornamental pedestrian walkway lighting and site accent lighting shall be provided. All lighting must be uniform in nature and consistent with the architecture of the site.
(b) 
The sign standards in § 411-12B(12)(f) may be modified as follows:
[1] 
When the freestanding sign permitted in § 411-12B(12)(f) is situated on a state highway, the dimension of the one permitted freestanding sign may be expanded not to exceed a maximum height of 24 feet, a maximum width of 14 feet and a maximum copy field of no more than 10 feet by 18 feet. This expanded dimension sign is in lieu of and not in addition to any other freestanding sign permitted in this chapter.
[2] 
The developer shall be permitted to erect one auxiliary center sign if desired. Such auxiliary sign may provide the name and logo of the owner or operator of the retail development or the name and logo of the shopping center and shall not include the names or logos of any retail tenant. Such sign shall be limited in size to 25 square feet.
(c) 
The Planning Board may, at its own discretion, for trucks and truck deliveries and high traffic patterns, permit roadway widths greater than the twenty-eight-foot maximum width defined in § 411-12C(5)(c).
(d) 
The Planning Board, at its own discretion, may limit the requirements of § 411-12C(6)(b) to limit sidewalks and walkways to where they are appropriate, logical and necessary.
(e) 
A developer shall be permitted to limit parking space dimensions as defined in § 411-12C(7)(a) to ten-foot by eighteen-foot for the purpose of providing additional tree-landscaped green space at a minimum of six feet in width to allow for vehicle overhangs, for nose-to-nose parking and to meet stormwater management regulations.