[HISTORY: Adopted by the Township Committee
of the Township of Cinnaminson as indicated in article histories.
Amendments noted where applicable.]
[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.
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.
[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.
(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]
[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.
(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 BOOKSTORE, ADULT NOVELTY STORE or ADULT VIDEO STORE
(a)
(b)
ADULT THEATER
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]
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:
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.
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.
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;
(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:
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.
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.
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.
An earthen mound designed to provide visual interest on a
site, screen undesirable views, reduce noise or provide a buffer from
adjoining uses.
A structure for the principal purpose of connecting a main
building or structure on a property with other buildings.
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.
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.
Any building face, which can be touched by a line, drawn
perpendicular to street (public or private).
Any building side that is visible from public or private
rights-of-way and/or the faces that contain public entry.
The building's expanse or bulk and is typically used in reference
to structures of considerable size.
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.
A window set vertically in a gable projecting from a sloping
roof.
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.
A triangular wall section at the end of a pitched roof, bounded
by the two roof slopes.
Roof without gables.
The portion of a wall that extends above the roofline.
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.
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.
A surfaced walkway, separate from the traveled portion of
a public or private right-of-way or parking lot/driving aisle.
A porch or walkway with a roof supported by columns, often
leading to the entrance to a building.
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).
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.
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:
The minimum distance and the area measured from
the property line to the interior of a parcel where buildings may
be constructed.
The required distance and the area between the
edge of the parking lot pavement/curb and the property line or buildings/structures.
Placing a building face on a line to the rear
of another building line.
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.
(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.
(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;
(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.
(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.
(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.
(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:
(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:
(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.
(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.
(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.
(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]
(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]
ELECTRONIC BILLBOARDS
Definitions. As used in this subsection, the following terms shall
have the meanings indicated:
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:
(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:
(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.
(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.
(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.
(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.
(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.
(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.
