Cinnaminson Township
City Zoning Code
City Zoning Code
§ 525-110
Submission requirements and design standards for site plans.
B.
Off-street parking, loading facilities and traffic control devices.
(1)
Duty to provide and maintain off-street parking and loading facilities. No site plan shall be approved by the Cinnaminson Township Board unless off-street parking and loading facilities are provided in at least the amount and maintained in the manner required by this section. Information shall be submitted pertaining to proposed traffic activity which will substantiate the proposed number of off-street parking and loading spaces.
(2)
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. (See Subsection G for design standards for paving.) Such drainage and materials shall be approved by the Board.
(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 access ways. 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:
[Amended 1-29-1987 by Ord. No. 1987-26]
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)
A one-way driveway with access from a public street, exclusive of curb radii, shall be not less than 12 feet in width. A two-way driveway shall not be less than 25 feet in width.
[Amended 8-19-1992 by Ord. No. 1992-14]
(h)
Pavement markings and signs. Each off-street parking space shall be clearly marked, and pavement directional arrows or signs shall be provided wherever necessary, as determined by the Board. Single-line markers shall be used to separate each parking space painted on bituminous paving. Marker-line width shall be four inches wide. On quarry blend parking lots, spaces shall be delineated with precast concrete bumpers pinned in place.
(i)
Lighting for night use. Adequate lighting shall be provided if the off-street parking facilities are to be used at night. The lighting shall be arranged and installed so as not to directly illuminate, reflect or cause glare on any abutting land or adjacent streets as required in Subsection C for design standards for lighting.
(j)
Area shall not be reduced. No off-street parking area shall be reduced in size or encroached upon by buildings, vehicle storage, loading or unloading or any other use where such reduction or encroachment will reduce the off-street parking and loading spaces below that required by these regulations.
(k)
Required setback. No required loading space, including maneuvering areas for such loading space, shall be established in the area between the front building line and the street right-of-way line in industrial zones.
(l)
Other uses prohibited. No off-street parking or loading area shall be used for the sale, repair, dismantling or servicing of any vehicles, equipment, materials or supplies.
(m)
Size of loading berth. The minimum size shall be 15 feet wide and 40 feet deep. If large vehicles are to service the site, the size of the loading berth shall be increased accordingly.
[Amended 8-19-1992 by Ord. No. 1992-14]
(n)
Off-street parking space within buildings. Garage space or space within buildings, in basements or on the roofs of buildings may be used to meet the off-street parking requirements of this chapter, provided that such space is designated to serve as off-street parking space.
(o)
Traffic control devices. Traffic control devices, such as signs, traffic signals, etc., if required by the Board, shall conform in all respects to the Manual of Uniform Traffic Control Devices for Streets and Highways as adopted by the Federal Highway Administration United States Department of Transportation.
(p)
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.
[Added 8-19-1992 by Ord. No. 1992-14]
(3)
Minimum space requirements for off-street parking areas. A minimum number of off-street automobile parking spaces shall be provided in accordance with the following tabulation:
Use | Minimum Space Requirements | |
|---|---|---|
Nursing home | At least 1 for each 5 patients, plus 1 additional for each staff member or employee at peak shift time | |
Hospital | At least 1 for each 3 patient beds, excluding bassinets, plus 1 additional for each medical staff member or visiting doctor based on the average number of such persons serving the hospital, plus 1 additional for each 4 employees | |
Medical or dental practitioner's office | Each office shall provide at least 5 for each professional person occupying or using each office, plus 1 additional for each employee and practitioner | |
Mortuary or funeral home | At least 1 for every 75 square feet of floor area devoted to services or viewings, plus 1 additional for each funeral vehicle, and 1 for each employee | |
Church, synagogue, other place of worship | At least 1 for each 4 seats | |
Educational institution, public or private | At least 1 for each 2 employees, including teachers and administers; sufficient off-street parking space for the safe and convenient loading and unloading of students; additional facilities for student parking, taking into consideration the total number of students driving automobiles; the requirements for gymnasium and auditorium use shall be in addition to these requirements | |
Publicly owned or operated building | At least 1 for each 4 seats, plus 1 for each employee | |
Railroad or bus station | The intended user must submit his plans and proposed method of operation showing the frequency and the anticipated number of users of the station as well as the areas to be served by this station so as to establish the number of car spaces which will be required at each facility | |
Private club or building | At least 1 for each 200 square feet of net floor space, plus 1 for each employee at peak time | |
Stadium, ballparks and other outdoor sports arenas/facilities | At least 1 for each 3 seats, and 1 for each employee | |
Swimming pool or natural bathing place operated for profit | At least 1 for each 6 persons within the recommended or legal capacity prescribed under applicable state and local laws, ordinances or resolutions, and 1 for each employee | |
Theater, auditorium or indoor sports arenas/facilities | At least 1 for each 3 seats or similar vantage accommodations provided, and also 1 for each employee | |
Public outdoor recreation area | At least 8 per acre of recreational area | |
Bowling establishment | At least 3 for each bowling lane, and at least 1 for each employee; if additional facilities such as a bar or restaurant are provided, additional parking spaces shall be provided in accordance with the requirements for similar uses set forth in this section | |
Restaurant or similar place dispensing food, drink or refreshments | At least 1 for each 3 seats provided for patron use, plus 1 for each employee | |
Office building, professional building or similar use | At least 1 for each 200 square feet of net rental floor area; medical use shall comply with the provisions for medical or dental practitioner's office above | |
Major retail establishment | At least 5 for each 1,000 square feet of gross leasable area | |
Industrial, light industrial or manufacturing [Amended 12-9-1987 by Ord. No. 1987-26; 8-19-1992 by Ord. No. 1992-14] | 1.2 for every employee in the establishment or warehouse's largest working shift, plus the prior or subsequent shift, rounded to the nearest whole number at peak load time due to overlapping work shifts, or 1 for every 200 square feet of office floor area, plus 1 for every 750 square feet of manufacturing or warehouse area; note that the larger number of spaces required based upon the aforementioned criteria shall govern |
(4)
Minimum requirements for off-street loading berths. Minimum requirements for off-street loading berths shall be as follows:
Use | Gross Floor Area (square feet) | Number of Berths | |
|---|---|---|---|
Industrial and wholesale operations | 0 to 7,500 | 0 | |
7,501 to 25,000 | 1 | ||
25,001 to 40,000 | 2 | ||
40,001 to 100,000 | 3 | ||
Each additional 60,000 or fraction thereof | 1 additional | ||
Office building | 0 to 80,000 | 0 | |
80,001 to 160,000 | 1 | ||
Each additional 80,000 or fraction thereof | 1 additional | ||
Retail operation and all first-floor nonresidential uses | 0 to 5,000 | 0 | |
5,001 to 20,000 | 1 | ||
Each additional 20,000 or fraction thereof | 1 additional | ||
Retail operation, including dining facilities and restaurant within office buildings | 0 to 20,000 | 0 | |
20,001 to 40,000 | 1 | ||
Each additional 20,000 or fraction thereof | 1 additional |
C.
Lighting.
(1)
General provisions.
(a)
Duty to provide and maintain lighting facilities. Adequate lighting shall be provided for all parking areas if said areas are proposed to be used at night. Lighting for parking areas shall conform to the requirement hereinafter stated.
(b)
Architectural, pedestrian and miscellaneous lighting facilities. Other site lighting facilities may be installed, provided that said lighting facilities conform to the requirements hereinafter stated.
(2)
Lighting requirements.
(a)
General requirements.
[1]
All proposed lighting shall be arranged and installed so as not to directly illuminate, reflect or cause glare on any abutting land or adjacent street(s).
[2]
All proposed lighting shall be positioned so as not to interfere with the view of drivers and pedestrians or create otherwise hazardous conditions.
[3]
Lighting fixtures shall be low-brightness type, utilizing a lamp source mounted totally within the fixture housing. The fixture diffuser and/or reflector shall be mounted horizontally with the paving.
[4]
Flood- or spot-type lighting fixtures, if properly shielded, may be used in industrial zones for parking area lighting or in other zones for building or sign illumination.
(b)
Specific requirements. Where lighting is to be provided for parking facilities, the following criteria shall be met:
[1]
The proposed lighting shall provide a maintained minimum of 0.2 footcandle at all points in the parking facilities.
[2]
The average maintained lighting intensity shall be a minimum of one and 1.0 footcandle.
[3]
The maximum height of the top of lighting fixtures located not less than 95 feet from any property line shall be 41 feet above the parking surface. The maximum height of all other fixtures shall be 31 feet above the parking surface.
(3)
Information required to accompany all lighting proposals.
(a)
Details or shop drawings of all proposed lighting fixtures.
(b)
Details or shop drawings of all standards on which lighting fixtures will be installed, indicating the height above grade at which the fixture is proposed to be installed.
(c)
Photometric diagrams indicating the pattern of illumination and intensity.
(d)
A clear statement of the lamp intensity and type.
D.
Landscaping. A landscape plan shall be submitted in accordance with the requirements of § 455-34.
[Amended 8-19-1992 by Ord. No. 1992-14]
E.
Storm drainage facilities.
(1)
General provisions.
(a)
Each site plan submitted to the Cinnaminson Township Board shall be reviewed by the Board Engineer to establish requirements to prevent adverse drainage conditions relating to public streets or adjoining lands and to assure adequate design to minimize future maintenance and avoid future flooding damage.
(b)
Storm drainage facilities required to accommodate additional storm drainage resulting from the site development shall be provided for by the owner without cost to the Township. This may involve reconstruction of existing storm drainage facilities or construction of new facilities on and/or off the Township right-of-way.
(c)
Where property adjacent to a public right-of-way is to be filled or the grade is to be modified, the owner shall be required to make adequate provision at his own expense, for the disposition of right-of-way drainage by installing such pipe of adequate size and material, catch basins, manholes, headwalls and ditches as may be necessary to protect the Township's drainage rights.
(d)
The term "Standard Specifications" as used hereinafter shall refer to the New Jersey Department of Transportation Standard Specifications for Road and Bridge Construction, as amended to date.
(e)
Drainage calculations shall accompany all submissions. The calculations shall be prepared in accordance with the criteria and standards hereinafter mentioned.
(2)
Drainage criteria.
(a)
The Soil Conservation Service method and the rational method are acceptable methods for determining runoff. The method to be applicable for any given development shall be determined by the Board Engineer.
(b)
The information contained hereinafter is intended to give guidance to the designer, and deviations must be approved by the Board Engineer.
(c)
Detention basins.
[1]
If, in the opinion of the Board Engineer, there is a need to minimize stormwater flow from a given site, the owner may be required to install detention facilities.
[2]
Where peak flow reduction is to be accomplished by the provision of a detention basin, the peak rate of outfall permitted would be that prior to development.
[3]
The rates and volumes of inflow for detention basins shall be based on similar assumptions to those that are used in the rational method, and the duration of the storm used to determine such rates and volumes shall be that which will require maximum storage. The design criteria shall be based upon a ten-year-frequency rainstorm.
[4]
Basins shall be designed with a minimum of one foot of freeboard and provisions for overflow. All overflow channels, flumes, pipes, etc., shall be designed to accommodate a one-hundred-year-frequency storm, exclusive of any discharge through the principal spillway.
[5]
Detention basins shall be designed with no consideration to soil percolation.
[6]
The side slopes of detention basins shall be constructed with slopes not to exceed four feet horizontally to one foot vertically unless approved by the Board Engineer. The sides of detention basins shall be topsoiled four inches thick and sodded. The sod shall be pegged in place during installation.
[a]
The bottom of detention basins shall be graded at a slope of not less than 1% toward the principal spillway or discharge structure. The bottom of detention basins shall be topsoiled four inches thick and sodded. The sod shall be pegged in place during installation.
[b]
A parabolic concrete channel shall be provided in the bottom of detention basins connecting all points of inflow with the principal spillway or discharge structure. The channel shall be designed for a ten-year-frequency storm and have a capacity not less than the design flow of the principal spillway. The channel shall be constructed six inches thick using Class B concrete, welded wire reinforcement and watertight joints, if the subgrade is not sufficiently stable, a three-fourths-inch graded stone base six inches thick shall be constructed under the concrete channel.
[7]
Fencing may be required around detention basins if, in the opinion of the Board, a potential safety hazard would be created by permitting unrestricted access to the basin.
[8]
Subsurface vaults or circular pits may be used for detention facilities. If precast structures are not used, structural calculations shall be submitted to support the proposed design. All pits or vaults shall be provided with a means of access at grade for maintenance purposes.
(d)
Retention basins.
[1]
If, in the opinion of the Board Engineer, there is a need to reduce the quantity of runoff from a given site, retention facilities may be required.
[2]
The side slopes of retention basins shall be constructed with slopes not to exceed four feet horizontal to one foot vertical unless approved by the Board Engineer. The sides of retention basins shall be topsoiled four inches thick and sodded. The sod shall be pegged in place during installation. The bottom of retention basins shall be graded at a slope of not less than 1% toward a low point. The bottom of retention basins shall be constructed with two-inch graded stone a minimum of eight inches thick.
[3]
The design volume of retention basins shall be determined by use of the rational method governed by either of the following criteria, whichever produces the greatest stormwater volume:
[4]
Percolation tests shall be taken at a depth which approximates the final elevation of the bottom of the proposed retention basin.
[5]
Retention basins shall drain by soil percolation in a maximum of 24 hours.
[6]
Retention basins shall be designed with a minimum of one foot freeboard and provisions for overflow. All overflow channels, flumes, pipes, etc., shall be designed to accommodate a one-hundred-year-frequency storm.
[7]
If, in the opinion of the Board, the location or depth of the proposed retention basin is such that it may pose a safety hazard, fencing may be required.
[8]
Subsurface retention facilities are permissible and subject to the same design criteria previously mentioned above. Their design shall be subject to the conditions of Subsection E(2)(c)[8] above.
(e)
Open channels.
[1]
Open channels may be used to transport stormwater, provided that they are designed in accordance with the standards hereinafter mentioned.
[2]
Capacities of open channels shall be determined by use of the Manning Equation. Roughness coefficients shall be as follows:
Type of Channel | Roughness Coefficient (n) | |
|---|---|---|
Paved | 0.020 | |
Gravel | 0.035 | |
Vegetative | 0.035 |
[3]
The maximum permissible design velocity for grasslined channels shall be as follows:
Soil Texture | Velocity (feet/second) | |
|---|---|---|
Sand | 2.0 | |
Sandy loam | 2.5 | |
Fine sandy loam | 2.5 | |
Slit loam | 3.0 | |
Loam | 3.5 | |
Loamy fine sand | 2.0 | |
Loamy sand | 2.0 | |
Sandy clay loam | 3.5 | |
Silt (noncolloidal) | 3.5 | |
Clay loam | 4.0 | |
Stiff clay | 5.0 | |
Silt (colloidal) | 5.0 | |
Fine gravel | 5.0 | |
Graded loam to cobbles (noncolloidal) | 5.0 | |
Graded silt to cobbles (noncolloidal) | 5.5 | |
Cobbles and shingles | 5.5 | |
Shale and hardpan | 6.0 | |
Coarse gravel | 6.0 |
[4]
Open channels shall be designed with sides of sufficient slope to ensure stability under maximum flow. A side slope of four feet horizontal to one foot vertical is preferred.
[5]
Grasslined channels shall be topsoiled four inches thick and sodded. The sod shall be pegged in place during installation.
[6]
Open channels shall be designed to carry the peak flow produced by a ten-year frequency rainstorm. In addition, channels shall be designed with a minimum of three inches of freeboard.
[7]
Open channels designed with velocities greater than permitted for grasslined channels shall be lined with either concrete or stone.
(f)
Storm sewer pipes.
[1]
A storm sewer shall be designed to handle all surface water at points of entry as determined by the Board Engineer.
[2]
Storm sewer pipes shall be of reinforced concrete, corrugated steel (bituminous-coated inside and out), ductile iron, corrugated aluminum, corrugated polyethylene or polyvinyl chloride. The minimum pipe size for storm sewer systems shall be 12 inches inside diameter. All pipe shall be selected to withstand H 20 highway loading as per the American Association of State Highway and Transportation Officials design guidelines and shall conform to the following minimum requirements:
[Amended 12-9-1987 by Ord. No. 1987-26]
[a]
Reinforced concrete pipe shall conform to AASHTO Designation No. M170. For depths of cover of one to two feet, Class IV pipe shall be used. For depths of cover in excess of two feet, Class III pipe shall be used.
[b]
Corrugated steel pipe shall conform to AASHTO Designation No. M36 and shall be bituminous-coated inside and out.
[c]
Ductile iron pipe shall conform to ANSI A21.51 with rubber gasket joints conforming to ANSI A21.11.
[d]
Corrugated aluminum pipe shall conform to AASHTO Designation No. M196.
[e]
Corrugated polyethylene pipe shall conform to AASHTO Designation No. M294.
[f]
Polyvinyl chloride pipe shall conform to ASTM D-3034 or ASTM F-679 with rubber gasket joints conforming to ASTM D-3213.
[3]
Capacities of storm sewer pipes shall be determined by use of the Manning Equation. The coefficient of roughness (n) shall be as follows:
[Amended 12-9-1987 by Ord. No. 1987-26]
Type of Pipe | Roughness Coefficient (n) | ||
|---|---|---|---|
Reinforced concrete | 0.013 | ||
Ductile iron | 0.013 | ||
Corrugated steel: | |||
Fully bituminous-coated | 0.024 | ||
Fully bituminous-coated with 25% paved invert | 0.021 | ||
Fully bituminous-coated and 100% paved | 0.012 | ||
Corrugated aluminum | 0.025 | ||
Corrugated polyethylene: | |||
Corrugated | 0.020 | ||
Smooth interior | 0.012 | ||
Polyvinyl chloride | 0.012 | ||
[4]
The minimum velocity in any storm sewer pipe shall be 2.5 feet per second. The maximum velocity shall be 10 feet per second.
[5]
Storm sewer pipes shall be designed to handle the peak flow of a given frequency storm at a given time of concentration for the entire watershed drainage to said pipes. The design criteria shall be based upon a ten-year-frequency rainstorm.
(g)
Manholes, inlets and headwalls.
[1]
All manholes, inlets and headwalls shall be constructed in accordance with the Standard Specifications at locations determined by the Board Engineer. Details for all construction shall accompany the site plan.
(h)
The weighted coefficient of runoff used in the rational method shall be determined using the following coefficient of runoff (C) values:
Type of Surface | C | |
|---|---|---|
Pavement | 0.95 | |
Roofs | 0.95 | |
Gravel or stone | 0.45 | |
Sandy soil vegetation | 0.20 | |
Sandy soil wooded | 0.10 |
F.
Environmental standards.
(1)
Any commercial or industrial use shall be so operated as to comply with the environmental standards set in Chapter 362, Noise. No use already established shall be so altered or modified as to conflict with, the environmental standards hereby established for these districts.
[Amended 12-18-1991 by Ord. No. 1991-30; 6-21-2005 by Ord. No. 2006-19]
(2)
Vibration. No manufacturing, fabricating, research, testing or other processes requiring the use of blasting shall be permitted. Any necessary occasional, emergency or construction blasting shall conform to the limits of the Table of Frequency-Amplitude Relations and all other requirements of the Rules and Regulations Governing Blasting on Construction and Relation Operations, Bureau of Engineering and Safety, State Department of Labor and Industry. No machinery, process or other use will be permitted that causes any mechanical or earth vibration that is detectable beyond the lot line. When operations involve the use of heavy machinery, testing or other facilities likely to produce mechanical vibration, the building shall be constructed and the machinery and equipment shall be installed in such a manner as to eliminate the possibility of mechanical vibration or earth vibration of such extent that is detectable beyond the lot line. For the purpose of measuring compliance, no mechanical vibration or earth vibration shall be permitted that exceeds 10% of the limits of the aforementioned Table of Frequency-Amplitude Relations.
(3)
Smoke and particulate matter. The emission from any operation of smoke or particulate matter in such manner or quantity as to be detrimental to or endanger the public health, safety, comfort or welfare is hereby declared to be a public nuisance and shall henceforth be unlawful. Operations must conform to New Jersey Air Pollution Control Codes.
(4)
Toxic matter. No activity or operation shall cause at any time the discharge of toxic matter across lot lines in such concentrations as to be detrimental to or endanger the public health, safety, comfort or welfare or cause injury or damage to property or business. Operations must conform to New Jersey Air Pollution Control Codes.
(5)
Fire and explosive hazards.
(a)
The storage, utilization or manufacture of solid materials or products ranging from incombustible to moderate burning is permitted.
(b)
The storage, utilization or manufacture of solid materials or products ranging from free or active burning to intense burning is permitted, provided that such materials or products shall be stored, utilized or manufactured within completely enclosed buildings having incombustible exterior walls and protected throughout by an automatic fire-extinguishing system.
(7)
Humidity, glare or heat. Any operation producing excessive humidity in the form of steam or moist air or producing intense glare or heat shall be performed within an enclosure and in such a manner as not to be perceptible at or beyond any lot line. Exposed sources of light shall be shielded so as not to create a nuisance across lot lines.
G.
Paving.
(1)
General provisions. All areas designated for vehicle circulation and/or parking shall be paved with durable materials as approved by the Board.
(2)
Paving design standards.
(a)
All proposed bituminous paving shall consist of two inches of bituminous concrete, Mix No. 5 on six-inch quarry blend (Soil Aggregate Type 5, Class A) as a minimum. All materials and methods of construction shall conform to the requirements of the New Jersey Department of Transportation Standards and Specifications for Road and Bridge Construction.
(b)
Prior to the installation of bituminous concrete over quarry blend, Prime Coat MC 30/70 shall be applied to the compacted quarry blend at the rate of 0.25 gallon per square yard.
(c)
The minimum slope on all paving shall be not less than 0.5%.
H.
Driveways.
(1)
Driveways shall be so located as to avoid undue interference with or restriction of the free movement of normal road traffic, so that areas of traffic congestion will not be created. Also to be avoided are locations that would interfere with the placement and proper functioning of road signs, signals, lighting or other devices that affect traffic operations.
(2)
The number of driveway openings permitted on a public road shall be as follows:
Length of Frontage on Public Road | Number of Driveways Permitted | |
|---|---|---|
100 feet or less | 1 | |
More than 100 feet | 2* |
* NOTE: Where frontage is sufficient, additional driveways may be permitted if approved by the Board.[3] |
[3]
Editor’s Note: Former Subsection I, Definition of term “Cinnaminson Board,” Subsection J, regarding minimum requirements for design standards of site plans, Subsection K, which provided that the Cinnaminson Board could waive any requirements in this section, Subsection L, which provided that the Cinnaminson Board had the power to waive formal site plan review for certain developments, as amended, Subsection M, Impact statements and reports, as amended, and Subsection N, Trees, as amended, all of which immediately followed this Subsection H, were repealed 9-17-2012 by Ord. No. 2012-19. See now Ch. 330, Land Use Procedures.