Cinnaminson Township
City Zoning Code
City Zoning Code
§ 525-49
Design requirements in R-2CL District.
[Added 6-16-1993 by Ord. No. 1993-6]
Miscellaneous design requirements in the R-2CL District are as follows:
A.
All land use shall be set back a minimum of 100 feet from the Delaware River as measured from the mean high-water line.
B.
Buffer area requirements.
(1)
Buffer areas shall be provided between all residential land uses and nonresidential land use or nonresidential zone districts. Buffer areas shall be a minimum of 20 feet wide in the R-2CL Districts and are to be in addition to the required yard setbacks. Buffer areas shall be increased to 25 feet for residential land use adjacent to Broad Street. Buffer areas shall be designed, planted, graded and landscaped to provide an aesthetically pleasing separation of uses. In meeting this standard, the applicant may employ one or more of the following:
(2)
If, in the judgment of the approving authority, any of these alternate provisions will not provide sufficient buffers for the portion of the site proposed, the approving authority may require the development plan to be modified to show the extension of the buffer area, require that the proposed alternatives be landscaped differently or be relocated until, in the approving authority's judgment, they provide the desired buffering effect.
C.
Buffer material and natural foliage. All buffer areas shall be planted and maintained with either grass or ground cover, together with a screen of live shrubs or scattered planting of live trees, shrubs or other plant material. The preservation of all natural wooded tracts shall be an integral part of all development plans and may be calculated as part of the required buffer area, provided that the growth is of a density and the area has sufficient width to serve the purpose of a buffer. Additional plantings may be required by the approving authority to establish an appropriate tone for an effective buffer.
D.
Screening.
(1)
Screening shall be provided with buffer strips or as required elsewhere in this chapter so as to provide a year-round visual or partial acoustical barrier to conceal the view or sounds of various utilitarian operations and uses from the street or adjacent properties.
(2)
Screening shall be so placed that at maturity it will not be closer than two feet to any right-of-way, property line or access easement.
(3)
All plants for screening shall be of a species common to the area, be of balled and burlapped nursery stock and be free of insects and disease. Plants which do not live shall be replaced within two years or two growing seasons. Buffered screen plantings shall be broken at points of vehicular and pedestrian ingress and egress to assure a clear sight triangle at all street and driveway intersections.
(4)
Screening shall consist of the following materials:
(a)
Solid masonry. A solid masonry wall, a maximum of six feet above ground level.
(b)
Solid fencing. A solid fencing of natural durable material, such as cedar, cypress or redwood, a maximum height of six feet above ground level and open to the ground to a height of not more than four inches above ground level.
(c)
Shrubbery.
[1]
Low-type shrubbery screening may be used in and around parking areas, roadways or accessways where sight distances for vehicular and pedestrian traffic are a prime consideration. Shrubbery shall be a minimum of three feet high when planted and be of such density as will obscure, throughout the full course of the year, the glare of automobile headlights emitted from the premises.
[2]
All other shrubbery for screening shall be a minimum of five feet high at the time of planting.
[3]
Dense hedges of shrubbery planted at a maximum of 30 inches on center may be used.
(d)
Trees. Trees for screening shall be evergreens having a minimum height of eight feet above the ground when planted. Trees shall be placed five feet on center in a single row, or five feet on center in two or more staggered rows with a five-foot separation between rows. Evergreens may be supplemented with deciduous trees having a minimum height of eight feet at time of planting, with a minimum caliper of 1 1/2 inches.
E.
The development plan should be broken into visually small groupings such as quadrangles, clusters and courts. Devices to slow speed and reduce the size of each visual grouping, such as garden walls and gates, reduction in setbacks of facing buildings and variable landscape layout, are encouraged.
F.
No more than five freestanding dwelling units should be placed in a row with the same setback from a straight street line.
G.
Each detached dwelling unit and combined multiple dwelling complex of dwelling units shall have a compatible architectural theme with variations in design to provide attractiveness to the development, which shall include consideration of landscaping techniques, building orientation to the site and to other structures, topography, natural features, including the waterfront and individual dwelling unit design, such as varying unit widths, staggering unit setbacks, providing different exterior materials, changing rooflines and roof designs, altering building heights and changing types of windows, shutters, doors, porches, colors and vertical or horizontal orientation of the facades, singularly or in combination of each dwelling unit.
H.
Multifamily dwelling units shall be grouped in clusters. Private parking areas should be located near dwelling units entrances. Any outdoor living areas or patios should adjoin open space or paths leading to open space. Dwelling units should not front on a through street. Screening of such outdoor living areas may be accomplished with plant materials, masonry structures or wood fences. Architectural elements, such as masonry walls and fences, shall be compatible in both style and materials with the dwelling unit of which it is part.
I.
For multifamily dwelling units, there shall be provided at least one outdoor refuse storage area of at least 100 square feet for each 20 dwelling units. The refuse storage area shall be suitably located and arranged for access and ease of collection and shall not be part of, restrict or occupy any parking aisle and shall not be located further than 300 feet from the entrance to any multifamily unit which it is intended to serve and shall be screened.
J.
Where private garages are provided, they must be constructed as part of a dwelling unit. Detached garages are not permitted in the R-2CL Zone. Private garages may be counted as 1/2 of an off-street parking space.