No certificate of occupancy shall be issued
nor shall occupancy take place until and unless all construction and
required improvements shall be completed in conformity with the approved
site plan.
Site plan approval shall not limit the requirements
for submission of an application to the appropriate Board for subdivision,
conditional use approvals and/or any and all variances that may be
required either by ordinance or pursuant to state statute.
Any change of an existing use to a use described
above shall also require final site plan approval regardless of whether
such change of use requires any new construction.
The provisions herein shall not apply to detached
one- or two-family dwelling unit buildings.
Each application for site plan approval, when
required pursuant to N.J.S.A. 40:27-6.6, shall be submitted by the
applicant to the Burlington County Planning Board for review or approval,
and the Planning Board shall condition any approval that it grants
upon timely receipt of a favorable report on the application by the
Burlington County Planning Board or approval by the Burlington County
Planning Board by its failure to report thereon within the required
time period.
The Planning Board, when acting upon applications
for preliminary site plan approval, shall have the power to grant
such exceptions from the requirements for site plan approval as may
be reasonable and within the general purpose and intent of the provisions
herein and within the provisions of N.J.S.A. 40:55D-1 et seq., if
the literal enforcement of one or more provisions of this chapter
is impracticable or will exact undue hardship because of peculiar
conditions pertaining to the land in question.
Any site plan application proposing additional
development to an existing site which does not require more than three
additional parking spaces, does not add more than 700 square feet
of gross floor area, and does not constitute an expansion of lot coverage
by more than 25% shall be considered to be a minor site plan.
The Planning Board shall grant final approval
of a site plan application if the detailed drawings, specifications
and estimates based upon the application for final approval conform
with the standards established herein:
A. The details of the site plan are in accordance with the standards of Chapter
215, Zoning, and any and all other ordinances of the Township which may be in existence at the time of the application, and in harmony with any officially adopted comprehensive Master Plan of the Township of Springfield which may hereafter be adopted by the Township.
B. There is a provision, if required, for off-tract water, sewer, drainage and street improvements which are necessitated by land development, with any contributions for the cost of the same to be computed in accordance with N.J.S.A. 40:55D-42 and Chapter
185, Subdivision of Land.
C. Provisions which encourage and promote flexibility
and economy in layout and design.
D. In the event there is a development which proposes
construction over a period of years, provisions ensuring the protection
of the interest of the public and the residents, occupants and owners
of the proposed development in the total completion of the development.
E. Preservation of existing natural resources on the
site.
F. Safe and efficient vehicular and pedestrian circulation,
parking and loading in conformance with standards set forth.
G. Landscaping and reasonable screening of structures
from view of adjacent properties and streets, where necessary, at
all seasons of the year, for the purposes of protecting the health,
safety, general welfare, comfort and convenience of the public.
H. Exterior lighting needed for safety reasons, in addition
to any requirements for street lighting.
I. The site must conform to all applicable requirements
of the New Jersey Barrier-Free Access Standards.
J. The site must conform to all applicable requirements of the Flood Hazard Area Land Use Regulations, N.J.S.A. 58:16A-1 et seq., and Chapter
215, Zoning, Article
XII, Floodplain District.
K. The site must conform to the requirements of all outside
agencies having jurisdiction over the subject site. Evidence of the
receipt of all required outside agency approvals must be furnished,
as a condition of final site plan approval.
L. Conservation of energy and use of renewable energy
sources.
M. Recycling of designated recyclable materials.
[Amended 5-14-2001 by Ord. No. 2001-3]
By the 15th of the month prior to the regular meeting of the approving agency, the developer shall file with the administrative officer at least 15 prints of the preliminary or final site plan of the proposed development for purposes of classification and preliminary discussion, together with the completed application on forms provided by the Board and the proper fees as provided for in this chapter and Chapter
91, Fees, §
91-10C.
Submission of a sketch plan shall constitute
a request for informal review of a concept plan, as provided by N.J.S.A.
40:55D-10.1.
Costs and fees shall be paid in accordance with Chapter
215, Zoning, and Chapter
91, Fees, §
91-10C.
In the event it is determined that the application for final site plan approval by the developer requires off-tract improvements, the contributions thereon shall be determined pursuant to the provisions of N.J.S.A. 40:55D-42 and Chapter
185, Subdivision of Land.
The zoning requirements applicable to the preliminary
site plan approval first granted by the Board and all other rights
conferred upon the developer pursuant to N.J.S.A. 40.55D-49, whether
conditionally granted or otherwise, shall not be changed for a period
of two years after the date of final approval.
In connection with every industrial, commercial,
institutional, professional, recreational or any other use, there
shall be provided off-street parking spaces and parking lot standards
in accordance with the following requirements:
A. Parking lot standards.
(1) Size and access.
(a)
Each dead storage bay of an off-street parking
space may be perpendicular to the aisle, parallel to the aisle or
at any angle between 60° and 90°. No angle parking layout
shall be permitted with an angle of less than 60°. The following
are minimum stall and aisle dimensions:
[1]
Perpendicular standard parking and angle parking
stalls of 60° to 90°: stall width, nine feet; aisle width,
25 feet.
[2]
Parallel parking: stall width, 23 feet; stall
depth, 10 feet; aisle width, 12 feet for a single lane and 20 feet
for a double lane.
(b)
When the parking area is designed for angle
parking, the stalls on both sides shall be so inclined as to permit
a driver approaching from either end of the aisle to have access to
the stalls on one side.
(c)
In parking lots having a capacity of more than
100 cars, a main access drive shall be provided from points of ingress
and egress.
(d)
No parking shall be permitted on the main access
drive, nor shall it serve as an access aisle to adjacent parking spaces.
(e)
All parking areas and driveways shall be clearly
marked and shall include barrier lines, lane lines, directional arrows,
stop lines and fire lanes.
(f)
Entrance and exit drives shall have a minimum
width of 15 feet for those designed for one-way traffic and 30 feet
for those carrying two-way traffic.
(g)
All access drives shall provide a minimum turning
radius of 30 feet.
(h)
All off-street parking areas shall conform to
the requirements of the New Jersey State Barrier-Free Access Code
and shall contain the number of handicapped parking stalls required
by the above noted code. Handicapped parking stalls shall have a minimum
stall width of 12 feet and a minimum stall depth of 20 feet. All handicapped
parking stalls shall be located such that handicapped persons are
not required to travel behind parking vehicles for access to buildings.
All handicapped parking stalls shall be appropriately marked.
(i)
Precast concrete wheel stops shall be provided
in all parking stalls which abut a sidewalk or other walkway. The
wheel stops shall be placed three feet from the end of the stall The
wheel stops shall be of precast concrete and shall conform to the
standard configuration as set forth in figure 1 at the end of this
chapter. Each wheel stop shall be anchored by means of a solid
steel pin having a minimum diameter of one inch and a length of 36
inches, driven through each end of the stop and securing it firmly
into the ground.
(2) Safety islands. Where parking is permitted between
the building line and a street line, and where the required minimum
parking spaces for a particular use, as set forth hereinafter, are
at or greater than three, a safety island shall be provided to separate
the public street from the parking area in accordance with the following
minimum requirements:
(a)
The width of the safety island shall be that
width between the proposed street curbline and a point five feet inside
the property line. When this width is less than 13 feet, the parking
area shall be reduced to provide a minimum width for the safety island
of 13 feet. All required tree and shrub plantings shall be planted
on the on-site portion of the safety island.
(b)
Safety islands shall be raised a minimum of
six inches above the adjacent parking area.
(c)
Safety islands shall be topsoiled and seeded,
or otherwise landscaped, except as an alternative, when approved by
the Board, they may be constructed of maintenance-free materials which
provide a clear and unmistakable distinction between the parking area
and the safety island.
(d)
Notwithstanding the use of maintenance-free
materials, there shall be provided at least one shade tree every 40
feet, or part thereof, on all safety islands. A greater distance will
be allowed for plantings if necessary for traffic safety. The area
between trees shall be planted with a minimum of three evergreen-type
shrubs not exceeding 36 inches in height.
(e)
No commercial signs, light standards, or other
aboveground obstructions, other than plantings, shall be permitted
in the safety islands.
(3) Parking areas. Parking areas having more than three
spaces shall be designed to fulfill the following minimum requirements:
(a)
A safety island or raised median shall be provided
as herein described.
(b)
A five-foot, unbroken, landscaped dividing strip
shall be provided along all side property lines from the street line
to the rear lot line, unless otherwise specified herein or unless
the Board, for good cause, shall waive such requirements.
(c)
Not more than one two-way access driveway or
two one-way access driveways shall be provided on any one street,
unless otherwise approved by the Board.
(d)
All entrance and exit driveways shall be curbed
on both sides from the street curb to a point at the beginning of
access driveways or parking stalls.
(e)
All directional, one-way, driveways shall be
marked by appropriate signs facing all peripheral service roads and
parking areas serving the property.
(4) Large parking areas. Parking lots which have a capacity
for parking more than 50 vehicles shall incorporate the following
minimum design standards:
(a)
All entrance and exit driveways shall be curbed
on both sides a minimum distance of 100 feet back from the street
curb or to a major collector aisle.
(b)
No parking stalls which shall require the use
of the entrance and exit driveways as access aisles shall be permitted.
(c)
All access driveways located along one-way streets
or divided highways shall be separate one-way driveways. Such driveways
shall be located so that vehicles enter the parking area at the beginning
of the property and exit at the far end of the property, unless other
considerations, such as a median opening, dictate otherwise.
(d)
No driveway shall be located less than 10 feet
from the side property line or within 30 feet of an existing drive,
whichever is greater.
(5) Access between abutting properties. Unrestricted vehicular
access shall not be permitted between adjacent properties, except
as provided herein. Vehicular access, deemed necessary by the Board,
shall be limited to one opening providing two lanes of traffic. Access
shall be denied across the remainder of the side lines by the construction
of a landscaped dividing strip at least five feet in width on the
property being developed. If and when the adjacent property is developed,
there shall be a similar dividing strip on that property at least
five feet wide. All dividing strips shall be landscaped as provided
herein and curbed where it abuts a parking area or drive. When the
property being developed is adjacent to undeveloped land, a general
access easement shall be provided by the developer to allow for the
future connection of the parking lot with any subsequent adjacent
parking lots when deemed necessary by the Board to minimize the impact
on frontage roads for traffic between developments. When a parking
lot connection is feasible and deemed necessary by the Board between
the proposed parking lot and an adjacent existing parking lot, the
developer shall install the parking lot connection at his/her own
expense.
B. Off-street loading and unloading requirements.
(1) No on the street loading or unloading shall be permitted
in any zone.
(2) In all nonresidential uses, sufficient off-street
loading and unloading spaces shall be provided to adequately accommodate
such loading and unloading of vehicles as shall be necessary for the
services to and from the nonresidential use situated on the lands.
(3) Minimum required off-street loading and unloading spaces shall be provided as set forth in Chapter
215, Zoning.
(4) Each loading and unloading space shall not be less
than 12 feet in width and 35 feet in length and shall have a minimum
vertical clearance of 14 feet.
(5) Off-street loading and unloading spaces for separate
uses may be provided jointly if the total number of spaces so provided
is not less than the sum of the separate requirements for each use,
provided that all regulations governing the location of accessory
spaces in relation to the use served are adhered to and that no accessory
space, or portion thereof, shall serve as a required space for more
than one use.
C. Design standards.
(1) Pavement.
(a)
Surface course. Hot mixed bituminous concrete,
Type FABC-1, modified mix No. 5, of a two-inch compacted thickness.
(b)
Base course. A gravel base course having a compacted
thickness of not less than six inches and conforming to the New Jersey
Department of Transportation for gravel base course and soil aggregate,
Type 2, Class A or Class B. In lieu of the soil aggregate base course,
a base course of quarry blend stone, conforming to New Jersey Department
of Transportation specifications for quarry blend aggregate Type 5A,
may be substituted and shall have a minimum compacted thickness of
six inches and shall be placed on a filter fabric such as Tar, Mirafi
or approved equal. Unless specifically waived by the Township Engineer,
at the time of inspection a prime coat of asphaltic cutback oil Type
MC 70 or 250 shall be applied to all base courses, at a rate of zero
and 0.10 to zero and 0.25 gallon per square yard. The application
shall be made not less than 12 hours in advance of paving. All surfacing,
base, subbase, subgrade and paving construction methods and materials
shall conform to the Standard Specifications for Road and Bridge Construction
of the New Jersey Department of Transportation, latest edition, as
amended, or as modified herein or as otherwise directed by the Township
Engineer.
(c)
Subgrade or subbase. All drives, parking areas
and other paved site areas subject to vehicular travel shall be constructed
on suitable subgrade or subbase and approved by the Township Engineer
before installation of the base course. Where subbase or subgrade
conditions are wet, spongy or of such a nature that surfacing would
be inadvisable without first improving the subbase or subgrade to
eliminate such conditions, the treatment of subbases or subgrades
shall be made in the following manner: The area of unsuitable subgrade
or subbase shall be excavated to a depth that shall be a minimum of
12 inches below the proposed top of subgrade or subbase elevation
and backfilled with suitable subgrade material conforming to the specifications
of the New Jersey Department of Transportation and shall be placed
in succeeding lifts not to exceed six inches in depth. Each lift shall
be thoroughly compacted using compaction methods and equipment as
approved by the Township Engineer.
(2) Curbing. All curbing shall be constructed of cast-in-place
portland cement concrete, Class B, air-entrained, 3,500 pounds per
square inch twenty-eight-day compressive strength. All curbing shall
conform to the standard detail of the New Jersey Department of Transportation
for 6 x 8 x 18 inch vertical curb. The curb reveal above the finished
pavement elevation shall be six inches.
(3) Driveway aprons. In all locations, a driveway apron
constructed of portland cement concrete, not less than six inches
thick, reinforced by 6 x 6 inch x 10 gauge steel wire mesh shall be
installed. The apron shall extend from the curbline at the street
to the inside edge, lot side, of the sidewalk, approximately seven
feet.
(4) Lighting.
(a)
All parking and loading areas must be adequately
illuminated in accordance with standards of the Township. All lighting
must be designed and installed so that glare is reflected away from
all streets and adjoining properties. All exterior lighting must conform
to the requirements set forth in the BOCA Code regulations for energy
use and all other applicable requirements of the Township.
(b)
A lighting plan shall be submitted showing the
isolux pattern for the maintained horizontal 0.5 footcandle intensity
at the ground surface, superimposed on the plan at each light location.
The plans shall include the light locations, type of fixture, the
fixture mounting height, pole construction and support details. For
each fixture type, an isolux diagram and table of footcandle values
at various mounting heights shall be provided.
D. Fire zones. Fire zones shall be provided in parking
and loading areas as required by the Board. When deemed necessary,
the site plan shall be submitted to the local fire authority for review.
E. Employee parking. No on-street parking for employees
shall be permitted in any industrial, commercial or office-commercial
zone.
F. Off-street parking. Minimum off-street parking spaces required for various uses shall be as set forth in Chapter
215, Zoning.
A landscape plan shall be required for applications for development in conformance with Chapter
119, Landscaping.
All off-street parking or loading and unloading areas shall be graded and drained so as to dispose of all surface water without detriment to adjoining properties. All on-tract storm drainage systems must conform to the standards of the Township as outlined in Chapter
185, Subdivision of Land.
[Added 11-8-2017 by Ord. No. 2017-08]
A. Site plan review and approval shall be required for seasonal farm labor housing units but not for farm labor housing units. Seasonal farm labor housing units that meet the definition of “major development” as that term is defined in Chapter
179, Stormwater Control, of the Township Code require preliminary and final site plan approval as provided by §
164-1 et seq. of the Township Code. Seasonal farm labor housing units that do not meet the definition of “major development” as the term is defined in Chapter
179, Stormwater Control, shall require minor site plan approval as provided herein.
B. Standards
and conditions for minor site plan approval of seasonal farm labor
housing units. The reviewing board shall grant minor site plan approval
if the plan conforms to the following standards:
(1) The
proposal meets all use, bulk and performance standards applicable
to seasonal farm labor housing units.
(2) The
proposed development does not negatively impact existing drainage
facilities, wetlands, wetland buffers or other environmentally sensitive
areas.
(3) To
the maximum extent practicable the plan preserves existing natural
resources.
(4) The
plan provides for safe and efficient pedestrian and vehicular circulation.
(5) The
plan satisfies all applicable requirements of the Barrier Free Access
Code and provides one parking space per every five beds for the unit’s
maximum number of beds.
(6) Drive
aisles and parking areas must be paved or stoned. Parking spaces must
be demarcated with bumper blocks. Paving or depth of stone, drive
aisle widths, and parking space dimensions shall conform to the applicable
Township design standards.
(7) A grading plan that complies with the standards set forth in §
185-22.
(8) The
plan complies with the requirements of all outside agencies having
jurisdiction of the proposed development.
(9) A
lighting plan that provides safety and security for vehicles and pedestrians
without causing off-site glare or light pollution.
C. Plan requirements:
minor site plans for seasonal farm labour housing units.
(1) The
site plan shall be a true and accurate map drawn to a scale of not
less than one inch equals 50 feet, minimum sheet size 24 inches by
36 inches, showing the proposed seasonal farm labor housing unit and
the surrounding area 200 feet in all directions.
(2) A
key map, at a scale of not less than one inch equals 2,000 feet, showing
where, within the Township, the seasonal farm labor housing unit will
be located and its relation to major streets, water bodies and political
boundaries within the area.
(3) Certification
and signature lines for the Chairman, Secretary and Engineer of the
appropriate reviewing board and any other reviewing agency that has
jurisdiction of the proposed development.
(5) Applicable
zoning, covenants running with the land, existing deed restrictions
and the proposed use of the property shall be clearly shown or exhibited
in separate documentation. If additional right-of-way is to be dedicated
to the Township, a note stating "Additional right-of-way dedicated
to Springfield Township for road widening purposes" shall appear on
the plan, or to the county, if a road is under its jurisdiction.
(6) Setback
dimensions shall be shown on the plan.
(7) Existing
and proposed contours with intervals of one foot where slopes are
less than 15% and five feet when they are 15% or more and spot elevations
where needed to show the situation properly (indicate datum).
(8) All
buildings, structures, wooded areas, easements, rights-of-way, signs,
lights and paving.
(9) Tax
Map sheet, block and lot number for the farm where the seasonal farm
labor housing unit will be located, and names of owners and block
and lot numbers of lands within 200 feet of the farm.
(10) Names and addresses of the record owner and the person who prepared
the plan.
(11) The site plan shall show proposed buildings or structures, including
dimensions, distances from property lines, corner elevations, first
floor elevation, floor areas, front, rear, and side elevations and
preliminary architectural plans.
(12) The location and arrangement of vehicular accessways including the
accessway that the facility will use to access the public streets.
The location, size and capacity of all parking and loading areas shall
also be included.
(13) Walkways and all other areas devoted to pedestrian use shall be clearly
delineated.
(14) A complete landscape plan, including size and type of all plants,
shall be included.
(15) Location of all utilities shall be shown, including water supply,
septic systems, gas and electric services, lighting, illumination
and refuse storage area.
(16) All stormwater management facilities must be shown. The applicant shall provide soil borings in accordance with Appendix E of the New Jersey Best Management Practices to substantiate the stormwater management design. The design of stormwater management facilities shall be in accordance with Chapter
179, Stormwater Control.
(a) Soil testing shall be conducted in accord with N.J.A.C. 7:9A to demonstrate
that adequate onsite sewage disposal system can be designed and constructed
on the project site.
(18) Pavement or other hard surface (stone) construction detail.
(19) Locations and details of all signs.
(20) Designs and details of any structures such as retaining walls, headwalls
and detention basins. The locations, dimensions, capacity and depth
of underground storage tanks along with a detail showing the proposed
method of anchoring.
(21) Provisions for soil erosion and sediment control.
(22) Where work is to be done in the municipal right-of-way, a detailed
plan at a scale of not less than one inch equals 30 feet, showing
the layout of any intersection, including driveways to a municipal
road. This plan shall show the following:
(a) Existing elevations of the center line of the municipal road every
25 feet to extend 100 feet beyond the property line or intersection
pavement transition.
(b) Proposed elevations of the curb, gutter and top of curb every 25
feet along the municipal road.
(c) Half cross sections every 50 feet and at critical points along the
municipal road, and spot elevations of the center line, edge of pavement
and proposed curbline along the municipal road.
(d) Pavement markings, signs and traffic control islands and devices.
D. Documentation
requirements.
(1) Names
and addresses of record owners of tracts within 200 feet of the farm.
(2) Copies
of any protective covenants, easements or deed restrictions applying
to the land.
(3) Certification
from the applicant stating that no record exists of a previous site
plan approval which would affect the proposed application.
(4) Certification
that the applicant is the owner of the property or the agent of the
owner. If the applicant is not the owner of the property, the consent
of the owner is required.
(5) Detailed
cost estimates for the proposed construction of site improvement for
bond calculation purposes.
(6) Written
approval of local, county, state or federal organizations, as required.
(7) Certification
from the Tax Collector that all taxes are paid to date.
(8) Annual
registration of farm labor housing units to be filed with the Municipal
Clerk subject to approval of the site plan.