Township of Springfield, NJ
Burlington County
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Table of Contents
Table of Contents
[HISTORY: Adopted by the Township Council of the Township of Springfield 12-14-1994 as Ch. XX of the 1994 Code. Amendments noted where applicable.]
GENERAL REFERENCES
Land use procedures — See Ch. 18.
Fees — See Ch. 91.
Landscaping — See Ch. 119.
Subdivision of land — See Ch. 185.
Zoning — See Ch. 215.
A. 
Except as hereinafter provided, there shall be no building permit or certificate of occupancy issued for any new construction or for any enlargement, alteration or addition to any existing structure for any commercial or industrial use, office building, garden apartment, apartment or structure designed for multifamily use where such use or uses are permitted by Chapter 215, Zoning, unless the developer submits a site plan to and final approval is granted pursuant to a resolution of the Planning Board; provided, however, that a resolution granting final site plan approval by the Zoning Board of Adjustment shall substitute for that of the Planning Board whenever the Zoning Board of Adjustment has jurisdiction over site plans pursuant to N.J.S.A. 40:55D-76, Subsection b, and this code. No certificate of occupancy shall be given unless all construction conforms with the approved site plan.
B. 
Any change of use of an existing site, either within the same use group, as defined by Chapter 215, Zoning, or from one use group to another use group, requires site plan approval by the approving authority. The site must conform to the off-street parking requirement for the proposed new use as set forth elsewhere in this code. Any addition, expansion or alteration to an off-street parking area, access drive or buffer shall require site plan approval. Any construction of a new off-street parking area, loading or storage area or drive, which may or many not include the construction or alteration of a structure requiring issuance of a building permit, shall also require site plan approval.
C. 
Except as hereinafter provided, no excavation, grading, clearing of land or filling of land shall be permitted in the Township, nor shall any building permit or occupancy permit be issued or construction commenced, unless a site development plan is first submitted and approved by the approving authority.
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.
A. 
The Planning Board shall have the power to review and approve or deny conditional uses or subdivisions simultaneously with the review for site plan approval without the developer being required to make further application to the Planning Board or the Planning Board being required to hold further hearings.
B. 
The longest time period for action by the Planning Board, whether for subdivision, conditional use or site plan approval, shall apply.
C. 
Whenever approval of a conditional use is requested by the developer pursuant the Municipal Land Use Act, notice of the hearing on the plat shall include reference to the request for such conditional use.
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.
A. 
Any modification, alteration, amendment or change to an approved site plan shall require the submission of an amended site plan and shall require amended site plan approval by the approving authority.
B. 
Minor changes or alterations necessitated by field construction conditions may be approved by the Township Engineer as field changes. Before any such field change may be reviewed or approved, the developer may request approval for such change, in writing, submitting any supporting data, plans or sketches to the Township Engineer.
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.[1]
[1]:
Editor's Note: Added at time of adoption of Code (see Ch. 1, General Provisions, Art. IV).
M. 
Recycling of designated recyclable materials.[2]
[2]:
Editor's Note: Added at time of adoption of Code (see Ch. 1, General Provisions, Art. IV).
[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.
A. 
Notification. The developer must receive notification from the Board that his/her submission is complete and a public hearing date has been set before the developer may give notification to the property owners pursuant to the provisions of this chapter.
B. 
Application requirements. With an application of a preliminary site plan, there shall be filed within the time provided for herein, and with the required fee, 15 prints of the preliminary site plan and development plans, together with one completed application form for preliminary approval.
[Amended 5-14-2001 by Ord. No. 2001-3]
A. 
Submission. The final site plan and final developments shall be submitted to the approving agency, together with an appropriate application and escrow deposit, pursuant to the provisions of this chapter.
B. 
Requirements for submission. Fifteen prints of the final site plan and final development plans and one copy of the application form for final approval shall be submitted to the administrative officer at least 10 days prior to the date of the next regularly scheduled Board meeting. The final site plan shall have incorporated all changes and modifications to the preliminary site plan as required by the Board.
[Amended 5-4-2001 by Ord. No. 2001-3]
Costs and fees shall be paid in accordance with Chapter 215, Zoning, and Chapter 91, Fees, § 91-10C.
A. 
Documents required. Site plan applications shall include the following:
(1) 
The completed application forms.
(2) 
An application fee and escrow deposit as required by Chapter 215, Zoning, and Chapter 91, Fees.
(3) 
Proof that property taxes are paid to date on the subject site.
(4) 
If the applicant or record owner of the tract is a corporation or partnership, ownership disclosure must be provided.
(5) 
A certified list of property owners within a two-hundred-foot radius of the subject tract.
(6) 
Complete applications for any variances from the requirements of the then-current Township Zoning Ordinance from which the applicant seeks relief.
(7) 
Site plan and development plans containing or including all information and data as required below and in compliance with all requirements hereinafter set forth.
B. 
Plan requirements. All site plans and supporting documents shall comply with the requirements hereinafter set forth and shall contain the following information and data:
(1) 
Key map. A key map showing the entire development and its relation to surrounding areas.
(2) 
Scale. A scale of not less than 50 feet to the inch. All distances shall be in feet and decimals of a foot, and all bearings shall be given to the nearest second. The error of closure of the tract boundary shall not exceed 1:10,000.
(3) 
Identification information. All plans shall show the title of development; a North arrow; written and graphic scale; the name, address and telephone number of the record owner, applicant and professional (engineer, land surveyor, professional planner or architect) preparing the site plan.
(4) 
Approval of record owner. If the record owner of the tract on which the site is located is other than the site plan applicant or if the applicant is a contract purchaser of the tract, certification, signed by the record owner and notarized, must be provided on the site plan attesting approval of the filing of the site plan.
(5) 
Lot identification and identification of adjoining lots and owners. The lot and block of the tract which the subject site occupies and all adjacent properties shall be shown on the site plan. The tax map street number, a map showing the location of all properties within a two-hundred-foot radius of the boundaries of the subject tract shall be provided, and the names of all property owners, as disclosed by a certified list from the Township Tax Assessor's office shall also be provided. The map may be shown on the site plan, if drawn to a scale large enough to be legible and clear, or can be on a separate plan sheet which shall be an integral part of the site plan.
(6) 
Schools and district boundaries. Existing school, zoning and special district boundaries.
(7) 
Property lines, easements, setbacks and buffers. All property lines, existing and proposed street rights-of-way, sight triangles, all zoning district boundaries adjacent to or abutting the subject site, all building or setback lines as per the current requirements of the zoning district in which the subject site lies and all reservations, easements, buffers and areas dedicated to public use.
(8) 
Deed restrictions. A copy of any covenants or deed restrictions that are intended to cover all or any part of the tract.
(9) 
Location and elevation of structures. Location of existing buildings which shall remain and all other structures within 200 feet of the site, such as walls, fences, culverts, bridges, roadways, etc., with spot elevations of such structures.
(10) 
Location of utilities. Location of all storm drainage structures and utility lines, whether publicly or privately owned, with pipe sizes, grades and direction of flow; and if any existing utility lines are underground, the estimated location of the existing underground utility lines shall be shown.
(11) 
Grading plan. A grading plan as described in Chapter 185, Subdivision of Land.
(12) 
Natural features. Location of existing rock outcrops, high points, watercourses, depressions, ponds, marshes, wooded areas, single trees not in wooded areas with a diameter of six inches or more, as measured three feet above the base of the trunk, and the delineation of any wetland areas, as required by the appropriate government agency having jurisdiction.
(13) 
Recreational and public areas. A survey prepared by a licensed surveyor of the State of New Jersey, to accompany the site plan and to show the boundaries of the parcel and the limits of all proposed streets, recreation areas and other property to be dedicated to public use.
(14) 
Streets. All existing and proposed streets adjoining or abutting the site shall be shown, together with profiles indicating center line and gutter grades within 200 feet of the boundaries of the site. The type of paving surface, pavement widths and a typical pavement cross-section shall be shown. The site plan shall also show the location and width of all proposed sidewalks and the proposed location and size of all utilities.
(15) 
Proposed uses. The proposed use or uses of the site and location of proposed buildings.
(16) 
Access. All means of vehicular access and egress to and from the site onto public streets, showing size and location of driveways, curb cuts and sidewalks. All existing drives within 200 feet of the subject site shall be shown.
(17) 
Parking. The location, design and capacity of any off-street parking or loading areas, showing the size and location of bays, aisles and barriers.
(18) 
Water and sewer lines. The location of all proposed water lines, valves and hydrants and of all sewer lines or alternative means of water supply or sewage disposal and treatment.
(19) 
Lighting. A lighting plan showing the proposed parking lot and site lighting.
(20) 
Landscaping. Landscape and screening in conformance with applicable sections of this Code.[1]
[1]:
Editor's Note: See Ch. 119, Landscaping.
(21) 
Drainage. Drainage design as outlined in Chapter 185, Subdivision of Land.
(22) 
Floor plans and elevations. Complete floor plans of the proposed building on the site. Exterior elevation drawings of the proposed building showing exterior treatment.
(23) 
Signs. Location, size, details and nature of construction of all proposed exterior signs, including any illumination details, setbacks, heights, dimensions and anchoring details.
(24) 
Area. The area of the tract on which the site is located must be provided to both the nearest acre and nearest square foot.
(25) 
Signature block. Appropriate signature blocks for the approved signatures of the Board chairperson, secretary and engineer.
(26) 
Phased development. For any site that will be developed in phases, a master plan with the sequential phases delineated thereon, shall be submitted with individual site plan submissions.
(27) 
Other approvals. A list of all outside agency approvals required for the site, and the status of the applications for such approvals must be provided to the Board.
(28) 
Soil plan. A print of the soil erosion and sediment control plan as submitted to the Burlington County Soil Conservation District must be included with the site plan and be an integral part of the site plan submission.
(29) 
Flood zone. If the site lies in a flood hazard area as delineated by the most current Federal Insurance Administration flood hazard boundary maps, the flood hazard zone and boundary must be shown on the site plan.
(30) 
Off-tract improvements. The site plan must include complete design and construction details of any off-tract improvements proposed or required. All plans for off-tract improvements must conform to all applicable standards of the Township.
(31) 
Sheet numbers. Should the site plan contain more than one sheet, all sheets shall be numbered and bear a proper title block and identification.
(32) 
Lot consolidation. Should the tract on which the site lies consist of more than a single tax map lot, a lot consolidation application must be made to the Board consolidating all lots into a single tax map lot. Such lot consolidation applications may be made concurrent with the site plan application. Lot consolidation applications shall be made in accordance with the provisions of the Chapter 185, Subdivision of Land.
(33) 
Additional requirements. Such other information or data as required by the Board or Board engineer in order to determine that the details of the site plan are in accordance with the standards of the Township and all other general law.
C. 
Environmental impact statement. An environmental impact statement shall be provided, as set forth in Chapter 185, Subdivision of Land, § 185-23.
A. 
Determination of completeness of application. Upon submission to the administrative officer of the Board of an application for preliminary site plan approval, such application shall be reviewed by the Board, together with all documents to be submitted with the application, and, if the application for development is found to be incomplete, the developer shall be notified, in writing, within 45 days of the original submission of such application of any deficiencies. In the event that no notification is given within 45 days, the application shall be deemed to be properly submitted.
B. 
Time for approval.
(1) 
Upon submission to the administrative officer of a completed application for preliminary site plan approval which involves 10 acres of land or less and 10 dwelling units or less, the Planning Board shall grant or deny preliminary site plan approval within 45 days of such completed submission or within such further time as may be consented to by the developer.
(2) 
Upon submission of a completed application for preliminary site plan approval which involves more than 10 acres or more than 10 dwelling units, the Planning Board shall grant or deny preliminary site plan approval within 95 days of the date of such completed submission, or within such further time as may be consented to by the developer. In the event that there is no action taken by the Planning Board within the time period set forth herein, the Board shall be deemed to have granted preliminary site plan approval of the site plan.
A. 
Rights of applicant upon approval. Preliminary site plan approval of a site plan shall, except as provided herein, confer upon the applicant the following rights for a three-year period from the date of preliminary approval.
(1) 
The general terms and conditions of the preliminary site plan approval shall not be changed, including, but not limited to, the use requirements; layout design and standards for streets, curbs and sidewalks; lot size; yard dimensions and off-tract improvements; except that nothing herein shall be construed to prevent the Township from modifying, by ordinance, such general terms and conditions of any preliminary site plan approval as relate to the public health, safety and welfare.
(2) 
The applicant may submit for final approval, on or before the expiration date of preliminary approval, the whole or a section or sections of the preliminary site plan, as the case may be.
(3) 
The applicant may apply for, and the Planning Board, in its discretion, may grant extensions of preliminary site plan approvals for additional periods of at least one year but not to exceed a total extension of two years, provided that if the design standards have been revised by ordinance, such revised standards shall govern.
(4) 
In the event there is preliminary site plan approval for an area of 50 acres or more, the Planning Board may grant the rights referred to above herein for such period of time, longer than three years, as shall be determined by the Board to be reasonable, taking into consideration.
(a) 
The number of dwelling units and the nonresidential floor area permissible under preliminary approval.
(b) 
Economic conditions.
(c) 
The comprehensiveness of the development.
(5) 
Whenever the Planning Board grants an extension of preliminary approval pursuant to Subsection A(3) or (4) of this section and preliminary approval has expired before the date on which the extension is granted, the extension shall begin on what would otherwise be the expiration date. The developer may apply for the extension either before or after what would otherwise be the expiration date.[1]
[1]:
Editor's Note: Added at time of adoption of Code (see Ch. 1, General Provisions, Art. IV).
(6) 
The Planning Board shall grant an extension of preliminary approval for a period determined by the Board but not exceeding one year from what would otherwise be the expiration date, if the developer proves to the reasonable satisfaction of the Board that the developer was barred or prevented, directly or indirectly, from proceeding with the development because of delays in obtaining legally required approvals from other governmental entities and that the developer applied promptly for and diligently pursued the required approvals. A developer shall apply for the extension before what would otherwise be the expiration date of preliminary approval or the 91st day after the developer receives the last legally required approval from other governmental entities, whichever occurs later. An extension granted pursuant to this subsection shall not preclude the Planning Board from granting an extension pursuant to Subsection A(3) or (4) of this section.[2]
[2]:
Editor's Note: Added at time of adoption of Code (see Ch. 1, General Provisions, Art. IV).
B. 
Extensions. The applicant may apply for thereafter, and the Board may thereafter grant, an extension to preliminary approval for such additional period of time as shall be determined by the Board to be reasonable, taking into consideration the number of dwelling units and the nonresidential floor area permissible under preliminary approval, the potential number of dwelling units and the nonresidential floor area of the section or sections awaiting final approval, economic conditions and the comprehensiveness of the development, provided that if the design standards have been revised, such revised standards shall govern.
A. 
Conformance with standards and conditions. The Planning Board shall grant final approval of a site plan application if the detailed drawings and specifications conform to the standards established herein for final approval and the conditions for preliminary approval have been complied with.
B. 
Time for decision. Final approval shall be granted or denied within 45 days after submission of a completed application to the administrative officer, or within such further time as may be consented to by the applicant. Failure of the Board to act within the period prescribed shall constitute final approval, and a certificate of the administrative officer as to the failure of the Planning Board to act shall be issued upon request of the applicant.
C. 
County approval. Whenever review or approval of an application for a final approval is required by the County Planning Board pursuant to N.J.S.A. 40:27-6.6, the Board shall condition any final approval upon timely receipt of a favorable report upon the application by the County Planning Board or approval by the County Planning Board by its failure to report thereon within its required time period.
D. 
Proof of other required approvals and payment of taxes. All final site plan approvals granted by the approving authority are subject to the developer's providing the Board with evidence of receipt of all approvals by agencies having jurisdiction over the subject site. No final site plan shall be signed by the Board in certification of site plan approval unless all such evidence of approvals has been provided, performance guarantees have been posted, site improvement construction inspection fees and outstanding site plan review fees have been paid. Proof that all taxes have been paid shall also be supplied.
E. 
Copies of approved plan. Upon signing of the final site plan by the Board chairperson, secretary and engineer, the applicant shall provide the Board secretary with one duplicate Mylar and six paper prints of the approved site plan bearing the above signatures.
A. 
Procedure upon completion of improvements.
(1) 
When all of the required improvements have been completed, the developer shall notify the Township Council, in writing, by certified mail addressed in care of the Township Clerk, of the completion of the improvements and shall send a copy thereof to the Township Engineer. Thereupon, the Township engineer shall inspect all of the improvements and shall file a detailed report, in writing, with the Council, indicating either approval or rejection of the improvements, with a statement of the reasons for any rejection. If partial approval is indicated, the cost of the improvements rejected shall be set forth.
(2) 
The Township Council shall either approve, partially approve or reject the improvements on the basis of the report of the Township Engineer and shall notify the developer, in writing, by certified mail, of the contents of such report and the action of the approving authority with relation thereto not later than 65 days after receipt of the notice from the obligor of the completion of the improvements. Where partial approval is granted, the obligor shall be released from all liability pursuant to his/her performance guaranty, except for that portion adequately sufficient to secure completion of the improvements not yet approved. The failure of the Council to send or provide such notification to the obligor within 65 days shall be deemed to constitute approval of the improvements, and the obligor and surety, if any, shall be released from all liability pursuant to said performance guaranty.
B. 
Rejection of improvements. If any portion of the required improvements is rejected, the Board may require the developer to complete such improvements and, upon completion, the same procedure or notification as set forth above shall be followed.
C. 
Appeals. Nothing herein shall be construed to limit the right of the developer to contest by legal proceedings any determination by the Township Council or by the Township Engineer.
D. 
Inspection fees; escrow. The developer, as a condition of final site plan approval, shall be required to post, in cash or certified check, site improvement construction inspection fees in accordance with Chapter 215, Zoning, and Chapter 91, Fees, as estimated by the Board engineer. The developer shall also be required to reimburse the Township for any additional inspection fees in excess of the posted fee, should additional site improvement construction inspection be required.
E. 
Performance guarantee. The developer, as a condition of final site plan approval, shall be required to post a performance guarantee in the amount of 120% of the cost of improvements as estimated by the Board engineer.
F. 
Development in phases. In the event that final approval is by stages or sections of development pursuant to sections set forth in N.J.S.A. 40:55D-38, as amended, the provisions of this section shall be applied by stage or section.
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.
A. 
Classification. Minor site plan means a development plan of one or more lots which proposes new development, as defined in Chapter 215, Zoning, does not involve the plan development, any new street or extension of any off-tract improvement which is to be prorated pursuant to N.J.S.A. 40:55D-30; and contains the information reasonably required in order to make an informed determination as to whether the requirements established by ordinance for approval of a minor site plan have been met.
B. 
Final approval. Minor site plan approval shall be deemed to be final approval of the site plan by the Board, provided that the Board may condition such approval on terms insuring the provisions of improvements pursuant to N.J.S.A. 40:55D-38, 40:55D-39, 40:55D-41 and 40:55D-53.
C. 
Time for decision. Minor site plan approval shall be granted or denied within 45 days of the date of submission of a complete application to the administrative office or within such further time as may be consented to by the applicant. Failure of the Board to act within the period prescribed shall constitute minor site plan approval.
D. 
County approval. Whenever review or approval of the application by the County Planning Board is required pursuant to N.J.S.A. 40:27-6.6, the Planning Board shall condition any approval that it grants upon timely receipt of a favorable report on the application by the County Planning Board or approval by the County Planning Board by its failure to report thereon within the time period required.
E. 
Rights on approval. The zoning requirements and general terms and conditions, whether conditional or otherwise, upon which minor site plan approval is granted shall not be changed for a period of two years from the date of minor site plan 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.[1] 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.
[1]:
Editor's Note: Figure 1 is on file in the Township office.
(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. 
Parking and loading areas. Every parcel of land hereafter used as a public or private parking area for three or more vehicles or as a loading or unloading area shall be screened on the side or sides which adjoin residential uses of land, in accordance with the standards and regulations set forth in Chapter 119, Landscaping, and Chapter 215, Zoning, regarding buffer zones and screening strips.
B. 
Garbage collection area. Refuse storage and pickup areas shall be properly screened to prevent the unsightly display and the scattering of debris. The following minimum requirements shall apply:
(1) 
The area shall be surrounded on at least three sides by a uniform fence not less than five feet nor more than eight feet in height. The fence shall be located and be of such type as to promote safety and ensure against creation of an unsightly condition. The fence must at all times be maintained so as to be kept in a sound, upright, fully repaired and painted condition or, if not painted, shall be made of such material as does not corrode, rust or change appearance if left unpainted. The opening in the fence shall be so located as to prevent the visual display of refuse from any adjacent parking area or street.
(2) 
The above-described fence shall be exempt from the provisions of any Township ordinance regulating the height of fences and requiring permits therefor.
(3) 
No refuse area shall be located in any area considered to be a front yard in any area of a site which fronts on any street.
C. 
Buffer. A landscaped buffer shall be provided in accordance with the requirements of Chapter 119, Landscaping, and Chapter 215, Zoning. The minimum width of the buffer shall be 50 feet for a building or group of buildings over 40,000 square feet in area.
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.
A. 
Grading plan required. A grading plan shall be required for development applications in accordance with Chapter 185, Subdivision of Land.
B. 
Topsoil, seeding. Topsoil and seeding shall be done in accordance with the requirements in Chapter 185, Subdivision of Land, as well as the Burlington County Soil Conservation District requirements.