[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.]
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.
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.
[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]
A.
Documents required. Site plan applications shall include
the following:
(1)
The completed application forms.
(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.
(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.
(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.
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.
(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]
(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]
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. For all such performance and maintenance guarantees, the developer shall adhere to the requirements established at § 185-8 of the Township Code.
[Amended 8-8-2018 by Ord. No. 2018-04]
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:
(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.
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.
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.
(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.
(4)
Reference
meridian.
(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.
(17)
Parking schedule.
(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.
(e)
Proposed structures.
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.
