Springfield Burlington County
City Zoning Code
City Zoning Code
ARTICLE XIV
Open Space Regulations
§ 215-73 Objectives.
In order to protect and preserve the open space of the Township, and to further the public health, safety, morals and general welfare, the following statement of objectives is set forth:
A.
To encourage innovations in residential development so that the growing demands of the population may be met by greater variety in type, design and layout of buildings and by the conservation and more efficient use of open space ancillary to such buildings.
B.
To encourage a more efficient use of land and of public services, or private services in lieu thereof.
C.
To provide for a contiguous and integral open space system.
D.
To conserve the value of the land.
E.
To encourage more flexible land development that will preserve and enhance natural resources, such as streams, lakes, floodplains, groundwater, wooded areas, steeply sloped areas and areas of unusual importance to the natural ecosystem.
F.
To provide that open space within developments shall be planned and designed to achieve the Township goal of insuring that adequate recreational areas are set aside in suitable locations to provide for the recreational needs of the residents and owners of the development, and that those portions of the Township which, because of their natural features, constitute important visual amenities and environmental resources are preserved. Common open space configuration within a development may be evaluated in terms of inventories of the natural features, and a plan indicating the general location of common open space areas for natural preserves and for active recreational purposes shall be provided.
G.
To provide for various densities, lot sizes and street patterns that are suitable to the land and aesthetic factors that will enhance each development.
§ 215-74 Required open space in nonresidential developments.
In all nonresidential developments, not less than 10% of each tract shall be devoted to open space. These areas are defined to include any areas not covered by buildings, structures or by paved streets or parking areas. Such green areas shall be landscaped and may be used for active as well as passive recreational uses.
§ 215-75 Required open space in residential developments.
A.
In all residential developments which will result in 10 or more dwelling units, not less than 10% of the total area shall be set aside for open space and active recreation uses.
B.
This 10% shall not include easement or right-of-way areas. The location, form and design of such areas shall be approved by the Planning Board. The area specifically designated for recreational purposes shall be fully usable for that purpose and shall have all improvements as required by this chapter. In the case of large subdivisions, consideration should be given to decentralizing several smaller recreational areas throughout the development. The method of preserving such areas for recreational open space shall be approved by the Planning Board.
C.
In special circumstances where, due to the size, location and design requirements of the project, in the opinion of the Planning Board, it is not feasible to set aside such area or areas for open space, the applicant shall make a payment in lieu of the provision of such open space land to the Township. Such payments shall be placed in a special recreational open space land fund to be utilized solely for the purchase of public recreational open space. The amount of the payment shall be equal to that which would otherwise be provided within the project in compliance with the regulations of this chapter, based on the size and character of the land and improvement.
§ 215-76 Open space standards.
A.
The designated open space areas which may be used for recreational purposes shall not contain grades that prevent the construction of recreational facilities.
B.
In the selection of the location of such open spaces, consideration shall be given to the preservation of natural features.
C.
The open space should be approximately located so that it is easily accessible to the maximum number of residents of the development.
D.
There should be a close visual and physical relationship between the open space and as many dwelling units as is reasonably possible.
E.
The configuration of the open space area should be so arranged that the connections can be made to existing or future adjacent open spaces.
F.
Open space areas should be located to preserve unique characteristics of the site, such as woodlands, streams and topography.
G.
Portions of the open space should be developed to afford both passive and active recreational opportunities. Passive recreational activities may include, but are not limited to, pedestrian paths, sitting areas and naturally preserved areas. Active recreational activities may include, but are not limited to, swimming pools, tennis courts, bicycle paths, tot lots, softball fields and hard surface court games.
H.
The usage of the open space should be appropriate for the residents of the development it serves.
I.
Open space lots are not required to meet the bulk requirements of the zone in which the property is located.
[Added 9-12-2007 by Ord. No. 2007-08]
§ 215-77 Required active recreational facilities in residential developments.
A.
Required facilities. In all residential developments, the developer shall install, as a minimum, the following recreational facilities on the land which has been set aside for recreational purposes:
Units | Lots | Courts | Courts | Playground | Field | |
|---|---|---|---|---|---|---|
1 to 24 | - | - | - | - | - | |
25 to 50 | 1 | - | - | - | - | |
51 to 150 | 1 | 1 | 1 | - | - | |
151 to 200 | 2 | 2 | 1 | - | - | |
201 to 250 | 1 | 2 | 1 | 1 | 1 | |
251 to 350 | 2 | 3 | 1 | 1 | 1 | |
351 to 450 | 31 | 41 | 22 | 12 | 13 |
NOTES: | |
1Plus one for every 100 additional units. | |
2Plus one for every 300 additional units. | |
3Plus one for every 400 additional units. |
B.
Tot lots. Each tot lot shall contain as a minimum the following:
(1)
Two benches, not less than six feet in length, with back supports.
(2)
One four-seat swing set with parallel overhead bars, animal seats and push-pull handles.
(3)
One three-seat infant swing set, containing infant chair seats with safety bars.
(4)
One two-unit see-saw set.
(5)
One whirl, not less than 10 feet in diameter.
(6)
One slide, not less than five feet high.
(7)
Two spring horses.
(8)
One jungle gym climber, not less than five feet high.
(9)
Two shade trees located near the benches.
(10)
The lot shall be enclosed with a four-foot-high chain link fence.
(11)
A four-foot concrete sidewalk shall connect the tot lot with the adjacent residential sidewalk.
C.
Required playground equipment. Each playground shall contain as a minimum the following:
(1)
One horizontal ladder, not less than 16 feet long.
(2)
One slide, not less than 10 feet high.
(3)
One six-seat adult swing.
(4)
One wooden log component play structure containing a slide, a climber, a ladder and a swing.
(5)
One whirl or merry-go-round not less than 12 feet in diameter.
(6)
One triple arch climber, not less than 10 feet high.
(7)
Two benches, not less than six feet in length, with back supports.
(8)
Two shade trees located near the benches.
D.
Tennis courts.
(1)
All tennis courts shall be regulation size and shall be oriented on a north-south axis. The blacktop and color coating shall be extended one foot beyond the fence line.
(2)
The courts shall be enclosed with a ten-foot-high, eleven-gauge, green-vinyl-coated galvanized chain link fence. The bottom of the fencing shall be a uniform one inch from the court surface at all locations. Line posts are to be a minimum 2 1/2 inches outside diameter, terminal posts, a minimum of three inches outside diameter with brace assembly, and the top rail, a minimum 1 5/8 inches outside diameter. Posts shall be evenly spaced no further apart than 10 feet on center and shall provide at least 36 inches setting in concrete. Gate openings shall be not less than seven feet wide, with a double door.
(3)
Tennis courts shall be in a true plane and graded side to side with a cross slope of 1%.
(4)
The court shall be four inches of bituminous stabilized base course on properly prepared subgrade, acceptable to the Township Engineer, one-and-one-half-inch-thick FABC-1 leveling course; and a one-inch SP-1 top course coated with a two-colored sealer, as approved by the Board. The sealer shall be Monsey-Decoralt, or an equivalent approved by the Township Engineer. Underdrains and granular subbase may be required, as determined by the Township Engineer.
(5)
The courts shall be lined in accordance with the rules of the United States Lawn Tennis Association. The paint shall be white line paint by Monsey-Decoralt, or an equivalent approved by the Township Engineer.
(6)
Tennis court nets shall be nylon, as manufactured by Gametime No. 329, or an equivalent as approved by the Board.
(7)
Tennis posts shall be baked on enamel with enclosed ratchets, as manufactured by Chevron, or an equivalent approved by the Board. Posts shall be set in concrete.
(8)
An eight-foot aluminum bench with back support shall be located near each gate entrance and be accessible from the walk. The benches shall face the courts, and shall be Model Number 881, manufactured by Gametime, or an equivalent approved by the Board.
(9)
Signs shall be located on each court, identifying the court number, rules and regulations. The sign material, size, color, location, method of fastening, lettering and message content shall be as specified by the Board.
(10)
Deciduous trees shall not be planted closer than 20 feet to a tennis court fence. All existing trees shall be trimmed to prevent overhanging branches.
(11)
Lighted tennis courts shall provide a minimum of 14 footcandles maintained average in the court area at grade level, using metal halide lamps. Every two courts shall be on a separate electrical control system. Each control system will consist of an astronomical-dial time clock; a waterproof, pushbutton, surface-mounted station, limited to turning the light on only, with provisions for padlocking; and a watertight cast-aluminum meter cabinet, with a manual on/off switch and provision for a key lock. The meter cabinet shall be baked green enamel. Poles shall be Corten steel, self-weathering, except that aluminum poles shall be used when the poles are located on the playing surface.
E.
Basketball courts.
(1)
The dimensions of the paved basketball court area shall be a minimum of 60 feet by 94 feet. Courts shall be oriented on a north-south axis.
(2)
The court shall be enclosed with a four-foot-high, eleven-gauge, green-vinyl-coated, galvanized chain link fence, subject to all of the specifications of Subsection D(2) above. The fencing shall be located at the edge of the paved area and shall be one inch off the surface.
(3)
The courts shall be four inches of bituminous stabilized base course on a properly prepared subgrade, acceptable to the Township Engineer, and a one-and-one-half-inch-thick FABC-1 top course. Courts shall be in a true plane and graded side to side with a cross slope of 1%.
(4)
The basketball courts shall be lined with two-inch-wide painted white lines, with court dimensions of 50 feet by 84 feet, as measured from the inside of the court lines. All other line locations shall be in accordance with standard design practice as approved by the Board.
(5)
Basketball posts shall be Gametime 460, or its equivalent. Goals and nets shall be Gametime 423, or its equivalent, and the backboard shall be Gametime 853, or equivalent, all as approved by the Board.
F.
Baseball fields.
(1)
All baseball fields shall be designed in conformance with accepted practice, except that the Board may specify altered dimensions for baseball and softball fields.
(2)
The entire infield shall be skinned within a radius measuring 95 feet from the front center of the pitcher’s plate.
(3)
The infield area shall contain infield mix equal to or better than Best Top, as furnished by Jesse Morie and Son, Inc.
(4)
Construction of the infield shall be as follows: The skinned subbase area should be graded to within four inches of finished grade and contoured with a slope of 2% from the pitcher’s mound to the edge of the outfield grass and to a point six feet beyond the base lines and home plate. Stones should be removed and a soil sterilizer applied. The base should be lightly scarified and infield mix applied uniformly to a depth of six inches and then mattdragged to a smooth level grade. Lastly, the skinned area should be moistened with a fine spray to a depth of 1 1/2 inches and rolled to a uniform smooth surface.
(5)
The pitcher’s plate and home plate shall be supplied by the applicant. The pitcher’s plate shall be a Sav-A-Pitch, and the home plate shall be a Sav-A-Leg, as manufactured by Robert Sisco Association, or their equivalent, as approved by the Board.
(6)
The backstop shall be made of nine-gauge chain link fencing with bottom rails. It shall be 12 feet high and 12 feet wide, with wings 12 feet high and 10 feet wide on both sides, and shall have a slanted eight-foot overhang. Knuckled sideline fence eight feet high and 40 feet long, with bottom rails, shall be installed parallel to both wing walls.
(7)
All upright pipes are to be three inches outside diameter. All crossbars and braces are to be 1 5/8 inches outside diameter. All upright pipes shall be set three feet into a concrete foundation 12 inches in diameter and 42 inches deep. All pipes shall be standard weight Schedule 40. All materials shall be galvanized, and all crossbars and bracing shall face away from the playing area.
(8)
The height of the pitcher’s mound shall be 10 inches above the infield and shall be composed of 45% clay and 55% fine gravel. The same material mix shall be used in the batter’s boxes. A slope of one inch per foot should start six inches in front of the pitcher’s plate and extend for six feet.
(9)
All fields shall have a north-south orientation, with home plate facing north, where possible.
(10)
Outfield distances shall not be less than 300 feet from home plate.
(11)
Off-street parking shall be provided, if required by the Township.
(12)
The outfield shall consist of four inches of fertilized topsoil that is graded and hydroseeded to create a smooth playing surface. The seed mixture shall be 60% Kentucky 31 Tall Fescue, 20% Kentucky bluegrass and 20% fine textured rye grass.
(13)
Two player’s benches per field shall be provided, as manufactured by Mexico Forge No. 155-115, or an equivalent as approved by the Board.
(14)
One portable, all-aluminum bleacher shall be provided, as manufactured by Gametime, Model Number 2308, with one portability unit 2316, or an equivalent as approved by the Board.
(15)
First priority shall be given to designing separate fields with no overlap. Where overlapping occurs, there shall not be less than 10 feet between the baseball infield area and the soccer-football playing area. The applicant shall provide one pair of removable combination football-soccer goals with nets, sleeves and caps, as manufactured by Mexico Forge No. 910-000 and No. 920-080, or an equivalent approved by the Board.
(16)
Lighted baseball fields shall provide a minimum of thirty-footcandle maintained average for the infield and twenty-footcandle maintained average for the outfield. Corten steel self-weathering poles or aluminum poles, and metal halide lamps, shall be used.
§ 215-78 Construction timing of recreational facilities.
All required recreation facilities shall be completed before 51% of the certificates of occupancy are issued for the project, but in any event all recreation facilities shall be completed prior to the issuance of certificates of occupancy for units which are immediately contiguous to such recreational facilities.[1]