A. 
Subdivision access design.
(1) 
Subdivisions abutting arterial streets shall provide a marginal service road or reverse frontage lots with planted buffer strips or such other means of separation of through and local traffic as the Planning Board may determine appropriate.
(2) 
No subdivisions showing reserve strips controlling access to streets shall be approved except where the control and disposal of land comprising such strips has been approved by the Planning Board.
A. 
General street design criteria.
(1) 
All land development shall be served by paved public streets with an all-weather base and adequate crown in accordance with an approved subdivision and/or site plan application. The arrangement of streets that are not shown on the Township Master Plan shall be such as to provide for the appropriate extension of existing streets and should conform with the topography to the extent practicable.
(2) 
Local streets shall be planned so as to discourage through traffic.
(3) 
When land development adjoins land capable of being subdivided or developed, suitable provisions shall be made for optimum access from the remaining or adjoining lands to existing or proposed streets. If there is any question regarding the suitability of access to the remaining or adjoining lands, the Planning Board shall require the applicant to submit a concept plan that demonstrates an acceptable land access arrangement.
B. 
Street hierarchy and design criteria.
(1) 
All residential streets shall be classified and designed in accordance with the street hierarchy specified in the RSIS.
(2) 
All nonresidential streets shall be classified as local streets, minor or major collector roads, or arterial roads in accordance with the definitions of these terms and shall be designed to conform to the following design standards:
Table 2
Road Design Criteria
Design Criteria
Local Street
Minor Collector
Major Collector
Arterial
Design speed (mph)
35
50
60
70
Maximum degree of curve
16°
7.5°
3.5°
Minimum sight distance
240
350
475
600
Minimum center line
0.5%
0.5%
0.5%
0.5%
Maximum center line
8.0%
8.0%
4.0%
4.0%
(3) 
Street design and construction reference standards. All road design shall be in accordance with:
(a) 
Standard Specification for a Policy on Geometric Design of Highways and Streets, American Association of State Highway Officials, 1990 edition;
(b) 
New Jersey Department of Transportation Design Manual-Roadway; New Jersey Department of Transportation, 1995 edition;
(c) 
Standard Specifications for Road and Bridge Construction; New Jersey Department of Transportation, current edition;
(d) 
Current Manual on Uniform Traffic Control Devices, Federal Highway Administration, United States Department of Transportation.
C. 
Street right-of-way/cartway width.
(1) 
In the event that a development adjoins or excludes existing streets that do not conform to widths as shown on the adopted Township Master Plan or Official Map or the street width requirements of this chapter, additional land along either or both sides of the street, sufficient to conform to the right-of-way requirements, shall be dedicated for the location, installation, repair and maintenance of streets, drainage facilities, utilities and other facilities customarily located on street rights-of-way. If the development is along one side only, 1/2 of the required extra width shall be dedicated and shall be improved, including excavation, base course and surfacing, in accordance with the approved application. Final approval of a development application shall not be construed as the acceptance of a street or portion thereof dedicated to public use.
(2) 
The right-of-way and cartway width of all residential streets shall conform to the right-of-way and cartway width standards specified in the RSIS as well as the intent of this chapter.
(3) 
In all nonresidential land development, the minimum public street right-of-way shall be measured from lot line to lot line and shall be in accordance with the following schedule:
Table 3
Right-of-Way/Cartway Width Requirements
Road Class
Right of Way
(feet)
Lanes
Lane Width
(feet)
Shoulder
Cartway
(feet)
Arterial
66
2
13
10
46
Major collector
60
2
12
8
40
Minor collector
54
2
12
5
34
Local
50
2
12
3
30
(a) 
Right-of-way and/or cartway width may be required to be more within and approaching intersections.
(b) 
On-street parking shall be prohibited on arterial or major collector roads. If on-street parking is permitted on minor collectors, additional right-of way or cartway may be required.
(c) 
Shoulder areas shall be paved on all classes of roads.
(4) 
The right-of-way for internal roads and alleys in commercial and industrial development shall be determined on an individual basis by the Planning Board and shall in all cases be of sufficient width and design to safely accommodate expected traffic movements and parking and loading needs.
(5) 
A new street that is a continuation of an existing street shall be continued at the same width as the existing street except if there are substantive changes in the road classification and the related design criteria. The design criteria for a new street shall be determined based on the highest classification of any road segment.
D. 
Street intersections.
(1) 
Angle of intersection. Street intersections shall be as nearly at right angles as possible and in no case shall be less than 75°.
(2) 
Approaches. Approaches to all intersections involving collector or arterial roads shall follow a straight line or a curve with a radius of not less than 700 feet for at least 100 feet.
(3) 
Intersecting streets. No more than two streets shall meet or intersect at any one point.
(4) 
Street offsets. New intersections along one side of an existing street shall, if possible, coincide with an existing intersection on the opposite side of the street and the center lines of both intersecting streets shall pass through a common point. Where necessary, street jogs shall be at least 150 feet between right-of-way center lines.
(5) 
Access to major streets. Any development abutting an existing street classified as an arterial or major collector shall be permitted only one new street connecting with the same side of the existing street, except where the frontage is sufficient, more than one street may intersect the arterial or major collector street, provided that the streets shall not intersect with the same side of the existing street at intervals of less than 800 feet.
(6) 
Block comers. The block comers of intersections shall be rounded at the curbline with the street having the highest radius requirement as outlined below determining the minimum standards for all curblines:
(a) 
Arterials: 40 feet;
(b) 
Local streets: 35 feet;
(c) 
Collectors: 25 feet.
(7) 
Horizontal curves. A tangent of at least 100 feet long shall be introduced between reverse curves on arterial or collector streets. When connecting street lines deflect from each other at any one point, they shall be connected by a curve with a radius conforming to standard engineering practice as contained in the NJDOT referenced standard.
(8) 
Vertical curves. Vertical curves shall be designed in accordance with the AASHOT and NJDOT referenced standard.
(9) 
Deceleration lanes. Where a driveway serves as an entrance to a development providing 100 or more off-street parking spaces and the abutting road is classified as an arterial or collector road, a deceleration lane shall be provided in accordance with the AASHTO referenced standard. The deceleration lane shall be at least 200 feet long and 13 feet in width measured from the abutting road center line. A minimum curb return radius of 40 feet shall be used from the deceleration lane into driveways.
(10) 
Acceleration lanes. Where a driveway serves right turning traffic from a parking area providing 200 or more parking spaces and the abutting road is classified as an arterial or collector road, an acceleration lane shall be provided in accordance with the AASHTO referenced standard.
E. 
Dead end and cul-de-sac street design. Cul-de-sac streets for residential development are governed by RSIS but should be designed in conformance with the following design guidance to the extent practicable. Dead-end streets for nonresidential development shall conform to these design criteria.
(1) 
Dead-end or cul-de-sac streets shall only be permitted when loop streets are not feasible and when the applicant demonstrates that such streets will not have an adverse impact on public safety, overall project design, or the provision of municipal services.
(2) 
Cul-de-sac streets shall be no more than 600 feet in length (excluding the turnaround) and shall provide access to no more than 20 dwelling units where such access is to single-family detached dwellings only or to no more than 60 dwelling units where access is to other than single-family detached dwellings.
(3) 
A turnaround shall be provided at the end of the cul-de-sac with a radius of 50 feet on the curbline plus a utility and planting strip of 10 feet around the entire cul-de-sac. The center point for the radius shall be the center line of the associated street or, if offset, offset to a point where the radius becomes tangent to the right curbline of the associated street.
(4) 
If a cul-de-sac is temporary, the turnaround shall be provided temporarily with provisions for the future extension of the street and reversion of the excess right-of-way to adjoining properties.
F. 
Driveway access. Driveways for single- and two-family structures shall conform to the following standards:
(1) 
The minimum width of a driveway shall be 12 feet. No portion of a driveway in the front yard shall extend past the building envelope of the principal structure. Driveways may extend into the rear yard.
[Amended 12-18-2023 by Ord. No. 2023-12]
(2) 
No driveway access shall be permitted on a collector or arterial road on a traffic circle, on a ramp of an interchange, or within 30 feet of an intersection;
(3) 
Driveway grades shall not exceed 10% and shall be designed to prevent bottoming out of vehicles;
(4) 
Concrete aprons shall be provided at the end of all driveways.
G. 
Street names. No street shall have a name which will duplicate or so nearly duplicate the name of an existing street name so that confusion results. The continuation of an existing street name shall have the same name. Curvilinear streets shall change their name only at street intersections. The Board reserves the right to approve or name streets within a proposed development.
H. 
Pavement design. The pavement materials and construction methods on county and state roads shall conform to the standards of the appropriate jurisdiction. The pavement construction materials and construction methods for Township streets shall conform to the following standards:
(1) 
General. All materials, equipment and methods of construction shall conform to the latest edition of the Standard Specifications for Road and Bridge Construction issued by the New Jersey Department of Transportation. Each stage of construction shall be approved by the Township Engineer prior to commencing the next stage.
(2) 
Subgrade or gravel base. The subgrade or gravel base shall be in a properly finished condition conforming to the proper line and grade and free of any soft spots or other deficiencies. Within 24 hours prior to the commencement of paving, the subgrade or gravel base course shall be tested by running a roller of a weight as great or greater than that to be used in the paving operation over the entire pavement area. When, in the opinion of the Township Engineer or his representative, such testing results in excessive deformation, the subgrade or gravel base course shall be stabilized in a manner that is satisfactory to the Township Engineer. Adequate underdrains shall be constructed where the normal groundwater table is within two feet of the surface of the subgrade.
(3) 
Subbase. If the subgrade has a California Bearing Ratio (CBR) value of 20 or greater (as determined by the ASTM Bearing Ratio of Laboratory Compacted Soils, ASTM Designation D 1883), no subbase course is required. Subgrade soil Types A-1, A-2-4 and A-2-5 as determined by the AASHTO Classification System for soils (AASHTO Designation M 145) will not normally require a subbase course. Subgrade soils of other types will normally require a subbase course of Soil Aggregate Type 2, Class A or B with a minimum thickness of four inches to provide the require CBR value. All subgrades shall be considered poor unless the developer proves otherwise through CBR or soil testing methods or field evaluation of soil classification. All test results shall be submitted to the Township Engineer.
(4) 
Gravel base course construction. When a granular base course is used, it shall be dense graded aggregate conforming to Section 901.08 or soil aggregate designation I-5 conforming to Section 901.09 and shown in Table 901-2 of the NJDOT Standard Specifications for Road and Bridge Construction. The granular base course shall constructed in full conformance with these specifications.
(5) 
Base course thickness. All streets classified as local streets shall have a bituminous stabilized base course four inches thick or in the alternative five inches of a dense graded aggregate and three inches of bituminous stabilized base course on an acceptable subgrade. All streets classified as collector or arterial streets shall have a bituminous stabilized base course five inches thick or in the alternative six inches of a dense graded aggregate and four inches of bituminous stabilized base course on an acceptable subgrade. Greater thicknesses may be required by the Township Engineer when warranted by subgrade conditions.
(6) 
Stabilized base course construction. Bituminous-stabilized base course materials shall conform to Sections 301.02 and 304.02 of the NJDOT Standard Specifications for Road and Bridge Construction and the stabilized base course shall be constructed in conformance with those specifications. Upon completion, uniformly selected core samples intact for full thickness of the base course shall be provided at the rate of one sample for every 1,000 square yards of base course, at the expense of the developer. Where deficiencies in required thicknesses are noted, at least two additional cores will be required to determine the extent of the deficiency. When the pavement, as indicated by the core sample, shows a deficiency of 14 inches or more from the required thickness, the Township Engineer may at his option require direct the developer to remove and replace the bituminous-stabilized base course to the correct thickness or construct an overlay of bituminous concrete to correct the thickness efficiency.
(7) 
Surface course materials. Surface course materials shall conform to Sections 401.02 and 404.02 of the New Jersey Department of Transportation Standard Specifications for Road and Bridge Construction and shall be placed over a properly installed and, where needed, repaired base course. Prior to the construction of the surface course, a tack coat, as specified in the Standard Specifications, shall be applied.
(8) 
Surface course construction. Upon completion of the surface course, the developer shall provide core samples therefrom in accordance with the procedures outlined above for the base course sampling. The average thickness of the surface course, as determined from the core samples, shall be not less than two inches. When the pavement, as indicated by any core samples, indicates a deficiency of 1A inch[1] or more from the required thickness, the Township Engineer may at his option direct the developer to remove and replace the surface course to the correct thickness or construct an overlay of bituminous concrete, suitable to the Engineer, to correct the thickness deficiency.
[1]
Editor's Note: So in original.
(9) 
When a local street is proposed within a development which either ends in a cul-de-sac or loops through the development to provide two intersections with local, collector or arterial streets within the Township, said local street shall not extend across municipal boundaries.
A. 
Purpose. The intent of this section is to ensure that land development provides off-street parking and loading areas that are sufficient to accommodate the traffic generated by the proposed use; efficiently arranged for safe and convenient use; provide for the separation of pedestrian and vehicular movement; ensure public safety and fire protection; and have no adverse impacts on adjacent properties.
B. 
Access design.
(1) 
Access drives. The access drives to off-street parking or loading areas shall be designed to satisfy the following requirements:
(a) 
Access drives shall be limited to a maximum of two drives to any one street and the center lines of the access drives shall be spaced at least 65 feet apart; except when the width of the property exceeds 500 feet in length, one access drive shall be permitted for every 250 feet of road frontage;
(b) 
Access drives shall be located at least 20 feet from any property line;
(c) 
Access drives shall be located at least 50 feet, or 1/2 of the lot frontage, whichever is less, from the street line of an intersecting street;
(d) 
Access drives shall handle no more than two lanes of traffic;
(e) 
The width of the curb cut shall be determined by the type and lanes of traffic. The design basis of curb cuts over 24 feet in width will be carefully reviewed based on the extent and direction of traffic flow with particular attention to curb radii, dividers and curb cut width;
(f) 
Curbing shall either be depressed or have curb radii at the intersection with the public street.
(2) 
Internal access. The access to off-street parking and loading spaces shall be designed to satisfy the following requirements:
(a) 
Each parking and loading space shall be served by internal on-site driveways designed to enable each vehicle to access the parking or lading space without requiring the movement of another vehicle;
(b) 
Each parking space shall be designed so that vehicles will not encroach on the public right-of-way when backing out of the space;
(c) 
Parking spaces shall be set back at least 15 feet from the right-of-way line.
C. 
Parking and loading area location.
(1) 
Parking and loading spaces shall be provided off the street and on the same lot as the use being served unless a cooperative arrangement is approved by the Planning Board.
(2) 
No off-street parking space shall have direct access from a street.
(3) 
No off-street loading and maneuvering areas shall be located in any front yard nor require any part of a street.
(4) 
Loading spaces shall abut the building being served and shall be located to directly serve the building for which the space is being provided.
(5) 
No loading and parking spaces shall be located in any required buffer area.
(6) 
Parking spaces located to service residential uses shall be within 150 feet of the entrance of the building. Parking spaces located to service commercial or industrial uses shall be within 300 feet of the building entrance.
(7) 
Parking spaces for residential uses may be located in any yards as designated for individual structures within a complex, but parking shall be discouraged from being located in the yard space between the existing public streets and the setback line but, when located within this yard area, shall be set back from the street a minimum of 100 feet.
(8) 
No parking shall be permitted in designated fire lanes, streets, driveways, aisles, sidewalks or turning areas.
(9) 
Parking spaces for shopping centers may be located in any side or rear yard and, if approved by the Planning Board, the front yard.
(10) 
No more than 20% of the total number of parking spaces required for office buildings (other than offices in a shopping center) may be located in the front yard.
(11) 
No commercial motor vehicle, school bus, dump truck, walk-in van or construction equipment, including trailers, shall be parked or stored anywhere in a residential zoning district, except when the vehicle is being used in the transaction of business with the owner or occupant of the property. Commercial motor vehicles shall include all commercially licensed vehicles and all trucks or vans with a gross registered weight in excess of 11,000 pounds.
[Amended 6-26-2023 by Ord. No. 2023-7]
(a) 
Any commercial vehicle with a weight of 10,999 pounds or less shall be permitted in a residential zoning district provided that the following requirements and restrictions are met:
[1] 
Only one commercial vehicle shall be parked or stored per residential lot.
[2] 
Each vehicle must be permitted in accordance with the regulations outlined in § 419-76, "Permit application; rules and regulations."
[3] 
Vehicles with passenger tags that are used for commercial purposes are subject to the terms and conditions outlined herein.
[4] 
Commercial vehicles that are performing municipal work shall not be subject to the terms and conditions outlined herein.
(b) 
The provisions of this subsection shall not apply to the parking or storage of school buses and school vans on public school, private school or parochial school property.
D. 
Minimum dimensional standards.
(1) 
Off-street parking space.
(a) 
Residential. The dimensions of the off-street parking for multifamily residential development shall conform to the RSIS.
(b) 
Nonresidential. Off-street parking spaces shall be a minimum of 10 feet wide and 20 feet in length for commercial businesses, visitor areas, or any other locations where high turnover is anticipated. Applicants may petition the Planning Board to reduce the parking space size in low turnover areas such as employee parking but in no case shall off-street parking spaces be less than 9.5 feet in width and 18 feet in length. Parallel spaces shall be 25 feet long.
(c) 
Handicapped spaces. The design of the handicapped parking shall comply with the requirements of the American with Disabilities Act (Public Law 101-336)[1] and the New Jersey Barrier Free Access Code.[2]
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
[2]
Editor's Note: See N.J.A.C. 5:23-7.1 et seq.
(2) 
Drive aisles.
(a) 
Residential. The dimensions of the drive aisles in off-street parking areas for multifamily residential development shall conform to the RSIS.
(b) 
Nonresidential. The drive aisle width in parking lots serving nonresidential uses shall conform to the following:
Parking Spaces 10 Feet Wide
Angle of Parking
One-Way Aisle
(feet)
Two-Way Aisle
(feet)
90°
22
25
60°
18
22
45°
15
22
30°
12
22
Parallel
12
22
(3) 
Off-street loading. Off-street loading spaces shall have a minimum vertical clearance of 15 feet and shall be designed in accordance with the following schedule:
Loading Space
Combined Apron and Aisle
Length
(feet)
Width
(feet)
90°
(feet)
60°
(feet)
60
10
72
66
60
12
63
57
60
14
60
54
E. 
Minimum off-street parking requirements. Adequate off-street parking spaces shall be provided for all residential, commercial, and industrial uses in accordance with the following requirements:
(1) 
The required parking shall be measured exclusive of interior driving lanes and maneuvering areas.
(2) 
When the computation of the number of required parking spaces results in a fraction, such fractions shall be resolved to the next highest whole number.
(3) 
Residential. The number of off-street parking spaces required for residential uses shall be determined based on the RSIS.
(4) 
Nonresidential. The number of parking spaces required for nonresidential uses shall be determined by the amount of gross floor area as defined in this chapter or such other measure indicated in Table 255-143E. Where a particular site or facility contains more than one use, the total parking requirements shall be the sum of the component parts, unless indicated otherwise.
(5) 
Handicapped parking. The number of off-street parking spaces designated for the disabled shall comply with the requirements of the American with Disabilities Act (Public Law 101-336)[3] and the New Jersey Barrier Free Access Code.[4] These spaces are to be included within the total number of parking spaces required for the particular use.
Table 255-143E
Off-Street Parking Requirements for Nonresidential Uses
Use
Minimum Off-Street Parking Requirement
Assembly operation
1 space per 1,000 square feet GFA
Auto body/repair
1 space per 500 square feet of GFA; plus 1 vehicle used on site
Auto dealer, new/used
2.5 spaces per 1,000 square feet of GFA plus 110% of maximum vehicle inventory plus requirement for auto repair area
Bowling alley
4 spaces per alley
Car wash, full-service
8 spaces per washing lane
Car wash, self-service
1 per bay plus 1 per employee
Church/synagogue/house of worship
1 space per 3 seats
Commercial recreation, indoor (excluding bowling alleys)
1 space per 100 square feet of GFA plus 1 space per employee maximum shift
Commercial recreation, outdoor
1 space per 100 square feet of outdoor area used by patrons plus 1 space per employee
Community swimming pool
1 space per 15 square feet of pool surface area
Child day-care centers
1 space per 60 square feet of GFA
Fiduciary institutions
1 space per 250 square feet of GFA
Home occupation
1 space per 250 square feet of net floor area devoted to occupation plus 1 space per nonresident employee
Hospital
1 1/2 spaces per bed
Industrial (manufacturing, assembly, manufacturing)
1 space per 1,000 square feet of GFA
Library
1 space per 300 square feet of GFA
Medical office; center*
1 space per 200 square feet of GFA
Mortuary; funeral home
10 spaces per viewing room (including chapel)
Nightclub
1 space per 60 square feet of GFA
Nursing homes; assisted living
0.75 space per bed plus 1 per employee maximum shift
Personal service*
1 space per 200 square feet of GFA
Professional office; center*
1 space per 250 square feet of GFA
Research facility
1 space per 800 square feet of GFA
Restaurant, sit down
1 space per seats plus 1 space per employee maximum shift
Restaurant, takeout
1 space per 50 square feet of GFA
Retail store
1 space per 200 square feet of GFA
School
Greater of 1 per employee or 2.5 spaces per classroom
Service station (fuel only)
0.5 per fill area plus 1 per employee maximum shift
Service station (full-service)
4 spaces per service bay
Tavern
1 space per 2 seats
Theater (movie; performing arts)
1 space per 3 seat
Veterinary hospital
6 spaces per examination room
Warehousing; shipping, receiving
1 space per 5,000 square feet of GFA
NOTES:
*
The parking standards for these uses does not apply to home occupation uses. (See home occupation standard).
[3]
Editor's Note: See 42 U.S.C. § 12101 et seq.
[4]
Editor's Note: See N.J.A.C. 5:23-7.1 et seq.
F. 
Minimum off-street loading requirements. Adequate off-street loading and maneuvering space shall be provided for every use. The minimum number of loading spaces shall be based on Table 255-143F. Those uses not listed shall provide sufficient spaces as determined under site plan review:
(1) 
A minimum of one space per use, except that where more than one use shall be located in one building or where multiple uses are designed as part of a shopping center or similar self-contained complex, the number of loading spaces shall be based on the cumulative number of square feet within the building or complex, shall be dispersed throughout the site to best serve the individual uses and shall have site plan approval.
(2) 
There shall be a minimum of one trash/garbage pickup location, separate from the parking and loading areas, located either within or outside of a building in steel-like, totally enclosed containers, located and screened to be obscured from view from parking areas, streets and adjacent residential uses or zoning districts. If located within the building, the doorways may serve both the loading and trash/garbage collection functions. If a container is used for trash/garbage collection functions and is located outside the building, it may be located adjacent to or within the general loading areas, provided that the containers in no way interfere with or restrict the loading and unloading functions.
(3) 
Where any use is located on a tract of at least 50 acres and no portion of a loading area, including maneuvering areas, is closer than 200 feet to any property line and where the length of the driveway connecting the loading area may be less than the number required by the above schedule provided, the applicant, as part of the site plan application, shall indicate on his site plan and shall document to the Planning Board how the number of spaces to be provided will be adequate to meet the needs of the specific use proposed.
Table 255-143F
Off-Street Loading Requirements for Nonresidential Uses
Use
Minimum Off-Street Loading Requirement
Hospital
1 space for the first 10,000 square feet of GFA and 1 space for each additional 100,000 square feet of GFA
Industrial (manufacturing, assembly, fabrication)
1 space for the first 5,000 square feet of GFA and 1 space for each additional 40,000 square feet of GFA
Mortuary; funeral home
1 space per 10,000 square feet of GFA
Nightclub
1 space for the first 10,000 square feet of GFA and 1 space for each additional 25,000 square feet of GFA
Restaurant, sit down
1 space for the first 10,000 square feet of GFA and 1 space for each additional 25,000 square feet of GFA
Retail store
1 space for the first 10,000 square feet of GFA and 1 space for each additional 40,000 square feet of GFA
Warehousing, shipping, receiving
1 space for the first 5,000 square feet of GFA and 1 space for each additional 40,000 square feet of GFA
G. 
Variances from minimum parking or loading requirements. The Planning Board may allow an applicant to provide fewer parking or loading spaces for a proposed development than required, upon application for a bulk variance and with public notice in accordance with the following:
(1) 
No variance from parking or loading space requirements shall be approved unless the applicant proves entitlement to such variance in accordance with criteria applicable to bulk variances. The factors to be taken into account by the Planning Board shall include, but not be limited to, the following:
(a) 
Amount of land available on the site to provide parking or loading spaces.
(b) 
Availability of adjacent land to enlarge the site.
(c) 
Feasibility of space-conserving alternatives such as underground or aboveground parking.
(d) 
Adequacy of existing parking on the site.
(e) 
Severity of existing traffic and traffic congestion at and near the site.
(f) 
If the applicant also requires a variance to enlarge a nonconforming use or structure, an analysis of the particular benefits to Florence Township[5] to be gained from such enlargement compared with the disadvantages.
[5]
Editor's Note: So in original.
(g) 
Any facts pertaining to the particular site, its existing and proposed use, its history, its needs for parking and loading spaces, and the area surrounding the site.
(2) 
Expert testimony. The Planning Board may require the applicant to submit written and oral traffic studies, engineering studies, designs, plans or any other form of expert testimony which it deems necessary or helpful in order to reach an informed decision on the matter.
(3) 
Limitation. In the case of vacant or unimproved land, the municipal agency shall not approve an application for development that provides less than 75% of the parking or loading spaces required by this chapter. In all other cases, no application for development that provides less than 75% of the required parking or loading spaces shall be approved without a showing by the applicant of extraordinary and compelling justification.
(4) 
Landscaped parking. The applicant shall compensate for any reduction in required parking or loading spaces by providing suitable landscaping, additional drainage or percolation area open space or better aesthetics for the site. If the site permits, an amount of land equal in square footage to that contained in the number of parking or loading spaces not provided by the applicant as a result of bulk variance applied for under this section shall be set aside as "landscaped parking" and specifically noted on the plan. Such landscaped parking shall not be built upon nor considered in calculating front, side or rear yard areas or buffer area.
H. 
Curbs. Off-street parking and loading areas shall be required to have concrete or Belgian block curbing around the perimeter of the parking and loading areas and to separate major interior driveways from parking spaces. Curbing shall also be installed within the parking or loading areas to define segments of the parking or loading areas. Concrete wheel blocks shall be located within designated parking or loading spaces. All curbing shall be located in conjunction with an overall drainage plan. Curbing installed at locations requiring pedestrian or bicycle access over the curbing shall be designed with breaks in the curb height with ramps from the street grade to the sidewalk. The breaks shall be either opposite each traffic lane or no less frequent than one every 65 feet along the curb.
I. 
Drainage. All parking and loading shall have drainage facilities installed in accordance with good engineering practice as approved by the municipal agency engineer. Where subbase conditions are wet, springy or of such nature that surfacing would be inadvisable without first treating the subbase, these areas shall be excavated to a depth of six inches to 12 inches below the proposed finished grade and filled with a suitable subbase material as determined by the Township Engineer. Where required by the Engineer, a system of subsurface drains shall be constructed beneath the surface of the paving and connected to a suitable drain. After the subbase material has been properly placed and compacted, the parking area surfacing material shall be constructed.
J. 
Pavement design.
(1) 
Base course, heavy traffic areas. Areas of ingress and egress, loading and unloading areas, major interior driveways and aisles and other areas likely to experience similar heavy traffic shall have the same base course construction as that specified for arterial and collector streets in Section DS7H5 and 6.
(2) 
Base course, light traffic areas. Parking space areas and other areas likely to experience light traffic shall have the same base course construction as that specified for local streets in Section DS7H5 and 6.
(3) 
Surface course. Parking and loading areas shall have a surface course that conforms to Section DS7H7 and 8.
K. 
Buffers. Parking and loading areas for commercial and industrial uses shall be buffered from adjoining streets, existing residential uses or any residential zoning district in accordance with the buffer and screening requirements of this chapter.
L. 
Landscaping. Landscaping in parking and loading areas shall be shown on the landscaping plan. Trees shall be staggered or spaced so as not to interfere with driver vision, have branches no lower than six feet and be placed at the rate of at least two trees for every 10 parking spaces. All areas between the parking area and the building shall be landscaped per approved drawings. Any plant material not surviving for a period of two years shall be replaced with the same or equivalent size species. A majority of the parking area shall be screened from streets by buildings, landscaped berms, natural ground elevation or plantings singularly or in combination.
A. 
Curbing requirement. Curbs or curb and gutter shall be provided along all public streets, off-street parking and off-street lading areas unless specifically exempted by RSIS or by a design waiver granted by the Planning Board in accordance with Subsection D below.
B. 
Curb type. The only types of curbing permitted in the Township shall be concrete curb, monolithic curb and gutter, or granite block curbing. Granite block curbing may be required by the Planning Board whenever it would enhance the appearance of a residential, commercial, or industrial development.
C. 
Curb construction. All curbing shall be constructed in accordance with the following:
(1) 
Standard monolithic concrete curbs and gutters will be required along the pavement edge of streets in conformance with the Standard Specifications of the New Jersey Department of Transportation, as amended. Class B Concrete shall be used in the construction of the curb and gutter.
(2) 
Expansion joints shall be provided at intervals of 20 feet or when new construction abuts existing construction. The expansion joints shall be filled with one-half-inch-thick cellular material conforming to the requirements therefore contained in the Standard Specifications of the New Jersey Department of Transportation, as amended to date, to within 1/2 inch of the top and face of the curb and to within 1/4 inch to the top of the gutter. All joints shall extend the full depth of the structure.
(3) 
Finished curbs and gutters shall be true to applicable grades, lines, dimensions and curvatures. Exposed edges shall be neatly rounded to a one-half inch radius. Depressed curb ramps for the handicapped shall be installed at all radii in accordance with the laws of the State of New Jersey. Completed work shall be protected by curing methods approved by the Township Engineer for at least three days. Damaged, broken or cracked work shall be renewed by the contractor at his expense.
D. 
Design waiver. If a developer requests a design waiver from the curb or curb and gutter requirement, the Planning Board shall consider the following guidelines in considering the waiver request:
(1) 
Curbs or curb and gutters shall be required for any commercial or industrial development generating large volumes of vehicular traffic or lying in close proximity to such development and at all street intersections.
(2) 
Curbs or curbs and gutters shall be required in conjunction with any multifamily residential development and with higher density single- or two-family subdivisions having average lot sizes of 1/2 acre or less.
(3) 
Curbs or curbs and gutters shall be required in any case where, in the opinion of the Township Engineer, low gradients, unusual soil, structural problems or other conditions indicate susceptibility to poor surface water flow or lack of uniformity in shoulder grades.
(4) 
Curbs or curbs and gutters shall be required along existing or proposed municipal streets or roads in conjunction with any proposed development that would otherwise, in the opinion of the Township Engineer, contribute to an adverse drainage condition, soil erosion or watercourse siltation.
A. 
Purpose. The purpose of this section is to require the provision of sidewalks and walkways that are necessary for the creation of a pedestrian network throughout the Township. Land development shall be designed to encourage pedestrian activity along public thoroughfares and other appropriate destinations.
B. 
Sidewalk requirement. Sidewalks (and related aprons) shall be required along all streets and shall be constructed by the developer in accordance with the following criteria:
(1) 
Existing sidewalks shall be extended throughout all areas of the Township when the roads upon which they are located are extended.
(2) 
Sidewalks shall be provided on both sides of all local streets within residential land developments except when specifically exempted by RSIS.
(3) 
Sidewalk linkages shall be provided throughout all areas of the Township between existing and/or previously approved sidewalks unless specifically waived in specific locations by the Planning Board in accordance with Subsection D below.
(4) 
Sidewalks may be located in the traditional manner between the proposed edge of the pavement and right-of-way line of the street, or, in the alternative, the Board may require that the sidewalks be set back further from the proposed edge of the pavement and be constructed in a meandering pattern. In such instances, the sidewalks ordinarily will be located both within the street right-of-way and an additional five feet of the ten-foot strip of land adjacent the street right-of-way otherwise provided for the location of underground utilities and street trees where required.
(5) 
When sidewalks are constructed in the traditional manner set back approximately five feet from and parallel to the street right-of-way line, street trees shall be required between the edge of pavement and the sidewalk. However, when the meandering pattern of sidewalk construction is required, trees and shrubs shall be planted in concentrated areas at locations where the sidewalk turns as well as at other locations required and approved by the Planning Board.
C. 
Sidewalk construction.
(1) 
Sidewalks, aprons and sidewalks at aprons shall be concrete and shall be constructed in accordance with the Standard Construction Details promulgated by the Township Engineer. Sidewalks shall be at least four feet wide, shall be constructed of Class C Portland cement, and shall adhere to the construction details set forth for curbs in Section DS10 above.[1] Additionally, where subgrade is yielding or otherwise unsatisfactory in the opinion of the Township Engineer, all unsuitable material shall be removed, and suitable material shall be applied until the subgrade is nonyielding to the satisfaction of the Township Engineer.
[1]
Editor's Note: So in original.
(2) 
The Joint Land Use Planning Board may permit the use of bituminous concrete sidewalks, according to specifications and subject to approval of the Township Engineer, in low-traffic locations outside of public rights-of-way and areas where they would be more conducive to the site design such as walking/jogging paths in common open space areas.
(3) 
Finished sidewalks shall be true to specified lines, grade, dimensions and curvatures. Completed work shall be adequately protected from traffic and the elements.
D. 
Design waiver. In those cases where a developer requests a waiver from the requirements of sidewalks as set forth in this section, the Board, in considering such waiver, shall take into account the guidelines that sidewalks should be required in the case of any development or portion thereof lying in close proximity to school sites and other pedestrian movement generators, including but not limited to recreational facilities, churches, clubs, eating establishments and retail shopping centers. Design waivers shall only be granted for good cause, such as the existence or proposed alternate linkages for pedestrian movement and/or a determination that such specific linkages will not be utilized or other specific reasons.
A. 
Purpose. The intent of this section is to require the establishment of bikeways at appropriate locations. Separate bicycle paths and lanes shall only be required where such bike paths or lanes have been shown in the Township master plan or on the Official Map.
B. 
Bicycle lanes. Bicycle lanes, where provided, shall be placed in the outside lane of a roadway, adjacent to the curb or shoulder. When on-street parking is provided, the bicycle lane shall be between the parking lane and the outer lane of moving vehicles. Lanes shall be delineated with striping and the appropriate logo.
C. 
Bicycle grates. Bicycle-safe drainage grates shall be used in the construction of all residential and commercial streets.
D. 
Bikeway construction. Bikeways shall be constructed in accordance with the latest edition of the New Jersey Department of Transportation's Planning and Design Guidelines for Bicycle Compatible Roadrvavs and Bikeways and the AASHTO Guide for the Development of Bicycle Facilities.