Any application for development shall conform to the following requirements and principles of land design as well as with other ordinances of the Township.
Any applicant for development shall demonstrate conformance to design and performance standards that will encourage sound development patterns within the Township and with this chapter. The streets, drainage rights-of-way, school sites, public parks and playgrounds, scenic sites, historical sites and flood control basins shown on the Master Plan or Official Map shall be considered in the approval of developments. In accordance with good development design practices, extreme deviations from rectangular lot shapes and straight lot lines shall not be allowed unless made necessary by special topographical conditions or other special conditions acceptable to the Board. All improvements shall be installed in and connected with existing facilities or installed in required locations to enable future connections with approved systems or contemplated systems and shall be adequate to handle all present and probable future development.
A. 
All development shall be served by paved public streets with an all-weather base and pavement with an adequate crown. The arrangement of streets not shown on the Master Plan or Official Map shall be such as to provide for the appropriate extension of existing streets and should conform to the topography as far as practicable.
B. 
When a new development adjoins land capable of being subdivided, suitable provisions shall be made for optimum access from the remaining or adjoining tract to existing or proposed streets.
C. 
Local streets shall be designed to discourage through traffic.
D. 
In all residential zones, all development bounded by any arterial, primary or secondary street shall control access to the streets by having all driveways intersect minor streets. In addition, that portion of the development abutting the arterial, primary or secondary street right-of-way shall either be planted with nursery grown trees to a depth of not more than 25 feet from the right-of-way line and for the full length of the development so that a six-foot-tall buffer will exist between the development and the highway or, where topography permits, create earthen berms at a sufficient height to establish a buffer between the development and the highway. Berms shall not be less than five feet in height, and they shall be stabilized by ground cover and trees to prevent soil erosion. All trees shall meet the requirements set forth in § 9l-82. Driveway entrances to arterial, primary or secondary streets shall be prevented as much as possible. Where the size, shape, location or some other unique circumstances may dictate no other alternative than to have a driveway enter an arterial, primary or secondary street, the lot shall provide on-site turnaround facilities so that it is not necessary to back any vehicle onto an arterial, primary or secondary street. All lots requiring reverse frontage shall have an additional 25 feet of depth to allow for the establishment of the buffer outlined in this subsection, unless such buffers are established in a reserve strip controlled by the Township or by Burlington County.
E. 
In all development, the minimum street right-of-way shall be measured from lot line to lot line and shall be in accordance with the following schedule. In addition, where required by any state or county rule or regulation, where any arterial, primary or secondary street intersects with any street, the right-of-way and cartway requirements shall be increased by 10 feet on the right side of the street approaching the intersection for a distance of 300 feet from the intersection of the center lines. The minimum street right-of-way shall be as follows:
Street Class
Right-of-Way Width
(feet)
Width Between Curbs
(feet)
Controlled access highways
As provided by New Jersey Department of Transportation
Arterial
As provided by New Jersey Department of Transportation
Primary
90
50
Secondary
64
40
Minor
56
36
Marginal, service and alleys
As required by the municipal agency
F. 
No development showing reserve strips controlling access to streets or another area, either developed or undeveloped, shall be approved except where the control and disposal of the land comprising such strips has been given to a public body.
G. 
In the event that a development adjoins or includes existing Township streets that do not conform to widths as shown on either the Master Plan or Official Map or the street width requirements of this section, additional land along both sides of the street sufficient to conform to the right-of-way requirements shall be anticipated in the development design. The additional widening may be offered to the Township for the location, installation, repair and maintenance of streets, drainage facilities, utilities and other facilities customarily located on street rights-of-way and shall be expressed on the plat as follows: "Street right-of-way dedicated to the Township of Florence." This statement on an approved plat shall in no way reduce the subdivider's responsibility to provide, install, repair or maintain the facilities in the area dedicated by the provisions of this section or as shown on the plat or as provided for by any maintenance or performance guaranty. If the development is along one side only, one-half ( 1/2) of the required extra width shall be dedicated. For a major subdivision or site plan, that portion of the existing street or road adjoining or included within a subdivision or site plan shall be improved, including excavation, grading, gravel base and surfacing, in accordance with the road improvement standards of this section.
H. 
Longitudinal grades on all minor streets shall not exceed 10% nor 4% on arterial, primary and secondary streets. No street shall have a longitudinal grade of less than one-half of one percent ( 1/2 of 1%). Maximum grades within intersections shall be 4%. The slope of the cartway from the center line to the curbline or edge of the paving shall be 2%. Where the cartway is banked to facilitate a curve in the street alignment, the slope toward the curbline or shoulder shall conform to accepted engineering practices.
I. 
Intersecting street center lines shall be as nearly at right angles as possible and in no case shall they be less than 60º at the point of intersection. The curblines shall be parallel to the center line. Approaches to all intersections shall follow a straight line for at least 100 feet, measured from the curbline of the intersecting street, where possible. No more than two street center lines shall meet or intersect at any one point. Streets intersecting another street from opposite sides shall not be offset unless, measuring from the point of intersection of the street center lines, the two intersections shall be spaced a sufficient distance to permit a minimum of two lot depths between the two street rights-of-way, but not less than 125 feet between center lines. Any development abutting an existing street shall be permitted not more than one new street every 800 feet within the boundaries of the tract being subdivided on the same side of the street. In the spacing of streets, consideration shall be given to the location of existing intersections on both sides of the development. Intersections shall be rounded at the curbline to a curb radius of 25 feet for all street classifications. In the spacing of streets, consideration shall be given to the location of existing intersections on both sides of the development.
J. 
There is hereby adopted and incorporated by reference herein Section 8.04 of the Burlington County Land Development Review Resolution, entitled "Road and Driveway Intersections," including Paragraphs 8.04-1 and 8.04-2, "Sight Distances of the County Land Development Review Resolution." Tables of said resolution are hereby adopted and incorporated by reference.
K. 
A tangent at least 100 feet long shall be introduced between reverse curves on arterial, primary and secondary streets. When connecting street lines deflect in any direction from each other at any one point, they shall be connected by a curve with a radius conforming to standard engineering practice so that the minimum sight distance within the right-of-way shall be 500 feet for a primary or secondary street and 800 feet for an arterial street.
L. 
All changes in grade where the difference in grade shall be connected by a vertical curb having a length of at least 50 feet for each 2% difference in grade or portion thereof providing minimum sight distances of 350 feet for a minor street, 500 feet for a primary or secondary street and 800 feet for an arterial street.
M. 
Dead-end and cul-de-sac streets.
(1) 
Dead-end streets and cul-de-sac streets are permitted when an applicant can demonstrate to the approving authority that such can be built without adverse impact to public safety, overall project design or the ability of the Township to perform municipal services.
(2) 
Dead-end streets of a permanent nature, where provision for the future extension of the street to the boundary of the adjoining property is impractical or impossible, or of a temporary nature, where provision is made for the future extension of the street to the boundary line of adjoining property, shall provide a turnaround at the end, with a right-of-way radius of not less than 80 feet with a curbline radius of 70 feet. The arc of the turnaround shall be tangent to the right street line of the associated street. The return radius of the curbline shall be a minimum of 45º.
(3) 
There shall be provided an easement within each cul-de-sac for the storage of snow from street snowplowing operations. The easement shall have a minimum area of 250 square feet and minimum dimensions of 20 feet along the curbline and 10 feet radial to the curbline. No drives to the adjoining lots shall be permitted within the limits of the easement. No drainage inlets shall be permitted within the easement or the adjacent curbline.
(4) 
If a dead-end street is of a temporary nature, provisions shall be made for removal of the turnaround and reversion of the excess right-of-way to the adjoining properties when the street is extended. A bond in an amount determined by Township Engineer and satisfactory to the governing body shall be posted to guarantee the removal and restoration.
(5) 
A dead-end street should serve no more than 14 lots.
N. 
Street names.
(1) 
The names of new streets must be approved by the Township Council.
(2) 
The developer or individual seeking approval of a street name or renaming shall make application to the Clerk of the Township of Florence, on an application form approved by the governing body. The application shall require the developer or individual to sign the application and obtain approval of the local postmaster. In addition, the application must contain the approving signature of the Florence Township Chief of Police and the Florence Township Fire Official.
(3) 
The application shall contain a statement that the governing body of the Township of Florence shall not be bound by any street namings that are part of sales agreements or any other agreements between the landowners and the developers or individual seeking the street naming.
(4) 
Applications seeking the approval of street names in a development shall be submitted to and have approval from the Township Council prior to the developer receiving final subdivision approval.
(5) 
No street shall have a name which will duplicate or so nearly duplicate in spelling or phonetic sound as to be confused with the names of existing streets within the areas served by all zip codes in the Township of Florence. The continuation of an existing street shall have the same name.
(6) 
Prior to approving the name of a street which is deemed by the Township Council to have historical significance, the Township Council shall refer the matter to the Florence Township Historic Preservation Commission for their review and approval. Failure of the Historic Preservation Commission to transmit its report to the Township Council within 60 days of referral shall be deemed as approval of the proposed street name. The naming of streets in honor of individuals should be given as posthumous tributes. Preference should be given to individuals who have provided dedicated service to the good of the community during their lifetime. When the name of a living individual is offered as the name of a street, that street name must be approved by a vote of 2/3 of the full membership of the Township Council.
(7) 
Any resolution approving the name of a street in honor of an individual shall set forth the reasons why that individual is being so honored.
(8) 
Whenever an individual makes application for the renaming of an existing road, the individual making the application shall be required to publish the notice of the application and the time and place of the hearing thereon in the official newspaper of the Township of Florence at least 10 days in advance of the date when the Township Council will consider the application and conduct a public hearing. In addition thereto, the individual making the application shall provide notice of the application and the time and place of the hearing thereon by certified mail to the owners of all real property abutting the street which is proposed to be renamed.
(9) 
The renaming of a street must be approved by a two-thirds vote of the full membership of the Township Council.
O. 
Township streets shall be constructed in accordance with the following standards and specifications:
(1) 
General. All materials, equipment and methods of construction shall conform to the latest Standard Specifications for Road and Bridge Construction of the New Jersey Department of Transportation, as amended and supplemented. Each stage of the construction must be approved by the Township Engineer prior to commencing the next stage. The Engineer shall be notified at least one working day prior to the start of any stage.
(2) 
Subgrade. The subgrade shall be in a proper finished condition conforming to the proper line and grade and free of any soft spots or other deficiencies. The subgrade shall be tested by running a roller of a weight at least equal to that to be used in the paving operation over the entire subgrade. If the deformation of the subgrade is excessive, in the opinion of the Township Engineer, the subgrade must be stabilized in a manner satisfactory to the Engineer. Adequate underdrains shall be constructed where the normal groundwater level is within two feet of the surface of the subgrade.
(3) 
Subbase course. If the subgrade has a CBR value of 20 or greater, as determined by the American Society for Testing and Materials Method for Bearing Ratio of Laboratory Compacted Soils (ASTM Designation D 1883), no subbase course is required. Subgrade soils of Type A-1, A-2-4 and A-2-5 of the American Association of State Highway Officials Classification System for Soils (AASHO 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 required CBR value.
(4) 
Base course. All minor streets shall have a bituminous stabilized base course, Mix I-2, four inches thick or, in the alternative, six inches and two inches of bituminous stabilized base course of dense graded aggregate, Mix I-2. All collector and arterial streets shall have a bituminous stabilized base course, Mix I-2, five inches thick or, in the alternative, six inches of dense graded aggregate base course and three inches of bituminous stabilized base course, Mix I-2.
(5) 
Surface course. The surface course shall not be constructed until one year after the completion of the base course unless authorized by the Township Engineer. However, temporary paving shall be placed around all manholes, valve boxed, inlets and so forth immediately after the construction of the base course. The surface course for all minor streets shall be a one-and-one-half-inch compacted layer of bituminous concrete surface course, Mix I-5. Where the alternative base course cross section is used, the thickness of the surface course shall be two inches. The surface course for collector and arterial streets shall be bituminous concrete surface course, Mix I-5, three inches thick.
(6) 
Test cores. Prior to the construction of the top course, but at least six months after the construction of the base course, one core sample for each 2,000 square yards of paving shall be taken at points designated by the Township Engineer. The contractor shall cut the cores with a coring machine, jackhammer or other means approved by the Engineer. One core from every 10,000 square yards shall be analyzed by an approved testing laboratory and the results submitted to the Township Engineer. Any deficiencies shall be corrected prior to the construction of the top course.
Street signs shall be metal on metal posts in accordance with Township standards. The location of the street signs shall be determined by the Planning Board, but there shall be at least two street signs furnished at each four-way intersection and one street sign at each T-intersection. All signs shall be installed free of visual obstruction.
A. 
Concrete curb with gutter or concrete curb shall be installed along every street within the development and at intersections with Township roads, county roads and state highways. The standard curb section to be used shall not be more than 20 feet in length and shall be set in accordance with approved lines and grades, and radius curbs shall be formed in an arc segment in a smooth curve. Chord segments are prohibited. Concrete curbs shall be 6 inches by 8 inches by 18 inches with a six-inch exposed curb face on all streets using concrete having a twenty-eight-day compressive strength of 4,500 pounds per square inch and shall be air-entrained. All concrete shall have a slump of no greater than five inches in accordance with testing procedure outlines in ASTM C143-58, Standard Method of Test for Slump of Portland Cement Concrete. Calcium chloride is limited to one percent for winter protection.
B. 
(Reserved)[1]
[1]
Editor's Note: Former Subsection B, concerning single-family residential construction which does not require municipal agency approval, was repealed 2-18-1998 by Ord. No. 1998-3.
For all land development devoid of major trees, along collector streets of a development and along proposed roads and rights-of-way where natural woods are not present and where, due to construction, the entire right-of-way is cleared, the following provisions shall apply:
A. 
Trees shall be planted along both sides of the street within the right-of-way between the sidewalk and curbline in accordance with an approved landscape plan.
B. 
Street trees shall be planted at distances in accordance with the following interval schedule:
Mature Tree Size
(feet)
Planting Interval
(feet)
Large trees (over 40)
50 to 70
Medium-sized trees (30 to 40)
40 to 50
Small trees (to 30)
30 to 40
C. 
When the spacing interval exceeds 40 feet, small ornamental trees can be spaced between the larger trees. If a street canopy effect is desired, trees may be planted closer together, following the recommendations of a certified landscape architect. The trees shall be planted so as not to interfere with utilities, roadways, sidewalks, sight easements or streetlights. Tree location, landscape design and spacing plan shall be approved by the approving authority as part of the landscape plan after review and recommendation by the Florence Township Shade Tree Commission.
D. 
At intersections, trees shall not be located closer than 30 feet from the intersection of the street right-of-way lines, except when the standards increase the distance for sight.
E. 
The caliper of the trees shall be two and one-half (2 1/2) inches measured 12 inches above the ground. The standing height shall be a minimum of 10 feet. All trees shall be brought to the site balled and burlapped or other acceptable means, free from insects and disease and true to species and variety.
F. 
Stripping trees or filling more than six inches around trees shall not be permitted unless it can be shown that construction requirements necessitate these actions, in which case those lots shall be replanted with trees to reestablish the tone of the area and to conform to adjacent lots.
G. 
Dead or dying trees which have been transplanted by virtue of the requirements of this section shall be replaced by the developer during the next recommended planting season.
H. 
There shall be a minimum of three deciduous shade trees, not including street trees, per lot for all residential developments where the site is devoid of trees (such as farmland developments) or at the discretion and recommendation of the municipal agency when adequate shade or canopy has not been provided naturally.
I. 
Landscape plans shall be prepared by a certified landscape architect and include a planting schedule which describes the quantity, common name, botanical name, size and comments for each species.
J. 
Ornamental trees need not have straight trunks, but must conform in other respects with the provisions for trees and tree plantings outlined in this section.
K. 
Street tree plans shall include a graphic tree-planting detail which shall address the following:
(1) 
The thinning of branches and foliage by 1/3. The leader shall not be cut.
(2) 
The staking of a deciduous tree by three stakes. The minimum size of stakes shall be two by three (2 x 3) inches.
(3) 
The support of a tree shall be a double strand of 12-gauge wire. A tree shall be protected from injury due to wire by a rubber hose or acceptable equal.
(4) 
The trunk shall be protected by a tree wrap.
(5) 
A tree shall be mulched with three inches of approved organic material.
(6) 
A three-inch saucer shall be constructed around the planting area.
(7) 
The top of the burlap shall be untied and removed.
(8) 
The ball shall rest on compacted soil.
(9) 
The diameter of the hole shall be two feet larger than the diameter of the ball.
L. 
Species and varieties of deciduous trees recommended for planting on Township streets and buffer areas shall be as follows:
(1) 
Class A, shade trees.
(a) 
Columnar trees for limited planting along narrow streets shall not be planted between the curb and sidewalk. These trees shall be as follows:
[1] 
Acer rubrum f. columnare.
[2] 
Acer rubrum "Scanlon" (Plant Patent 1722).
(b) 
Broad oval.
[1] 
October Glory red maple, Acer rubrum, "October Glory."
[2] 
Japanese Zelkova, Zelkova serrata.
[3] 
Willow oak, Quercus phellos
[4] 
Littleleaf Linden, Tilia cordata.
[5] 
London plane, Platanus acerifolia.
[6] 
Sweetgum, Liquidambar styraciflua.
[7] 
Chinese scholar, Sophora japonica, "Regent."
[8] 
European beech, Fagus sylvatica.
[9] 
Ash, Fraxinus americana.
(c) 
Globe shaded trees.
[1] 
Red maple, Acer rubrum, clonal selection.
[2] 
Thornless and seedless locusts, Gleditsia triacanthos inermis, "Morraine," "Shade Master" and "Continental."
(d) 
Spreading branched trees.
[1] 
Red oak, Quercus borealis.
[2] 
Scarlet oak, Quercus coccinea.
[3] 
Bur oak, Quercus macrocarpa.
[4] 
Maidenhair tree, Gingko biloba, male only.
(2) 
Class B, flowering trees.
(a) 
Amelanchier canadensis, Shadblow or Sarivs tree.
(b) 
Cercis canadensis, Redbud.
(c) 
Chionanthus virginicus, Fringe tree.
(d) 
Crataegus oxyacantha superba, Crimson cloud hawthorn.
(e) 
Crataegus phaenopy rum, Washington hawthorn.
(f) 
Crataegus toba, Toba hawthorn.
(g) 
Malus baccata, Siberian crab.
(h) 
Malus hopa, Hopa crab.
(i) 
Malus pink perfection (Plant Patent 2912) new hybrid crab.
(j) 
Prunus kwansan, Kwansan cherry.
(k) 
Pyrus calleryana bradford, Bradford pear.
(3) 
Class C, conifers.
(a) 
Douglas Fir.
(b) 
White Pine.
(c) 
Austrian Pine.
(d) 
Colorado Spruce.
Monuments shall be the size and shape required by N.J.S.A. 46:23-9.11 and shall be placed in accordance with the statute and indicated on the final plat.
All such installations shall be properly connected with an approved system and shall be adequate to handle all present and probable future development. The Township may require easements or rights-of-way of sufficient width along drainage and utility courses for vehicular access and maintenance needs.
All public services shall be connected to an approved public utilities system where one exists. For all major subdivisions and site plans the developer shall arrange with the servicing utility for the underground installation of the utility's distribution supply lines and service connections in accordance with the provisions of the applicable standard terms and conditions incorporated as a part of its tariff as the same are then on file with the State of New Jersey Board of Regulatory Commissioners, and the developer shall provide the Township with three copies of a final plat showing the installed location of these utilities. Lots which abut existing streets where overhead electric or telephone distribution supply lines and service connections have heretofore been installed may be supplied with electric and telephone service from those overhead lines, but the service connections from the utility's overhead lines shall be installed underground. In the case of existing overhead utilities, should a road widening or an extension of service or other such condition occur as a result of the development and necessitate the replacement or relocation of such utilities, such replacement or relocation shall be underground. An installation under this subsection to be performed by a servicing utility shall be exempt from the provisions of Article XIII, § 91-66, requiring performance guaranties and inspection and certification by the Township Engineer. Where natural foliage is not sufficient to provide year-round screening of any utility apparatus appearing above the surface of the ground other than utility poles, the applicant shall provide sufficient live screening to conceal such apparatus year round. On any lot where, by reason of soil conditions, rock formations, wooded area or other special condition of land, the applicant deems it a hardship to comply with the provisions of this subsection, the applicant may apply to the Planning Board for an exception from the terms of this subsection in accordance with the procedure and provisions of Article XIII, § 91-66. Where overhead lines are permitted as the exception, the alignments and pole locations shall be carefully routed to avoid locations along horizons, avoid clearing swaths through tree areas by selective cutting and a staggered alignment by planting trees in open areas at key locations to minimize the views of the poles and alignments, by following rear lot lines and other interior locations and similar design and location considerations to lessen the visual impact of overhead lines.
Any lake constructed to provide waterfront lots for residential development shall have an average depth of water not less than eight feet from May 1 to September 1 of each year.
A. 
Whenever this chapter requires the installation of electric utility installations underground, the applicant shall provide for the installation of underground service for streetlighting.
B. 
Streetlighting standards of a type and number approved by the municipal agency engineer shall be installed at all street intersections and elsewhere as deemed necessary by the municipal agency.
C. 
Lighting.
(1) 
Each applicant for development plan approval shall provide adequate lighting to ensure safe movement of persons and vehicles and for security purposes. Lighting standards shall be of a type approved by the municipal agency. Directional lights shall be arranged so as to minimize glare and reflection on adjacent properties.
(2) 
Each applicant for development plan approval shall provide within the limits of practicability and feasibility, lighting consistent with conservation of energy and use of renewable energy sources.
(3) 
The intent is to provide guidelines and not rigid standards which may be used for design of the lighting systems subject to possible adjustment which may be dictated by special specific site conditions.
(4) 
For minor site plans and wherever appropriate at the discretion of the municipal agency engineer for developments with insignificant impact with reference to lighting, the developer may submit a sample of the actual fixture and lighting proposed for review and approval by the municipal agency.
D. 
Illumination levels.
(1) 
The maintained footcandles of illumination recommended are as indicated in the following table:
Type
of Area
Minimum Intensity
(footcandles)
Average Intensity
(footcandles)
Uniformity Ratio*
Residential area parking
0.2
0.5
17:1
Shopping center parking
0.8
1.0
10:1
Mall parking
0.8
2.0
16:1
Site lighting
0.2
0.5
20:1
Industrial/
commercial
area parking
0.5
1.0
15:1
Entrance and exit roads
**
0.5
10:1
Notes:
     * Uniformity ratio = maximum/minimum.
    ** To be determined by level of illumination at travel roadway.
(2) 
The illumination levels recommended shall be attained by use of the minimum number of poles that will provide relatively uniform illumination. High uniformity ratios which deter or prevent visual adaption shall be avoided.
E. 
Luminaires.
(1) 
Sharp cutoff-type luminaires are recommended for the best approach to lighting parking areas and shall be of the type that can be provided with sharp cutoff deflectors or refractors where required to shield light from the luminaire at angles less than the set cutoff degree angle above nadir (from the vertical). The shielding angle shall be selected to minimize discomforting glare to an observer's eyes from the light source at an angle below the set cutoff. Shielding shall also be employed to prevent spillover of undesirable light to adjoining property.
(2) 
The use of high-pressure sodium luminaires is encouraged. Low-pressure sodium luminaires will be considered if isolated industrial areas remote from residential and commercial zones where they will not be visible from the traveled way.
(3) 
General illumination of the exterior of buildings, including the roof, is discouraged. Objectionable spill, to the exterior, of bright and glaring interior building light shall be avoided by the use of low-brightness lenses on interior lighting.
F. 
Light pollution or light intrusion.
(1) 
The maximum cutoff angle shall be used to shield light source glare and unwanted light from adjacent properties and motorists approaching on bounding roads and highways.
(2) 
Adequate shielding shall be employed to protect properties, streets and highways from the glare of such illumination, including luminaires for illuminating entrances and driveways for parking areas.
(3) 
Conflicts with lighting of adjacent (parking areas) properties shall be avoided. For example, if one or more adjacent areas with established lighting systems are using mercury-vapor lamps, the submitted area shall conform to the same lamp type, but not necessarily the same type luminaire. However, other HID (high intensity discharge) lamps may be considered when there's ample reason for employing such lamps and ample proof that a suitable method can be employed to reduce color conflict.
G. 
Mounting height. The maximum mounting height of pole-mounted luminaires shall be 35 feet except in mall parking areas. Malls will be considered individually, based upon the total overall lighting design.
H. 
Security lighting. All parking areas and appurtenant passageways and driveways shall be illuminated for safety and security reasons from sunset to sunrise.
I. 
Information to be submitted. The following shall be submitted for review and approval of all lighting systems:
(1) 
Site plan showing existing and proposed street lights within 100 feet of the property area to be lighted, location of all poles and luminaires, illumination levels using photometric curve plotting or point-by-point grid showing foot candles of illumination at each point.
(2) 
Type of luminaires, including manufacturer's data.
(3) 
Type and wattage of lamp, including manufacturer's data.
(4) 
Mounting height of luminaire.
(5) 
Photometric data and isofootcandle curves of the luminaire and lamp proposed. Photometric data shall be from an independent testing laboratory. Photometric curves shall be drawn to the same scale as the site plan scale and shall show maintained foot candle levels of illumination.
(6) 
Type of pole and manufacturer's data. Applicants are encouraged to use wooden or bronze-colored aluminum poles in keeping with the architecture of the building and surrounding areas.
(7) 
Pole base and foundation design and details. Anchor bolts shall be in accordance with the manufacturer's recommendations.
(8) 
Included with photometric and luminaire data shall be data on:
(a) 
Light source corrections.
(b) 
Lamp life lumen depreciation factor.
(c) 
Coefficient of utilization.
(d) 
Luminaires dirt depreciation factors.
(e) 
Maintenance factor correction.
A. 
Bikeways may be required at the discretion of the approving authority, depending upon the probable volume of bicycle traffic, the development's location in relation to other populated areas or its location with respect to any overall bike route planning adopted by the Board. Bicycle traffic should be separated from motor vehicle and pedestrian traffic as much as possible.
B. 
Bikeways should generally not exceed a grade of 3% except for short distances. They should be a minimum of six feet wide for one-way travel and 10 feet wide for two-way travel. Minimum width for bikeways built in locations other than along streets is 10 feet. Bikeways shall have a minimum four-inch base course of course aggregate base course or soil aggregate base course, Designation I-5, on an approved subgrade and a bituminous concrete surface course, Mix I-2, two inches thick. Bikeways designated for one-way travel shall only be located along streets.
A. 
Block length, width and acreage within the block's boundary roads shall be sufficient to accommodate the size lot required in that zoning district by Part 3, Zoning, and to provide for convenient access, circulation control and traffic safety.
B. 
Blocks over 1,000 feet long in residential areas shall be discouraged, but where they are used, pedestrian crosswalks or bikeways between lots may be required in locations deemed necessary by the Planning Board. They shall be at least 10 feet wide and be straight from street to street. Blocks over 1,500 feet in residential areas shall be prohibited. For commercial and industrial uses, block lengths shall be sufficient to meet area and yard requirements for such uses and to provide proper street access and circulation patterns.
C. 
Block end planting. In cases where lot and block design results in undesirable sighting down rear property lines from block ends, a landscape screen of evergreen trees not less than six feet in height shall be provided as block ends by the developer. The screen shall be a minimum of 30 feet in length and centered on the rear property line and at six feet from the edge of sidewalk. The screen shall not effect any sight triangles.
A. 
A landscaping plan prepared by a licensed landscape architect shall be provided. Landscaping shall be integrated into building arrangements, topography, parking and buffering requirements. Landscaping shall include trees, bushes, shrubs, ground cover, perennials, annuals, plants, sculpture, art and the use of building and paving materials in an imaginative and aesthetic manner.
B. 
Regulations.
(1) 
Natural topography and vegetation. The applicant shall use natural topography and vegetation where possible. Large parking areas are not to be stripped of vegetation without requiring reseeding or replanting of all unpaved areas.
(2) 
Saving of trees. Every attempt shall be made by applicants to save existing trees even at the loss of parking spaces. Clumps of trees should be saved over single trees. Care should be taken by the municipal agency to properly evaluate site clearing proposals recognizing that wild trees often do not survive when their habitat is drastically altered. Where loss of trees is suggested, replacement should be required.
(3) 
Slopes. Slopes in excess of 3:1 shall be avoided unless necessitated by unusual site limitations. All slopes shall be stabilized in a manner acceptable to the municipal agency engineer.
(4) 
Parking areas in front of buildings. Parking lots located in front of buildings shall be landscaped to separate them from adjacent roadways.
(5) 
Screen areas and buffers. Tall dense screens are required along nonpenetrable side lines, and rear property lines where commercial or industrial parking areas abut residences or residential zones. Evergreens such as, but not limited to, white pine, Austrian pine, Canadian hemlock, Servian spruce, arborvitae and upright yews may be used, provided that they meet specified height requirements. All screening and buffering shall be in accordance with the buffering and screening section of this chapter.[1]
[1]
Editor's Note: See § 91-91 below.
(6) 
Driveways. The areas adjacent to the driveways shall be planted with low plants or grass. Appropriate low plants include but are not limited to, butterfly bush, Sargent juniper, inkberry, Japanese barberry or shrubby cinquefoil.
(7) 
Other required landscaped areas. Where a development plan indicates raised walkways between opposing rows of cars, areas at the end of bays or, where proposed or required by the municipal agency, specific planting islands are indicated, these areas shall be landscaped. Planting strips may be as narrow as five feet, with a fifteen- to twenty-foot width most desirable. All should be raised and protected by permanent concrete curbing.
(8) 
Natural setting. In proposing a landscaping plan, an applicant shall take care, and the municipal agency in reviewing shall require, that a natural setting consistent with prevailing community standards be preserved. Recognizing that a major community asset lies in the preservation of the natural condition of property, all efforts in the area of landscaping shall be exercised to provide consistent landscaping proposals with existing foliage.
A. 
Buffer areas and screening shall require site plan approval and are required along all lot lines and street lines which separate a townhouse, apartment or nonresidential use from either an existing residential use or residential zoning district. Buffer areas shall be developed in an aesthetic manner for the primary purpose of screening views and reducing noise perception beyond the lot. Buffer widths shall be measured horizontally and perpendicular to lot and street lines. No structure, activity, storage of materials or parking of vehicles shall be permitted in a buffer area. The location and design of buffer areas are intended to provide flexibility in providing effective buffers and screens. The location and design of buffers and screens shall consider the use of the portion of the property being screened; the distance between the use and the adjoining property line; the difference in elevations; the type of buffer, such as dense planting, existing woods, a wall or fence; buffer height; buffer width; and other combinations of man-made and natural features. The buffer shall be designed, planted, graded, landscaped and developed with the general guideline that the closer a use or activity is to a property line or the more intense the use, the more effective the buffer area must be in obscuring light and vision and reducing noise beyond the lot.
B. 
Buffer content and location.
(1) 
Except as otherwise provided, buffers shall be a minimum of 15 feet wide. Buffers shall be designed, planted, graded and landscaped to provide an aesthetically pleasing separation of uses. In meeting this standard, the applicant may employ one or more of the following:
(a) 
Fencing or wall screening in landscaped areas.
(b) 
Evergreen tree or shrubbery screening in a landscaped area.
(c) 
A landscaped berm.
(2) 
If in the judgment of the municipal agency any of these alternate provisions will not provide sufficient buffers for the portion of the site proposed, the municipal agency may require the development plan to be modified to show the extension of the buffer area, require that the proposed alternatives be landscaped differently or be relocated until, in the municipal agency's judgment, they provide the desired buffering effect.
C. 
Buffer material and natural foliage. All buffer areas shall be planted and maintained with either grass or ground cover together with a screen of live shrubs or scattered planting of live trees, shrubs or other plant materials. The preservation of natural wooded areas shall be an integral part of all development plans. Natural wooded areas located along a boundary with a residential zone district (including AGR Zone) shall be integrated into the required buffer area, provided that the growth is of a density and the area has sufficient width to serve the purpose of a buffer. Additional plantings may be required by the municipal agency to establish an appropriate tone for an effective buffer.
[Amended 2-19-1997 by Ord. No. 1997-7]
D. 
Screening.
(1) 
Screening shall be provided within buffer strips as required elsewhere in this chapter so as to provide a year-round visual or partial acoustical barrier to conceal the view or sounds of various utilitarian operations and uses from the street or adjacent properties.
(2) 
Screening shall be so placed that at maturity it will not be closer than three feet to any street or property line.
(3) 
All plants for screening shall be of a species common to the area, be of balled and burlapped nursery stock, and be free of insects and disease. All landscape plans submitted shall contain the following note and language: "All plant material not surviving for a period of two years shall be replaced with the same or equivalent size species." Buffered screen plantings shall be broken at points of vehicular and pedestrian ingress and egress to assure a clear-sight triangle at all street and driveway intersections.
(4) 
Screening shall consist of the following materials:
(a) 
Solid masonry. A solid masonry wall not less than six feet above ground level.
(b) 
Solid fencing. A solid fencing, uniformly painted or of a naturally durable material such as cedar, cypress or redwood, not less than six feet above ground level and open to the ground to a height of not more than four inches above ground level.
(c) 
Shrubbery.
[1] 
Low type shrubbery screening may be used in and around parking areas, roadway or accessways where sight distances for vehicular and pedestrian traffic are a prime consideration. Shrubbery shall be a minimum of three feet high when planted and be of such density as will obscure, throughout the full course of the year, the glare of automobile headlights emitted from the premises.
[2] 
All other shrubbery for screening shall be a minimum of five feet high at the time of planting.
[3] 
Dense hedges of shrubbery planted at a maximum of 30 inches on center may be used.
(d) 
Trees. Trees for screening shall be evergreens having a minimum height of five feet above the ground when planted. Trees shall be placed five feet on centers in a single row or five feet on centers in two or more staggered rows with a five-foot separation between rows. Evergreens may be supplemented with deciduous trees having a minimum ten-foot height at time of planting with a minimum caliper of two inches.
[Amended 7-6-1994 by Ord. No. 1994-9; 8-15-2001 by Ord. No. 2001-15]
A. 
No fence shall be erected within the municipality unless the owner of the premises or his representative has first obtained a zoning permit.
B. 
All fences shall be of quality materials and installed in a good workmanlike manner. All fences shall be maintained by the owner.
C. 
Exemptions. The following fences shall be exempt from the requirements of this section, relative to permit, fees, construction or materials:
(1) 
Fences accessory to farm operations, except that the exemption shall not extend to that percentage of farm property set aside for residential purposes as delineated upon the property record cards of the Township.
(2) 
Fences accessory to any public facility, park, playground or school premises.
D. 
Regulations for fences in residential zones.
(1) 
No fence shall be erected unless the property owner shall have obtained a zoning permit certifying that the fence is in accordance with all applicable zoning regulations. No zoning permit shall be issued unless the applicant has filed the application provided by the Zoning Officer and has attached to the application a survey of the property on which shall be shown the specific location, height and design of the proposed fence.
(2) 
No fences shall be allowed in the front yard, which shall, for the purposes of this provision, mean the area between the front wall of the building and the street.
(3) 
For residential properties which are located on a "corner," which is defined as having frontage on two separate streets, there shall not be any fences in the "primary front yard," which, for the purposes of this provision, shall be defined as the area along the street which serves as the postal address for the property. A fence, not exceeding 72 inches in height above ground level, may be erected along the "secondary street frontage," which, shall for the purposes of this provision, shall be defined as the area along the street which does not serve as the postal address for the property. Any fence along the secondary street frontage shall be located no closer to the street than one foot from the right-of-way line or the sidewalk, whichever is farther from the paved portion of the street along the secondary street frontage. No fence on a corner property shall be placed or constructed of materials which, in the determination of the Chief of Police, would create a safety hazard by obstructing the view of vehicular traffic at the intersection.
(4) 
For residential properties, other than those located on a corner, fences not exceeding six feet in height above the ground level may be erected between the front building line to the side property lines and to the rear of the property (rear yard). They may be of solid construction.
(5) 
No fence shall be located within any alley shown on any plan unless permission has been granted by resolution of the Township Council and subject to any conditions established by the Township Council.
(6) 
No permit shall be denied for a fence which will be located in a utility easement area, provided that no fence shall be erected within a drainage swale or where the fence would obstruct the flow of water in the easement area. The responsibility for removing and replacing any fence constructed in a utility easement area shall be on the property owner and, there shall be no liability on the utility holding the easement where the fence is removed in order to provide access to the easement area in accordance with the terms of the easement.
(7) 
Fences shall be installed with the finished side of the fence facing the outward perimeter of the property, with all supporting appurtenances on the inside of the barrier.[1]
[1]
Editor's Note: Former Subsection D(8), prohibiting more than one fence on any common property line or within 24 inches of any existing fence, which immediately followed this subsection, was repealed 8-21-2002 by Ord. No. 2002-22.
E. 
Regulations for fences on nonresidential properties.
[Amended 12-7-2005 by Ord. No. 2005-26]
(1) 
Fences located on nonresidential properties shall be subject to site plan approval.
(2) 
The front yard setback for a fence located on a nonresidential property shall be the building setback line.
(3) 
Fences shall not be more than eight feet in height.
(4) 
Fences shall be installed with the finished side of said fence facing the outward perimeter of the property, with all supporting appurtenances on the inside of the barrier.
F. 
Regulations for electronic pet containment fences and systems.
[Added 6-5-2019 by Ord. No. 2019-14[2]]
(1) 
Definitions. As used in this subsection, the following terms shall have the meanings indicated:
BURIED ELECTRONIC PET CONTAINMENT FENCE
For the purposes of this chapter, "buried electronic pet containment fence" shall be defined as a means by which a signal is transmitted to a pet-worn device which produces a noise, pulse, or shock to the pet when nearing the location of a buried wire or other transmitting material which acts as a predefined invisible border location of a property. NOTE: The pet-worn device is a conditioning tool intended to deliver unpleasant consequences to getting too near the predefined invisible border.
CENTRALIZED ELECTRONIC PET CONTAINMENT SYSTEM
For the purposes of this chapter, "centralized electronic pet containment system" shall be defined as a means by which a radio signal is transmitted a user-defined radius through the air from a device located in or on a building or residence to a pet-worn device which produces a noise, pulse, or shock to the pet when nearing the limits of the radio signal. NOTE: The pet-worn device is a conditioning tool intended to deliver unpleasant consequences to getting too near the predefined outer limits of the radio signal range.
(2) 
Pet containment fences and systems using buried wires or proximity transmitters shall be permitted by this chapter as specified herein.
(3) 
Buried electronic pet containment fences.
(a) 
A zoning permit, and any other permits as may be necessary by the Township Code, state, county or federal regulations, is required before any buried electronic pet containment fences can be installed in accordance with the provisions of this Code.
(b) 
Wiring and materials used as a means of transmitting electronic signals or pulses shall:
[1] 
Not be located any closer to the primary street frontage of a property than the existing front setback of the principal structure or in a case where the front yard is greater than 25 feet in depth, the point of containment is permitted to be installed at the twenty-five-foot setback from the front property line.
[2] 
Not be located any closer to a secondary street frontage of a property than six feet from the municipal, county or state right-of-way, or a minimum of six feet from the edge of a pedestrian sidewalk, whichever is farthest from the roadway.
[3] 
Not be located any closer to adjacent property lines than three feet when no physical fence or barrier is present along such adjacent property line.
[4] 
Be permitted to be installed at a point no closer than two feet from the edge of an active municipal alley.
(4) 
Centralized electronic pet containment systems.
(a) 
No zoning permit is required for centralized pet containment systems.
(b) 
The configuration of transmitting devices and the signal strength shall be such that the device shall:
[1] 
Not allow a pet to get any closer to the primary street frontage of a property than the existing front setback of the principal structure or in a case where the front yard is greater than 25 feet in depth, the point of containment is permitted to be installed at the twenty-five-foot setback from the front property line.
[2] 
Not allow the pet to get any closer to a secondary street frontage of a property than six feet from the municipal, county or state right-of-way, or a minimum of six feet from the edge of a pedestrian sidewalk, whichever is farthest from the roadway.
[3] 
Not allow the pet to get any closer to adjacent property lines than three feet when no physical fence or barrier is present along such adjacent property line.
[4] 
Not allow the pet to get any closer than a point no closer than two feet from the edge of an active municipal alley.
(5) 
Any property that utilizes an electronic pet containment fence or system must display informational signage along the perimeter of the property at the location where the barrier is designed to halt the movement of the pet being contained. Such signage must be legible, durable, and readily identifiable to pedestrians passing near the property where the pet is contained. The sign must be a minimum of 70 square inches in area. The sign lettering must be of contrasting color as compared to the background color. The number of signs installed must be sufficient so there is no more than 25 feet between a point along the frontage and the nearest sign.
[2]
Editor's Note: This ordinance also redesignated former Subsection F as Subsection G.
G. 
Upon discovery of an alleged violation of this section, the Zoning Officer shall serve written notice, either by personal service or certified mail, return receipt requested, to the owner of the fence and/or the owner or lessee of the property where the fence is located, ordering the fence to be brought into conformity with provisions of this chapter, or its removal, within 30 days of the date of the notice. The notice shall include notification that if the fence is not brought into conformity or removed within such time, a summons and/or complaint will be issued.
H. 
Any buried electronic pet containment fences and centralized electronic pet containment systems, as defined in this chapter, that lawfully existed prior to the effective date of Ordinance No. 2019-14 are hereby permitted as a grandfathered use. Any subsequent change to those electronic pet containment fences or centralized electronic pet containment systems will void the grandfather provision and require the owner and/or lessee of the subject property to comply with the provisions of this chapter.
[Added 6-5-2019 by Ord. No. 2019-14]
A. 
The regulations of grading and filling promote the protection of environmental interests and protect the rights of adjacent property owners. All grading and filling operations are to be closely reviewed to protect the interests stated.
B. 
All lots where fill material is deposited shall have clean fill or topsoil deposited, which shall be graded to allow complete surface draining of the lot into local storm sewer systems or natural drainage courses. No regrading of a lot shall be permitted which would create or aggravate water stagnation or a drainage problem on the site or on adjacent properties or which will violate the provisions regulating soil erosion and sediment control, soil removal or floodplains contained in this chapter. Grading shall be limited to areas shown on approved site plans or subdivisions. Any topsoil disturbed during approved excavation and grading operations shall be redistributed throughout the site.
Mechanical equipment, chimneys and structures which house or enclose such accessory features may be permitted to be erected above the maximum height in any zoning district, except where the following conditions shall control:
A. 
Not more than 15% of roof coverage.
B. 
Not more than 25% of the building height.
A. 
Lot dimensions and area shall not be less than the requirements of Part 3, Zoning.
B. 
Insofar as is practical, side lot lines shall be either at right angles or radial to street lines.
C. 
Each lot must front upon an approved, paved public street at least 50 feet in width. Through lots with frontage on two streets will be permitted only under the following conditions:
(1) 
Where the lot abuts an arterial, primary or secondary street.
(2) 
Where the length of the lot between both streets is of a length that future division of the lot into two lots is improbable.
(3) 
Where access shall be to one street only, which street shall be the one with the lower traffic function, and the portion of the lot abutting the other street shall be clearly labeled on the plat and in any deed that street access is prohibited.
D. 
Where extra width has either been dedicated or provided for widening of existing streets, lots shall begin at such new street line and all setbacks shall be measured from such line.
E. 
Where there is a question as to the suitability of a lot or lots for their intended use due to factors such as poor drainage conditions or flood conditions or where percolation tests or soil logs show the ground conditions to be inadequate for proper on-lot sewage treatment, rock formations, slopes in excess of 25% or similar circumstances, the municipal agency may, after adequate investigation, withhold approval of such lots. If approval is withheld, the Board shall give its reasons, notify the applicant and enter its action in the minutes and on each denied lot on the plat.
Easements along rear property lines or elsewhere for utility installation may be required in large-scale developments. Such easements shall be at least 15 feet wide and located in consultation with the utility companies or Township departments concerned and, to the fullest extent possible, be centered on or adjacent to rear or side lot lines.
Natural resources, such as trees, brooks, swamps, hilltops and views, shall be preserved whenever possible. On individual lots, care shall be taken to preserve selected trees to enhance soil stability and the landscape treatment of the area.
A. 
Existing trees. To the fullest extent possible, existing trees shall be preserved by the developer. Special consideration shall be given to the layout of lots and the position of dwellings on the lots to ensure that existing trees are preserved. Special precautions shall also be taken to protect existing trees during the process of grading lots and roads. Where any land other than streets is to be dedicated to public use, the developer shall not remove any trees or topsoil from the site or change the site in any way without written permission from the municipal agency after review and comment by the Florence Township Shade Tree Commission.
B. 
Watercourses. Where a development is traversed by a natural lake, pond or stream, the boundaries or alignment of said watercourse shall be preserved and shall conform substantially with the natural alignment or boundary.
C. 
Unique physical features. Unique physical features such as historic landmarks, rock outcroppings, hilltop lookouts and similar features shall be preserved if possible. The municipal agency may, after proper investigation, withhold approval of the lotting of such area or areas.
D. 
Buffer strips may be required on all wooded tracts around the perimeter or rear of the development. Such buffer strips, however, may be used in calculating the area of individual lots. On individual lots, care shall be taken to preserve selected trees to enhance soil stability and the landscape treatment of the area.
E. 
Replacement of destroyed trees. In the event that any tree which is shown on a site plan or subdivision plan as required to be preserved is destroyed, cut down, removed or killed during development of the property and prior to issuance of a certificate of occupancy, the Zoning Officer, in consultation with the Shade Tree Commission, may issue a written order to the owner of the property directing that the tree, including the stump, shall be entirely removed and replaced with one or more trees of equivalent landscape value as determined in accordance with the current International Shade Tree Evaluation Chart. The replacement tree shall have a diameter of not less than two inches measured at a point four feet above the top of the root ball and shall be planted in accordance with this Code. The number of replacement trees shall be based on the diameter of the destroyed tree measured four feet above the ground, with one replacement tree to be provided for each 12 inches or part thereof of diameter of the destroyed tree. The order shall specify a reasonable time within which the tree removal and replacement shall be done. Any replacement tree that does not survive for one year or one full growing season, whichever is longer, after planting shall be replaced in kind. At the time that a replacement tree is planted, the owner of the property shall furnish a maintenance guaranty conditioned upon survival of the tree for a period of one year or one full growing season, whichever is longer, in the amount of $200 per replacement tree.
[Added 8-4-1999 by Ord. No. 1999-27]
F. 
Treatment of injured trees. In the event that any tree which is shown on a site plan or subdivision plan as required to be preserved is injured during development of the property and prior to issuance of a certificate of occupancy, such tree shall be promptly treated in accordance with accepted tree care practices.
[Added 8-4-1999 by Ord. No. 1999-27]
A. 
Where the Master Plan or Official Map of the Township delineates floodplains and other critical areas, floodplains and conservation easements shall be delineated on the plat. The removal of trees and ground cover in a conservation easement or floodplain shall be prohibited, except for the following purposes:
(1) 
The removal of dead or diseased trees.
(2) 
Limited thinning of trees and growth to encourage the most desirable growth.
(3) 
The removal of trees to allow for structures designed to impound water or in areas to be flooded in the creation of ponds or lakes.
B. 
These areas shall be indicated on the preliminary and final plats and shall be shown in such a manner that their boundaries can be accurately determined. The boundary line of any easement shall be mounted at its intersection with all existing or proposed street lines. Such easement dedication shall be expressed on the plat as follows: "Conservation easement granted to the Township of Florence as provided for in the Land Subdivision Ordinance of the Township of Florence."
On the recommendation of the Fire Official, where streams or ponds exist or are proposed on lands to be subdivided, facilities shall be provided to draft water for Township fire-fighting purposes that are usable all seasons of the year. This shall include access to a public street suitable for use by fire-fighting equipment and construction of or improvements to ponds, dams or similar on-site developments, where feasible. Such facilities shall be constructed to the satisfaction of the Township Engineer and in accordance with the Insurance Service Organization's recommended standards.
A. 
Where public water is available to the tract, the applicant shall arrange for the construction of water mains in such a manner as to make adequate water service available to each lot or dwelling unit within the subdivision or development. The entire system shall be designed in accordance with the requirements and standards of the Township, county or state agency having approval authority and shall be subject to its approval. The system shall also be designed with adequate capacity and sustained pressure.[1]
[1]
Editor's Note: See also Ch. 140, Water and Sewers.
B. 
Where public water is not available, water shall be provided by on-site wells. Such wells shall be designed in accordance with the requirements and standards of the Township or state agency having jurisdiction.
If a public sewerage system is available to the tract, the applicant shall construct facilities in such a manner as to provide adequate sewerage within the subdivision to transport all sewage from each lot and the total development to the treatment and collection systems. Where a proposed treatment and collection system has been approved by the municipal authority and the system will be accessible to the proposed subdivision, the subdivider shall install dry sewers designed to tie into the proposed facility upon its completion.