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.
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.
(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.
(i)
Malus pink perfection (Plant Patent 2912) new
hybrid crab.
(j)
Prunus kwansan, Kwansan cherry.
(k)
Pyrus calleryana bradford, Bradford pear.
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.
[Added 12-6-2023 by Ord. No. 2023-20]
A. Intent. The purpose of this section is to provide regulations for
outdoor lighting that will:
(1)
Provide sufficient lighting on each site and along roadways
for safety, utility, security, productivity, enjoyment, and commerce.
(2)
Be designed to avoid the creation of hazards to motorists and
pedestrians or nuisance to adjoining property owners or residents.
(3)
Minimize adverse off-site impacts, including light trespass,
obtrusive light, and light pollution.
(4)
Conserve energy and resources to the greatest extent possible,
without providing an undue burden upon local residents or businesses.
B. Applicability.
(1)
The requirements of this section shall apply to nonresidential
uses in the following zones:
(c)
Neighborhood Commercial (NC).
(e)
General Manufacturing (GM).
(f)
Special Manufacturing (SM).
(i)
School District (S).
These requirements shall also apply to nonresidential uses in
all other zones.
|
(2)
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 to minimize glare and
reflection on adjacent properties.
(3)
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.
(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.
(5)
All outdoor lighting, including, but not limited to, new lighting,
replacement lighting, or any other lighting whether attached to structures,
poles, the earth, or any other location, including lighting installed
by any third party, shall comply with the requirements of this section.
(6)
When 25% or more of existing outdoor light fixtures are being
replaced or modified, all lighting shall be updated to comply with
the requirements of this section.
(7)
When 25% or less of the site is being changed in conjunction
with a minor site plan application, including applications where no
changes to light fixtures are proposed for replacement or modification,
all fixtures should be retrofitted to minimum standards, including,
but not limited to, changing the wattage of fixtures, adjusting the
angle of fixtures to prevent glare, painting infrastructure, and adding
shields.
(8)
Exceptions. The following shall be exempt from the requirements
of this section:
(a)
Lighting for public monuments and statues.
(b)
Lighting that is only used under emergency conditions.
(c)
Lighting required by federal or state laws or regulations.
(d)
Decorative holiday lighting fixtures and related decorations
using light emitting diodes (LED) sources.
C. General requirements. The following shall apply to all outdoor lighting
fixtures in the Township:
(1)
All outdoor lighting shall be installed in conformance with
the provisions of this section, applicable Electrical and Energy Codes,
and applicable sections of the Building Code. Lighting shall be designed
to minimize energy and maintenance requirements and shall comply with
the U.S. Energy Policy Act of 1992 as it may be amended or superseded.
(2)
No lighting shall be directed towards traffic, shine directly,
or reflect into windows, or onto streets and driveways, in such a
manner as to interfere with driver vision, or create glare as a visual
obstruction.
(3)
Lighting shall not be directed towards the sky, known as up-lighting,
to prevent interference with commercial aviation routes, wildlife
migration patterns, and to reduce light pollution.
(4)
Flood lights, searchlights, flashing, rotating, and moving lights
are strictly prohibited. The use of standard "shoe box" and wall-pack
fixtures is discouraged.
(5)
At no time shall the light source be visible from adjacent properties.
A maximum of 0.25 footcandles at a height of five feet above the property
line and/or right-of-way line, excluding points of ingress and egress
for vehicles, shall be permitted.
(6)
Pole-mounted light fixtures shall be installed at a height no
greater than 24 feet from ground level with said pole foundation installed
to a depth of five feet below grade or to a depth required by site
characteristics and specified by an engineer.
(7)
When concrete pedestals more than six inches above grade are
used to support pole-mounted light fixtures, the concrete shall have
either a rubbed or brushed finish.
(8)
Full cutoff flat lenses, which have a light distribution where
there is zero candela at or above 90° vertical from nadir, and
where the candela value does not exceed 10% of the maximum intensity
at or above a vertical angle of 80°, shall be utilized on all
sites.
(9)
Shields. Light shields shall be installed on all nonconforming
lights adjacent to a residential property or zone, around the perimeter
of the property, and along any street right-of-way to control glare.
(10)
Security lighting. For all nonresidential parcels or zones,
the following shall apply:
(a)
Lighting systems shall be designed so that they can be reduced
or turned off when they are not necessary; or
(b)
Controls shall be provided on all new lighting systems that
automatically extinguish all outdoor lighting when sufficient daylight
is available using a control device or system, such as a photoelectric
switch, astronomic time switch, or equivalent functions from a programmable
lighting controller, building automation system or lighting energy
management system; or
(c)
All site lighting shall be illuminated for safety and security
reasons from one hour after the close of business or before 10:00
p.m., whichever occurs earlier, until sunrise, and at no more than
40% of the standard lighting. Motion-activated lighting systems and
twenty-four hour operations shall be exempt from this requirement.
(11)
Examples of lighting types.
(12)
The use of LED lighting within the range of 3,000 Kelvin and
3,500 Kelvin (trending toward yellow) is encouraged.
(13)
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 using
low-brightness lenses on interior lighting.
(14)
Conflicts with lighting on 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 seek to conform to the same type of light temperature,
but not necessarily the same type of luminaire.
(15)
Recreational facilities. Lighting for outdoor athletic fields,
courts or tracks shall require Planning Board approval, which shall
consider the minimum standards of glare, up-light, light trespass,
fixture angles, illumination levels, time of illumination, length
of use, shield installation, surrounding land uses, as well as other
requirements of this section.
(16)
The reviewing Board may reduce the number of fixtures at their
discretion.
D. Streetlighting. All public and private streets shall be sufficiently
illuminated to ensure traffic and pedestrian safety under all weather
conditions.
(1)
Design criteria. The design of streetlighting shall take into
consideration the following:
(a)
The brightness of the abutting uses in comparison to pavement
brightness as seen by both motorists and pedestrians.
(b)
The ability to discern objects on the street or its edge in
comparison to abutting features or objects and their brightness contrast.
(c)
The time available to the motorist and pedestrian to view such
objects.
(d)
The amount of direct glare from the luminaire or lamp and reflected
glare from the pavement.
(2)
Location. Pole-mounted streetlight standards shall be located
as follows:
(a)
Local streets. On local neighborhood streets, the following
shall apply:
[1]
Seventy-watt luminaires shall be provided in the following locations:
[a] Along one side of the street at 300-foot intervals
on straight road segments, staggered on both sides of the roadway;
and
[b] At curves with an inside radius of less than 300
feet, unless the standard is within 300 feet of another; and
[c] The end of each cul-de-sac. One-hundred-watt luminaries
shall be provided at each street intersection.
(b)
Collector streets. On collector streets, 100-watt luminaries
shall be provided in the following locations:
[1]
Along one side of the street at 300-foot intervals on straight
road segments, staggered on both sides of the roadway; and
[2]
At curves with an inside radius of less than 300 feet, unless
the standard is within 300 feet of another; and
[3]
The end of each cul-de-sac.
[4]
One-hundred-fifty-watt luminaires shall be provided at each
street intersection.
(3)
General requirements.
(a)
Streetlighting shall be installed at no cost to the municipality
by a developer in locations approved by the applicable Board or Township
Engineer.
(b)
For residential subdivisions, streetlighting shall be installed,
prior to the issuance of any certificate of occupancy, along all roadways
necessary to ensure at least one route of illuminated access for any
occupied structure and in conformance with R.S.I.S.
(c)
Operating expenses for residential subdivision streetlighting
shall be assumed by the Township when 50% of the section is occupied.
E. Off-street parking lighting. All nonresidential parking lots and
residential parking lots in excess of five spaces shall conform to
the following requirements:
(1)
Sufficient illumination shall be provided for all off-street
parking, loading, entrances and exits, and pedestrian areas to enable
the safe movement of persons, vehicles, and to provide security.
(2)
Standards for overall illumination shall be established.
(3)
Minimum horizontal illumination shall be no lower than 0.2 footcandles.
(4)
Average horizontal illumination shall not exceed 2.5 footcandles.
(5)
Minimum vertical illumination shall be measured at five feet
above parking surface at the point of lowest horizontal illuminance,
excluding facing outward along boundaries.
(6)
All light fixtures shall be uniform throughout a given site.
Lighting levels, lamp color, and fixture type shall be consistent
throughout the subject parcel, which shall complement building architecture
and landscaping.
F. Lighting plan.
(1)
A lighting plan shall be provided concurrent with the submission
of all site plans and subdivision plans, with the exception of minor
subdivision plans.
(2)
The plan shall be prepared, signed, and sealed by a Certified
Landscape Architect, Professional Engineer, Professional Planner,
or other qualified professional.
(3)
The lighting plan shall show:
(a)
All existing lights, including building-mounted and canopy fixtures,
within 100 feet of the site in question, including location of all
poles and luminaries.
(b)
Computer-generated photometric grid showing footcandle readings
every five feet, including building-mounted and canopy fixtures. The
plan should note whether the lines are initial or maintained.
(c)
Identify the maintained horizontal illuminance shown as footcandles,
including the following required and proposed levels, per area:
[3]
Average, during operating and nonoperating hours.
[4]
Average to minimum uniformity ratio.
(d)
Description of outdoor light fixtures component specifications,
including pole-mounted, building-mounted, canopy lights and all exterior
fixtures, including:
[3]
Isolux diagrams for each fixture.
[8]
Manufacturer's catalog cuts.
[9]
The number of each luminary type.
[10] Pole height and mounting height of the luminaries
and details of the pole.
[11] Pole base, foundation design, and foundation detail,
in accordance with the Uniform Construction Code (UCC). Parking area
ADA, walkways, and driveways horizontal illumination.
Type of Area
|
Minimum Intensity
(footcandles)
|
Average Intensity
(footcandles)
|
Uniformity Ratio
(maximum: minimum)
|
---|
Residential area parking
|
0.2
|
2.0
|
17:1
|
Shopping center parking
|
0.8
|
2.5
|
10:1
|
Mall parking
|
0.8
|
2.0
|
16:1
|
Site lighting
|
0.2
|
2.5
|
20:1
|
Industrial/commercial area parking
|
0.5
|
1.0
|
15:1
|
(e)
Show light levels along the property lines.
(f)
All proposed and existing freestanding and wall-mounted lights
should be indicated.
(g)
Identify fixtures with existing shields and fixtures proposed
for shield installation.
(h)
The hours of operation of the proposed use, and general notations.
(i)
Lamp life lumen depreciation factor.
(j)
Luminaries' dirt depreciation factor.
(k)
Maintenance factor correction.
(l)
Landscape plan to determine the correct location of canopy trees.
(4)
A night-light function test shall be conducted by the Zoning
or Planning Board Engineer to ensure lighting levels conform to approved
plans, which shall be required prior to the issuance of any certificate
of occupancy.
G. Dark sky.
(1)
Based upon guidelines provided by IDA (International Dark Sky
Association) and IES (Illuminating Engineering Society), efforts should
be made to minimize light trespass, obtrusive lighting, and reduce
skyglow.
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.
(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.
(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.
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]
(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.
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.
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.