That the zoning requirements applicable to the preliminary approval first granted and all other rights conferred upon the developer at preliminary approval shall not be changed.

That the applicant may apply for and the Board may grant extensions for additional periods of one year, but not to exceed three extensions.

That the granting of final approval terminates the time period of preliminary approval for the section or sections granted final approval.

On each occasion where off-tract improvements or other such conditions are necessary for the development of real property as required by existing ordinances or by the Land Use Board, there shall be executed a development agreement.

The development agreement shall be executed by the Mayor of the municipality and the landowner, developer and builder and shall be approved as to form, sufficiency and execution by the Land Use Board Attorney and the Township Attorney.

The development agreement shall include, but not be limited to, specification of cash contribution, the method of payment of the same, the relative timing of such payment and the obligation or obligations to be undertaken by the Township of Franklin.

A change in use involving no building construction, other than interior modification or interior structural alteration, with no additional demands for or requirement to construct new or additional off-street parking.

Minor structural changes, such as entry enclosures, porticoes and other structural appurtenances, including roof appurtenances.

Building additions and accessory structures not exceeding 50% of the existing ground coverage area, up to a maximum of 1,000 square feet, and parking additions of up to four spaces, provided that the same do not invade upon any required parking area, front, side or rear yard setback area or otherwise violate any requirements of this chapter.

Wireless telecommunications antennas on existing structures.

A minimum of 5% of the area of the front yard setback shall be planted with street trees and ornamental shrubs.

The site may provide for a shared driveway access and cross access easements with one or more adjacent lots in the HC Zone.

The following architectural standards shall serve to guide the design of a mixed retail commercial and office development in the HC Zone.

Parking standards. Five off-street parking spaces per 1,000 square feet of gross leasable floor area shall be provided, with any excess area to be rounded off to the next highest number of parking spaces for mixed use centers. General or administrative offices (excluding medical) in independent structures shall provide one off-street parking space per 225 square feet of office gross leasable floor area. Medical offices shall provide one off-street parking space per 175 square feet. Where medical and other offices are mixed, the combined parking requirement shall meet the individual requirements for the gross leasable area devoted to each use.

Trash storage/recycling areas must be contained within a fully screened area with an opaque masonry wall or board-on-board wood fence of a minimum height of six feet.

All signs shall comply with the provisions of § 90-59 of this chapter.

All portions of the property not used for off-street parking shall be attractively landscaped with grass lawns, trees and shrubs as approved by the Land Use Board.

Each off-street parking area shall have a minimum landscaped area equivalent to 10% of the parking area, landscaped with approximately 1/2 of said area having shrubs no higher than three feet and the other half having trees with branches no lower than seven feet. Such landscaped areas shall be distributed throughout the parking area in order to break the view of parked cars. Planting along the perimeter of a parking area, whether for required screening or general beautification, will be considered as part of the required parking area landscaping.

No row of parking spaces shall contain more than 20 spaces unless broken by landscaped islands not less than 10 feet in width.

All loading areas shall be landscaped and screened sufficiently to obscure the view of the parked vehicles and loading platforms from any public street or adjacent residential district(s) throughout the year. Such screening shall be by an extension of the building, fence, berm, wall, landscaping or combination thereof.

Shade trees shall be planted at a ratio of one tree per 50 feet of street frontage and may be planted in an informal arrangement.

The landscaping screen required by § 90-57L shall consist of canopy trees (large deciduous trees) with a minimum caliper of 2 1/2 inches to three inches; understory trees with a minimum caliper of two inches to 2 1/2 inches if deciduous (ornamental) trees or a minimum height of six feet to eight feet if evergreen trees; and shrubs with a minimum height of three feet.

Streetlighting of a type supplied by the utility and of a type and number approved by the Township Engineer shall be provided at all street intersections and along all arterial, collector and local streets and anywhere else deemed necessary for safety reasons. Wherever electric utility installations are required to be underground, the applicant shall provide for underground service for streetlighting.

All parking areas and walkways thereto and appurtenant passageways and driveways serving commercial, public, office, multiple-family or other uses having common off-street parking and/or loading areas shall be adequately illuminated for security and safety purposes. The lighting plan in and around the parking areas shall provide for nonglare lights focused downward. The light intensity provided at ground level shall be indicated in footcandles on the submitted site plans and shall average at least 0.5 footcandle at intersections and 0.3 footcandle elsewhere in the area to be illuminated. Lighting shall be provided by fixtures with a mounting height not more than 20 feet or the height of the building, whichever is less, measured from the ground level to the center line of the light source, spaced a distance not to exceed five times the mounting height.

Any outdoor lighting, such as building and sidewalk illumination, driveways with no adjacent parking, the lighting of signs and ornamental lighting, shall be shown on the lighting plan in sufficient detail to allow a determination of the effects upon adjacent properties, traffic safety and overhead sky glow. The objective of these specifications is to minimize undesirable off-premises effects. No light shall shine to interfere with or distract driver vision. To achieve these requirements, the intensity of such light sources, the light shielding and similar characteristics shall be subject to site plan approval.

For every building or use of at least 10,000 square feet of floor area requiring the receipt or distribution in vehicles of materials or merchandise, there shall be maintained on the same premises with such building or use at least one off-street loading space which satisfies the following minimum requirements:

In addition, uses greater than 40,000 square feet of gross floor area shall provide one additional off-street loading space for each additional 40,000 square feet of gross floor area or fraction thereof.

Hard-surfaced sidewalks at least four feet in width shall be provided in such locations as will ensure convenient pedestrian traffic as required by the Land Use Board. Wider widths may be necessary near pedestrian generators, employment centers and commercial uses.

Where sidewalks abut the curb of a parking area, a planting strip with a minimum width of three feet shall be provided between the curb and sidewalk or the sidewalk shall be a minimum width of six feet.

The thickness and type of construction of all sidewalks shall be in accordance with specifications provided by the Township Engineer.

All sidewalks shall provide ramps for adequate and reasonable access for the safe and convenient movement of physically handicapped persons.

Street furniture and site furnishings, such as but not limited to benches, trash receptacles, phone booths, bike racks, etc., shall be employed as needed to create an attractive pedestrian environment and shall be located and sized in accordance with their functional need.

Street furniture and site furnishings shall be compatible in form, material and finish. Style shall be coordinated with that of the existing or proposed site architecture.

Selection of street furniture shall consider durability, maintenance and long-term cost.

All utility systems shall be designed in accordance with accepted engineering practices and with all applicable municipal and state regulations.

All new telephone, electric and cable television service on the property shall be underground.

Extension of electric, gas and other utility distribution lines and cable television lines to new residential buildings within an approved subdivision having three or more building lots or to new multiple-occupancy or townhouse structures shall be made underground. Such extensions of service shall be made by the utility in accordance with the provisions governing and regulating said facility. In areas where there are karst features, underground installations shall include specific provisions to prevent the channeling of subsurface water.

Provision shall be made for the orderly deposit, storage and collection of trash, garbage and other waste material.

Any trash, garbage and waste material stored outside of buildings shall be stored in suitable containers and in fenced or walled enclosures. Said enclosures may adjoin the rear wall of a building or a sidewall of a building which does not face on either a street or a residential district or may be located in the rear yard and apart from the building, provided that all accessory building setbacks are met. Said enclosures shall be screened from view from any adjoining street or property.

Any trash, garbage and waste material shall be so contained as to be protected from the elements and to eliminate potential for accumulation or scattering of debris. Garbage of an animal or vegetable nature, any trash or waste material that would attract vermin and insects and any other waste material which, by its nature, would present a health hazard if exposed to the elements shall be stored in airtight and/or leakproof covered metal containers as may be necessary.