Application. No new building shall hereafter be erected, and no existing building be altered to increase its floor area or income, employment or occupancy unless and until off-street parking facilities as set forth in the limiting schedule or other sections of this chapter where applicable shall be provided for the storage or parking of passenger motor vehicles for the use of occupants, employees or patrons of buildings erected or for the portion enlarged or altered.

Clear access. The provision of parking and loading spaces shall include adequate driveway and necessary turning areas for handling the vehicles for which provision is made. Parking areas shall be designed to permit each motor vehicle to proceed to and from the parking space without requiring the moving of any other motor vehicles except for a driveway providing access to a private residential garage. Aisles providing access to parking areas shall have the following minimum dimensions:

Nonresidential access. Drives shall be limited to two for any street, except when the frontage exceeds 500 feet, the number of drives may be based on one drive for each 250 feet of property frontage. The centerlines of access points shall be spaced at least 65 feet apart. Each drive shall handle not more than two lanes of traffic; be at least 100 feet from the street line of any intersecting street; and be at least 20 feet from any property line. Curbing shall be either depressed at the driveway or have the curbing rounded at the corners with the access drive connected to the street in the same manner as another street.

Curbing. Parking areas containing six or more spaces and all off-street loading areas shall have concrete curbing around the perimeter in conjunction with a drainage plan. In lieu of concrete curbing, the approving authority may accept equivalent methods of defining the edge of paving, preventing vehicles from encroaching upon nonpaved areas, controlling drainage and guiding traffic circulation. Curbing or any alternative shall be ramped in accordance with the Design Standards for the Physically Handicapped of the New Jersey Department of Transportation.

Buffers. Parking areas for six or more vehicles and loading areas for nonresidential uses shall be buffered from adjoining streets and residential uses and shall meet the standards of Subsection 12-5.2.

Drainage. Facilities shall be installed in accordance with good engineering practice as approved by the Township Engineer and in accordance with the drainage provisions of Subsection 12-5.3. Where subbase conditions are wet, springy or of such nature that surfacing would be inadvisable without first treating the subbase, these areas shall be excavated to a depth of at least 12 inches below the subgrade and filled with a suitable subbase material as determined by the Township. Where required by the Engineer, a system of porous concrete subsurface drains shall be constructed beneath the paving and connected to a suitable drain. Parking spaces shall have a minimum grade of 1.0%.

Surfacing. Surfacing shall be approved as part of the plan approval. Areas to experience heavy traffic, e.g., driveways and loading areas, shall be paved over a stable subbase with not less than four inches of compacted, plant-mixed bituminous stabilized base course in layers of not more than two inches compacted thickness, or equivalent, plus a minimum two-inch thick compacted thickness, or equivalent, plus a minimum two-inch thick compacted wearing surface of bituminous concrete (FABC) or equivalent. Areas to experience lighter traffic, e.g., parking spaces, shall have paving of three inches of compacted base course and 1.5 inches compacted wearing surface of the same material. All shall be constructed in accordance with the Standard Specifications of the New Jersey Department of Transportation. Speed bumps or similar devices which have the intent of providing physical obstruction to inhibit speeding, consisting of raised or depressed portions of driveways in off-street parking areas, shall not be permitted.

Landscaping. Landscaping within parking and loading areas shall be shown on the site plan, including the buffer requirements in Subsection 12-5.2. Trees shall be spaced so as not to interfere with driver vision, have branches no lower than eight feet and be placed at the rate of at least one tree for every 10 parking spaces. All areas between the parking area and the building shall be landscaped with trees, shrubs and ground cover. Any plantings which do not live, shall be replaced within one year or one season. A majority of the parking spaces for lots with more than 50 cars shall be obscured from streets by buildings, landscaped berms, natural ground elevation or plantings, singly or in combination.

Size of stall. An off-street space available for the parking of a motor vehicle and which in this chapter is held to be an area should be at least 10 feet wide and 20 feet long, exclusive of passageways and driveways appurtenant thereto and giving access thereto. Entrance and exit roadways shall not be computed as parking space except for single-family residences. No area in existing right-of-way areas in public roads shall be used to satisfy the parking space requirements.

Minimum parking requirements. The number of parking spaces for each use shall be determined by the number of dwelling units, the amount of gross floor area as defined in this chapter or such other measure as noted below. Where a particular function contains more than one use, the total parking requirements shall be the sum of the component parts, unless indicated otherwise.

Location.

Lighting. Lighting used to illuminate off-street parking areas shall be arranged to reflect the light away from residential premises and public streets and shall be in accordance with Subsection 12-5.8.

Handicapped parking.

Loading space. Off-street loading spaces shall have 15 feet of vertical clearance and shall be designed in accordance with the following schedule, except that the loading space may be reduced to 40 feet in length in cases where the site is to be serviced by vans or smaller trucks with less than four axles and when the site plan is approved by the Board:

Minimum loading requirements. Adequate off-street loading and maneuvering space shall be provided for every use. The minimum number of spaces shall be based on the following schedule. Those uses not listed shall provide sufficient spaces as determined under site plan review.

Loading and unloading timetable. Where the separate designation of a specific loading space is not required for an activity, the required off-street parking area shall not be used for loading and unloading purposes except during hours when normal business operations are suspended.

Fire lanes. The Fire Official shall require and designate public or private fire lanes as deemed necessary for the efficient and effective use of fire apparatus. Fire lanes shall be a minimum of 18 feet in width.

Fire department access roadways. Fire Department access shall be provided and maintained to all buildings undergoing construction, alteration or demolition. Fire Department access roadways shall be of an approved surface material capable of providing emergency access and support at all times. Fire Department access roadways shall be a minimum of 18 feet in unobstructed width.

Village parking trust account. In the event that an applicant in the "TC" or "TCI" District has insufficient land for 100% of the required off- street parking spaces in accordance with Subsection 12-5.10j, based on the proposed permitted use or uses of the site, the Approving Authority may approve the application conditioned upon the applicant installing the parking spaces for which there is sufficient land and contributing $2,500 for each additional parking space omitted, up to the required number, to a Village Parking Trust Account maintained by the Township specifically for the periodic purchase, lease, acquisition and/or maintenance of off-street parking lots to serve the "Village" area, under the following terms and conditions: