Parsippany-Troy Hills, NJ Outdoor Lighting: Light Trespass & Shielding (2026)

Two provisions of Chapter 430, Zoning, in the Township of Parsippany-Troy Hills speak directly to light crossing a property line. The first is § 430-275L, in the off-street parking design standards, headed Lighting for night use. Adequate lighting must be provided if the off-street parking facilities are used at night, and if the parking facilities abut residential land, the lighting must be arranged and installed so as not to reflect or cause glare on the abutting residential land, in accordance with the performance standards. The second is § 430-284B, Shielding of signs: any sign which is illuminated must be shielded in such a manner as to prevent direct rays of light from being cast beyond the property line of the site.

The performance standard behind the parking rule is § 430-258, which keeps spill light at a minimum objectionable glare to any point beyond the lot line and requires parking and loading areas in use after dark to have maximum shielding and concealment of lighting from adjoining properties. Sign placement adds a physical buffer. Under § 430-284D, no sign may sit in a required buffer area, no sign may be closer than 10 feet to any residential property line, and an illuminated sign must stay at least 20 feet away, with shrubbery or another suitable device provided as a visual barrier between the sign and adjoining residential properties.

Parking areas also carry a screening duty. Under § 430-275E, where parking, loading or service areas are proposed closer than 50 feet to a lot in any residential zoning district, or to a lot with a dwelling as a permitted use, and are not entirely screened visually by an intervening building or structure, a continuous screen must be provided along the lot line in accordance with the buffer and transition requirements of the chapter.

Before a site plan is approved, § 225-50F asks the reviewing board to find that the location, power, direction and time of any outdoor lighting will not have an adverse effect on properties in adjoining residential districts by impairing their established character or potential use.