City of Northfield - General Requirements

Air Pollution
No substance shall be emitted into the atmosphere in quantities which are injurious to human, plant or animal life or to property, or which will interfere unreasonably with the comfortable enjoyment of life and property anywhere in the municipality. All provisions of the New Jersey Air Pollution Control Code,[2] as amended and as augmented, and all the following provisions stated, whichever shall be more stringent, shall be complied with.

(a) Smoke. In any zone, no smoke, the shade or appearance of which is darker than No. 1 of the Ringelmann Smoke Chart, shall be emitted into the open air from any incinerator or fuel-burning equipment; provided, however, that smoke emitted during the cleaning of a fire box or the building of a new fire, the shade or appearance of which is no darker than No. 2 of the Ringelmann Smoke Chart, may be permitted for a period or periods aggregating no more than three minutes in any 30 consecutive minutes.

(b) Solid particles.

[1] In any residential zone, no discharge of solid particles through a stack, duct or vent shall be permitted that is greater than 50% of the allowable emission in pounds per hour established by Chapters 7 and 8 of the New Jersey Air Pollution Control Code.

[2] In any other zone, except industrial zones, the allowable discharge shall be 75% of the allowable emission permitted by the New Jersey Air Pollution Control Code.

[3] In the industrial zone, the allowable discharge shall be the allowable emission permitted by the New Jersey Air Pollution Control Code.
[4] No open burning shall be permitted in any zone.
[5] All incinerators shall be approved by the State Department of Environmental Protection.

[6] Any road, parking area, driveway, truck loading or unloading station, or any other exterior area having a substantial movement of vehicles or equipment shall be paved or otherwise stabilized during construction sufficient to prevent the generation of dust from the movement of such vehicles or equipment.

(c) Odors. In any zone, no odorous material may be emitted into the atmosphere in quantities sufficient to be detected without instruments. Any process which may involve the creation or emission of any odors shall be provided with a secondary safeguard system, so that control will be maintained. Table 1 (Odor Thresholds in Air) in Part 1 (Odor Thresholds for 53 Commercial Chemicals) of "Research on Chemical Odors," copyrighted by the Manufacturing Chemists Association, Inc., Washington, D.C., shall be used as a guide in determining quantities of offensive odors.

Animals and Fowl
No person shall have or keep in his possession large farm animals, wild animals, small animals, rodents or fowl in accordance with Chapter 97, Animals, Article II, of the City Code.

Application of Regulations
A. No building or structure shall be erected and no existing building shall be moved, structurally altered, added to or enlarged, nor shall any land or building be designed, used, or intended to be used, for any purpose or in any manner other than as specified among the uses hereinafter listed as permitted in the zone district in which such building or land is located and meeting the requirements as set forth in Attachment 6. In the event of any such unlawful encroachment or reduction, such building shall be deemed to be in violation of the provisions of this chapter and the certificate of occupancy for such building shall thereupon become null and void.

B. No building shall be erected, no existing buildings shall be altered, enlarged or rebuilt, nor shall any open space surrounding any building be encroached upon or reduced in any manner, except in conformity to the yard, lot area, building location, percentage of lot coverage, off-street parking space, and such other regulations hereinafter designated in this chapter for the zone district in which such building or open space is located.

C. No off-street parking area, loading or unloading area provided to meet the minimum off-street parking, loading or unloading requirements for one use or structure shall be considered as providing off-street parking, loading or unloading area for a use or structure on any other lot, unless specifically permitted elsewhere in this chapter.

D. No subdivision may be approved unless each lot contained in said subdivision complies with all the requirements of the zone district in which said lot is located, or unless a variance has been granted therefrom.

E. No use shall be considered a permitted use or a conditional use in a zone district unless included as such in the particular zone district.

Blocks
A. The block length, width, and acreage within bounding roads shall be such as to accommodate the size and dimensions of lots required for the zoning district by this chapter and to provide for convenient access, circulation control, and safety of vehicles and pedestrians.

B. Block lengths may vary between 400 feet and 2,000 feet, but blocks along other than local collector streets shall not be less than 1,000 feet long.

C. Interior crosswalks with a right-of-way 20 feet wide containing a sidewalk of four feet or greater in width and fenced on both sides may be required for blocks longer than 1,000 feet from the ends of the culs-de-sac to adjacent streets and elsewhere as required by the public convenience, including the provision of walks giving access to schools, playgrounds and shopping centers without the necessity of crossing traffic thoroughfares.

D. For commercial, group housing or industrial use, block size shall be sufficient to meet all area and yard requirements for such use.

Boats and Recreational Vehicle Storage and Parking
The outdoor storage of an unoccupied recreational vehicle, motor home, travel trailer, camper or small boat shall be permitted on single-family properties, provided that:

A. Recreational vehicles, campers or small boats shall not exceed 28 feet in length and eight feet in width.

B. Only one such recreational vehicle and one small boat shall be permitted to be stored outdoors at any single-family residence.

C. No such vehicles stored in accordance with this section shall be occupied, and such vehicles shall not be provided with utility connections.

D. Permanent or temporary overnight occupancy or use of a travel trailer, motor home, boat or recreational vehicle is not permitted in any zone, except that, in emergency situations, such occupancy or use may be permitted by the City Council for a period not to exceed 60 days. For good cause shown, the Council may extend the period of occupancy.

E. Boat and boat trailer parking. The parking of boats and/or boat trailers shall be prohibited on any public street within the City of Northfield from October 1 through and including May 1 of each and every year. Between May 2 and September 30 of any year, it shall be lawful for any person to park a boat or boat trailer on any public street in the City of Northfield. The owner or operator of said boat or boat trailer must own or lease the property in front of which said boat or boat trailer is so parked. Any boat of 28 feet or less shall be permitted to park on site for extended periods of time, provided one on-site parking space remains for vehicle parking.

F. It shall be unlawful for any person to park on any public street in the City of Northfield any recreational vehicle, camper, motor home, or travel trailer for a continuous period of more than 48 hours in such places as parking is authorized. Additionally, the owner of said recreational vehicle, camper, motor home, or travel trailer must own or lease the property in front of which said recreational vehicle, camper, motor home, or travel trailer shall be permitted to park on site for extended periods of time, provided one on-site parking space remains for vehicle parking, provided it is not utilized for human habitation.

Buffer and Screening Requirements in Transition Areas
A. Buffers shall be required for tracts fronting on arterial and collector streets, namely on the perimeter of all tracts within N-B Neighborhood Business, C-B Community Business, R-C Regional Commercial, O-P Office Professional, O-PB Office Professional Business, C-MF Commercial-Multifamily Zone and R-SC Senior Citizen Residential, around parking lots and unloading areas, and of nonresidential uses where the municipal agency determines that a proposed development should be screened or separated from adjacent users and from public view.

B. A buffer shall include an area which is topsoiled and containing ground cover, seed, and/or sod and appropriate plantings of evergreen and deciduous trees and shrubs. Where buffers are required, the buffer shall be a minimum of three feet in width and located within common open space areas. In no case shall part of the yard area assigned to a building or a dwelling be considered as part of the buffer.

(1) A landscaped buffer screen, where required, shall comply with the following minimum standards:

(a) Shrubs and trees required as buffer elements shall be comprised of a variety of species approved by the municipal agency and shall conform to the current American Standard for Nursery Stock sponsored by the American Nursery and Landscape Association.

(b) Where a commercial, business, office or industrial use abuts an existing, conforming residential use, a landscaped buffer shall be required along the perimeter and within the commercial, industrial, office or business use lot in conformance with the district regulations in Article XI of this chapter.

(c) Preexisting vegetation and trees shall be preserved and incorporated into the landscaped buffer, provided that additional plantings will be incorporated to comply with the minimum standards above.

(d) A berm may be used as part of the landscaped buffer screen, in which case the landscaping requirements may be reduced in minimum height and quantity, provided a suitable and attractive visual screen is maintained. The berm shall not be less than three feet horizontally. The design shall be reviewed by the City Engineer and the municipal agency.

(e) The intensity of the buffer screen may be reduced by the municipal agency if it is found that the proposed use is visually attractive and not detrimental to the appearance of the neighboring uses.

(f) Within a buffer area, no use, activity or sign shall be established other than the following:

[1] Driveways which are necessary to provide proper means of ingress and egress for parking areas. Driveways, when located in a buffer, shall provide direct access from the road or right-of-way line to the nearest nonbuffered area. Loop or peripheral roads shall not be located within a buffer area.

[2] Directional signs in conjunction with said driveways which are necessary for the proper guidance and control of vehicular traffic, provided that not more than one such sign is erected in conjunction with each driveway.

C. Within buffer areas required by Subsection A above, there shall be provided screening in accordance with the following regulations:

Figure 1

Standard Screening

Double Staggered Rows of Approved Evergreen Trees

(1) Except as otherwise provided herein, the screening area shall be a minimum of 15 feet in width and shall be planted with evergreen trees approved by the municipal agency and the City Engineer. Trees shall be planted in two staggered rows seven feet apart and shall be between six feet and eight feet in height and shall conform to the current Standard for Nursery Stock of the American Nursery and Landscape Association. Within each row, the trees shall be planted on six-foot centers. The municipal agency may vary the spacing of the trees depending upon the species and the size of the specimens.

(2) In cases where it is determined to be desirable by the municipal agency, evergreen trees planted with a minimum height of four feet may be substituted for the six-foot trees required under this section, provided that the developer shall install a solid six-foot-high stockade fence along the outside of the required screening strips in accordance with § 215-95 prior to commencing the construction of improvements on the site. The spacing of the trees may be varied by the municipal agency depending upon the size and species of the specimen to be used.

(3) Where suitable trees exist within a screening area, they should be retained and supplemented with shade-tolerant evergreen trees to provide the equivalent of the required screening as determined by the municipal agency.

(4) Where all proposed buildings, parking areas, and other improvements are located 100 feet or more from a property line abutting a residential zone or use, the Planning Board may permit a screening area 10 feet in width planted with a single row of evergreen trees in a location approved by the municipal agency planted on five-foot centers with a minimum height of six feet to eight feet of a type and species to be substituted for the screening area required in Figure 1 (see Figure 2 below). Spacing requirements for the buffer plantings may be varied by the municipal agency depending upon the size and species of the specimens to be used.

Figure 2

Modified Screening

Single Row of Approved Evergreen Trees

(5) The required height for a screening area shall be measured in relationship to the elevation of the land at the nearest required rear, side or front yard setback line of the abutting residentially zoned properties. Where the average ground elevation of the location at which the screening strip is to be planted is less than the average ground elevation at the nearest required rear, side or front setback line of the abutting residentially zoned property, the municipal agency may require the height of trees planted in the required screening strip to be increased by an amount equal to the difference in elevation. Where the average ground elevation of the location at which the screening strip is to be planted is greater than the average ground elevation at the nearest required rear, side or front setback line on the abutting residentially zoned property, the municipal agency may permit the height of trees planted in the required screening strips to be decreased by an amount equal to 1/2 the difference in elevation, except that in no case shall the required height be reduced to less than four feet.

(6) All trees in a screening area shall be watered weekly through the first growing season. The developer shall construct a six-inch-deep earth saucer six inches outside the drip line of each tree to hold water and fill it with woodchips or other suitable mulch. Trees shall be nursery grown, balled and bagged, sheared and shaped, of the required height, and planted according to accepted horticultural standards.

(7) At the following locations within required screening areas, evergreen shrubs with a maximum mature height of 30 inches or less, approved by the municipal agency as to type, location and spacing, shall be provided in lieu of the evergreen trees specified above:

(a) Within sight triangle easements.
(b) Within 25 feet of intersections where sight triangle easements are not provided.
(c) Within 25 feet of access drives.

(8) Waiver. The municipal agency, after favorable recommendation by the City Engineer and the Shade Tree Commission, and after examination and review, may waive, fully or partially, provisions of this section in heavily wooded areas, in areas unsuitable for plantings or because of other exceptional conditions, and/or may require supplementary plantings. In cases where plantings are deemed not necessary, the payment representing the cost of said improvement shall be made by the developer to a Shade Tree Planting Fund to be established and maintained by the City for public rights-of-way.

Bulk Storage
A. In zoning districts where bulk storage is a permitted accessory use, the following minimum requirements shall apply:

(1) No bulk storage of material or equipment shall be permitted in any required front yard area or within 50 feet of any public street, whichever is greater.
(2) No bulk storage of materials or equipment shall be permitted between any side or rear lot line and the required side or rear setback line.
(3) All bulk storage areas shall be screened from public view by means of suitable fencing and/or evergreen plantings as required by the municipal agency. Where the property is adjacent to a residential zone or use, the screening shall meet the minimum requirements of § 215-85 of this chapter and a six-foot chain-link fence or equivalent shall be provided.

B. No fence used to screen a bulk storage area shall be placed closer to any property line than the distance constituting the required front, side, or rear setbacks, and all setback areas shall be landscaped in accordance with the requirements of § 215-85 of this chapter.

C. All service roads, driveways and bulk storage areas shall be paved with bituminous concrete or other surfacing material, as required by the municipal agency, which shall be of sufficient strength to handle the anticipated use.

D. In no instance shall on-site bulk storage of material exceed the height of 10 feet.

E. No heavy equipment shall be operated or parked closer to the front property line than the required front setback plus 20 feet, except as same may be in transit to or from the site.

Bulkheading
A. All development on tidal lagoons, navigable waterways, or other bodies of water, either existing or proposed, shall provide for bulkheading. All development on nontidal bodies of water, either existing or proposed, shall provide for bulkheading or other appropriate permanent bank stabilization, acceptable to the municipal agency. In no case shall bank slopes, bulkhead, rip-rap, revetments, or other elements of bank stabilization be located within required minimum yard areas.

B. Bulkheads may be constructed of treated timber, reinforced concrete, marine alloy steel or other material in accordance with approved details (if adopted) and a detailed design to be submitted by the developer in each case for approval by the City Engineer, and such other approval authorities, including, but not limited to, the United States Army Corps of Engineers, as may be necessary.

C. The municipal agency may consider waiver and/or modification of this requirement when necessary to preserve wetlands or other natural features, provided that minimum lot sizes may be maintained and that all development may be made reasonably secure from erosion.

Clearing and Grading
A. All grading, excavation or embankment construction shall be in accordance with the approved final plat and shall provide for the disposal of all stormwater runoff and such groundwater seepage as may be encountered. All clearing, excavation and embankment construction shall be in accordance with the applicable requirements of the New Jersey Department of Transportation Standard Specifications. No excavated material may be removed from the site except in accordance with an approved final plat nor without the prior approval of the City Engineer. Where borrow excavation materials from off-site sources are required to complete the necessary grading, such material shall meet the requirements of the Standard Specifications for Borrow Excavation, Zone 3, and shall be subject to the approval of the City Engineer. All trees to be saved must have a snow fence erected at the drip line of the tree.

B. Material which the City Engineer judges unsuitable for use in roadway embankment may be used for grading outside the roadway right-of-way or in building areas with the permission of the City Engineer and the Construction Official (for building areas). Any unsuitable material which cannot be satisfactorily utilized on the site shall be removed from the site and disposed of at a place to be provided by the developer.

C. At major developments, a maximum "critical footprint area" extends 20 feet beyond the driveway and building footprint, where clearing of trees cannot occur.

D. All construction layout and grading stakes shall be set by a licensed professional land surveyor employed by the developer or his contractor.

E. All rough grading must be completed prior to the construction of roadway subgrade. All sidewalk areas and slope areas must be fully graded prior to the construction of finished pavements or pavement base courses.

F. To preserve the integrity of pavements, embankments and excavations for streets or roadways shall be provided with slopes no steeper than one foot of vertical rise for every three feet of horizontal distance.

G. Such slopes shall be suitably planted with perennial grasses or other ground cover plantings in accordance with the plans approved by the municipal agency.

H. In areas where excavations or embankments would extend significantly beyond road rights-of-way, thereby causing disruption to the natural environment of the development, the municipal agency may, upon the application of the developer, consider or may, upon its own initiative, direct the use of terraces, retaining walls, crib walls or other means of maintaining roadway slopes.

(1) In any event, the entire roadway right-of-way shall be fully graded and any retaining walls, crib walls or terraces shall be located outside of the roadway right-of-way and their maintenance shall be the responsibility of the owner of the property on which they are constructed.

(2) The developer shall make suitable provisions in the instruments transferring title to any property containing such terraces, retaining walls or crib walls and shall provide a copy thereof to the municipal agency and the City Clerk.

(3) All graded areas within or outside of the roadway right-of-way shall be neatly graded, topsoiled, fertilized and seeded to establish a stand of perennial grasses.

I. Top of slopes in excavations and the toe of slopes in embankment areas shall not extend beyond the right-of-way line or, where provided, the exterior line of the six-foot-wide shade tree and utility easement required herein.

(1) Sidewalk and easement areas shall slope at 2% to the top of the curb elevation, and sidewalk construction shall conform to this slope.

(2) In general, sidewalks shall be constructed three feet from the face of the curb.

J. Lot grading. Lots shall be graded to secure proper drainage and to prevent the collection of stormwater. Said grading shall be performed in a manner which will minimize the damage to or destruction of trees growing on the land. Topsoil shall be provided and/or redistributed on the surface as cover and shall be stabilized by seeding or planting. Grading plans shall have been submitted with the preliminary and final plats, and any departure from these plans must be approved in accordance with the requirements of this chapter for the modification of improvements. Grading shall be designed to prevent or minimize drainage to structures or improvements when major storms, exceeding the design basis of the storm drainage system, occur.

(1) Wherever possible at major developments, the land shall be graded so that the stormwater from each lot shall drain directly to an interior yard drainage designed in accordance with the standards for drainage facilities. If it is impossible to drain directly to interior yard drainage, it shall drain to the street.

(2) Unless otherwise required by the Standard Specifications, all tree stumps, masonry and other obstructions shall be removed to a depth of two feet below finished grade.

(3) The minimum slope for lawns shall be 3/4 of 1% and for smooth, hard-finished surfaces, other than roadways, 4/10 of 1%.

(4) The minimum grade for lawns within five feet of a building shall be 2%, and the maximum grade for lawns within five feet of a building shall be 10% and for lawns more than five feet from a building, 25%.

(5) Retaining walls installed in slope-control areas shall be constructed of heavy, treated timber or logs, reinforced concrete, other reinforced masonry or of other construction acceptable to the City Engineer and adequately designed and detailed on the final plat to carry all earth pressures, including any surcharges. The height of retaining walls shall not exceed 1/3 of the horizontal distance from the foundation wall of any building to the face of the retaining wall. Should the City adopt, subsequently to this chapter, standard details for such construction, the same shall govern.

(6) The developer shall take all necessary precautions to prevent any siltation of streams during construction. Such provisions may include, but are not limited to, construction and maintenance of siltation basins or holding ponds, and division berms through the course of construction.

Commercial Vehicles
A. No commercial motor vehicle having a rated manufacturer's carrying capacity greater than 1 1/2 tons shall be parked or stored overnight on any occupied property which is primarily used for residential purposes or on any property in a residentially zoned area, except for vehicles engaged in construction parked or stored on an active construction site. This provision shall not apply to passenger automobiles with commercial motor vehicle registration.

B. Commercial vehicles, such as, any campers, travel, vacation or house trailer, vacation house, truck, half ton or larger in size, which is commercially registered; panel van; tractor; trailer, semitrailer; jitney; bus; or omnibus, plus commercial vehicles in excess of 10,000 pounds gross vehicle weight (GVW) as rated by the manufacturer shall not be permitted to park on residential streets between 11:00 p.m. and 6:00 a.m.

C. The aforementioned regulations for commercial vehicle storage shall not apply to vehicles located on and necessary to the operation of a farm.

Concrete Requirements A. All concrete used in any subdivision or site improvement shall be prepared in accordance with the requirements of the Standard Specifications for the various classes of concrete used, except that the twenty-eight-day compressive strength of the concrete used shall not be less than the following:

Type of Concrete	Strength (pounds per square inch)
Class A	5,000
Class B	4,500
Class C	4,000
Class D	3,500

B. Concrete shall be cured with a compound in accordance with the following methods or materials:

(1) Methods of application. The compound shall be applied in a continuous uniform film by means of power-operated pressure spraying or distributing equipment at the rate directed by the Engineer, but not less than one gallon per 200 square feet of surface. The equipment for applying the compound shall provide for adequate agitation of the compound during application and must be approved by the Engineer before work is started. If the compound becomes too thick for satisfactory application during cold weather, the material may be warmed in a water bath at a temperature not over 100° F. Thinning with solvents will not be permitted. Should the method of applying the compound produce a nonuniform film, its use shall be discontinued and the curing shall be done by another method approved by the Engineer that will conform to the requirements for curing concrete.

(2) Materials for curing: liquid compound, clear or translucent. Clear or translucent liquid curing compound shall consist of a blend of resins and other suitable materials held in solution in a volatile solvent. It shall not separate on standing, shall be nontoxic, and shall become dry to touch within four hours after being applied to the concrete under ordinary conditions. Acceptance for continued use also will be based upon satisfactory field performance.
(3) Consistency. The consistency of the compound shall be such that it can be applied to the concrete in the amount specified, as a fine spray by means of an atomizing nozzle.

(4) Character of film. The compound shall adhere to damp, vertical or horizontal concrete surfaces forming a continuous coherent film when applied at the specified rate. When dry, the film shall not be tacky or track off the concrete when walked upon, nor impart a slippery condition to the surface.

(5) Color. The compound shall produce no darkening or changing of the color of the concrete to which it is applied. It shall, however, be of such a nature or so treated that the film will be distinctively visible for at least four hours after application. Any coloring matter added to the compound shall be a fugitive organic dye of a color approved by the Engineer. All trace of this color shall be indistinct 30 days after application.

(6) Reaction with concrete. The compound shall not react deleteriously with the wet concrete and shall form a superficial layer over the surface thereof.

(7) Moisture retention. When tested in accordance with current ASTM Designation C156, the moisture loss shall be not more than 0.055 gram per square centimeter of the mortar specimen surface, based on the amount of water in the mortar at the time the curing material is applied.

Conservation Easements
(1) Conservation easements may be required along all drainage and stormwater rights-of-way in the development and may be required also along ponds, marshes, swamps and streams or other watercourses along which drainage rights-of-way are not required. Such easements are intended to help prevent the siltation of streams and other courses and adjacent lands.

(2) The land subjected to a conservation easement shall be a strip at least 25 feet but not more than 100 feet in width independently located or running adjacent to each side of any required drainage or stormwater right-of-way.

(3) Such conservation easement shall contain provisions to restrict the removal of trees and ground cover except for the following purposes: removal of dead or diseased trees; thinning of trees and other growth to encourage a more desirable growth; removal of trees to allow for structures designed to impound water; and removal of trees in areas to be flooded for the creation of ponds or lakes.

(4) The easements shall also prohibit filling or grading of the lands or the disposal of refuse or waste material of any type within the limits of the easement.

(5) The easement shall be indicated on the plat and shall be marked on the land by iron stakes wherever the lines of such easement change direction or intersect lot lines.

Contiguous Lot Ownership
Where two or more lots, created by the filing of a map pursuant to the Map Filing Law (N.J.S.A. 46:23-9.9 et seq.) prior to establishment of the Planning Board, have any contiguous lines and are in single ownership and one or more of the lots is nonconforming in any aspect, the lots involved shall be considered to be an undivided parcel for the purposes of this chapter and no portion of said parcel shall be conveyed or divided except through the filing of an approved subdivision in accordance with the provisions of this chapter.

Corner Lots
A. On all corner lots, the depth of all yards abutting on streets shall not be less than the minimum front yard depth required on all adjoining interior lots fronting on such street. However, provisions of this section shall not apply so as to reduce the buildable width to less than 50% of any lot less than 100 feet in width. No corner lot setback shall, in any case, be less than 20 feet unless otherwise permitted in this chapter.

B. Where the corner lot abuts interior lots located in an adjoining zone district having lesser front setback requirements, buildings may assume the minimum front setback dimension of the adjoining zone district only if the adjoining zone is immediately adjacent and contiguous to the property and the proposed building is to be situated within 100 feet of said adjacent zone district.

C. Lot lines of corner lots that are coexistent with side lines of abutting lots shall be considered side lines.

D. Lot lines of corner lots that are coexistent with rear lines of adjoining lots shall be considered rear lines.

E. Lot lines of corner lots that are coexistent with lot lines of adjoining corner lots shall be considered side lines.

F. Each street frontage of a corner lot shall conform to the minimum required frontage for a corner lot in the applicable zone district as specified in the Schedule of Yard, Area and Building Requirements.

Curbs and Gutters
A. Curbing shall be required on all streets adjoining the proposed land development.

B. Any existing pavements damaged by curb construction shall be repaired to the standards herein and/or as shown on the final plat.

C. Where one side of the development boundary is along an existing street, the curb and/or curb and gutter shall be constructed only on the development side.

D. Curb cuts or flush curbs with curb stops are permitted in order to allow vegetated swales to be used for stormwater conveyance and to allow the disconnection of impervious areas.

E. The following type of curb shall be constructed:

(1) Concrete curb shall be eight inches wide at its base and not less than six inches wide at its top.
(2) Its height shall not be less than 18 inches, constructed to show a vertical face above the roadway pavement of six inches.

(3) It shall be constructed by use of suitable lumber or metal forms, true to line and grade, and open joints shall be provided at intervals of 10 feet and half-inch bituminous expansion joints every 20 feet.

(4) Curb and/or combination curb and gutter shall be constructed of Class B concrete, air-entrained, in accordance with the requirements of the standard specifications.

(5) Curbing shall be laid in a workmanlike manner as directed and approved by the City Engineer.

(6) At places where a concrete curb abuts portland cement concrete pavement, joints in the curb shall be placed to match the paving joints and intermediate joints shall be placed so as to create equal curb panels not longer than 20 feet.

(7) When concrete combination curb and gutter is required, the gutter shall be eight inches thick and shall be constructed of Class B air-entrained concrete. Joints in the gutter shall be formed simultaneously with joints on the curb.

(8) Curb and combination curb and gutter cross sections shall be as shown in Figures 3 and 4.
(9) The requirements of the Standard Specifications regarding curing precautions must be strictly observed.

F. The curb at all delivery openings shall be depressed at the front of the curb to a point 1 1/2 inches above the finished pavement.

G. The rear top corner of this curb shall have a radius of 1/4 inch, and the front top corner shall have a radius of one inch.

H. Curb openings shall be in such width as shall be determined by the City Engineer, but in no case less than 16 feet at the edge of the pavement.

I. Use of combination curb and gutter will be allowed in all areas.

J. Timing of curb construction. In areas with bituminous concrete pavements, required curb and/or curb and gutter shall be constructed prior to the construction of the bituminous base courses. Any required repairs to curbs and/or combination curb and gutter which are not suitable for acceptance shall be made prior to construction of the final pavement wearing course. In those areas having portland cement concrete pavement, the curb shall be constructed after the construction and curing of the portland cement concrete pavement.

K. Alternate curb types may be necessary or desirable in certain instances. For example, these may be required by the municipal agency on the perimeter of channelizing islands or in the areas of unusually heavy gutter drainage flow, or may be desired by the developer for decorative purposes or to preserve vegetation (e.g., granite block curb, rolled concrete curb, etc.).

(1) If alternate curb types are to be permitted, an appropriate construction detail shall be submitted for approval with the preliminary and final plats.

(2) Continuous slip-formed curb or combination curb and gutter may be permitted if such is considered to be acceptable by the City Engineer.

(3) The use of continuous slip-formed curb or combination curb and gutter may only be permitted if the applicant submits for review and approval details and specifications concerning equipment, materials, and methods proposed for use and if the City Engineer has inspected the installation and tested and approved a suitable sample section of such curb or combination curb and gutter.

(4) In the event the City Engineer does not approve the sample section of curb or combination curb and gutter, the developer shall remove the sample section and replace it with a type of curb or curb and gutter permitted by this chapter or such other alternate as may be approved by the municipal agency.

Drainage Easements
(1) If the property on which a proposed development is to be located is or is proposed to be traversed by a drainage facility of any kind, including a pipe, channel, stream, or swale, the municipal agency may require that a stormwater and drainage easement or right-of-way along said facility be provided by the developer, conforming substantially with the lines of such facility.

(2) If existing land drainage structures such as french drains are encountered during the course of construction of any development, such drainage structures shall either be removed entirely or a revised final plat showing the location of such drainage structures and accompanied with detailed cross sections thereof shall be filed with the City Engineer for consideration by the municipal agency. The municipal agency, after consulting its engineer and other appropriate agencies, shall either require a drainage easement, require that the structure be removed in part or in its entirety, or recommend such other action to the governing body as it deems appropriate.

(3) All easements shall be shown on the final plat with a notation as to the purpose and restrictions of the easement. Easement lines of the final plan shall be shown with accurate dimensions and bearings unless the easement lines are parallel to or concentric with lot lines.

(4) The land which is the subject of an easement or right-of-way shall, in the case of storm drains or constructed channels, be of a suitable width meeting the requirements for design of drainage facilities, or be a strip which conforms substantially to the floodplain of any watercourse along both sides of the watercourse to a width of 35 feet in each direction from the center line of the watercourse, whichever is the greater; except, however, that if the location of such watercourse is at or near the boundary of the subdivision, the dimensions of the easements and right-of-way shall be modified to retain it within the confines of the development.

(5) Said easement and right-of-way shall include provisions assuring the following:

(a) Preservation of the channel of the watercourse.

(b) Except in the course of an authorized drainage improvement, prohibition of alteration of the contour, topography or composition of the land within the easement and right-of-way.

(c) Prohibition of construction within the boundaries of the easement and right-of-way which will obstruct or interfere with the natural flow of the watercourse.

(d) Reservation of a public right-of-entry for the purpose of maintaining the storm drain, drainage channel or the natural flow of drainage through the watercourse, of maintaining any and all structures related to the exercise of the easement and right-of-way and of installing and maintaining a storm or sanitary sewer system or other public utility.

Driveway Aprons
Driveway aprons shall be required between the curbline and the sidewalk or right-of-way line. They shall be six inches of concrete reinforced with welded wire mesh (6x6-10/10) according to specifications required for curbing described in § 215-90E(4).

Driveways and Access Aisles
A. All entrance and exit driveways to public streets shall be located to afford maximum safety to traffic on the public streets

B. Whenever possible, any exit driveway or driveway lane shall be so designed with regard to profile, grading, and location to permit the following recommended sight distance measured in each direction along the public street. The measurement shall be from the existing driveway immediately outside of the right-of-way line.
See § 215-92B for detailed information.

C. The dimensions of driveways shall be designed to adequately accommodate the volume and character of vehicles anticipated to be attracted daily onto the land development for which a site plan is prepared.

(1) Driveway dimensions. The required minimum and maximum dimensions for driveways are indicated in the following table: see § 215-92C(1) for detailed information.

(a) Driveways serving large volumes of traffic shall be required to utilize high to maximum dimensions.
(b) Driveways serving low traffic volumes shall be permitted to use low to minimum dimensions.

(2) Number of driveways. The number of driveways provided from a site directly to any one municipal street shall be recommended as follows: see § 215-92C(2) for details.

D. No driveway to or from a parking area shall be located closer than 100 feet to the nearest right-of-way line of an intersection collector or arterial street. However, no major use such as a shopping center or office complex, which in the opinion of the municipal agency will generate large traffic volumes, shall be located closer than 200 feet to the nearest right-of-way line of an intersection of a collector or arterial street.

E. No part of any driveway from a nonresidential parking area may be located within the minimum side yard setback area required in the Schedule of Yard, Area and Building Requirements;[1] however, upon application to the municipal agency and approval of the design by the Board Engineer, the municipal agency may permit a driveway serving two or more adjacent sites to be located on or within 10 feet of a side property line between the adjacent sites.

F. Driveway angle, one-way operation. Driveways used by vehicles in a one-way direction of travel (right turn only) shall not form angles smaller than 45° with the public street, unless acceleration and deceleration lanes are provided.

G. Driveway angle, two-way operation. Driveways used for two-way operation will intersect the public street at any angle as near 90° as site conditions will permit, and in no case shall the angle be less than 60°.

H. Parking areas for 25 or more cars and access drives for all parking areas on arterial highways shall provide curbed return radii of not less than 15 feet for all right-turn movements and left-turn access from one-way streets and concrete aprons on entrance and exit drives.

I. Parking areas for fewer than 25 cars may utilize concrete aprons without curb returns at entrance and exit drives which are not located on a minor arterial or principal arterial highway.

J. Access drives for single- and two-family dwellings shall utilize concrete aprons without curb returns, regardless of size or location.

(1) Such drives shall have a minimum width of 10 feet and a maximum width of 12 feet when they provide access to a one-car garage (or when there is no garage); or a maximum width of 24 feet when they provide access to a two-car (or larger) garage.

(2) Concrete aprons shall be paved as provided by § 215-89 of this chapter.

(3) Stone driveway beyond the required concrete apron area shall be six inches deep consisting of a four-inch compact gravel level above the subsoil and a two-inch level of three-eighths-inch or three-fourths-inch chip granite stone placed thereon. There shall be placed a sheet(s) of polypropylene between the four-inch compact gravel and the subsoil.

(4) Driveways and access aisles may use pervious paving materials to minimize stormwater runoff and promote groundwater recharge, as approved by the Municipal Engineer.

K. The maximum curb depression width for single dwellings shall be the driveway width plus four feet, but not more than 25 feet.

(1) For all other uses, the maximum curb depression width shall be the driveway width plus 10 feet, but not more than 35 feet.
(2) All concrete should be constructed as provided by the appropriate section of this chapter.

L. Where a driveway connecting to a public street serves traffic from parking areas of a major traffic generator, acceleration and/or deceleration lanes may be required in accordance with the Geometric Design of Rural Highways 1965, American Association of State Highway and Transportation Officials.

M. The number of driveways, in such locations and of such widths, as shall be certified by the engineering official having jurisdiction over road design to be necessary and proper in order to achieve compatibility with the road design in view of the site conditions shall be permitted and shall be deemed to constitute compliance herewith.

N. If the road to which the driveways connect is a City street, the certifying official shall be the City Engineer; if a county road, the certifying official shall be such County Engineer as may be in charge of road design; If a state road, the certifying official shall be such official of the New Jersey Department of Transportation division, bureau or other unit in charge of road design for that road.

O. Width and type of aisles. See § 215-92O for details.

Dwellings with Home Professional Office or Home Occupation
A. Within any residential district, no building with a permitted home professional office or home occupation shall be constructed or altered so as to be inharmonious with the residential character of adjacent structures.

B. The types of construction not considered to be residential in character include storefront types of construction, garage doors (larger than needed for passenger vehicles or light commercial vehicles), and unfinished concrete blocks or cinder block wall surfaces.

Easements
Where applicable, the municipal agency shall require as a condition of subdivision or site plan approval that the owner convey to the City drainage easements, conservation easements, sight triangle easements and/or shade tree and utility easements.

Electrical/Electronic Interference There shall be no electrical/electronic interference that:

(a) Adversely affects at any point the operation of any equipment other than that belonging to the creator of such interference; or

(b) Is not in conformance with the regulations of the Federal Communications Commission.

Exemptions (Tree Removal)
A. The following shall be exempt from the requirements of this article:

(1) Commercial nurseries and fruit orchards.
(2) Christmas tree farms.

(3) Single-family residential lots from which the owner or its contractor or other worker is removing not more than three trees, all with DPMs between eight inches and 12 inches, in any consecutive two-year period, within the building setbacks area as outlined in this chapter; any tree, regardless of size, located in the allowable building envelope as outlined in this chapter.

(4) Trees directed to be removed by City, county, state, or federal authority pursuant to law, and trees to be removed per § 215-171B.

(5) Removal of trees which have been previously determined by the Office of the City Zoning Officer or personnel approved by the Office of the City Zoning Officer to be:

(a) Dead, dying or obviously diseased (needs letter from arborist).
(b) Trees which have suffered significant damage.
(c) Any tree or trees whose angle or growth makes them a hazard to structures or human life.
(d) Any tree growing on or over a public right-of-way or public land.

(6) Pruning or removal of trees within the right-of-way by utility companies for maintenance of utility wires or pipelines and the pruning of trees within sight easements.

(7) Development projects for which applications have been deemed complete on or before the effective date of this article.

(8) Clearing required assuring proper operation of alternate energy sources, such as solar, geothermal HVAC or wind-energy machines. Certification from the manufacturer, stating the minimum required clearing, shall be provided to the Zoning Office.

B. The following exemptions apply to single-family residential uses:

(1) Where the location of an existing tree provides no other alternative but to place a structure outside the permitted building setbacks.
(2) Where the location of an existing tree negatively impacts on an existing septic field.
(3) Where tree removal is necessary for the placement of a driveway, deck, patio, shed, lawn area, or swimming pool or the recreational use by the inhabitants of the dwelling, or any other authorized improvements but in the vicinity of an existing tree.

C. The following tree species shall be exempt from the provisions of this article concerning preservation in a disturbed area, unless the City determines a specific tree is a unique specimen: See county tree list.

Fire and Explosion Hazards
All activities shall be carried on only in buildings classified as fireproof by the Building Code of the City, and as determined by the Fire Department. The operation shall be conducted in such a manner and with such precautions against fire and explosion hazards as to produce no explosion hazard as determined by the New Jersey Inspection Bureau of Fire Prevention to a use on an adjacent property and must conform to the rules and regulations of the most recent adopted edition of the Fire Prevention Code of the National Board of Fire Underwriters and the City of Northfield Fire Department. No lot may be used for the storage of bulk oil or gasoline above the ground.

Fire Hydrants
A. A certificate of occupancy shall not be issued for a new residential structure which is the subject of a major subdivision or site plan, located in an area serviced by New Jersey water company, unless the distance from the midpoint of the frontage of such premises to a functioning fire hydrant which has been tested and approved, as measured down to the center line of connecting public streets, is 400 feet or less, or as required by the Fire Chief.

B. Final subdivision plats shall not be approved by the Planning Board unless fire hydrants are indicated on the final plat in accordance with the requirements herein contained as to location of and distance between fire hydrants.

C. Fire hydrants shall not be placed at the closed end of the turnaround of a cul-de-sac unless the distance between the open end and the closed end is greater than 400 feet, in which event the fire hydrants shall be placed at both the open end and the closed end of the cul-de-sac.

D. The installation of fire hydrants with respect to any subdivision shall not be considered a subdivision improvement to be included in the bonding requirements of this chapter, but rather the proper installation of fire hydrants shall be a condition of the issuance of certificate of occupancy; however, all costs shall be borne by the developer.

E. Flow capacity classification.

(1) All fire hydrants shall be classified as follows:

(a) Class A: flow capacity greater than 1,000 gallons per minute.
(b) Class B: flow capacity of 500 gallons per minute.
(c) Class C: flow capacity of less than 500 gallons per minute.

(2) Said flow capacities are to be rated by a flow measurement test at a period of ordinary demand, the rating to be based on 20 pounds per square inch of residual pressure when initial pressures exceed 40 pounds per square inch. When initial pressures are less than 40 pounds per square inch, residual pressure shall be at least half of the initial pressure.

F. All fire hydrants shall be painted in accordance with the standards of the Northfield City Department of Public Works.

G. All fire hydrant barrels will be painted with white fluorescent paint.

H. All fire hydrants installed in the City shall have no less than two two-and-one-half-inch hose connection nozzles and one four-and-one-half-inch pumper nozzle. All threads are to be in accordance with the specifications of the Fire Department of the City of Northfield.

I. Hydrants shall be set plumb with nozzles 18 inches above the ground or, where they are to be placed in hose houses, 18 inches above the floor.

Fire-Resistant Construction
All new construction and additions shall be fire-resistant construction in accordance with the requirements of the State Uniform Construction Code.

Floodplain Management
Within a flood hazard area designated and regulated pursuant to Article XI, § 215-161, the following design standards shall apply to developments requiring a floodplain encroachment permit:

A. Anchoring. All new construction and substantial improvements shall be anchored to prevent flotation, collapse or lateral movement of the structure.

B. Construction materials and methods.

(1) All new construction and substantial improvements shall be constructed with materials and utility equipment resistant to flood damage.
(2) All new construction of substantial improvements shall be constructed by methods and practices that minimize flood damage.

C. Utilities.

(1) All new and replacement water supply systems shall be designed to minimize or eliminate infiltration of floodwaters into the system.
(2) New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of floodwaters into the system.
(3) On-site waste disposal systems shall be located to avoid impairment to them or contamination from them during flooding.

D. Subdivision proposals.

(1) All subdivision proposals shall be consistent with the need to minimize flood damage.

(2) All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical and water systems located and constructed to minimize flood damage.

(3) All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage.

(4) Base flood elevation data shall be provided for subdivision proposals and other proposed development which is greater than the lesser of 50 lots or five acres.

(5) In reviewing subdivision applications, § 215-45, Preservation of natural features, and § 215-102, Lot requirements, may be applied.

E. Residential construction. New construction or substantial improvement of any residential structure shall have the lowest structural member, including basement, elevated one foot above the base flood elevation.

F. Nonresidential construction. New construction or substantial improvement of any commercial, industrial or other nonresidential structure shall either have the lowest structural member, including basement, elevated one foot above the base flood elevation or, together with attendant utility and sanitary facilities, be floodproofed so that below the base flood level the structure is watertight with walls substantially impermeable to the passage of water and with structural components having the capacity to resist hydrostatic and hydrodynamic loads and the effects of buoyancy. A registered professional engineer or architect shall certify that the standards of this subsection are satisfied.

G. Additional conditions. In areas of special flood hazard, any or all of the following measures may also be required: see § 215-36G for a detailed list of requirements.

H. Floodways. Located within areas of special flood hazard established in § 215-161 are areas designated as floodways. Since the floodway is an extremely hazardous area due to the velocity of floodwaters which carry debris, potential projectiles, and erosion potential, the following provisions apply:

(1) Encroachments, including fill, new construction, substantial improvements, and other development, are prohibited unless a technical evaluation demonstrates that encroachments shall not result in any increase in flood levels during the occurrence of the base flood discharge.

(2) If Subsection G(1) is satisfied, all new construction and substantial improvements shall comply with all applicable flood hazard reduction provisions of this § 215-36.

(3) The placement of any structure in a floodway is prohibited.

(4) In all areas of special flood hazard in which base flood elevation data has been provided and no floodway has been designated, the cumulative effect of any proposed development, when combined with all other existing and anticipated development, shall not increase the water surface elevation of the base flood more than 0.2 foot at any point.

Floodplains
A. No structure or parking area, including but not limited to commercial business and residential buildings, or fill, will be allowed within 50 feet of the one-hundred-year floodplain or existing ponds, lakes, floodways, or stream corridors, nor within wetlands, tidelands, marshlands, and riparian lands unless a regulated use permit has been issued in accordance with the procedure and regulations of § 215-161 of this chapter.

B. Impervious surfaces shall not exceed 20% of the area of the tract within 80 feet of a floodplain, without a regulated use permit.

C. Any other resource protection area, as herein defined, including but not limited to marshlands (areas wherein standing water is retained for 24 or more consecutive hours and to which vegetation unique to marshes, swamps, or wetlands has become adapted) and areas where conservation is required, shall not be encroached upon if, in the opinion of the City Engineer, encroachment or construction upon such resource area will constitute a hazard to existing drainage patterns and to the balance of the natural environmental systems within and adjacent to the area of the site.

Frontage on Improved Streets
A. Every principal building shall be built upon a lot with frontage upon a public street improved to meet the City requirements or for which such improvement has been guaranteed by the posting of a performance guarantee pursuant to this chapter unless relief has been granted under the provisions of N.J.S.A. 40:55D-36.

B. Where a building lot has frontage on a street, which the Master Plan or the Official Map of the City indicates is proposed for right-of-way widening, the required front yard setback shall be measured from such proposed right-of-way line.

Generators
The following rules shall be utilized for both residential and commercial properties.

A. A single emergency generator permanently installed, meeting the following criteria, shall be permitted for residential or commercial property.

1) The output of the generator unit shall not exceed 40 KW for residential property and 100 KW for a commercial property.

2) The motor for the generator unit must be powered by natural gas or propane only.

3) Setbacks.

(a) The exterior limits of the generator unit shall be no closer than:

[1] Ten feet to any side or rear property line; and
[2] Fifteen feet to any front property line.

4) The generator maintenance runtime shall be permitted only between 10:00 a.m. to 4:00 p.m.

5) All generators shall be screened from the front yard area by:

(a) Solid fencing, with a minimum height to match the height of the generator; or
(b) A double staggered row of evergreens, with a height equal to the height of the generator.
(c) Said solid fencing and/or evergreens shall have be installed and maintained to provide a minimum separation of 48 inches or per manufacturer's specification, whichever is greater.

Glare
There shall be no direct or sky-reflected glare exceeding 1 1/2 footcandles measured at the boundaries of the lot on which the source is located. This regulation shall not apply to lights which are used solely for the illumination of entrances or exits or driveways leading to a parking lot. Any operation or activity producing intense glare shall be conducted so that direct and indirect illumination from the source of light shall not cause illumination in excess of 0.1 footcandle in residential districts.

Guardrails
A. Guardrails, pipe railing, or other appropriate barricades, as required by the municipal agency, shall be designed and placed at drainage structures, streams, embankment limits, curves, and other required locations.

B. Guardrails shall be standard steel-beam type with galvanized steel posts in accordance with the Standard Specification details. Alternate design of guardrails and barricades may be used and shall be submitted for approval as part of the final plat submission.

Handicapped Parking
Required parking spaces for the physically handicapped should be located to provide convenient access to building entrances by way of depressed curbs and ramps in accordance with state regulations. Parking spaces for the physically handicapped shall be a minimum of 12 feet in width, and the number of spaces to be provided shall be determined by the following table:

Total Parking Spaces in Parking Area	Minimum Number of Spaces to be Provided for Physically Handicapped
Up to 25	1
26 to 50	2
51 to 75	3
76 to 100	4
Over 100	4, plus 1 for each 50 spaces over 100 spaces

Heat
Every use and activity shall be so operated that it does not raise the ambient temperatures more than 2° C. at or beyond the boundary of any lot line.

Height Limitations
A. No structure shall extend higher than the limit provided in each zone created hereunder for building height.

B. The height limitations created hereunder shall not apply to spires, belfries, cupolas or domes not used for human occupancy, or to parapets, walls or cornices extending not more than four feet above the building height limit.

C. The height limitations created hereunder shall apply to chimneys, ventilators, solar energy facilities, skylights, tanks, stair towers, elevator towers, and appurtenances usually carried above the roof line of a building, except that the same may exceed said height limitations by not more than 15 feet, except that skylights, heating and air-conditioning equipment and ventilators may exceed the height limitation by no more than 10 feet. Such features shall not exceed, in total coverage, 10% of the total roof area.

D. Freestanding, noncommercial radio and television antennas and flag poles may exceed the height limits created hereunder by not more than 15 feet.

Landscaping and Shade Trees

Topsoil protection shall be enforced according to requirements of § 215-124 of this chapter. Where necessary, topsoil temporarily stored shall be stabilized in conformance with the Standard Specifications for Road and Bridge Construction of the New Jersey Department of Transportation, as amended.

No material or temporary soil deposits shall be placed within six feet of any trees or shrubs designated to be retained on the preliminary and/or final plat. Where grading may be required, trees not shown for removal shall be walled in and extension tiled to the outer crown of the tree.

Throughout the development, except in areas specifically designated to remain in their natural state, in landscaped or buffer areas, on building lots and in open space areas for public or quasi-public use, the developer shall selectively thin to remove all dead or dying vegetation, either standing or fallen, and shall remove, including grubbing out stumps, all undesirable trees and other growth.

(1) No tree of eight-inch caliper or more, located on a lot between the borders of the lots and building setback line, shall be removed except for the installation of a driveway aisle or parking area unless such approval is in accordance with a plan approved by the municipal agency.

(2) The developer shall, in accordance with overall site development and his proposed landscaping scheme, provide cleared, graded, and drained pathways approximately four feet wide through all public or quasi-public open space in heavily wooded areas.

(a) Such pathways should be sited to conform to the existing natural conditions and should remain unobstructed.
(b) These pathways are not intended to provide improved walkways, but only to provide easy access through open space areas.

Landscaping of the area of all cuts or fills and terraces shall be sufficient to prevent erosion and shall be approved by the City Engineer and municipal agency. All roadway slopes steeper than one foot vertical to three feet horizontal shall be planted with suitable cover plants combined with grasses and/or sodding. Grasses or sodding alone shall not be acceptable.

Removal of all planting debris is required. The property must be left in neat and orderly condition in accordance with good and accepted planting practices.

(1) All tree stumps and other tree parts or other debris shall be removed from the site and disposed of in accordance with law.
(2) No tree stumps, portions of a tree trunk or limbs shall be buried anywhere in the development.
(3) All dead or dying trees, standing or fallen, shall be removed from the site.
(4) If trees and limbs are reduced to chips, they may, subject to the approval of the City Engineer, be used as mulch in landscaped areas.

Existing plants may be salvaged and/or relocated from clearing areas within the development and utilized to meet the planting requirements of Subsections B(6) and C(8), provided that:

(1) Each three items of salvaged and/or relocated plant material shall be considered equivalent to two items of new plant material; and

(2) All such salvaged and/or relocated plant material shall be of a type, size, and quality acceptable to the City Engineer; and

(3) All such salvaged and/or relocated plant material shall be dug, transported, and replanted at a season of the year and using equipment, methods and materials conforming to the requirements of the Standard Specifications and subject to the approval of the City Engineer; and

(4) The developer has received the approval of the City Engineer, in consultation with the municipal agency, of the items to be relocated and the schedule and methods of relocation prior to any work of salvaging and/or relocation taking place.

See § 215-100: Landscaping and shade trees. for more detailed information.

Lighting (Public Areas)
215-101
A. All parking areas for five or more motor vehicles shall be illuminated with approved exterior lighting standards, with a minimum of 1/2 horizontal footcandle average lighting level at the surface of the lot.

(1) The minimum lighting level at any location within the parking area shall be 75% of the average level.
(2) Freestanding lighting standards or poles shall not exceed by more than 10 feet the height of adjacent buildings served by the parking lot.
(3) All lighting fixtures shall be appropriately shielded to prevent glare on adjacent properties and streets.

B. All major pedestrian walkways and sidewalks which are not within a street right-of-way or abutting a private internal street serviced by street lighting and which are used by the public after sunset shall be illuminated with a minimum lighting level of 1/4 horizontal footcandle average at the surface of the walk.

C. All lighting fixtures shall be appropriately shielded to prevent glare on adjacent properties and streets. Glare shields shall be installed in such a way that no more than 1/2 (0.5) footcandle is visible at the property line. All lights should be properly shielded to prevent shadows from crossing common property lines. This is criteria for both commercial and residential properties.

Lighting and Illumination
215-44C(12)
Artificial lighting or illumination provided on any property or by any use shall adhere to the following standards:

(a) The illumination provided by artificial lighting on the property shall not exceed 0.5 footcandle beyond any property line.

(b) Spotlights or other types of artificial lighting, that provides a concentrated beam of light, shall be so directed that the beam of light does not extend beyond any property lines.

(c) Spotlights or other types of artificial lighting used to illuminate signs or building faces shall not emit beams of light that extend beyond the vertical plane of the sign or building face that they illuminate and shall not be located in such a manner as to cause the beams of light to be reflected upon any adjoining property, public street or vehicular circulation area.

Liquid Waste
No liquid waste shall be stored outside or discharged into any watercourse, storm drain or sewage collection and disposal system, nor into any ground sump, any well or percolation area, except in accordance with plans approved by the City Public Works Department, Health Department, and City Engineer, and where required by the New Jersey Department of Environmental Protection.

Lot Depth Within Existing Street Patterns
Wherever the depth of lots is established by existing street patterns in any residential zone, the depth requirements of the zone shall be waived as long as all setback lines are maintained.

Lot Requirements
A. Unless otherwise provided in this chapter, lot area and dimensions shall not be less than the requirements of the respective zoning districts as set forth in this chapter.

(1) The municipal agency may require larger lots where additional area will partially or completely eliminate the necessity of changes in grade, which, in the opinion of the Board, would cause unreasonable destruction of the topography or environment or would create drainage or erosion problems.

(2) The municipal agency may require larger lots adjacent to collector or arterial streets where, in the opinion of the Board, the larger lots would promote health, safety and general welfare of the public and the residents of the development.

(3) The municipal agency may require larger lots where such lots are plotted on a tract or tracts containing tidal or freshwater wetlands, steep slopes in excess of 8%, lakes and ponds, stream corridors, floodways, and floodplains. Where such conditions exist, the Board may require that each lot contain an area unencumbered by the aforementioned conditions equal to the minimum area requirement of the respective zone district.

B. Insofar as is practical, side lot lines shall be at right angles to straight streets, and radial to curved streets.

C. Lot line on widened street. Where extra width is to be provided for the widening of existing streets, lot measurements shall begin at the proposed right-of-way line, and all setbacks shall be measured from such lines unless provided by § 215-37B of this chapter.

D. Unsuitable lots. All lots shall be suitable for the purpose for which they are intended to be used. To prevent the use of lots which are not suitable because of adverse topography, flood conditions, shallow depth to water table or similar circumstances, the municipal agency may withhold approval of such lots, or require revisions in a layout of the subdivision.

(1) To provide that the area of the unsuitable lot is included in other lots by increasing the size of the remaining lots.

(2) Unsuitable lots may be included in an area to be deeded to the City or other public or quasi-public body and will be held in their natural state for conservation and/or recreation purposes.

(3) Some other suitable arrangement could be derived to alleviate the condition.

E. All lots are to be entirely graded unless existing grades are suitable.

F. Reverse frontage. Except in case of existing lots, all lots created and having reverse frontage shall have an additional 25 feet of rear yard and same shall be planted in evergreen trees and shrubs to provide a visual screen at least six feet in height and covering 50% of the frontage of the property by the end of two growing seasons.

G. When a new lot is formed so as to include in its boundaries any part of a former lot on which there is an existing building or use, the subdivision must be carried out in such a manner as will not infringe upon any of the provisions of this chapter with respect to any existing structures or use, and any proposed structures or use.

Lots Bordered by Alley
On a lot bordered by an alley, principal structures on such lot shall comply with the required rear setbacks on an alley. Accessory buildings on such lot, such as shed or utility structures, shall meet the requirements in the applicable zone district in which the lot is located, as specified in the schedule of yard, area, and building requirements.

Monuments and Iron Stakes
Monuments shall be of a size and shape required by N.J.S.A. 46:23-9.9 et seq., N.J.A.C. 13:40-5.1, and amendments and supplements thereto, and shall be placed in accordance with said statute and Administrative Code. In addition to the required monuments after the grading is finished, the developer shall install a solid steel stake one inch in diameter and 30 inches in length on lot corners, lot line angle points, or other changes in direction not marked by monuments, and at all angle points or discontinuities in easement lines where such easements are not parallel to property lines.

Municipality-wide mandatory set-aside

A. A development, other than single-family family detached, providing a minimum of five new housing units created through any municipal rezoning or Zoning Board action, use or density variance, redevelopment plan, or rehabilitation plan that provides for densities at or above six units per acre, is required to include an affordable housing set-aside of 20%.

B. Any affordable units generated through such mandatory set-aside shall be subject to all other provisions of this chapter.

C. All such affordable units shall be governed by ARTICLE VB, Affordable Housing, for the controls on affordability, including bedroom distribution, and affirmatively marketed to the housing region in conformance with UHAC at N.J.A.C. 5:80-26.1 et seq., any successor regulation, and all other applicable laws.

D. No subdivision shall be permitted or approved for the purpose of avoiding compliance with this requirement. Developers cannot, for example, subdivide a project into two lots and then make each of them a number of units just below the threshold.

E. The mandatory set-aside requirements of this section do not give any developer the right to any rezoning, variance or other relief, or establish any obligation on the part of the municipality to grant such rezoning, variance or other relief.

F. This municipality-wide mandatory set-aside requirement does not apply to any sites or specific zones otherwise identified in the HEFSP, for which density and set-aside requirements shall be governed by the specific standards as set forth therein.

G. In the event that the inclusionary set-aside of 20% of the total number of residential units does not result in a full integer, the developer shall choose one of two options for addressing the fractional unit:

(1) The developer may round the set-aside upward to construct a whole additional affordable unit; or
(2) If the set-aside includes a fractional unit equal to 0.49 or less, the developer may round the set-aside downward and construct the lesser whole number of affordable units and shall also contribute the fractional subsidy payment ("fractional subsidy payment") to be made to the municipality and deposited in the municipal Affordable Housing Trust Fund. The fractional subsidy payment amount shall be calculated as the fractional unit multiplied by the base subsidy payment amount currently established by the municipality as the average subsidy reflected in financial pro formas for 100% affordable housing or subsidized developments in the municipality or region on file with the municipality. For example, if seven total units are developed at an inclusionary site, a 20% set-aside would require 1.4 affordable units. Per the requirements above:

(a) The developer shall round up the 0.4 unit to one whole affordable unit so as to construct a total of two affordable housing units; or the developer shall round the set-aside downward so as to construct only one affordable unit and shall pay into the municipal affordable housing trust fund a fractional subsidy payment equal to the dollar amount established by the municipality multiplied by 0.4.

Noise
(a) The definitions contained in the Noise Control Regulations of the New Jersey Department of Environmental Protection. (N.J.A.C. 7:29-1.1 et seq.) are hereby incorporated by reference without being set forth in full with regard to this section.

(b) No person shall cause, suffer, allow or permit, nor shall any application for development be approved which produces sound in excess of the standards listed below when measured at any location outside of the lot on which the use or source of sound is located:

[1] Continuous airborne sound which has a sound level in excess of 50 dBA; or

[2] Continuous airborne sound which has an octave band sound pressure level in decibels which exceeds the values listed below in one or more octave bands; or
see § 215-44C(1)(b)[2] for detailed information.

[3] Impulsive sound in air which has an impulsive sound level in excess of 80 dBA.

(c) The provisions of this section shall not apply to: see § 215-44C(1)(c) for detailed information.

See § 215-44C(1) for more details.

Noncommercial Radio and Television Antennas
A. Freestanding radio and television antennas shall only be placed in the rear yard area and shall be located no closer than 15 feet to any property line.

B. Freestanding antennas over 20 feet in height or antennas extending 20 feet above the point of attachment to a building shall be built to withstand winds of 100 miles per hour.

Nonresidential Buildings
Appearance of nonresidential buildings
The exterior elevations shall be arranged and outer walls on nonresidential buildings shall be faced with materials approved by the Planning Board in conjunction with site plan approval. The architecture of all buildings shall be compatible with structures on adjacent lands and in the neighborhood.

Off-Street Loading
A. For every building, structure, or park thereof having over 5,000 square feet of gross floor area erected and occupied for commerce, business, hospital, laundry, dry cleaning, places of public and quasi-public assembly, industry and other similar uses involved in the receipt and distribution by vehicles of materials, or merchandise, there shall be provided and permanently maintained adequate spaces for standing, loading, and unloading services in order to avoid undue interference with the public use of streets or alleys.

(1) Every building, structure, or addition thereto having a use which complies with the above definition shall be provided with at least one truck standing, loading and unloading space on the premises not less than 12 feet in width, 48 feet in length, and 15 feet in height.
(2) Such buildings that contain an excess of 1,500 square feet of gross building area will be required to provide additional off-street loading spaces as determined by the municipal agency during site plan review.

B. No part of any off-street truck loading or unloading space and back-up area shall be located within the right-of-way of the public street, including the sidewalk area. Off-street truck loading and unloading spaces will be located and designed to permit any truck to maneuver from a driveway into and out of such space without encroaching upon any portion of a public street, existing or proposed right-of-way, including the sidewalk.

C. Whenever an off-street loading and unloading area shall be located next to a residential zone, said loading and unloading area shall be suitably screened and buffered, subject to approval by the municipal agency.

D. Off-street loading and unloading areas shall be surfaced with an adequately designed durable, all-weather pavement of either bituminous concrete or portland cement concrete clearly marked for loading/unloading spaces.

E. Access to truck standing, loading, and unloading space shall be provided directly from a public street or alley or from a right-of-way that will not interfere with public convenience and will permit orderly and safe movement of truck vehicles.

F. Loading/Unloading spaces as required under this section shall be provided in addition to off-street parking spaces and shall not be considered as supplying off-street parking space.

G. Unless otherwise permitted, fire zones shall not be used as standing, loading or unloading areas.

H. Off-street loading and unloading areas shall conform, as applicable, to all design and locational standards set forth for off-street parking; including, but not limited to, those set forth in § 215-105 of this chapter.

I. No off-street loading docks or bays shall be permitted in a required front yard area.

Off-Street Parking
A. In all zones and in connection with every industrial, commercial, institutional, professional, recreational, residential or any other use, there shall be provided off-street parking spaces in accordance with the requirements and parking lot standards contained in this section.

(1) Each dead storage bay of an off-street parking space may be perpendicular with the aisle, parallel with the aisle, or at any angle between 60° and 90°. No angle parking layout shall be permitted with an angle less than 60°.
(2) Off-street parking spaces shall be provided with necessary passageways and driveways, as further specified in this chapter.
(3) All such space shall be deemed to be required space on the lot on which it is situated and shall not be encroached upon or reduced in any manner.
(4) No parking area provided hereunder shall be established for fewer than five spaces, except for detached single-family dwellings on individual lots.

B. Parking for all uses in all zones shall not be located in any required front yard area, unless otherwise specified, nor between any existing or proposed building (or the extension of the planes of the exterior surface on any existing or proposed building to the lot boundaries) and any street right-of-way line. See § 215-105B(1) for a list of detailed parking information.

C. Each perpendicular or angle off-street parking space shall occupy a rectangular area of not less than nine feet in width and 18 feet in depth, exclusive of access drives and aisles, except that parking spaces for the physically handicapped shall be 12 feet wide and for employees may be nine feet wide. Parallel parking spaces shall occupy a rectangular area nine feet by 21 feet. See § 215-105C for more information.

D. All parking areas, passageways, and driveways shall be surfaced with a properly designed, durable, all-weather pavement of either bituminous concrete or portland cement concrete and clearly marked for parking spaces. See § 215-105D for more information.

E. Sidewalks with a minimum width of four feet and a minimum thickness of four inches shall be provided in all parking areas for five or more vehicles, between parking areas and principal structures, along aisles and driveways and wherever pedestrian traffic shall occur. See § 215-105E for more information.

F. Curbing. The perimeter of all parking areas and internal islands within all parking areas open to the general public shall have continuous cast-in-place concrete curbing (see Figure No. 3), with a six-inch face or such alternate curb types as may be approved by the municipal agency at the time of site plan approval. See § 215-105F for more information.

G. All portions of every site not utilized for pedestrian paths, parking, access drives, loading areas or approved outdoor storage and not covered by buildings or other construction shall be landscaped as provided in § 215-100 of this chapter. See § 215-105G for more information.

H. All parking areas, appurtenant passageways and driveways serving commercial and industrial uses shall be illuminated adequately during the hours between sunset and sunrise when the use is in operation. Adequate shielding shall be provided by commercial and industrial users to protect residential zones from the glare of such illumination and from that of automobile headlights

I. All parking areas shall provide paint striping to delineate parking stalls, barrier lines, land lines, directional arrows, stop lines, fire lanes and other striping as may be required to ensure safe and convenient traffic circulation. Such striping shall be in substantial conformance with the Manual on Uniform Traffic Control Devices, except that all parking stall marking shall be "hairpin" style with eight inches between parallel stall dividing.

J. All parking areas shall provide traffic control signs and devices necessary to ensure safe and convenient traffic circulation. Such devices shall be in substantial conformance with the Manual on Uniform Traffic Control Devices.

K. Parking areas shall be so arranged as to provide adequate access to all buildings in case of fire or other emergencies.

(1) No parking shall be allowed within 20 feet of the outer walls of any nonresidential structure or within such other adequate distance as the municipal agency, in consultation with City fire officials, may approve.
(2) Free access between adjacent parking areas shall be provided.
(3) The developer shall post adequate signs and provide pavement markings, approved by the municipal agency, prohibiting such parking in designating such areas as fire zones.

L. Driveways, aisles, and access roads shall be provided according to requirements of § 215-92 of this chapter. See § 215-105L for more information.

M. In the event that parking is proposed on a lot or site having a slope greater than 10%, regardless of size, it shall be terraced, utilizing retaining walls or properly reinforced embankment slopes and providing for adequate safety, stability and drainage. See § 215-105M for more information.

Parking lots having 50 or fewer spaces shall be designed in accordance with the minimum design requirements contained herein. See § 215-105O for more information.

Parking lots which have a capacity for parking more than 50 vehicles shall be designed in accordance with the minimum design standards contained herein.

(1) All the minimum design standards for small parking areas shall apply.
(2) All entrance drives shall extend a minimum distance of 100 feet back from the street curbline or to an access aisle.
(3) All exit drives shall extend a minimum distance of 60 feet back from the street curb or to a major access aisle.
(4) No parking stalls shall utilize the required entrance and exit drives or major circulation drives as access aisles.
(5) Wherever feasible, access drives located along one-way streets or divided highways shall be separate one-way drives. Said drives shall be located so that vehicles enter the parking area at the beginning of the property and exit at the far end of the property unless other considerations, such as a median opening, dictate otherwise.
(6) Access drives shall not be located closer than 100 feet to the nearest right-of-way line of an intersecting street, except that for uses such as shopping centers, which in the opinion of the municipal agency will generate large traffic volumes, access drives shall not be located closer than 200 feet to the nearest right-of-way line of an intersecting street.
(7) No driveway shall be located less than 10 feet from the side property line or within 30 feet of an existing drive, whichever is greater.
(8) Properties having a frontage in excess of 500 feet on any one street shall be permitted two-way and one-way access drives providing for not more than two entrance and two exit movements on the street. Properties having a frontage in excess 1,000 feet on any one street may be permitted to have additional access drives, subject to the approval of the Planning Board.

See § 215-105: Off-street parking. for more detailed information.

Outdoor Play and Activity Equipment
Sufficient outdoor play and activity equipment shall be installed in accordance with standards of the National Recreation and Park Association for the expected number of residents in the development.

(1) It should be located in an area which will not be detrimental to adjacent properties or uses.
(2) It should not produce objectionable features emanating from such facility.
(3) The provision and location of such equipment shall be subject to Planning Board approval, after review by the Department of Parks and Recreation.

Performance Standards
A. As a condition of approval and the continuance of any use, occupancy of any structure, and operation of any process or equipment, the applicant shall supply evidence, satisfactory to the municipal agency, or to its designated representative, that the proposed use, structure, process, or equipment will conform fully with all of the applicable performance standards.

(1) As evidence of compliance, the municipal agency may require certification of tests by appropriate government agencies or by recognized testing laboratories, any costs thereof to be borne by the applicant.

(2) The municipal agency may require that specific types of equipment, machinery, or devices be installed, or that specific operating procedures or methods be followed if the government agencies or testing laboratories examining the proposed operation shall determine that the use of such specific types of machinery, equipment, devices, procedures or methods is required in order to assure compliance with the applicable performance standards.

(3) Permits and certificates required by other government agencies shall be submitted to the municipal agency as proof of compliance with applicable codes.

(4) If appropriate permits, tests and certifications are not or cannot be provided by the applicant, then the municipal agency or administrative officer (Zoning Officer) may require that instruments and/or other devices, or professional reports or laboratory analysis be used to determine compliance with the following performance standards for an existing or proposed use, and the cost thereof shall be borne by the owner, applicant, or specific use in question.

(5) Conditional permit. In the event a determination cannot be made at the time of application that a proposed use, process or piece of equipment will meet the standards established in this section, the municipal agency may issue or may recommend issuance of a conditional permit.

(a) The conditional permit would be based on submission of evidence that the proposed use, process or equipment will meet the standards established herein after completion or installation and operation.

(b) Within 30 days after a conditional permit is granted, a certificate of occupancy shall be applied for and satisfactory evidence submitted that all standards established by this section have been met.

B. Applicability and enforcement of performance standards.

(1) Applicability.

(a) Prior to construction and operation. Any application for a development or building permit for a use which shall be subject to performance standards shall be accompanied by submissions, attachments, certifications as required by this section, and a sworn statement filed by the owner of the subject property or the operator of the proposed use that said use will be operated in accordance with the performance standards set forth herein.

(b) For existing structures. Any existing structure or use which is, after the effective date of this chapter, allowed to deteriorate or is modified so as to reduce its compliance with these standards will be deemed to be in noncompliance and to constitute a violation.

(2) Continued compliance. Continued compliance with performance standards is required and shall be enforced by the Construction Official or administrative officer (Zoning Officer).

(3) Termination of violation. All violations shall be terminated within 30 days of notice or shall be deemed a separate violation for each day following and subject to fines as set forth herein.

(4) Violation inspection. Whenever, in the opinion of the Construction Official or administrative officer (Zoning Officer), there is a reasonable probability that any use or occupancy violates the regulations of this section, the official or officer is hereby empowered to employ a qualified technician or technicians to perform investigations, measurements and analyses to determine whether or not the regulations of this section are being violated. In the event that a violation is found to exist, the violator shall be liable for the reasonable fees of the technicians employed to perform such investigations, measurements, and analyses.

See § 215-44: Performance standards for more detailed information.

Preservation of Natural Features
Wherever feasible, all of the following shall be preserved in their natural state:

A. Floodway areas as defined by the United States Department of Housing and Urban Development, Federal Insurance Program Flood Insurance Rate Map; U.S. Army Corps of Engineers; or by the New Jersey Department of Environmental Protection.

B. Areas containing a substantial number of significant trees as determined by the municipal agency.

C. Existing watercourses, ponds, marshes and swamps via the municipal stormwater rules at N.J.A.C. 7:8.

D. Wetlands as defined by the New Jersey Wetlands Act of 1970 (N.J.S.A. 13:9A-1 et seq.) and delineated on wetlands maps prepared by the New Jersey Department of Environmental Protection.

E. Wetlands as defined by the NJDEP Coastal Management Development Policies and contained in the New Jersey Administrative Code.

F. Steep slopes in excess of 15%.

G. Flora and fauna on the New Jersey and/or federal endangered species list.

Principal Buildings in Residential Zones
No lot in a residential zone shall contain more than one principal building.

Prohibited Uses
A. Any use not specifically listed as a permitted use, an accessory use or a conditional use shall be deemed a prohibited use. This provision shall be liberally construed as protective of the zoning scheme and any doubt shall be resolved in interpreting the doubtful use as prohibited.

B. The following uses and activities are specifically prohibited in any zone in the City of Northfield:

All billboards, signboards, advertising signs, devices not expressly related to the business being conducted on the premises or otherwise specifically permitted by this chapter.

Outdoor sales of new or used motor vehicles, motorcycles, trucks or trailer coaches.

Trailer-coach parks or camps.

Junkyards, automobile wrecking yards, or the sorting of scrap metal, paper, rags or other scrap material.

The use of premises for selling of or offering for sale of second used or inoperable motor vehicles or parts, or building materials or the storage thereof.

Dismantling of motor vehicles and/or machinery by use of torches.

Privately operated dumps for the disposal of garbage, trash, refuse, junk, or other such material.

Adult bookstores, as defined in Article II.

Peep shows, as defined in Article II.

Massage parlors, as defined in Article II.

The use of a lot for the wholesale or retail storage of bulk oil or gasoline above the ground.

Private garages as a primary use of the property.

Any process of manufacture, assembly or treatment of any unregulated materials.

Gravel pits, sand mines, and sand washes and the like.

The manufacture of explosives, volatile chemicals, or any uses which would produce similar hazard or nuisance such as, but are not limited to the following: industrial uses; abattoir, acetylene gas manufacture and/or storage, acid manufacture (hydrochloric, nitric, picric, sulphuric, sulphanous carbolic) ammonia, bleaching powder or chlorine manufacture; arsenal, asphalt manufacture or refining, blast furnace, celluloid manufacture, lime, gypsum, plaster of paris, manufacture, coal distillation, coke ovens, creosote treatment or manufacture, dead animal and offal reduction, distillation of bones, coal, petroleum, refuse grain or wood, distillation of tar, explosives, fireworks, and gunpowder manufacture or storage, fat rendering, fertilizer manufacture, forge plant, incineration, storage or dumping of slaughterhouse refuse, rancid fats, garbage, dead animals or offal, oil cloth or linoleum manufacture, ore reduction, petroleum or kerosene refining, distillation or derivation of byproducts and/or storage, potashworks, rolling mill, furnace, blooming mill, stockyards, rubber treatment or reclaiming plant.

Cannabis establishments, distributors and delivery services prohibited. Pursuant to Section 31b of the New Jersey Cannabis Regulatory, Enforcement Assistance, and Marketplace Modernization Act (P.L. 2021, c. 16), all cannabis establishments, cannabis distributors or cannabis delivery services are hereby prohibited from operating anywhere in the City of Northfield, except for the delivery of cannabis items and related supplies by a licensed cannabis delivery service based and initiated from a cannabis delivery service licensed location outside of the City of Northfield.

Piggeries, raising of livestock, poultry and/or commercial fur bearing animals.

Tattoo parlor.

Outdoor vending machines shall be prohibited in any zone, except for newspaper vending machines, which shall be allowed in commercial zones only. Vending machines shall be permitted on public property, as approved by City Council.

Property Maintenance
It is the intent of this section to assure that the public health, safety, and welfare are not impaired by the neglected maintenance of buildings and property. It is further intended to assure that site improvements required by a municipal agency are properly maintained and operable. It shall be the administrative officer's responsibility to enforce this section where property conditions pose a hazard to the public or where a property owner fails to maintain a required site improvement. It shall be the responsibility of every property owner, tenant, developer and applicant to maintain, in a safe and orderly condition, all buildings and land in the City which he or she owns, uses, occupies or has maintenance responsibility for in accordance with the following regulations.

A. Maintenance of all land uses within the City shall include, but is not limited to, the following:

(1) Potholes and other pavement failures within paved parking areas shall be repaired on a regular basis, but in no event shall potholes or pavement failures be left unrepaired for a period in excess of 30 days. If such potholes or pavement failures are hazardous to vehicles, they shall be appropriately barricaded and marked to warn motorists.

(2) Paint striping, traffic control signs and markings, and all other signs and graphics shall be maintained in a condition whereby they can be clearly seen and are legible.

(3) Curbing, other pavement edging and sidewalks shall be maintained free of cracks and holes which would present a hazard to pedestrians.

(4) Unpaved or gravel parking and pedestrian areas shall be maintained and regularly regraded in a manner which will keep the area free of holes and other severe grade changes which would be hazardous to vehicular and pedestrian usage.

(5) All areas of the site shall be kept free of debris and other materials. All users of shopping carts or similar items shall provide for the regular pickup of such shopping carts or similar items from parking areas and other portions of the site at least once every hour during their business hours. All shopping carts or similar items shall either be stored indoors or in a location adjacent to the building specifically set aside for such storage during nonbusiness hours.

(6) All plantings and ground cover shall be regularly watered and cut. All dead plant materials shall be removed or replaced (If such plantings are required under this chapter, they shall be replaced only.). All lawn or other nonpaved areas shall be kept trimmed and free from weeds and other noxious growth.

(7) Building finishes shall be maintained reasonably free of peeling or cracked paint, rust or other unsightly conditions.

(8) All refuse stored outdoors shall be kept within containers having lids, in a manner that the refuse is not visible to pedestrians or persons within vehicles on or off the site. Such containers shall be stored only within side or rear yard areas and shall not be located to interfere with vehicular or pedestrian circulation.

(9) All outdoor lighting shall be maintained in a working condition.

B. All land uses for which development (site plan or subdivision) approval is granted subsequent to the adoption of this chapter or for which site plan or subdivision approval was previously granted under regulations heretofore in effect shall be required to maintain all structures and improvements shown on the approved site plan or subdivision plan in a safe and orderly condition. In addition to the maintenance responsibilities specified in Subsection A above, additional maintenance responsibilities shall include, but are not limited to, the following:

(1) All ground cover and paintings within screening and landscaping areas shown on an approved site plan or subdivision shall be regularly maintained. When plant material shown on an approved site plan or subdivision dies, it shall be replaced within the first 30 days of the next planting season.

(2) Where a site plan specifies an outdoor refuse storage area, refuse shall only be stored outdoors in such areas. Refuse containers located elsewhere on the site shall not be permitted.

C. Failure of the responsible property owner, tenant, developer and/or applicant to maintain property in accordance with the provisions of this section shall be a violation of this chapter subject to the penalties prescribed in § 215-13 of this chapter.

Public Open Space and Common Open Space
A. Public open space or common open space shall be proposed to be provided in conjunction with applications for development for subdivisions or site plans in accordance with requirements contained herein.

B. Natural features such as trees, brooks, hilltops, and views shall be preserved whenever possible in designing any subdivision containing such features.

C. If the Master Plan or the Official Map provides for the reservation of designated streets, public drainageways, flood control basins, or public areas within the proposed development, before approving a subdivision or site plan, the municipal agency may further require that such streets, ways, basins, or areas be shown on the plat in locations and sizes suitable to their intended uses.

(1) The municipal agency may reserve the location and extent of such streets, ways, basins, or areas shown on the plat for a period of one year after the approval of the final plat or within such further time as may be agreed to by the developer.

(2) Unless, during such period or extension thereof, the City shall have entered into a contract to purchase or institute condemnation proceedings according to law for the fee or a lesser interest in the land comprising such streets, ways, basins or areas, the developer shall not be bound by such reservations shown on the plat and may proceed to use such land for private use in accordance with applicable development regulations.

(3) The provisions of this section shall not apply to streets and roads, flood control basins or public drainageways necessitated by the subdivision or land development as required for final approval.

(4) The developer shall be entitled to just compensation for actual loss found to be caused by such temporary reservation and deprivation of use.

(a) In such instance, unless a lesser amount has previously been mutually agreed upon, "just compensation" shall be deemed to be the fair market value of an option to purchase the land reserved for the period of reservation; provided that determination of such fair market value shall include, but not be limited to, consideration of the real property taxed apportioned to the land reserved and pro rated for the period of reservation.

(b) The developer shall be compensated for the reasonable increased cost of legal, engineering, or other professional services incurred in connection with obtaining subdivision approval or site plan approval, as the case may be, caused by the reservation.

(5) Any land shown on the master plan as proposed for park, playground, school site, or other public use shall be designated and reserved for such use.

D. Where it is considered appropriate by the municipal agency, portions of proposed open spaces may be designated for passive and/or active recreational activities.
See § 215-106D for more information.

E. Within open space areas, the municipal agency may require a developer to make certain site preparation improvements, which may include, but are not limited to, those contained herein: see § 215-106E for more information.

F. Open space areas shall be subject to these requirements: see § 215-106F for more information.

G. The type of ownership of land dedicated for open space purposes shall be selected by the owner, developer, or subdivider, subject to the approval of the municipal agency. See § 215-106G for more information.

See § 215-106: Public open space and common open space for more detailed information.

Radiation
All use of materials, equipment or facilities which are or may be sources of radiation shall comply with all controls, standards and requirements of the United States Atomic Energy Act of 1965, as amended, and any codes, rules or regulations promulgated under such Act, as well as the New Jersey Radiation Protection Law, N.J.S.A. 26:2D-1 et seq., as amended, whichever is more stringent.

Residential Units

In order to preserve and assure the harmonious relationship of residential units to the comprehensive neighborhood pattern and to prevent undue similarity of design which may lead to undue impairment of the stability and value of residential units and produce neighborhood degeneration and blight with attendant deterioration of conditions affecting the health, safety, morals, and general welfare of the inhabitants thereof and the ownership at large, no major subdivision shall be approved until the planned construction (including front, side, and rear elevations) of residential units has been reviewed and approved by the design committee in accordance with the standards enumerated below, or unless a waiver of these requirements has been granted by the municipal agency as provided for elsewhere in this chapter.

A. The residential unit shall be of such character, quality, or architectural design, and construction materials as will assure that the proposed structure will be in keeping with the general character of the area in which it is located:

(1) That the proposed structure will have a harmonious relationship with area residential structures.

(2) That the proposed structure is not likely to produce any of the harmful effects which lead to neighborhood degeneration and blight with attendant deterioration of conditions affecting the health, safety, morals, and general welfare of the City at large.

B. The floor plan for each residential unit shall be sufficiently different from the existing or planned residential unit immediately adjacent to it on either side and from the existing or planned residential unit on a lot which is immediately across a street from any portion of its lot or of the adjacent lots, to be deemed sufficiently different.

(1) Said floor plan shall have a substantial reorganization and relocation of the various living areas of the residential units.

(2) Mere variation or room sizes or reversal of floor plans, whether from side to side or front to back, shall not be construed as sufficiently different.

C. The front facade for each residential unit shall be substantially different from the front facade of any existing or planned residential unit within five lots in either direction on the same side of the street from any portion of the above-described lots; in the case of corner lots, the side and rear elevations of any existing or planned residential unit or any other corner lot at the same street intersection. To be deemed substantially different, the facade or side and rear elevation thereof, as the case may be, must be different in at least three of the following five respects:

(1) The relative location of a garage, if attached, a portico, if any, or any other such structural appurtenance with respect to the residential unit itself.
(2) The relative location or type of windows and doors.
(3) The type or pitch of the roof.
(4) The type of siding material.
(5) The type of roofing material, or the color thereof or the pattern.

D. There shall be no fewer than four different residential unit floor plans, together with no fewer than three different front, side, and rear elevations for each.

(1) Such floor plans and elevations shall be sufficiently different and distinct so as to meet the design standards of this chapter.

(2) Such plans and elevations shall be accompanied by a map of the tract indicating the plan and elevation to be placed on each lot in the tract.

(3) In the event that the subdivider contemplates selling lots only or building custom-designed and -built residences, and so indicates on his application, this requirement shall be waived.

Restrictions
A. Cutting or removal. With the exception of the exemptions set forth in § 215-167, no person shall cut or remove, or cause to be cut or removed, any existing tree with a diameter at point of measurement (DPM) of eight inches or greater upon any lands within the City unless the cutting or removal can be accomplished in accordance with the provisions of this article. This article shall further be clarified to include trees within City rights-of-way.

B. Other restrictions. Causing death to any tree for any reason or by any means whatsoever, whether directly or indirectly, purposefully or accidentally, shall be considered the equivalent of purposefully cutting and clearing that tree.

Riparian Grants
Whenever a person acquires title to the land under water adjacent to his property by virtue of a riparian grant from the State of New Jersey, then the grant area shall automatically be zoned the same as the upland property adjacent to the grant; provided, however, that any part of this grant not filled, graded and stabilized pursuant to a valid construction permit shall not be applicable to meeting the minimum lot area for the governing zone.

Roadway Construction
A. Roadways and all appurtenances, including subgrade, subbase, base courses and pavements, shall be constructed in accordance with the applicable requirements of the Standard Specifications as modified herein. All subsurface utilities, including service connections (terminating at least two feet behind sidewalk) to each lot, and all storm drains shall be installed in all roadway areas prior to the construction of final pavement surfaces.

B. All roadways shall be constructed with either a bituminous concrete flexible pavement structure or a portland cement concrete rigid pavement structure. Only one type of pavement shall be utilized throughout any development.

C. The pavement structure design for each particular development utilizing either a flexible or rigid pavement type shall be the responsibility of the developer or his engineer.
See § 215-109C for more information.

D. All subgrade shall be prepared in accordance with the applicable requirements of the Standard Specifications for bituminous concrete and reinforced concrete pavements. See § 215-109D for more information.

For detailed information about specific construction materials for pavement design, see § 215-109E, § 215-109F, § 215-109G and § 215-109H.

I. In areas where alternate pavement types are proposed or desired either for decorative purposes, because of physical restrictions or existing conditions, or because of limitations or shortages in certain types of construction materials, a detail of the type and/or location of alternate pavement types proposed shall be submitted for approval with the preliminary and/or final plat.

(1) The use of alternate pavement types may only be permitted if the applicant submits for review and approval details and specifications concerning the equipment, materials, and methods proposed for use, and if the City Engineer has inspected the installation of and tested and approved a suitable sample section of such pavement.

(2) In the event the City Engineer does not approve the sample section of pavement, the developer shall remove the same section and replace it with a type of pavement permitted by this chapter or such other alternate as may be approved by the municipal agency.

See § 215-109: Roadway construction. for more detailed information.

Screening of Equipment or Machinery
A. When the effective operation of a building or structure, or equipment within a building or structure, necessitates placing machinery, motors, generators, or similar devices for cooling, heating, or generating purposes outside or on top of any structure, they shall be screened from public view. This screening shall consist of densely planted evergreen shrubs which shall grow to not less than five feet after one growing season, along with a solid screening element, such as:

(1) A solid and uniform fence at least five feet in height on four sides of said equipment.
(2) A masonry wall at least five feet in height on four sides of said equipment.
(3) Extensions of parapet walls or mansard roof lines or structural or ornamental screens or baffles.
(4) Any similar type of solid or uniform screening which will prevent exposure of such equipment to public view.

B. The above requirements shall not be construed to prevent an opening in any required screening for maintenance purposes. However, any such opening shall be made as inconspicuous as is possible so as not to present any unsightly display of said equipment to public view.

Sewage Disposal
A. Sanitary sewers may be required by the municipal agency on advice by the City Engineer or other competent authority.

B. The design and construction or approval of all public systems for extensions of an existing system(s), either publicly or privately owned, shall be under the jurisdiction of the City Council.

C. Design and construction of sanitary sewer systems shall comply with the standards and practices listed in the design and construction of sanitary and storm sewers: WEF Manual of Practice No. 9, ASCE Manual of Engineering Practice No. 37, as revised.

D. Prior to the approval of any final plat, the full approval of any sanitary sewage disposal system must have been obtained from the City Council and all other agencies having jurisdictional review.

E. Public sewage disposal system shall be installed in accordance with the rules and regulations of the New Jersey Department of Environmental Protection and in accordance with other requirements of law and subject to the approval of the Municipal Council and all other agencies having jurisdictional review.

F. Individual sewage disposal systems shall be installed in accordance with the requirements of law and in accordance with the applicable rules and regulations of local, county and state health agencies.

Sewer Easements
Sewer easements shall have a minimum width of 15 feet and be designed to provide for the most convenient and economical gravity flow sewers from the probable site of each building to be erected in the subdivision to the most practical point or points of connection with existing or potential trunk lines or tributaries thereof. Such easements, except where they may cross the same, shall not be within the beds of street pavements, but may, if feasible, traverse and encompass any street right-of-way outside of the pavement or curblines. The land areas contained in such easements shall not be deducted from the total area of the lots on which they are located.

Sidewalks and Aprons
A. Sidewalk construction shall be required on both sides of all streets within a development and entirely around the perimeter of all culs-de-sac. Where the development abuts an existing street, the sidewalks shall be constructed only on that side. Sidewalks shall also be constructed at any other places, such as pedestrian walkways or access points to open space, as shown on or required at the approval of the final plat. Installation of sidewalks may be waived by the Planning Board at the request of the developer or on its own initiative, provided that the Planning Board, in exercising its discretion, determines that the neighborhood scheme would not be impacted by waiving the installation of sidewalks. Nothing contained herein shall affect the right of the City to enact ordinances requiring assessments for sidewalks from property owners as authorized under N.J.S.A. 40:65-2, or other statutory rights granted to municipalities.

B. Sidewalks within street rights-of-way shall generally be located three feet from the curb face but not less than one foot from the property line. Sidewalks not within street rights-of-way shall be located to provide for the most likely routes of pedestrian travel. In cases where the topography dictates or a proposed development provides for the extension of an existing street or abuts an existing street, where sidewalks have already been installed in a location other than as specified above or where such variations in sidewalk locations are needed to preserve trees or natural features, the municipal agency may approve alternate sidewalk locations in order to provide for the preservation of physical features or the continuation of the existing sidewalks.

C. Sidewalks shall be four feet wide and four inches thick of concrete according to specifications required for curbing in § 215-90 of this chapter. See § 215-112C for more information.

D. All sidewalk construction and curing precautions shall be in accordance with the applicable requirements of the Standard Specifications. See § 215-112D for more information.

E. Reinforced concrete aprons shall be constructed at all driveways between the concrete curb (or combination curb and gutter) and the concrete sidewalk. See § 215-112E for more information.

F. In areas where alternate sidewalk or apron types and/or locations are proposed or desired, either for decorative purposes or because of physical restrictions or existing conditions, a detail of the type and/or location of sidewalk and apron proposed shall be submitted for approval with the preliminary and/or final plat. See § 215-112F for more information.

G. Curb ramps for the physically handicapped shall be constructed on all curb returns and, where appropriate, in parking areas. See § 215-112G for more information.

H. The developer shall submit a detailed intersection grading plan for approval of the City Engineer prior to installation of the curbs, sidewalks and curb ramps at the intersection.

Sight Triangle Easements
(1) In addition to right-of-way widths required for the full design of all streets and the wider intersections as specified, sight triangle easements may be required on all corners at all street intersections.

(2) Such easements shall include provisions to restrict the planting of trees or other plantings or the location of structures exceeding 30 inches in height that would obstruct the clear sight across the area of the easements and a reservation to the public right-of-entry for the purpose of removing any object, natural or otherwise, that obstructs the clear sight.

(3) Sight triangle easements shall be calculated as shown in Figure 5.

(4) Where intersections occur on highways or roadways under the jurisdiction of the State of New Jersey or County of Atlantic, the sight triangle easements required by the state or the County of Atlantic may be substituted in lieu of the requirements above.

Sight Triangles at Intersections
A. Unless more stringent regulations are provided by other provisions of this chapter, at the intersection of two or more streets, no hedge, fence, screening strip or wall higher than 30 inches above curb level, nor any obstruction to vision, other than a post not exceeding one foot in diameter, shall be permitted on any lot within the triangular area of sight easement as delineated in § 215-93C.

B. Sight triangle areas shall be maintained, trimmed or cleared in order to maintain sight distance as required herein.

Soil Erosion and Sediment Control
215-50
A. A developer applying for site plan or subdivision approval pursuant to Article VI of this chapter may be required to submit a soil erosion and sediment control plan as is required by the Cape Atlantic Conservation District. In determining whether an applicant should be required to submit said plan, the municipal agency shall consider the applicable state regulations, the extent of land disturbance existing and proposed, the topography of the site and size of the proposed structure and/or building.

B. Soil erosion and sediment control plans shall be reviewed and certified by the Cape Atlantic Conservation District for conformance with the New Jersey State Standards for Soil Erosion and Sediment Control.

C. The municipal agency may seek the assistance of the Cape Atlantic Conservation District in the review of such plans and may deem as approved those plans which have been reviewed and certified by the Cape Atlantic Conservation District.

215-114
A. All developments shall protect streams, lakes and ponds from sedimentation and shall control erosion in accordance with the Standards for Soil Erosion and Sediment Control in New Jersey, set forth in the Soil Erosion and Sediment Control Act, Chapter 251, Laws of 1975 (N.J.S.A. 4:24-39 et seq.), as amended and supplemented.

B. All developments may be required to submit an erosion and sediment control plan and a sequence of installation or application of planned erosion and sediment control measures as related to the progress of the development, as part of the preliminary plat or site plan which shall be subject to approval by the City Engineer.

C. A soil erosion and sediment control permit shall be required prior to the issuance of any building permit and as a condition of preliminary and final site plan or subdivision approval.

D. Stormwater management measures for major development include that all streets be provided with inlets and pipes where the same are necessary for proper drainage. The City encourages the use of natural vegetated swales in lieu of inlets and pipes, where practical.

Solid Waste/Disposal/Storage
Solid waste (215-44C(4)
All uses in the City shall:

(a) Assume full responsibility for adequate and regular collection and removal of all refuse, except when the City assumes the responsibility.
(b) Comply with all applicable provisions of the Air Pollution Control Code.
(c) Comply with all provisions of the State Sanitary Code, Chapter 8, Refuse Disposal, Public Health Council of the State Department of Environmental Protection.
(d) Permit no accumulation on the property of any solid waste, junk, or other objectionable materials.
(e) Not engage in any sanitary landfill operation on the property, except as may be permitted by other City codes and ordinances.

Solid waste disposal (215-51)
The dumping of refuse, waste material, or other substances is prohibited in all districts within the municipality.

Solid waste storage (215-52)

A. Solid waste, if stored outdoors, shall be placed in metal or plastic receptacles with tight-fitting covers.

B. Such receptacles shall not be stored or placed within any front yard area prior to the time at which solid wastes are permitted to be placed at the curblines for collection. Such receptacles may be stored in either a rear or side yard area, but if stored within a side yard area, they shall be screened from view of adjoining properties and street areas with planting or fencing. Solid wastes which are to be picked up shall conform to the requirements established by the Department of Public Works for garbage and trash collection.

Solid waste storage. (215-115)
A. Solid wastes from all uses other than single- or two-family homes, if stored outdoors, shall be placed in metal receptacles within a screened refuse area.

B. The screened refuse area shall not be located within any front yard area.

C. The refuse storage shall be surrounded on three sides by a solid uniform fence or wall not less than five feet nor more than eight feet in height. Such fence shall be exempt from the provisions of any ordinance of the City regulating the height of fences and requiring permits therefor.

D. A five-foot-minimum-width landscaping area shall be provided along the fence or wall enclosing the refuse storage area. The landscaping to be provided shall be shown on the site plan submitted for municipal agency approval.

E. The opening in the enclosed refuse area should be provided with a solid gate not less than five feet in height to permit access to the refuse enclosure and screening from adjoining properties and public streets.

F. If located within or adjacent to a parking area or access drive, the enclosed refuse area shall be separated from such parking area or access drive by curbing.

G. The enclosed refuse area shall not be located so as to interfere with traffic circulation or the parking of vehicles.

H. All refuse shall be deposited in containers maintained within the refuse area. No containers shall be maintained anywhere on a site except in a refuse area meeting these requirements.

I. If outdoor storage of solid waste is not proposed, the site plan submission shall detail the methods proposed for accommodating solid waste within the structure. The municipal agency may require that a suitable area be set aside, but not improved, for a future solid waste storage area meeting these requirements even if indoor accommodations for solid waste are proposed.

Storm Drainage Calculation Criteria A. Intent. The information contained herein is intended as a guideline and as minimum design standard.

B. General.

(1) Policy. All land development shall be designed and carried out to protect the rights of adjoining and downstream property owners and to maintain the quality of both surface water and groundwaters. Except as authorized herein, no land development shall be permitted that will increase the storm runoff to adjoining or downstream properties or that will degrade surface water or groundwater quality. All land development shall meet the minimum water quality standards of the county, state and federal government and shall be in compliance with applicable rules and regulations of the county, state and federal government.
(2) Methodology. In general, the following engineering procedures have gained recognition as generally accepted engineering practice and may be used to calculate storm drainage runoff, peak rates of discharge and accumulated volumes to be stored where consistent with N.J.A.C. 7:8.
In accordance with N.J.A.C. 7:8-5.7 runoff for major developments shall be calculated using the USDA Natural Resources Conservation Service (NRCS) methodology, including the NRCS Runoff Equation and Dimensionless Unit Hydrograph . Information regarding the methodology is available from the Natural Resources Conservation Service website at: https://www.nres.usda.gov/Internet/FSE_DOCUMENTS/stelprdb 1044171.pdf.
For non-major developments, the following may be used:

(a) The rational method (provided that a minimum time of concentration of 20 minutes is used for calculating stormwater storage requirements).
(b) Urban Hydrology for Small Watersheds, Technical Release No. 55 (TR 55).
(c) National Engineering Handbook, NEH 4.

(2.1) Criteria. The following criteria shall be used for all commercial development if less than 1/4 acre of new impervious coverage and less than one acre of clearing.
(3) Stormwater discharge.

(a) On-site stormwater detention and retention facilities that recharge stormwater to groundwater are hereby designated as preferred stormwater discharge methods. These facilities shall be installed below ground level to minimize potential liability, reduce the cost of maintenance and enhance the site's appearance. All facilities shall be installed following the NJDEP Best Management Practices.
(b) Surface groundwater recharge facilities, such as retention or detention basins, are hereby not encouraged due to their associated risk, potential liability, their requirement for maintenance and their aesthetic appearance. Positive overflow connections into existing storm sewers or natural waterways is encouraged, provided that these connections are legal and will not adversely impact upon the capacity of these facilities.

(4) Design storm.

(a) Both peak discharge rates and total volume shall not be increased for a two-, ten-, and one-hundred-year storm event.
(b) The "Residential Site Improvement Standards" shall be utilized for all residential development that is not major development. For major developments, the water quality design storm shall be 1.25 inches of rainfall in two hours. Water quality calculations shall take into account the distribution of rain from the water quality design storm, per N.J.A.C. 7:8-5.7 Table 5-4. The calculation of the volume of runoff may take into account the implementation of stormwater management measures.
(c) All commercial development where 1/4 acre of impervious area is proposed or which project disturbs one acre or more shall utilize the design techniques in the "New Jersey Storm Water Best Management Manual."
(d) All major subdivisions shall form and utilize a legally responsible entity for permanent operation and maintenance of common properties and drainage basins with an approved maintenance plan and deed notice. The City shall have the right to inspect stormwater management measures to ensure proper operations.
(e) The association will be responsible for all basin maintenance including any major repairs needed past the time of the two-year maintenance guarantee posted by the developer.
(f) For a period of five years after the expiration of the maintenance guarantee, the homeowner association shall perform all routine maintenance, including all grass cutting, soil repair, and any other maintenance required to keep the drainage facility in top operating condition including any major repairs that might be needed.
(g) After the five-year period, the City may accept the basin for overall general maintenance and repair if formally approved by City Council but is not required. If approved, the legally responsible entity shall be responsible for all visual upkeeps, including grass cutting outside the basin limits, including all visual maintenance of all flowers, etc.

(5) Stormwater runoff limitations. Stormwater runoff rates and volumes shall be limited to preconstruction levels through the use of on-site detention and retention facilities. Where this is not practical, a downstream impact statement may be required by the Planning Board depending upon the scope of the proposed development. No application for development shall be approved unless the applicant demonstrates that, in accordance with the guidelines contained herein, the rate and volume of stormwater runoff will not increase beyond the boundaries of the site as a result of development of the site.
(6) Tributary area. Drainage areas shall include all off-site acreage draining onto or through the site in question.
(7) Engineering worksheets. A drainage worksheet and certification by an appropriately licensed professional shall be required for each storm drainage system. Acceptable documents shall include Rational Method worksheets, the peak discharge worksheets, TR Notice 55-A and the USDA NCRS worksheets.

C. Velocity restrictions. In general, velocities in closed conduits at design flow should be at least 2.5 feet per second, but not more than the velocity which will cause erosion damage to the conduit; and velocities in open channels at design flow shall not be less than 1.5 feet per second and not greater than that velocity which will begin to cause erosion or scouring of the channel.

(1) For unlined earth channels, the maximum velocity allowed will be two feet per second. For other channels, sufficient design data and soil tests to determine the character of the channel shall be made by the developer and shall be made available to the City Engineer at the time of drainage review.
(2) At transitions between closed conduits and open channels or different types of open channels, suitable provisions must be made to accommodate the velocity transitions. These provisions may include rip-rapping, gabions, lining, aprons, chutes and checks, or others, all suitably detailed and approved as part of the final plat submission.
(3) For all flow of 15 cubic feet per second or more, tailwater depth and velocity calculations shall be submitted.

D. All drainage facilities carrying runoff from tributary areas larger than 1/2 square mile must have the approval of the New Jersey Department of Environmental Protection, Division of Water Resources. Evidence of such approval shall be required to be submitted prior to the final approval of the site plan.

E. All encroachments of natural waterways must be referred to the New Jersey Department of Environmental Protection, Division of Water Resources, for approval in accordance with statute. The state may retain jurisdiction, in which case a permit will be necessary as set forth above, or may refer the matter to the County Engineer for review.

F. Storm drainage systems shall be designed to include not only the proper drainage of the actual area of the specific development and the area tributary thereto, but shall also include the disposal of stormwater runoff to an area that promotes groundwater recharge, adequate outlet or other means of final disposal of the stormwater, such as an open field with high infiltration rates, a river, running stream, lagoon or an existing adequate storm sewer.

Storm drainage facilities

A. All storm drainage design and storm drainage facilities shall comply with the standards and practices listed in the Design and Construction of Sanitary and Storm Sewers, WEF Manual of Practice No. 9, ASCE Manual on Engineering Practice No. 37, as revised, and shall further comply with the New Jersey Stormwater Management Rules N.J.A.C. 7:8 and NJDEP Stormwater Best Management Practices.

B. Stormwater management measures for major development shall be developed to meet the erosion control, groundwater recharge, stormwater runoff quantity, and stormwater runoff quality standards at N.J.A.C. 7:8-5.4 and 7:8-5.5. To the maximum extent practicable, these standards shall be met by incorporating nonstructural stormwater management strategies at N.J.A.C. 7:8-5.3 into the design. If these measures alone are not sufficient to meet these standards, structural stormwater management measures at N.J.A.C. 7:8-5.7 necessary to meet these standards shall be incorporated into the design.

C. Nonstructural stormwater management measures, storm drains, culverts, catch basins, and other drainage structures shall be installed in each major development in accordance with the map submitted to the municipal agency.

(1) All storm drainage facilities shall be constructed in accordance with the applicable requirements of the Standard Specifications.
(2) The developer (or his/her engineer) shall submit complete calculations, specifications, plans and details for all proposed storm drainage facilities demonstrating compliance with N.J.A.C. 7:8.
(3) Any field samples or laboratory tests required to document the conclusions of such calculations shall be formed at the sole expense of the developer.

D. All storm drainage pipes shall be either slip joint type reinforced concrete or, subject to the restrictions herein, fully coated, corrugated aluminum culvert pipe meeting the requirements of the Standard Specifications.

(1) All pipe shall have a wall thickness sufficient to meet the proposed conditions of service; however, no wall thickness less than Class 3, Wall B, for concrete pipe or No. 14 gauge for corrugated aluminum pipe shall be allowed.
(2) All pipe shall comply with the requirements of the current New Jersey Department of Transportation Standard Specifications, Standard Construction and Details governing construction.
(3) Generally, concrete pipe will be used except in areas of steep grades or other restrictive physical conditions where corrugated metal or other types of pipe may be permitted.

(a) No concrete pipe may be laid on grades exceeding 8%.
(b) Concrete pipe below 30 inches or equivalent in size will be jointed using a mortared joint in accordance with the specifications.
(c) Concrete storm drain pipes 30 inches or larger in diameter will be jointed using a preformed bituminous pressure type joint sealer or rubber-ring-type or other equivalent approved joint which will exclude infiltration.

(4) All corrugated metal pipe shall be of a gauge meeting the requirements of the Standard Specifications sufficient for the proposed service.
(5) All storm drains shall be tangent between inlets, manholes, or other structures, except that the use of fittings or factory-curved pipe may be allowed by the City Engineer when necessary to accommodate existing geometry or utilities.
(6) Prior to laying any storm drains, the bottom of all trenches shall be inspected by the City Engineer.

(a) Should the Engineer determine that the trench is unsuitable for the placement of the pipe, the developer shall take all necessary action to remove or eliminate any unsuitable conditions.
(b) These may include, but are not limited to, excavation and backfilling with suitable material, placement of bedding material, construction of pipe cradles or such other action necessary to remove all unsuitable conditions.
(c) Proposed storm drainage installations which do not conform to the above must be fully detailed and approved as part of the final plat.

E. Inlets and manholes.

(1) All street inlets shall be New Jersey Department of Transportation (NJDOT) bicyclesafe grate inlets in accordance with most current NJDOT standards.
(2) Casting heights on any streets shall be two inches greater than the specified curb face, and the gutter shall be properly transitioned approximately 10 feet on either side of the inlet.
(3) Curb opening inlets shall be designed so that no individual clear space exceeds seven square inches and no dimension exceeds two inches. Grates with parallel bars shall not be oriented in the direction of travel unless the clear opening is no greater than 0.5 inches. In continuous conduit runs, spacing between structures (inlets or manholes) shall not exceed 600 feet.
(4) Structures (inlets or manholes) shall be located so as not to interfere with primary routes of pedestrian travel or any proposed handicapped ramp or similar facility.
(5) In general, surface flow length, for flows or four or more cubic feet per second, on paved surfaces shall not exceed 750 feet, provided that:

(a) Gutter flow widths on local and local collector streets shall not exceed 11 feet, or such narrower width as may be necessary to provide a twelve-foot-wide clear lane in the center of the roadway.
(b) Gutter flow widths on collector streets shall not exceed nine feet, or such narrower width as may be necessary to provide two twelve-foot-wide clear lanes in the center of the roadway.
(c) Gutter flow widths on major collector streets without shoulders shall not exceed five feet, or such narrower width as may be necessary to provide four ten-foot-wide clear lanes in the center of the roadway.
(d) Gutter flow widths on minor and principal arterial streets and major collector streets with shoulders shall be retained within the shoulder areas.
(e) Swale gutter flow widths in parking areas shall not exceed 12 feet.
(f) Gutter flow widths shall provide for the maintenance of two ten-foot-wide clear lanes in all access and major circulation drives and one twelve-foot-wide clear lane in all other aisles in all parking areas, except as otherwise provided in § 215-105.

(6) Maximum design capacities which may be used to determine actual inlet location spacing are:

(a) Not in sump conditions.

[1] Type B: four cubic feet per second.
[2] Type E (in paved areas): four cubic feet per second.
[3] Type E (in yard areas): 1.5 cubic feet per second.

(b) In sump conditions: to be individually designed.

(7) Only Type B inlets shall be used in curbed roadways or curbed access or major circulation drives.
(8) Generally, sufficient inlets will be placed to eliminate any flow exceeding two cubic feet per second across any intersections.

F. Open channels shall be designed to contain the required flow and shall have a design velocity low enough, in the judgment of the City Engineer, to prevent erosion and shall be designed to incorporate green infrastructure practices to the maximum extent practicable.

(1) The minimum easement for open channel sections shall be the maximum design top width of the channel section segment plus 25 feet, rounded to the next highest five-foot increment.

(a) The excess easement area shall be provided offset to that side of the channel most convenient for use by maintenance crews.
(b) The minimum distance between the channel top edge and any easement line shall be five feet.

(2) Excess velocity, if any, as determined by the City Engineer, in open channels must be controlled by sod, rip-rap, paving, ditch checks, or other suitable methods.
(3) Changes of direction in open channels must have a maximum radius of 800 feet or be adequately paved or rip-rapped.
(4) Generally, unlined open channel cross sections shall have side slopes not steeper than 4:1 for channel depths of two feet or less and not steeper than 8:1 for channel depths of more than two feet. Lined open channel side slopes shall not be steeper than 2:1.
(5) The bottoms of all unlined open channels and the channel side slopes, to at least the design flow level, will be sodded with suitable coarse grass sod.
(6) All unlined open channel side slopes above the design minimum flow level will be topsoiled and seeded or otherwise suitably stabilized in accordance with an approved soil disturbance permit.
(7) All unlined open channel which can be expected to have a base flow of five cubic feet per second or more for at least two out of every 12 months will be provided with a low-flow channel using gabions, rip-rap, lining, 1/3 pipe sections, or other arrangements approved as part of the final plat submission.

G. Culverts or drains shall be constructed as specified herein.

(1) The location, length, depth, grade, type, and size of pipe shall be designated on the plans indicated herein except where unusual or exceptional soil or other conditions are discovered at the time of construction, which are not provided for in the plans, in which case such construction shall be determined by the City Engineer.
(2) Trenches shall be bridged at the street crossings, intersecting streets, public and private entrances in such a manner that traffic will not be interrupted during construction.
(3) The contractor shall have a sufficient quantity of timber and equipment constantly on hand for planking, sheet piling, fencing or shoring, and adequate pumping apparatus to meet all requirements of construction for use in case of accident or emergency.
(4) All trenches for culverts, drains or french drains shall be excavated at least nine inches and not more than 30 inches wider than the external diameter of the pipe to be used therein.
(5) When rock is encountered, it shall be removed to at least six inches below the grade line, the trench then being filled with earth to the grade and form the pipe and thoroughly tamped.
(6) The pipe shall be laid on a firm bed, and the bottom of the trench shall be excavated to the line and grade given or directed by the City Engineer.

(a) The bottom of the excavation shall have the shape and dimensions of the lower half of the pipe.
(b) When rock or rubble is encountered and removed from the trench as specified, this excess depth shall be refilled with suitable materials and tamped thoroughly.

(7) The pipe shall be laid and all joints shall be treated as determined by the City Engineer.
(8) The filing around the pipe shall be made in layers with approved materials free from rock, and each layer shall be tamped thoroughly around and over the pipe.
(9) Where indicated or directed, old pipe or insufficient sized culverts shall be removed and relaid, extended or renewed in the same manner as specified above for new pipe culverts or drains.
(10) Easement of a width sufficient to allow proper maintenance, but in no case less than 15 feet, shall be provided for the outletting of all drains, pipelines, etc. to streams, existing storm drains, or other legal drainage courses. These easements shall be granted to the City in writing, subject to the approval of the City Solicitor.
(11) All non-pipe culverts shall be designed for AASHTO H20-44 loading.

(a) All culverts of any type shall be carried to the roadway right-of-way and shall terminate with headwalls or other approved end treatment.
(b) All conduits terminating or beginning in open channels shall be provided with headwalls or other appropriate end treatment.

H. Headwalls shall be provided at all terminations. These shall be poured concrete headwalls, precast concrete end sections or corrugated metal end sections in accordance with the approved final plan. Poured concrete headwalls shall be wing-type headwalls with aprons in accordance with the Standard Construction Details.

I. Retaining walls installed in slope control areas shall be constructed of heavy creosote timber or logs, or reinforced concrete, other reinforced masonry or of other acceptable construction and adequately designed to carry all earth pressures, including any surcharges. The heights of the retaining walls should not exceed 1/2 of the horizontal distance from the foundation wall of any building to the face of the retaining wall.

J. Guardrails and/or railings shall be placed at all drainage structures where the interests of pedestrian or vehicular safety would dictate.

(1) The municipal agency may require that any open channel, other than naturally occurring streams, be fenced with chain-link fencing six feet high if the total depth of the channel exceeds two feet.
(2) For maintenance purposes, gates may be required by the municipal agency at approximately two-hundred-foot intervals.

K. The developer shall take all necessary precautions to prevent any siltation of streams during the construction of the site in accordance with the New Jersey Soil Erosion and Sediment Control Act and the Cape-Atlantic Soil Conservation District requirements.

(1) If required by the municipal agency as a condition of approval or by the Planning Board Engineer during construction, the developer shall provide adequate provisions to prevent all deposits of silt or other eroding material in any stream or watercourse.
(2) Such provisions may include, but not be limited to, construction and maintenance of siltation basins or holding ponds throughout the course of construction.
(3) The use of siltation and oil separation basins with controlled outflows will be required to prevent pollution of waterways when discharge is into a lagoon, bay or other standing body of water.

L. All drainage arrangements (either piped or overland flow) for sites on county roads or state highways shall be approved by the County Engineer or the New Jersey Department of Transportation, respectively; in addition to being acceptable to the municipal agency.

M. Special drainage provisions.

(1) The existing system of natural drainage within each development shall be reserved to the maximum extent possible, and shall be considered green infrastructure where practicable. To this end, the municipal agency may require the preservation of natural drainage swales, recharge areas, wet weather ponds and similar features and may require suitable drainage and conservation easements and possible increases in lot size to allow usable lots with the preservation of such features.
(2) Subject to review and approval by the municipal agency, the design of the development may be modified to take advantage of the natural drainage features of the land. In such review, the municipal agency will use the following criteria:

(a) The utilization of the natural drainage system to the fullest extent possible.
(b) The maintenance of the natural drainage system as much as possible in its unimproved state.
(c) When drainage channels are required, wide shallow swales with natural vegetation will be preferred to other sections.
(d) The construction of flow-retarding devices, detention areas and recharge berms to minimize runoff value increases.
(e) Maintenance of the base flow in streams reservoirs and ponds.
(f) The reinforcement, improvement, and/or extension of the natural drainage system to such an extent as is necessary to eliminate flooding and excess maintenance requirements.

N. Storm drainage recharge facilities.

(1) Leaching basins and beds shall be constructed of reinforced precast concrete structures, pipes and crushed stone.
(2) The bottom of the basin and beds shall be above the estimated seasonal high water table.
(3) The leaching bed shall be covered on the top and sides with filter cloth, but the bottom of the bed shall be left open.

O. Green infrastructure. Stormwater management measures for major development shall incorporate green infrastructure practices to the maximum extent practicable in accordance with N.J.A.C. 7:8-5.3. Structural stormwater management measures shall be used only where green infrastructure is demonstrated to be feasible.

Street Design and Construction
The following design criteria shall be used for all street design and construction in conjunction with the "Residential Site Improvement Standards" New Jersey Administrative Code Title 5. In the event of any conflict, the "Residential Site Improvement Standards" shall apply.

A. All major and minor arterial, collector, local collector, local and marginal access streets shall be designed in accordance with the proposals contained in the Master Plan of the City and/or in accordance with this section. See § 215-118A for more information.

B. The arrangement of streets not shown on the Master Plan or official map shall be such as to provide for the appropriate extension and/or realignment of existing streets, except that local and collector streets should only be extended when such extension is necessary and the municipal agency concurs that such extension will promote safety and conform to the street standards contained elsewhere in this chapter.

C. Where developments abut existing roadways, sufficient right-of-way shall be reserved to provide the right-of-way width proposed for the functional classification of the street in question. See § 215-118C for more information.

D. Local streets shall be designed in accordance with the Schedule of Street Design Standards and the requirements contained herein. See § 215-118D for more information.

E. In any development, it shall be the duty of the municipal agency to approve classification of proposed streets according to their use and in accordance with the federal classification of roadways. In making decisions, the municipal agency shall refer to the Master Plan and the Atlantic County Planning Board classification of roadways and shall consider conditions within the development and the surrounding areas and shall use as a guide the street classification and criteria contained herein.
See § 215-118E for more information.

F. In any subdivision abutting or being traversed by a collector street or arterial highway, one of the following conditions shall be required as the municipal agency deems appropriate: see § 215-118F for more information.

G. Street design standards shall be appropriate to the expected use of the street, soil, topographical and other physical conditions, and to the maintenance of the purposes of this chapter, but shall not be less than those set forth herein and also in the Schedule of Street Design Standards (Figure No. 9). All street shall be constructed and graded and surfaced in accordance with these standards and specifications. See § 215-118G for more information.

H. Street intersections shall be designed according to the standards contained herein. See § 215-118H for more information.
I. Street layout should be in accordance with the provisions contained herein. See § 215-118I for more information.

J. Street names and development names shall not duplicate, nearly duplicate or be phonetically similar to the names of any existing streets or developments in the City or contiguous areas of other communities. Any continuation of an existing street shall have the same street name.

K. The developer shall complete all improvements to the limits of the development, unless other provisions have been made and approved by the municipal agency.
See § 215-118K for more information.

L. The right-of-way width and other standards for internal roads and alleys in multifamily, commercial and industrial developments shall be determined by the municipal agency on an individual basis and shall, in all cases, be of sufficient width and design to safely accommodate maximum traffic, parking and loading needs, and maximum access for fire-fighting equipment and shall generally conform to the requirements herein.

M. There shall be no reverse strips or areas controlling access to streets except where control and disposal of the land comprising such strips or areas has been placed under jurisdiction of the City Council under conditions approved by the municipal agency.

Street Signs
A. Street signs shall be appropriate metal street signs of a type and size approved by resolution of the City Council and shall be properly installed at each street intersection.

B. Street signs shall be placed two per intersection on the near righthand corner as viewed from both directions on the street which is expected to carry the greatest traffic through the intersection at locations approved by the City Engineer.

C. Mountings shall be in accordance with the standard procedures of the City, or with requirements adopted by the City Council.

D. Street signs shall be placed before any certificate of occupancy for houses on the subject street are issued.

E. Street and traffic signs shall be designed in compliance with Section 5:21-4.13 of the "Residential Site Improvement Standards.

Street Trees
A. Any person erecting or constructing any new buildings or residences within the City which require site plan or subdivision approval shall plant pollution-resistant shade trees on the property owner's side of the sidewalk adjacent thereto.

(1) In each subdivision of land, the developer shall plant between the sidewalk and right-of-way line proper shade and/or decorative trees of a type recommended by the Atlantic County Agriculture Extension Service Tree/Shrubbery List for Atlantic County.

(2) Planting sites shall be indicated on the final plat.

B. Street trees shall be planted on the property owner's side of the sidewalk, not to lie closer than five feet to existing or future sidewalks.

(1) In all cases, said trees shall be planted within the municipal right-of-way in a place which shall not interfere with utilities.

(2) Trees shall be of pollution-resistant varieties as defined below.

(3) The municipal agency may reduce or waive such plantings if there are approved varieties or trees growing along such right-of-way or on the property abutting the street line. A developer shall make a donation to the Shade Tree Fund in lieu of the required plantings.

C. The subdivider or developer shall be required to plant such number of trees as shall be necessary, when taking into consideration existing trees, to provide at least one tree in every 30 feet of front yards.

(1) Pollution-resistant shade trees shall be planted along all private streets, undedicated roads, drives and parking areas at intervals not more than 30 feet of curbing or edge of pavement.

(2) Pollution-resistant shade trees shall be planted along the frontage of all existing and proposed public streets, at intervals of not more than 30 feet in accordance with the applicable specifications.

(3) No tree shall be planted less than 25 feet from an existing or proposed streetlight or street intersection.

(4) Such plantings shall not be required within sight easements as required elsewhere herein.

D. Pollution-resistant trees referred to above shall be approved by the municipal agency. Species may include those approved for this purpose by the Cape Atlantic Conservation District. Suitable trees shall be selected on the basis of specific site conditions.

E. All shade trees to be hereafter planted in accordance with this chapter shall be nursery grown, or of substantially uniform size and shape and shall have straight trunks.

(1) Ornamental trees need not have straight trunks, but must conform in all other respects with the provisions for trees and tree plantings outlined in this chapter.

(2) All trees shall be of "Grade A" nursery stock, with a minimum caliper of two inches by 2 1/2 inches measured one foot from the butt.

F. All trees planted in accordance with the provisions of this chapter shall be placed in a proper manner and in a good grade of topsoil and within the area of the tree well at the point where the tree is planted. In the event that any individual person or group of individual persons desire to plant a tree or trees in a tree well or within the jurisdiction of the City, such person or persons may do so, provided that they conform to the provisions of this chapter.

G. All trees planted pursuant to this chapter shall be planted in a dormant state or at other times only subject to the approval of the City Engineer in consultation with the municipal agency.

H. Subsequent or replacement plants shall conform to the type of existing tree in a given area, provided that if any deviation is anticipated, it must be done only with the permission of the municipal agency. In a newly planted area, only one type of tree may be used on a given street, unless otherwise specified.

I. Street trees shall be planted in accordance with the Standard Specification for Road and Bridge Construction of the New Jersey Department of Transportation, as amended.

Streetlighting
215-120
A. For all major subdivisions and multifamily developments which require site plan approval, the developer shall arrange with the serving public utility to provide streetlighting service upon the appropriate tariff and prevailing government rules and regulations. The streetlighting shall be installed at the average pole spacing of 150 feet on centers for post-top luminaires at an approximate mounting height of 13 feet or 200 feet on centers for standard streetlighting luminaires on a six-foot bracket at an approximate mounting height of 25 feet. The Planning Board may alter the streetlighting requirements as it deems appropriate due to special circumstances including but not limited to intersections, curves, culs-de-sac, and collector or arterial roadways.

B. The serving public utility shall install wiring in addition to that on the approved streetlighting plan where said additional wiring is required to accommodate the full plan in accordance with the utility's filed tariff and approved procedure at the time.

C. The cost of this additional wiring shall be the responsibility of the subdivider.

D. Streetlighting shall be installed as directed by and subject to approval by the municipal agency prior to the certificates of occupancy being issued.

E. The cost of the additional wiring and electricity for streetlighting for all streets within the development shall be paid for by the owner or subdivider until streets are accepted by the City, all certificates of occupancy have been issued, and the City Council has authorized the release of all performance bonds upon completion of all improvements for the development.

F. No major subdivision plat or major site plan for multifamily development shall receive final approval unless the suggested streetlighting plan of the electric utility is shown thereon.

G. No subdivision plat shall receive final approval unless the suggested streetlighting plan of the electric utility is shown thereon.

H. After final acceptance, operation and maintenance costs of the streetlighting shall be the responsibility of the City.

Topsoil Protection
A. Topsoil shall not be removed from the site during construction, but shall be stored, stabilized in accordance with the Standard Specifications for Road and Bridge Construction of the New Jersey Department of Transportation, as amended, and subsequently redistributed to areas most exposed to view by occupants and the public, and to areas where landscaped open space is required.

B. Topsoil moved during the course of construction shall be redistributed to provide at least six inches of cover to all areas of the subdivision and shall be stabilized by seeding or planting. Said seeding and planting must have attained a growth sufficient to stabilize the soil before this section of this chapter will be considered as being complied with.

C. No topsoil shall be removed from the site or used as spoil unless topsoil is remaining after all improvements have been installed in accordance with an approved site plan or subdivision map and has been redistributed in accordance with this subsection.

(1) Removal from the site is also bound by provisions of § 215-45 of this chapter.
(2) Topsoil removal shall be subject to the issuance of a development permit in accordance with the provisions of § 215-58.
(3) At least 48 hours prior to removing any excess topsoil, the developer shall cause notice of the intent to perform such removal to be given to the City Engineer and Construction Official.

D. If sufficient topsoil is not available on the site, topsoil meeting the requirements of the Standard Specifications shall be provided to result in a four-inch minimum thickness.

Traffic Control Devices
A. The developer shall, prior to final acceptance, install all traffic control devices required within any development or, with the consent of the City Council, may pay to the City Treasurer a nonrefundable sum, in cash or certified check, in the amount set by the City Engineer equal to the cost of all necessary traffic control devices not installed by the developer.

B. Traffic control devices shall include, but are not limited to, signs, traffic lines, lights, reflectors, and channelizing markers.

(1) The number, type, legend, placement and size of all traffic control devices shall be in accordance with the Manual on Uniform Traffic Control Devices by the United States Department of Transportation and the requirements of city and state regulations.

(2) Proposed devices shall be according to an approved plan submitted at the time of final plat approval.

C. Construction details of all proposed traffic control devices shall be in accordance with standards prepared by the City Engineer and approved by the City Council.

Trailer Storage
A. There shall be no trailers located within the City of Northfield for the purpose of storage of materials, residential use or any other use not specifically permitted herein.

B. For construction purposes only, when being used in conjunction with the construction of any residential, commercial or industrial building within the City of Northfield, there shall be allowed the use of not more than one trailer for each trade working on site plus one for a construction office; provided, however, that prior to the placement of any such trailer within the City of Northfield, the person causing the trailer to be located on the property within the municipality shall apply to the Construction Official for a trailer permit. The fee for said permit shall allow the holder thereof to have no more than one trailer to be used solely in conjunction with construction, for a period of not more than three months. The holder of such permit may apply to the Construction Official for such additional extensions of three-month periods as may be required to complete construction, so long as construction is ongoing on the site where the trailer is located. The fee for each such extension application shall be $10.

C. A temporary certificate of occupancy shall be required for the use of a trailer in conjunction with a construction project; provided, however, that in each case there must be a specific finding by the Construction Official that said trailer is necessary for the operation of the construction and is in compliance with the provisions of this chapter. All trailers must meet all other local, federal and state requirements.

D. This restriction is intended to be all-inclusive and includes, but is not limited to, trailers on or off wheels, and all trailers whether or not subject to regulations under the motor vehicle laws of the State of New Jersey.

E. A nonmotorized transport vehicle or storage trailer may not be parked on any public street for more than five consecutive days, except for active construction sites. (See § 215-32). Additionally, the nonmotorized transport vehicle or storage trailer can only be parked in front of a property owned or leased by the user of said vehicle.

Underground Utilities and Essential Services
The provisions of this chapter shall not apply to customary underground essential services as defined in § 215-5, except that all facilities such as pumping stations, repeater stations and electric substations, which require a building above ground or any other aboveground appurtenance of any type more than 40 feet high, shall require approval as a conditional use subject to the provisions of this chapter.

Utility Installation
A. All utility lines and necessary appurtenances, including, but not limited to, electric transmission and electric and gas distribution, communications, streetlighting and cable television, shall be installed underground within easements or dedicated public rights-of-way in accordance with the Figure 10, Typical Utility Layout and Typical Road Section, or in such other configuration as set forth by the approving body, City Engineer, and utility companies where necessary and appropriately coordinated.

(1) The installation of all underground utilities shall conform to the regulations of the New Jersey State Board of Public Utilities.
(2) Installation of all utilities shall conform to the construction standards of the appropriate utility.

B. Utilities may be required to be located along the rear property lines or elsewhere within easements as provided in § 215-93 of this chapter.

(1) All utility installation shall be connected with a public utility system and shall be adequate for all present and probable future development of the subdivision.
(2) Wherever the utility is not installed in the public right-of-way, an appropriate utility easement not less than 25 feet in width shall be provided and located in consultation with the utility companies and/or City departments concerned.

C. For all major subdivisions, the developer shall arrange with the serving 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 part of its tariff as the same are then on file with the State of New Jersey Board of Public Utilities and shall submit to the municipal agency, prior to the granting of final approval, a written instrument from each serving utility which shall evidence full compliance with the provisions of this section; provided, however, that lots in such subdivisions which abut existing streets or public rights-of-way where overhead utility distribution supply lines have theretofore been installed on a portion of the streets involved may be supplied with service from such overhead lines, or extensions thereof, but the service connections from the overhead lines shall be installed underground.

D. In any event, new building service connections for all multifamily developments, and for any industrial, commercial, or office development containing a floor area of 10,000 square feet or more, shall be installed underground. All other new service connections shall also be installed underground unless specific waiver is granted by the municipal agency.

E. Where a state permit is required for utilities, the applicant shall submit said permit prior to any final approval or issuance of a building permit as determined by the Planning Board.

F. Meters may be mounted on exterior walls. All meters shall be screened so that they are not visible from any internal or public street and access satisfactory to the supplying utility is maintained.

Vibration
There shall be no vibration which shall be discernible to the human sense of feeling beyond the boundaries of the lot on which the source is located. At no point on or beyond the boundary of any lot shall the maximum ground-transmitted steady-state or impact vibration caused by any use or activity (except those not directly under the control of the property user) exceed a particle velocity of 0.10 inch per second for impact vibrations. Particle velocity is to be determined by the formula 6.2AF, where F is the frequency of the vibration in cycles per second and A is the maximum single amplitude displacement of the vibration in inches. For the purpose of measuring vibrations, a three-component measuring system shall be used. For the purpose of this chapter, steady-state vibrations are vibrations which are continuous, or vibrations in discrete impulses more frequent than 100 per minute. Discrete impulses which do not exceed 100 per minute shall be considered impact vibrations.

Water Supply
A. Water mains in major subdivisions must be connected with the local water company approved by the New Jersey Board of Public Utilities.

B. The design and construction approval of all public and individual water supply systems (or extensions of existing systems) shall be under the jurisdiction of the local water company.

C. Prior to the approval of the final plat, the full approval of any public water system must have been obtained from the local water company and filed with the municipal agency, or the final approval will be conditioned upon full approval from the water company.

Wooded Areas
A. In all districts in the City where the maximum percent of lot coverage is 15% or less, no more than 20% of such wooded areas within the net tract area may be cleared or developed. The remaining 80% shall be maintained as permanent open space or preserved within the lot.

B. In zone districts in the City where the maximum percent of lot coverage is greater than 15%, no more than 40% of such wooded areas within the net tract area may be cleared or developed. The remaining 60% shall be maintained as permanent open space or preserved within the lot.

C. Individual healthy specimen and mature shade trees of twelve-inch caliper or healthy specimen trees of eight-inch caliper or greater, or individual healthy ornamental trees of four-inch caliper or greater, shall be preserved wherever possible. All site plans shall take into consideration the location and quality of all vegetation and shall incorporate the preservation of said trees in relationship to buildings, parking and open space.

Yard Areas A. No yard or other space provided around any building for the purpose of complying with the provisions of this chapter shall be considered as providing a yard or open space for any other buildings, and no yard or other open space on one lot shall be considered as providing a yard or open space for a building on any other lot.

B. All yards facing on a public street shall be considered front yards and shall conform to the minimum front yard requirements for the zone in which it is located, except as follows: Where principal buildings exist to either side of a building lot in a residential zone, the front depth may be reduced to the average front yard depth of adjacent principal structures but in no case reduced to less than 20 feet.

C. Every part of a required yard shall be open and unobstructed from its lowest level to the sky, except for the ordinary projections allowed by the State Uniform Construction Code, including, but not limited to, sills, belt courses, chimneys, flues, buttresses, ornamental features, and eaves; provided, however, that none of the aforesaid projections shall project into the minimum required yards more than 24 inches, unless otherwise permitted by this chapter. Unroofed entrance porches or terraces, which do not rise above the height of the floor level of the ground floor, may extend into any yard, providing the total area of all such porches, which extend into such yards, does not exceed 100 square feet. The maximum front yard setback to said deck/porch shall be 18 feet, the minimum rear setback shall be 15 feet, and the minimum side yard setback shall be three feet.

D. Yard irregularities. The designation of front, side and rear yards due to unusual building and lot configurations shall be based upon factors including, but not limited to:

(1) Building orientation, facade, and entrances.
(2) Orientation of adjacent structures and properties.
(3) Street address number, if established.
(4) Vehicular access.
(5) Proposed usages of building.

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MapLink™ | General Requirements

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City of Northfield, NJ

MapLink™ | General Requirements