In the side yard, in accordance with the required side yard setback for the zone, except that such equipment may encroach not more than three feet into the required setback, but in no case shall be located less than five feet from the property line. Any equipment that encroaches into the required side yard setback must be permanently fenced at least to the height of the equipment.

Equipment located in the front yard shall meet the minimum required front yard setback for principal buildings in the zone. Any such equipment located in the front yard must be screened with dense landscaping.

Equipment located in the rear yard shall have a minimum required setback of 25 feet in all nonresidential zones, except in the CRBD Zone wherein the minimum required rear yard setback shall be 10 feet.

Within the R-25, R-43, TH-1, TH-2 and multifamily zones, air-conditioning units and generators shall have a minimum required setback of 15 feet from side lot lines and a minimum required rear yard setback of 25 feet.

Within the R-5, R-6, R-10, R-15 and RAH-1 Zones, air-conditioning units shall have a minimum required side yard setback of five feet, generators shall have a minimum required side yard setback of 10 feet, and both air-conditioning units and generators shall have a minimum required rear yard setback of 25 feet.

Air-conditioning units and generators in the front yard shall comply with the minimum required principal building front yard setback, except in multifamily zones the minimum required front yard setback shall be 25 feet. Any equipment located in the front or side yard must be screened with dense landscaping and/or solid fencing.

Air-conditioning units and generators shall be located a maximum of 15 feet from the principal building which they are intended to serve. Generators must be located at least five feet from the doors and windows of a dwelling.

Air-conditioning units and generators serving detached structures shall have minimum required side and rear yard setbacks of 25 feet and shall not be permitted in the front yard.

Permitted scheduling for regular generator testing is limited to Monday through Friday from noon until 4:00 p.m.

Fences shall have maximum height of seven feet above grade and shall not be considered a building with regard to side and rear yard requirements as illustrated in Appendix G at the end of this chapter.[2]

Any combination of fence and retaining walls shall not exceed 10 feet.

No fence, wall or wall-like structure shall be constructed, erected or placed within the dedicated public right-of-way, nor within a required sight triangle, nor in any case within 10 feet inside the curbline of any public thoroughfare nor within 25 feet of the intersection point of the curblines of two streets. These dimensions shall be measured to the center line of a fence, the outer face of a wall, or the extreme horizontal projection or maintained trim line of the plants on the street side.

No fence or wall shall be so constructed or installed so as to constitute a hazard to traffic or safety.

The face or finished side of a fence or wall shall face the adjacent property.

No fence or wall shall be constructed with barbed wire, metal spikes, electrified conductors or other such dangerous material or constructed in such manner as to be dangerous to animals or humans.

Split-rail fences up to four feet in height used at front property corners as part of a general landscaping or decorative plan shall be exempt from the provisions of this subsection, except that such decorative elements shall not be installed or erected within the right-of-way or within the sight triangle.

Any brush, hedges, shrubbery or other plant life presently growing within 10 feet of the curbline or within the public right-of-way of any street or within 25 feet of the intersection of the curblines of two streets shall be cut and maintained to a height of not more than 30 inches above the elevation of the edge of the adjacent street pavement where it shall be necessary and expedient for the preservation of the public safety. Such brush, hedges, shrubbery or other plant life shall not overhang the curb, edge of the pavement or adjacent sidewalk.

When such plant life is not so cut or maintained, and within 10 days after notice to cut the same, the owner or tenant shall have refused or neglected to cut such plant life, the Department of Community Services shall cause the cutting to be done, and shall certify the cost thereof to the Common Council. The Council shall examine the certificate and if found correct and reasonable shall cause the cost to be charged against said lands. The amount so charged shall forthwith become a lien upon such lands and shall be added to and become a part of the taxes next to be assessed and levied upon such lands. It shall bear interest at the same rate and shall be collected and enforced in the same manner as taxes.

Site plan applications shall require a landscape plan prepared by a landscape architect licensed by the State of New Jersey State Board of Landscape Architects, or other qualified licensed individual as accepted by the appropriate Board.

Landscaping shall be provided as part of any site plan design and integrated into building arrangements, topography, parking and buffering requirements. Landscaping shall include a combination of trees, bushes, shrubs, ground cover, perennials, annuals, plants, sculpture, art and/or the use of building and paving materials arranged in an imaginative, context-focused manner to provide aesthetic enhancement and/or a functional purpose such as screening or as part of a stormwater retention system. Landscape plans shall be considered for year-round impacts.

Landscaping shall be located to mitigate the effects of climate on the building, and to accent, soften and complement buildings.

Landscaping shall be provided in public areas, parking areas, recreation sites and adjacent to buildings.

A variety and mixture of landscaping plants and materials shall be provided to enhance the property through colors, textures, shapes, blossoms, foliage, and season while at the same time minimizing susceptibility to disease.

Any landscaping shown on an approved site plan or required as a condition of approval by either the Planning Board or Zoning Board of Adjustment shall be maintained in perpetuity and shall be replaced if damaged or destroyed by any means.

Tree removal permits shall be required in accordance with § 29-8 of the City of Summit Revised General Ordinances.

All lot areas not occupied by buildings, parking areas, patios, walkways and/or any other impervious surface shall consist of lawn area, ground cover, or landscape plantings, provided further that a minimum of 5% of the lot area shall have landscape plantings, excluding lots in the CRBD, B, NB and PI Zones and as otherwise regulated in this chapter.

Entrances to nonresidential lots shall be given special landscaping treatment.

Irrigation systems shall be installed to support landscape plantings as determined to be feasible and necessary by the appropriate board.

Landscaping in parking areas shall be provided in accordance with this article or as otherwise regulated in this chapter.

The installation of rain gardens and bioretention basins is encouraged.

Local soil conditions and water availability shall be considered in the choice of landscaping.

Grass and/or ground cover shall be required between the front property line and the curbline.

Ground cover shall be used to prevent erosion.

Vines and climbing plants shall be considered for large expanses of wall.

The impact of any proposed landscaping plan at various time intervals shall be considered. The plan should avoid shrubs that may grow and eventually block sight distances or foundation plants that may block out buildings.

Existing large trees shall be saved by not varying the grade around the trees by more than six inches to 12 inches, by construction of tree wells and by erecting protective fences. Clumps or masses of trees shall be protected.

Tree removals, plantings or protections must be approved by a New Jersey Licensed Tree Expert (LTE).

Grouping of trees shall be considered at critical points.

Smaller trees shall be used on narrow streets and under utility lines.

Deciduous trees shall be a minimum of 2 1/2 inches to three inches caliper at planting, and evergreen trees shall be at least four feet tall. All trees shall be balled and burlapped and be of specimen quality as established by the American Association of Nurserymen.

Landscaping may include the planting of street trees, subject to the City's Tree Ordinance.[3]

Existing trees located within 10 feet of any street right-of-way shall be maintained unless shown to be removed as part of an approved plan. The existing grade within that space shall not be disturbed without such approval.

Impervious materials shall not be used in any landscape area. Weed-retardant mulch, porous nonwoven synthetic landscape fabric or other materials shall be used.

The maximum height of all light fixtures shall not exceed 15 feet except as otherwise regulated in this chapter, except as may otherwise be required by law.

All light fixtures shall be designed, installed and maintained to prevent trespass light.

Site lighting shall not include any uplighting fixture, except as follows:

Lighting fixtures shall contain appropriate shielding to direct light and minimize unnecessary glare and sky glow. Lighting fixtures shall be dark-sky compliant or the equivalent. Any fixture mounted above 10 feet shall have no more than 10% of its light distribution at a vertical angle of 80° above nadir (the lowest point) and 2.5% at an angle of 90° above nadir (the lowest point).

Illumination levels shall not exceed those recommended in the IESNA Lighting Handbook, 8th Edition, as amended from time to time.

The design and installation of outdoor lighting on a site shall be constructed so as to conform to the following standards:

Luminance requirements.

Lighting fixtures shall not exceed a color temperature of 3,500 Kelvin.

The style of the light and light standards shall be consistent with the architectural style of the principal building or surrounding area.

Floodlight-type fixtures shall be prohibited.

Freestanding lights shall be so located and protected to avoid being damaged by vehicles.

The maximum illumination at property lines shall be 1/10 footcandle at grade.

All wiring shall be laid underground.

No lighting shall be of a yellow, red, green or blue beam nor be of a rotating, pulsating or other intermittent operation.

Bare bulbs or tubes are prohibited, excluding cafe- or bistro-style lights utilized for outdoor dining, public spaces or residential development.

String lights or lengths of LED lighting around any architectural element of a building shall be prohibited, excluding holiday lights.

No use shall be conducted in such a way that it causes nuisance factors as defined in this chapter. The determination of the existence of nuisance elements shall be made at the following locations:

Continued compliance with the performance standards stated herein shall be a requirement for the continued occupancy of any structure or the operation of any process or equipment.

Air pollution.

No open burning shall be permitted in any district, excluding outdoor fireplaces, grills or fire pits.

Wastes.

Noise. All properties and uses shall comply with the provisions of N.J.A.C. 7:29 and the City of Summit Revised General Ordinances.

Vibration. In any zone, vibrations discernible without instruments at the measuring location shall not be permitted.

Trespass lighting. It is the intent of these performance standards to ensure that both direct and indirect glare, to the extent possible, are eliminated or that activities producing such glare are carried on within a structure. Necessary glare-producing devices such as glazing, roadway and walkway lighting shall be designed, constructed and maintained in such a manner as not to be a nuisance to surrounding uses.

Temperature change. Any use or process shall not produce a temperature change greater than 3° C. at the measuring location.

Fire and explosive hazards. If it appears that any proposed use, structure, process or resulting product or material may constitute a fire or explosion hazard, the administrative officer or applicable Board may require the applicant to supply proof of:

All off-street parking areas shall be subject to site plan approval by the Planning Board or by the Zoning Board of Adjustment. The Board shall consider the effect of any parking area upon traffic safety, abutting properties, immediate and unhindered access for emergency and service vehicles and shall ascertain that all requirements of this article are met.

All off-street parking areas shall be surfaced with two inches compacted thickness of bituminous concrete on a minimum of five-inch, compacted thickness, crushed-stone base and shall be so graded and drained as to dispose of all surface waters as approved by the City Engineer or shall be completely sheltered (garages), underground or on the roof and shall be located either in the required rear yard or in the buildable area of the lot on which the building is located.

All parking spaces within any parking area shall be clearly marked with double white hairpin stripes to show the parking arrangement within the said parking area and shall conform to City specifications.

All lighting for off-street parking areas shall conform to the lighting requirements of this chapter.

All parking areas shall provide granite block or concrete curbing around the entire pavement perimeter at a height of six inches above the paved surface.

All parking or loading areas in nonresidential zones shall provide a five-foot-wide buffer between the adjoining properties, planted with appropriate evergreen shrubs so as to create an effective screening.

No driveway shall be located closer than two feet to a side property line, unless a joint driveway is provided with the adjoining lot.

All such parking areas shall be used only for the parking of noncommercial vehicles, except as otherwise provided for accessory structures and uses in Part II of this chapter. No commercial repair work, storage or sales of any kind shall be conducted in any parking areas. The area used for the display for sale of new or used cars as permitted in this chapter shall be construed as sales area and not parking.

Off-street parking facilities shall be located as hereinafter specified in this chapter. Where a distance is specified, it shall be the distance measured from the nearest point of pedestrian access to the building or structure that such area is required to serve. For all multifamily residential buildings and structures, regardless of the zone in which they may be located, and for all nonresidential buildings and structures, required parking shall be provided on the same lot with the building.

All curbing, pavement striping, lighting, fencing, shrubs, trees and other plantings shall be maintained in a professional manner and shall be replaced or repaired at the cost and expense of the applicant or its successor, in the event of loss or destruction, within 45 days of notice served by the Department of Community Services.

All parts of all yards not used for off-street parking areas or other permitted uses shall be adequately landscaped, subject to approval by the Planning Board or other approving authority and maintained in good condition.

In outdoor parking lots of 10 or more spaces, at least 10% of the parking area shall be suitably landscaped, including landscape plantings around the perimeter of the parking area and at least one shade tree for every 10 parking spaces.

Street trees shall be provided along all rights-of-way at a minimum spacing to be approved by the City Forester.

Parking and traffic circulation plans shall include sufficient aisles and spaces to adequately accommodate pickup and drop-off for all programs contained within the structure and so arranged to avoid use of the public right-of-way for such activities.

Loading areas shall be screened with landscaping, fencing, berms, walls or any combination thereof, and such screening shall not be less than six feet in height. The screening shall be sufficient to obscure the view of parked vehicles, loading platforms and loading activities. The recommended method of screening shall consist of walls and gates compatible in color and texture with the building material, buffered by deciduous and evergreen shrubs and trees, so as not to be visible from neighboring properties and streets.

Required spaces are within 500 feet of pedestrian access to the building served, unless some lesser distance is required by the Americans With Disabilities Act;[4]

The off-lot space is held by the same owner in fee simple title or other acceptable form of land control, which may include a lease of at least five years; and

The land shall not be alienated from the parent parcel or devoted to other use, and this restriction shall be reflected in the deed.

Demonstration that parking is available on site; or

The property owner shall purchase an overnight parking permit or permits from the City's Parking Services Agency to be renewed annually through said Agency. The requirement for the purchase of a permit shall be secured as a deed restriction at the time of the site plan approval.

All parking areas shall be located either in the required rear yard or in the buildable area of the lot on which the building served is located. If located in the required rear yard, a five-foot-wide buffer, planted with evergreen shrubs so as to create an effective screening, shall be required along adjoining property lines at least three feet in height for the purpose of shielding vehicle headlights.

No driveway shall exceed a grade of 10% nor be located closer than two feet to a side property line.

Gravel or crushed-stone driveways shall be permitted and shall have permanent or semipermanent edging, capable of preventing the gravel or stone from spreading outside of the driveway area.

Enclosed parking spaces (garages) must be used for residents of the principal structure.

Parking requirements for one- and two-family dwellings are located in § 35-14.2.

In all residential and nonresidential zones, off-street parking shall be provided as follows:

Uses not specifically listed shall provide parking as deemed necessary and appropriate by the approving authority.

Parking lots shall not exceed the minimum parking requirements as set forth above by more than 25% without approval of the Planning or Zoning Board.

Electric vehicle charging station requirements, including the minimum number of required spaces and design criteria, are provided in § 35-9.9E of this chapter.

In any zone except the CRBD, every building or part thereof hereafter erected or altered, which is arranged, intended or designed to be used for hospital, office, manufacturing, industrial or other commercial use, for warehouses or supply houses, or for retail or wholesale stores shall provide loading spaces in accordance with the following minimum schedule:

When more than one use is located in a building or where multiple uses are designed as part of a shopping center, industrial complex, or similar self-contained complex, the number of loading spaces shall be based on the cumulative number of square feet within the building or complex, shall be dispersed throughout the site to best serve the individual uses, and shall be part of site plan approval.

If a tract of at least 25 acres has no portion of a loading area, including maneuvering areas, closer than 200 feet to any property line and where the length of the driveway connecting the loading area to the street is at least 300 feet long, the number of off-street loading spaces may be less than the number required by the schedule, provided the applicant shall document on the site plan how the number of spaces to be provided will be adequate to meet the needs of the specific use.

Parking spaces shall be nine feet by 18 feet, excluding dedicated handicap parking stalls. All parking stalls shall be marked with double white hairpin striping approved by the City Engineer. Where a vehicle can overhang the edge of the lot without interfering with a planting area, stall length may be reduced by two feet. Minimum widths of access aisles shall be related to the angle of parking stalls and use of one-way or two-way traffic as follows:

All other angles of parking and aisle widths shall be determined and approved by the approving authority. No traffic aisle shall dead end.

Parallel parking spaces shall be a minimum of 24 feet long and marked with white painted Ls for terminal spaces and Ts for intermediate spaces. The pavement markings shall be placed so as to provide for eight-foot stall widths. Where parallel parking spaces are utilized opposite angle or perpendicular parking spaces, the aisle widths set forth in this article shall be increased by two feet.

Parking lots which have assigned spaces may provide up to 30% of the spaces at a minimum size of 8 1/2 feet by 18 feet.

All parking and loading spaces and driveways for uses other than single-family and two-family houses shall be so arranged so that cars and trucks may turn around on the lot so that it is not necessary to back into any street.

Any off-street loading space shall be not less than 12 feet wide, 60 feet long, and 14 feet high having direct usable access to a street or alley. The off-street loading space shall be located on the property so as to permit any vehicle to be parked in the loading space with no portion of the vehicle extending into the public street.

The sight triangle is that area bounded by the intersecting street curblines and a straight line which connects sight points located on each of the two intersecting street lines and the following distances away from the intersecting curblines:

The locations of these streets are illustrated in the Street Classification Map located in Appendix I at the end of this chapter.[5]

Any public notice or warning required by a valid and applicable federal, state, county or local law, regulation or ordinance.

Any sign which is inside a building, not attached to a window or door, and is not readable from a distance of more than three feet beyond the lot line of the lot or parcel nearest to where such sign is located.

Holiday lights and decorations with no commercial message.

Any sign indicating the name of a building and/or date of construction and/or other incidental information about its construction, which sign is cut into a masonry surface or made of bronze or similar permanent material, including historic tablets, cornerstones, memorial plaques and emblems, which do not exceed four square feet in area from a single viewpoint.

Traffic control signs on private property, the face of which meets the Department of Transportation standard, and which contain no commercial message of any sort.

Flags of the United States, State of New Jersey, the City of Summit, foreign nations having diplomatic relations with the United States, other flags adopted or sanctioned by an elective legislative body of competent jurisdiction and flags flown in conjunction with the flag of the United States such as those representing branches of the military, veterans and prisoners of foreign war. A flag's area shall be in reasonable proportion to the length of the pole from which it is displayed. The pole shall not exceed 40 feet in height. The statutory requirements associated with flags and generally accepted standards of flag display etiquette shall be observed.

Pump-mounted fuel price informational signs subject to the following:

Measurement of area of individual signs. The area of a sign shall be computed by determining the smallest square, circle, rectangle, or triangle that will encompass the extreme limits of the writing, graphic illustration, picture, symbol or other display, together with any material or color forming an integral part of the background of the sign and used to differentiate the sign from the backdrop or structure against which it is placed, but not including any supporting framework. No sign shall have more than two display faces. The sign area for a sign with two faces shall be computed by adding together the area of all sign faces visible from any one point. When a sign having two faces is such that both faces cannot be viewed from any point at the same time, the sign area shall be computed by the measurement of the larger of the two faces. For purposes of calculating window signs, a window shall be considered the glazed area. Signs which are required by county, state or federal agencies are exempt from the signage calculation up to the minimum size required by such agencies. The area of the sign in excess of the minimum shall be subject to the sign calculation. In the event that no size requirement is imposed by such agency, the sign shall not exceed one square foot.

Measurement of height. The height of a freestanding sign shall be computed as the distance from the normal grade to the top of the highest attached component of the sign. Normal grade shall be construed to be the lower of existing grade prior to construction or the newly established grade after construction, exclusive of any filling, berming, mounding or excavation solely for the purpose of locating the sign. In cases in which the normal grade cannot reasonably be determined, sign height shall be computed on the assumption that the elevation of the normal grade at the base of the sign is equal to the elevation of the nearest point of the crown of a public road or the grade of the land at the principal entrance to the principal structure on the lot, whichever is lower.

Signs shall be in harmony and consistent with the architecture of the building and relate to the features of the building in terms of location, scale, color, lettering, materials, texture and depth. Signs shall not be dominant but shall be proportionate and shall complement the building, existing signs and surroundings.

There shall be consistent sign design throughout a particular project. The design elements include style of lettering, construction material, size and illumination.

Freestanding signs shall be integrated with the landscaping on site and installed as regulated in the Sign Matrix located in Appendix D at the end of this chapter.[8]

Building signs shall not obscure, conflict with or cover any architectural element and must be aligned with major building elements such as windows, trim and structure lines.

No sign shall extend or project above the elevation of the first story or 17 feet, whichever is less, nor shall it extend above the highest elevation of the existing wall to which it is attached. This shall exclude nonilluminated signs above the first floor in the CRBD Zone which shall have the appearance of being painted or etched in glass with a translucent background limited to 20% of the glass area and shall be located in the bottom 1/3 of the window area.

No electric wiring associated with a sign shall be visible to public view.

Illuminated signs.

Prohibited signs.

No nonconforming sign may be enlarged or altered in a way which would increase its nonconformity. Existing nonconforming permanent signs may continue to exist; however, when the sign is modified either in shape, size, illumination or structure, the sign shall be altered to conform to the provisions of this section.

Should any nonconforming sign be damaged by any means to an extent of more than 50% of its replacement cost at time of damage, it shall not be reconstructed or replaced except in conformity with the provisions of this section.

In the event a business ceases operation for a period of time in excess of 60 days, the sign owner or lessee, or the property owner, shall immediately remove any sign identifying or advertising said business or any product sold thereby. Upon failure of the sign owner or lessee, or property owner, to comply with this section, the administrative officer shall issue a written notice to the sign owner or any lessee and to the property owner, which notice shall state that such sign shall be removed with the following time period:

If the sign owner or lessee, or property owner, fails to comply with such written notice to remove, the administrative officer is hereby authorized to cause removal of such sign, and any expenses incidental to such removal shall be charged to the owner of the property upon which the sign is located and shall constitute a lien upon the property. For the purpose of this section, the word "remove" shall mean:

Each vertical articulation shall be no more than 30 feet apart.

Each vertical articulation shall be a minimum of one foot deep.

Each vertical projection noted above may extend into the required front yard a maximum of 18 inches in depth and having a maximum width of 10 feet.

Each vertical articulation shall be no greater than 30 feet apart.

Each vertical articulation shall be a minimum of one foot deep.

Each vertical projection noted above may extend into the required front yard a maximum of 18 inches in depth and having a maximum width of 10 feet.

Arrangement. The arrangement of streets not shown on the Master Plan or Official Map shall be such as to provide for the appropriate extension of existing streets, conform to the topography as determined to be practical, and allow for continued extension into adjoining undeveloped tracts. When a development adjoins land capable of being developed further, suitable provisions shall be made for future street access.

Street classifications. The classifications of existing and proposed streets shall be in accordance with the Road Classification Map located in Appendix I at the end of this chapter.[1]

Local streets shall be so designed as to discourage through traffic.

Minimum right-of-way width. The right-of-way width shall be measured from lot line to lot line, and shall not be less than the following, except as may otherwise be required by the New Jersey residential site improvement standards ("RSIS"), N.J.A.C. 5:21-1 et seq.:

Pavement width. The pavement width of public streets shall be measured from curb to curb and shall not be less than 30 feet.

Grades. Grades of arterial and collector streets shall not exceed 4%. Grades of other streets shall not exceed 10% except under special approval of the Planning Board or Zoning Board of Adjustment and Common Council. No street shall have a grade of less than 1% in accordance with American Association of State Highway and Transportation Officials (AASHTO) standards.

Reserve strips. Reserve strips are prohibited except where approved by the City Common Council under conditions approved by the Planning Board or Zoning Board of Adjustment.

Substandard street right-of-way and pavement width. Subdivisions that adjoin or include existing streets that do not conform to the widths as shown on the Master Plan or Official Map or the street width requirements of this chapter shall dedicate and improve additional right-of-way or pavement width along either one or both sides of said road. If the subdivision is along one side only, 1/2 of the required extra width shall be dedicated and improved.

Intersections. Street intersections shall be as nearly at right angles as is possible, and intersections of less than 75° (measured at the center line of streets) shall not be permitted.

Crosswalks. Crosswalks shall be required at intersections along established pedestrian routes within 1,000 feet of schools and other public facilities, and where otherwise deemed necessary by the approving authority. All crosswalks shall comply with the Manual of Uniform Traffic Control Devices (MUTCD), latest edition, the Americans with Disabilities Act (ADA)[2] guidelines and City of Summit requirements.

Street jogs. Collector and/or arterial streets intersecting another street from opposite sides shall either be directly opposite each other without offset or shall have at least 250 feet offset distance between center lines. Street jogs with center-line offsets on local streets of less than 125 feet shall be prohibited.

Tangents. A tangent at least 50 feet long on local streets, 100 feet long on collector streets and 300 feet long on arterial streets shall be introduced between reverse curves.

Curves. Curves shall be used to connect street lines which deflect from each other at any one point by more than 10° and not more than 45°. Curves shall have a radius of not less than 100 feet for minor streets and 300 feet for arterial and collector streets.

Street line deflection. When connecting street lines deflect from each other at any one point by more than 10° and not more than 45°, they shall be connected by a curve with a radius of not less than 100 feet for local streets and 300 feet for collector and arterial streets.

Changes in grade. All changes in grade shall be connected by vertical curves of sufficient radius to provide a smooth transition and proper sight distance, as established in the American Association of State Highway and Transportation Officials (AASHTO) publication "A Policy on Geometric Design of Highways and Streets."

Dead-end (cul-de-sac) streets. Dead-end streets are prohibited, except where unavoidable or determined to be necessary for public safety, and recommended by the Planning Board after consideration of:

Private streets. Private streets shall not be accepted by the City of Summit as public streets, and public improvements shall not be approved for any private street.

Railroad crossings. Access to a subdivision by means of a railroad grade crossing is prohibited.

Curbs. Curbs shall be constructed along both sides of all streets, in accordance with the City's street standards.

Place: a connecting link one block long and between two longer streets.

Court: a cul-de-sac.

Terrace: a loop street which begins and ends on the same street and is not connected with other streets.

Lane, street or way: short streets not serving as connectors.

Avenue, drive or road: a connector or arterial street.

The paved width of the bicycle path shall be in accordance with the following standards:

Choice of surface materials, including bituminous mixed, concrete, compacted gravel, soil cement, stabilized earth, and wood planking shall depend on use and users of the path. Gradients of bike paths should generally not exceed 5%.

Bicycle-safe drainage grates shall be used in the construction of all streets and driveways for all developments.

The applicant shall arrange with the serving utility for the underground installation of the utility's distribution supply lines, transformers, service connections and related equipment and shall submit to the applicable board, prior to the granting of final approval, a written instrument from each serving utility which shall evidence full compliance with the provisions of this subsection; provided, however, that lots in such subdivisions which abut existing streets where overhead electric or telephone distribution supply lines have theretofore been installed on any portion of the streets involved may be supplied with electric and telephone service from such overhead lines or extensions thereof, but the transformers, service connections and related equipment from the utilities' overhead shall be installed underground. The requirements of this subsection are in addition to and supplement the regulations of the Board of Public Utility Commissioners, and wherever the provisions of this subsection require a greater amount of equipment to be placed underground or impose restrictions more extensive than the regulations of the Board of Public Utility Commissioners, the requirements of this subsection shall govern.

Wherever the utility is not installed in the public right-of-way, an appropriate utility easement not less than 20 feet in width shall be provided.

All such underground installations for utilities and their service lines shall be subject to inspection and approval by the City Engineer, who shall be notified of such underground installations at least 24 hours prior to any excavation therefor. No underground installation shall be covered until inspected and approved by the City Engineer and those agencies having jurisdiction over the particular installation. Notification and request for inspection shall take place immediately upon completion of the utility. Bank-run sand and gravel shall be used as backfill material and shall be thoroughly mechanically tamped.

The fertilizing, seeding and mulching shall meet the following specifications:

These mixtures may be either broadcast-seeded or hydroseeded. If hydroseeded, the fertilizer, seed, mulch and mulch binder are applied at the same rate in a slurry mix. This section of the land use regulations will not be considered complied with until the seed attains growth sufficient to ensure a stable, nonerodable ground condition.

The removal of trees and ground cover shall be prohibited in a conservation easement or floodplain except for the following purposes: the removal of dead or diseased trees; limited thinning of trees and growth to encourage the most desirable growth; and the removal of trees to allow for structures designed to impound water or in areas to be flooded in the creation of ponds or lakes. Proposed tree removals shall be subject to the review and approval of the City Forester.

All easements shall be shown on the plat and described in the deed and shall be clearly labeled and dimensioned to permit accurate location of easement limits.

Internal grading of a lot as by swale, berm, or other topographical feature designed to intercept or direct waters shall be dedicated by recorded instrument and described in the deed in such a way as to give notice to future owners of said property and ensure continued maintenance of the drainage feature.

All easements shall have survey markers/monuments installed.

Natural features, such as trees, brooks, hilltops, wetlands and wetland transition areas, steep slopes and views, shall be preserved, to the greatest extent possible, in designing any subdivision containing such features.

Subdivisions containing steep slopes and/or wetlands shall be designed in accordance with Part III of this chapter.

The Planning Board may require that natural features be protected by means of deed restrictions, conservation easements or other appropriate instruments. Conservation easements shall be clearly indicated.

Buffering shall be located to minimize light from vehicles and structures, noise, the movement of people and vehicles, and to shield activities from adjacent properties when required. Buffering may include but not be limited to fencing, walls, evergreens, shrubs, landscaping, berms, rocks, boulders, open space, ponds, steep slopes, deciduous trees or combinations thereof to achieve the stated objectives.

Extensive buffering shall be required where intensive land uses abut less intensive uses. Existing natural vegetation may be retained, if appropriate, for the above-stated purposes as may be approved by the applicable board.

All vegetation screening shall provide a visual barrier on a year-round basis.

Existing vegetation within the buffer shall be preserved, when suitable, and supplemented with plantings and other buffer devices to provide screening.

Buffer dimensions shall be measured perpendicular to property lines or other locations as required.

Within any buffer area, aboveground utilities or driveways may be permitted to cross at right angles through the buffer.

No buildings, signs (other than directional signs), structures, storage of materials or parking shall be permitted within the required buffer area.

All plantings shall be installed according to accepted horticultural standards.

Dimensions.

Requirements for planting in the buffer area.

Variance from buffer requirements.