Land Use Ordinance - June 2008 - City of Vineland

TABLE OF CONTENTS 

A. ZONING 

B. ZONING SCHEDULES 

C. ZONING MAP 

D. DESIGN STANDARDS 

E. SUBDIVISION AND 

SITE PLAN DETAILS

A. ZONING

City of Vineland 

Land Use Ordinance Amendment 

Zoning 

ZONING REGULATIONS 

New text is underlined. Text to be deleted is struck through. 

ARTICLE XVI, Zoning, is hereby amended and supplemented in accordance with the changes set 

forth below. 

SECTION ONE 

ARTICLE XVI, Zoning, Section 300-297, Word usage; definitions, Subsection B., is amended to 

include the following definitions. 

Affordable Housing - Housing with a sales price or rent within the means of a low and moderate 

income household as defined in N.J.A.C. 5:94-7. 

Age Restricted Housing - Housing designed to meet the needs of, and exclusively for, the 

residents of an age-restricted segment of the population where the head of the household is a 

minimum age of either sixty-two (62) years or fifty-five (55) years and meets the provisions of 42 

USC §§ 3601 et seq. 

Assisted Living or Assisted Living Facility - Residences for the frail elderly that provide rooms, 

meals, personal care, and supervision of self-administered medication. They may provide other 

services such as recreational activities, financial services and transportation. 

Convalescent Center - A facility that provides short-term, primarily in-patient care, treatment, 

and/or rehabilitation services for persons recovering from illness or injury who do not require 

continued hospitalization. 

Developable Land or Developable Land Area - Land that is free of constraints to development 

and that has access to an improved roadway. Constraints to development include, but are not 

necessarily limited to, the following: wetlands and wetland transition areas; stream corridors; 

flood hazard areas; steep slopes of 15% or greater; easements; and legal impediments. 

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Major appliance store – Any establishment engaged primarily in selling large scale goods or 

merchandise to the general public for personal or household consumption and rendering services 

incidental to the sale of such goods. For purposes of this chapter, large scale goods shall include, 

but not be limited to, washers, dryers, stoves, refrigerators and air conditioners. 

Medical office – Any office of a recognized medical profession maintained for the conduct of that 

profession. For purposes of this chapter, a dentist’s or chiropractor’s office shall be considered a 

medical office, while a veterinarian’s office shall not be considered a medical office. 

Medical Research or Medical Research Facility - A facility for investigation into the medical or 

health sciences. 

Senior Day Care - A facility which provides social and recreational activities, meals, and 

entertainment for the elderly or other persons in need of similar services on a daily basis without 

overnight accommodations. No medical services, other than the supervision of self administered 

medication, are provided. 

SECTION TWO 

ARTICLE XVI, Zoning, Section 300-298, Zoning Map, Subsection A. and Subsection B., are 

amended to list the following additional zone districts and to be renumbered as follows: 

A. The following zones are established in the City of Vineland: 

(1) R-1 Residential 

(2) R-B-1 Residential-Business 

(3) R-B-2 Residential-Business 

(3 4) R-2 Residential 

(4 5) R-P Residential Professional 




(9) R-6 Residential 

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Zoning 

(7 10) A-5 Agricultural 

(8 11) A-6 Agricultural 

(9 12) W-5 Woodlands 

(10 13) W-6 Woodlands 

(11 14) P-A Pinelands Agricultural Production 

(12 15) P-F Pinelands Forest 

(13 16) P-R Pinelands Rural Development 

(14 17) I-1 Industrial Park 

(15 18) I-B Industrial Business 

(16 19) I-2 Industrial 



(19 22) B-1 Business 




(23 26) MHP Mobile Home Park Zone 

(24 27) IN-1 Institutional 

(28) IN-2 Institutional Campus 

(29) MF Multi Family 

(30) P Public 

(31) CO Conservation 

B. The following overlay areas are established in the City of Vineland: 

(1) Airport Hazard Area 

(2) Downtown Improvement District Area 

(3) River Conservation Area 

(4) Flood Hazard Area 

(5) Regional Mall 

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Zoning 

SECTION THREE 

ARTICLE XVI, Zoning, Section 300-299, R-1 Residential Zone Standards, Subsection B, 

Permitted Uses, is hereby amended as follows to eliminate garden apartment buildings and midrise 

apartment buildings as principal permitted uses of the zone: 

(4) Garden apartment building Reserved 

(6) Mid-rise apartment building Reserved 

SECTION FOUR 


Permitted Uses, is hereby amended to preserve the zone character of the area as a district of single 

family dwellings and two family dwellings by eliminating triplexes and quadruplexes as principal 

permitted uses. 

(3) Triplex Reserved 

(4) Quadruplex Reserved 

SECTION FIVE 

ARTICLE XVI, Zoning, Section 300-313, I-B Industrial Business Zone standards, Subsection B, 

permitted uses, is hereby amended as follows to eliminate single family dwellings as a permitted 

use of the zone: 

(1) Single family dwelling Reserved 

SECTION SIX 

ARTICLE XVI, Zoning, Section 300-302, R-P Residential-Professional standards, is hereby 

amended as follows to include Subsection F with the following special requirements for 

development in the zone: 

F. Special Zone Requirements. The following requirements apply to development in the R-P 

zone: 

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(1) No parking (except for parking in a driveway to a single-family dwelling, or a two-family 

dwelling) shall be located in the front yard. 

(2) No outdoor storage, or solid waste or recycling areas shall be located in the required front 

yard nor between any part of the front building façade and the street right-of-way line. 

(3) No fire escapes shall be located on the front façade of any building facing the street rightof-way 

line. 

(4) Front porches facing the street right-of-way line shall be maintained as open porches. 

(5) For any development application for subdivision, or variance, or conditional use, or site 

plan approval, the building and site shall be designed to be suitable to the architectural 

character of a residential neighborhood. Buildings shall provide a front entrance facing 

the street right of way line. Parking lots shall be screened from public view. Landscaping 

shall be provided as required by the design standards set forth in Article VII of the City 

of Vineland Land Use Ordinance. 

SECTION SEVEN 

ARTICLE XVI, Zoning, Section 300-300, R-B Residential Business Zone, is hereby amended as 

follows to rename the R-B Residential Business Zone as the R-B-1 Residential Business Zone to 

eliminate mid-rise apartments as a permitted use of the zone, and to revise Section 300-300 to 

read as follows: 

300-300. R-B-1 Residential Business Zone standards. 

A. No change. 

B. Permitted uses. Permitted uses in the R-B-1 Residential Business Zone shall be as follows: 

(1) All uses permitted in the R-1 zone, except that mid-rise apartment buildings shall not be 

permitted. 

(2) through (9) No change 

C. Accessory uses. Accessory uses in the R-B-1 Residential Business shall be as follows: 

(1) and (2) No change 

D. Conditional uses. Conditional uses in the R-B-1 Residential Business Zone shall be as 

follows: 


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D. Prohibited uses. Prohibited uses in the R-B-1 Residential Business Zone shall be as follows: 


F. (Reserved) 

G. Special Zone Requirements 

The following requirements apply to development in the R-B-1 zone: 

(1) No parking (except for parking in an approved driveway to a single-family dwelling, or a 

two-family dwelling, or a townhouse) shall be located in the front yard. 

(2) No outdoor storage, or solid waste or recycling areas shall be located in the required front 

yard nor between any part of the front building façade and the street right-of-way line. 

(3) No fire escapes shall be located on the front façade of any building facing the street rightof-way 

line. 

(4) Front porches facing the street right-of-way line shall be maintained as open porches. 

(5) For any development application for subdivision, or variance, or conditional use, or site 

plan approval, the building design shall be suitable to the architectural character of a 

residential neighborhood. Buildings shall provide a front entrance facing the street right 

of way line. Parking lots shall be screened from public view. Landscaping shall be 

provided as required by the City design standards set forth in Article VII of the City of 

Vineland Land Use Ordinance. 

SECTION EIGHT 

ARTICLE XVI, Zoning, is hereby amended as follows to include the following new section 300- 

300.1 for the R-B-2 zone: 

A. Purpose. The R-B-2 zone on Chestnut Avenue provides for the adaptive reuse of lands and 

buildings formerly occupied and used as the Newcomb Hospital. 

B. Permitted uses. Permitted uses in the R-B-2 Residential Business Zone shall be as follows: 

(1) Senior day care. 

(2) Assisted living. 

(3) Convalescent home. 

(4) Corporate offices. 

(5) Medical research facility. 

(6) Professional offices. 

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(7) Public purpose uses. 

(a) School. 

(b) Child-care center. 

(c) Governmental or public utility facility. 

(d) Governmental or public utility office. 

(e) Affordable age-restricted housing (Maximum of eighty (80) dwelling units). 

(f) Public parks and playgrounds. 

(8) Community residence, community shelter. 

C. Accessory uses. Accessory uses in the R-B-2 Residential Business Zone shall be as follows: 

(1) Parking. 

(2) Public bus shelter. 

(3) Trash enclosure. 

(4) Fencing. 

(5) Signage. 

D. Conditional uses. Conditional uses in the R-B-2 Residential Business Zone shall be as 

follows: 

(1) Church, congregation. 

(2) Funeral home. 

(3) Recreational facility. 

E. Prohibited uses. Prohibited uses in the R-B-2 Residential Business Zone shall be as follows: 

(1) Adult book store. 

(2) Establishment which does tattooing, massage, body piercing. 

(3) Steam bath. 

(4) Astrologers, cardreaders, psychics. 

(5) Substance abuse counseling or treatment center. 

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F. Reserved. 

SECTION NINE 


Permitted Uses, is hereby amended to maintain the character of the zone as a single-family 

district by eliminating two-family dwellings as a principal permitted use and to recognize the 

public uses within the district by including governmental or public utility yards as a permitted use 

of the district . 

C. Permitted uses. Permitted uses within the R-3 Residential Zone shall be as follows; 

(1) No change 

(2) Two-family dwelling Reserved. 

(3) No change 

(4) No change 

(5) Public purpose uses: 

(a) No change 

(b) No change 

(c) No change 

(d) Governmental or public utility yard. 

SECTION TEN 

ARTICLE XVI, Zoning, is hereby amended as follows to include a new section which shall set 

forth standards for the R-5 Residential Zone and which shall read as follows: 

300-304.1 R-5 Residential Zone standards. 

A. Purpose. The purpose of the R-5 zone is to implement the Master Plan recommendation for 

a low-density suburban/rural transition area from the City center suburbs to the City 

greenbelt. The R-5 zone provides an area for development of low-density single-family 

detached housing. Farms will continue to be permitted and farmland preservation as part of 

the low-density residential area is encouraged and supported by the City. Residential cluster 

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development and lot size averaging will be permitted at the City's option provided that the 

total number of dwellings is equivalent to the number of dwellings allowed by a 

conventional layout. Cluster development and lot size averaging will only be allowed where 

the lots are served by sewer and public water and the reduction in lot size is offset by open 

space preservation and protection of the environment. 

B. Permitted uses. 

(1) Single-family dwelling. 

(2) Residential cluster. 

(3) Farm, except for those enumerated as prohibited uses. 

(4) Home occupation. 


(a) School. 

(b) Child-care center. 

(c) Governmental or public utility facility. 


C. Accessory uses. Accessory uses within the R-5 Residential Zone shall be as follows: 

(1) All accessory uses permitted in the R-1 Zone. 

(2) Farm building for livestock, equipment, storage of supplies or harvested crops, or for 

preparation of crops for market for a farm. 

(3) Commercial production greenhouse for a farm. 

(4) Roadside stand, 300 square feet maximum, for a single family dwelling or a farm. 

D. Conditional uses in the R-5 Residential Zone shall be as follows: 



E. Prohibited uses. Prohibited uses in the R-5 Residential Zone shall be as follows: 

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Zoning 

(1) Piggery. 

(2) Animal or poultry processing (slaughtering). 

F. Residential Cluster in the R-5 Zone. 

Residential cluster design within the R-5 zone may better advance the intent and purpose of the 

City Master Plan for the protection of the environment and the conservation of open space. 

provided that the overall intensity of the cluster does not exceed the intensity of a permitted 

conventional development. Accordingly, a residential cluster of single family dwellings may be 

permitted as an alternative form of development in the R-5 zone on a contiguous land area that is 

to be developed as a single entity according to a plan that preserves a significant area of open 

space. The Planning Board may approve a residential cluster where it determines that the intent 

and purpose of the City Master Plan is better served by the cluster design and that the 

development meets the requisite standards and criteria for the residential cluster option. 

(1) Cluster Option. Cluster development may be permitted at the option of the City Planning 

Board as an alternative to conventional development. The Planning Board may permit the 

cluster option where the applicant demonstrates that, compared to a conventional layout, 

the cluster design will benefit the community in the following ways: by conserving natural 

resources; by preserving open spaces; by better protecting areas that are particularly 

susceptible to erosion and sediment loss; by reducing impervious surfaces; by better 

protecting natural drainage features and vegetation; by minimizing land disturbance from 

clearing and grading; by minimizing soil compaction; by reducing the use of stormwater 

management basins; by promoting the use of vegetated open-channel drainage systems that 

discharge into and through stable vegetated areas; and by reducing the need for additional 

infrastructure. For purposes of evaluating the cluster option, the applicant shall submit a lot 

yield map of a conforming conventional subdivision layout. The Planning Board shall 

compare the benefit of the cluster subdivision plan to the conventional subdivision plan by 

considering the following factors: reduction in the total area of land disturbance; reduction 

in the total area of impervious coverage; reduction in the total length of new streets; 

reduction in the construction of new structural drainage facilities; and the preservation of 

trees and woodland. 

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Zoning 

(a) Required Location. A residential cluster of single family dwellings shall be located 

on contiguous land in the R-5 zone, with the single family dwellings located to enable the 

preservation of common or public open space. 

(b) Minimum Total Land Area Required. The minimum total land area required for 

development as a residential cluster is fifty (50) acres. At least sixty-five percent (65%) of 

the total minimum land area requirement for a residential cluster shall be unencumbered by 

any of the following: wetlands or wetlands transition areas; areas of special flood hazard; 

existing easements for utilities or drainage; rights-of-way; surface waters. Land that is 

already permanently protected from development as open space or as farmland through a 

conservation easement or other means cannot be used to satisfy the minimum area 

requirement. 

(c) Maximum Permitted Number of Dwelling Units. The residential cluster shall not 

yield a greater number of dwelling units than would result from the development of the 

land as a fully conforming conventional subdivision of single family lots. For purposes of 

determining the maximum number of dwellings permitted under the residential cluster 

alternative, the applicant shall submit a lot yield map of a conforming conventional 

subdivision layout. The conforming lot yield map shall be in a sufficient detail to permit the 

Planning Board to make an informed decision that the subdivision satisfies all ordinance 

requirements in every respect and would be approvable as a conventional subdivision 

without the need for any variances, waivers, or exceptions from the City development 

regulations. The number of dwellings shown on an accepted lot yield map of a conforming 

subdivision shall be the maximum number of lots permitted in the residential cluster. 

(d) 

Public Sewer and Public Water Required. The dwelling units of a residential cluster 

must be served by public sewer and public water. 

(e) Minimum Area and Bulk Standards for Residential Lots. The number of dwellings 

shown on the accepted lot yield map of a conforming subdivision shall be the maximum 

number of residential lots permitted in the residential cluster. The residential cluster lots 

shall otherwise conform to the area, yard, and bulk standards as set forth in the Zoning 

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Schedule, Sheet 1 (Part 1) for conventional 1-family development in the R-4 Residential 

zone. 

(f) Open Space Design Requirements. The cluster design for open space shall be 

arranged to preserve land as public or common open space in accordance with the 

following criteria. 

[1] A minimum of fifty percent (50%) of the gross land area of the cluster 

shall be preserved as common or public open space. If the residential cluster 

includes an existing farm, the continued use of preserved open space as a farm 

may be permitted, subject to Planning Board acceptance of a continued farm 

operation as part of the overall cluster design. 

[2] All areas to be preserved as public or as common open space shall be 

clearly identified and reserved on the plans submitted for approval. The existing 

and planned use of the open space shall be indicated on the plans. 

[3] The minimum land area required to be preserved as common or public 

open space shall be land that is not already preserved as open space or preserved 

as farmland. 

[4] The area proposed as common or public open space shall be suitable for 

enjoyment and use as open space. The Planning Board may require that the 

applicant submit a Phase I and, if deemed necessary, a Phase II environmental 

report. The Planning Board may withhold approval of any area that it deems 

unsuitable as open space. 

[5] At least sixty five percent (65%) of the minimum land area required to be 

preserved as common or public open space shall be land unencumbered by any of 

the following: wetlands or wetlands transition areas; areas of special flood 

hazard; existing easement areas for utilities or drainage; rights of way; surface 

waters. 

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[6] Stormwater management basins are structures and do not qualify as open 

space for the purpose of meeting the open space requirements. In its sole 

discretion, the Planning Board may permit retention basins for the permanent 

storage of water runoff within the open space areas, provided such basins are 

integrated into the site as an aesthetic feature of the open space landscape to 

enhance the visual enviroment. In its sole discretion, the Planning Board may 

also permit the integration of nonstructural stormwater management strategies, 

such as vegetated open-channel drainage systems, into the open space landscape 

design. Not more than ten percent (10%) of the minimum required open space 

area may be features such as wet ponds, retention basins, and vegetated open 

channel drainage systems. 

[7] Any common or public open space area shall be at least ten (10) acres in 

area and have a minimum width of two hundred feet (200') and a minimum depth 

of two hundred feet (200'), unless the Planning Board determines that the 

proposed open space area is contiguous with and/or expands or extends an 

existing common open space or a public open space; or that the proposed open 

space is contiguous with a land area in other ownership that has been 

permanently preserved as open space or as farmland pursuant to a Federal, State, 

County, or City open space acquisition or farmland preservation program. In 

such cases, or for other reasons that would advance the public interest, the 

Planning Board may approve a smaller area where it determines that such action 

would be beneficial to the open space design of the cluster. 

[8] An open space lot shall have a minimum road frontage of at least 200'. 

(g) Common Open Space Ownership. The developer shall provide a plan for the use, 

ownership, and maintenance of any common open space in a residential cluster. The plan is 

subject to Planning Board review and approval. The ownership plan shall be submitted 

with the preliminary application for development and shall identify the existing and 

proposed ownership of all proposed open space areas. The City, at its option and in its sole 

discretion, or other governmental agency approved by the City, at any time and from time 

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to time, may accept the dedication of land or any interest therein for public use and 

maintenance, but the City shall not require, as a condition of the approval of a residential 

cluster, that land proposed to be set aside for common open space be dedicated or made 

available to public use. The developer shall provide for an organization for the ownership 

and maintenance of any open space for the benefit of owners or residents of a residential 

cluster, if the open space is not dedicated to the municipality or other governmental agency. 

The type of ownership of land dedicated for common open space purposes shall be selected 

by the applicant subject to the approval of the Planning Board. Type of ownership may 

include, but is not necessarily limited to, the following: 

(h) 

[1] The City of Vineland, subject to acceptance by the City Council. 

[2] Homeowner, condominium, or cooperative associations or organizations. 

[3] Shared, undivided interest by all property owners in the subdivision. 

[4] Any organization provided for by the developer to own or maintain open space 

shall not be dissolved and shall not dispose of any of its open space without first offering to 

dedicate such property, without cost, to the City of Vineland. 

Homeowners’ association. If the common open space is owned and maintained by a 

homeowner or condominium association, the developer shall file a declaration of covenants and 

restrictions that will govern the association, to be submitted with the application for the 

preliminary approval. The provisions shall include, but are not necessarily limited to, the 

following: 

[1] The homeowners’ association must be established before the sale of any 

residential unit. 

[2] Membership shall be mandatory for each buyer and any successive buyer. 

[3] The open space restrictions shall be permanent. 

[4] The association shall be responsible for liability insurance, local taxes, and the 

maintenance and replacement of recreational and other facilities. 

[5] Homeowners shall pay their pro rata share of the cost; the assessment levied by 

the association can become a lien on the property if allowed in the master deed establishing 

the homeowners’ association. 

[6] The association must be able to adjust the assessment to meet changed needs. 

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(i) Maintenance of open space areas. In the event that a nonmunicipal organization with the 

responsibility for the common open space fails to maintain it in reasonable order and condition, 

then the City Council, in accordance with N.J.S.A. 40:55D-43, may correct such deficiencies and 

assess the cost of maintenance against the properties within the development. 

(j) Use and improvement of common open space for active recreation. The Planning Board 

may approve the installation of recreational facilities suitable to the development, such as 

playgrounds, playfields, parks or similar outdoor recreation facilities, on the common open 

space,. Such facilities shall be conveniently located and accessible to all dwelling units and 

should follow the following guidelines: 

(k) 

[1] One active recreation area should be provided for each 300 persons or 75 

children of projected population. Such areas should not be less than four acres. 

[2] For developments of more than 300 persons, active recreation or park space 

should be provided at the rate of 10.25 acres per 1,000 population. 

Undeveloped common open space. Undeveloped common open space should be left in its 

natural state. A developer may, however, make limited improvements for the installation of 

utilities, necessary grading, and the provision of paths and trails. In addition, the Planning Board 

may require a developer to make other improvements, such as removal of dead or diseased trees; 

thinning of trees or other vegetation to encourage more desirable growth; reforestation of 

disturbed areas; and grading and seeding, subject to approval by all regulatory agencies. 

[1] Deed restrictions. Any lands dedicated for common open space purposes shall 

contain covenants and deed restrictions approved by the City attorney that ensure that: 

[2] The open space area will not be further subdivided in the future. 

[3] The use of the open space will continue in perpetuity for the purpose specified. 

[4] Appropriate provisions are made for the maintenance of the open space. 

[5] The open space shall not be utilized for any commercial purpose. The Planning 

Board may, however, approve the use of open space as farmland or pastureland as part of 

the residential cluster design. 

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(l) 

Prior to the approval of the residential cluster, the Planning Board shall make a finding of 

facts and conclusions as required by N.J.S.A. 40:55D-45. 

(2) The residential cluster in the R-5 zone may be developed as age restricted housing at the 

City’s option. An age restricted residential cluster shall meet the requirements for a residential 

cluster in the R-5 zone subject to the following requirements and modifications. 

(a) The frontage for the age restricted residential cluster and the access to the development shall 

be provided from a road classified as an arterial road by the City Master Plan. 

(b) The maximum permitted number of dwelling units in the age restricted residential cluster 

shall not exceed the number of dwelling units permitted for a residential cluster, unless the agerestricted 

residential cluster provides for the on-site construction of affordable housing. 

(c) If the age-restricted development provides affordable housing, then one additional market rate 

age restricted unit will be permitted for every affordable unit provided. At the City’s option, the 

City may accept a payment in lieu of construction of the affordable housing on-site. The payment 

in lieu shall be in an amount as provided by the City’s affordable housing regulations. 

(d) The density of the development, including the additional units permitted to provide the 

affordable housing, shall not exceed a maximum of three dwelling units per acre. 

(e) The age restricted residential cluster may be constructed as single family dwelling units or as 

townhouse units, or as a combination of such unit types, in accordance with the standards of the 

R-1 zone district. 

(f) The Planning Board may reduce the minimum common or public open space requirement of 

the cluster to twenty-five per cent (25%) of the gross land area of the cluster in order to 

accommodate the increased number of dwelling units permitted to be developed on-site. 

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(g) If the zoning on a site has changed subsequent to December 17, 2007, the number of units 

permitted for the purpose of calculating the additional number of units shall be the higher of the 

current number of units permitted or the number of units permitted on December 17, 2007. 

G. Lot Size Averaging in the R-5 Zone. In its sole discretion and at its option, the Planning 

Board may permit lot size averaging in the R-5 Zone. The purpose of this subsection is to 

provide an alternative design technique for conventional development to promote the goals of 

the Master Plan. The overall planning for a tract may better advance the intent and purpose of 

the Master Plan to protect the environment and conserve open space if flexibility in the 

design of a major subdivision is permitted. The goals and objectives included in the Master 

Plan for maintaining large, contiguous open areas, may be better addressed if some 

modification of the minimum lot size requirement in conventional development is allowed, 

provided the maximum number of lots that would result from a conforming conventional 

development is not exceeded. 

(1) Lot size averaging is permitted in the R-5 zone district in a major subdivision of a 

contiguous tract of land that is fifteen (15) acres or greater in area. 

(2) Any development proposed for lot size averaging shall be served by public sewer and 

public water. 

(3) Building Area Requirements. 

(a) 

Lots shall conform to the requirements of the R-5 zone as established in the area, 

yard, and bulk standards as set forth in the Zoning Schedule, Sheet 1 (Part 1) for the 

R-5 Residential zone, except that the minimum lot area required may be reduced as 

indicated below. 

R-5 Zone District Requirements for Lot Size Averaging 

Minimum Permissible Lot Size (square feet) 

Inside 

Corner 

Average Lot Size (square feet) 

16,500 18,000 40,000 

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(b) Within the R-5 zone, the Planning Board may approve the varying of lot areas and 

dimensions, and yards and setbacks otherwise required by the development regulations of 

the zone district in such a way that the average lot areas and dimensions, yards and setbacks 

within the subdivision conform to the conventional norms of the R-5 zone district as 

established in the Schedule of Area, Yard and Building Requirements, except that the 

minimum lot area required shall be in accordance with the minimum permissible lot size 

for lot size averaging and further provided that no dimension, yard, setback, or other 

dimensional requirement shall be less than the minimum requirements of the R-4 zone. 

(4) Maximum Permitted Number of Lots. The use of lot size averaging in a subdivision plan 

shall not result in a greater number of lots than would result if a parcel were developed as a fully 

conforming conventional subdivision of lots. For purposes of determining the maximum number 

of lots permitted under lot size averaging, the applicant shall submit a lot yield map of a 

conforming conventional subdivision layout. The conforming lot yield map shall be in a sufficient 

detail to permit the Planning Board to make an informed decision that the subdivision satisfies all 

ordinance requirements and would be approvable by the Planning Board as a conventional 

subdivision without the need for any lot area or lot dimension variances or exceptions to 

subdivision design standards. The number of lots shown on an accepted lot yield map shall be the 

maximum number of lots permitted for subdivision under lot size averaging. 

(5) Design Criteria. Lot size averaging may be permitted where the Planning Board 

determines that the resource conservation and/or farmland preservation goals and objectives of 

the Master Plan are better served by the lot size averaging plan than by the conventional plan for 

development. The applicant shall demonstrate to the Planning Board that the lot size averaging 

plan is clearly preferable to the conventional plan with respect to one or more of the following 

factors: stream corridor protection, agricultural retention, preservation of forests and woodlands, 

preservation of habitat for native flora and fauna, protection of scenic views, protection of 

landmarks, reduction in site disturbance from clearing and grading, reduction in impervious 

surface, conservation of the site's natural features and topography, and relationship to open spaces 

on neighboring parcels. 

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(6) Minimum Lot Area. The minimum lot area may be reduced to the minimum permissible 

lot size for lot size averaging, provided that the average lot area in the development shall be at 

least the conventional lot size required for the R-5 zone, and, further provided, that the total 

number of lots than shall be no greater than the maximum permitted number of lots established in 

accordance with the approved lot yield map. 

(7) Deed Restrictions. Each lot that is part of a lot averaging plan shall be permanently deed 

restricted from any future subdivision of that lot. When only a portion of a tract is to be 

developed in a lot averaging plan, deed restrictions against further subdivision shall be required 

for the portion of the tract devoted to the lot averaging plan. 

SECTION ELEVEN 

ARTICLE XVI, Zoning, is hereby amended as follows to include a new section which shall set 

forth standards for the R-6 Residential Zone and which shall read as follows: 

300-304.2 R-6 Residential Zone standards. 

A. Purpose. The purpose of the R-6 zones is to implement the Master Plan recommendation 

for a low-density suburban/rural transition area from the center suburbs to the beginning of the 

City's greenbelt. The zones provide an area for development of low-density single-family 

detached housing. Farms would continue to be permitted and farmland preservation within the 

zone is encouraged and supported by the City. 

Residential cluster development and lot size averaging will be permitted at the City's option 

provided that the total number of dwellings is the equivalent to the number of dwellings allowed 

by a conventional layout. Cluster development and lot size averaging would only be allowed 

where the lots are served by sewer and public water and the reduction in lot size is offset by open 

space preservation and protection of the environment. 

B. Permitted uses. 


(2) Residential cluster. 

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Zoning 

(3) Farm, except for those enumerated as prohibited uses. 

(4) Home occupation. 


(d) School. 

(e) Child-care center. 

(f) Governmental or public utility facility. 


C. Accessory uses. Accessory uses within the R-6 Residential Zone shall be as follows: 






D. Conditional uses in the R-6 Residential Zone shall be as follows: 



E. Prohibited uses. Prohibited uses in the R-6 Residential Zone shall be as follows: 

(1) Piggery. 


F. Residential Cluster in the R-6 Zone. 

Residential cluster design within the R-6 zone may better advance the intent and purpose of the 

City Master Plan for the protection of the environment and the conservation of open space, 

provided that the overall intensity of the cluster does not exceed the intensity of a permitted 

conventional development. Accordingly, a residential cluster of single family dwellings may be 

permitted as an alternative form of development in the R-6 zone on a contiguous land area that is 

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Zoning 

to be developed as a single entity according to a plan that preserves a significant area of open 

space. The Planning Board may approve a residential cluster where it determines that the intent 

and purpose of the City Master Plan is better served by the cluster design and that the 

development meets the requisite standards and criteria for the residential cluster option. 

(1) Cluster Option. Cluster development may be permitted at the option of the City Planning 

Board as an alternative to conventional development. The Planning Board may permit the cluster 

option where the applicant demonstrates that, compared to a conventional layout, the cluster 

design will benefit the community in the following ways: by conserving natural resources; by 

preserving open spaces; by better protecting areas that are particularly susceptible to erosion and 

sediment loss; by reducing impervious surfaces; by better protecting natural drainage features and 

vegetation; by minimizing land disturbance from clearing and grading; by minimizing soil 

compaction; by reducing the use of stormwater management basins; by promoting the use of 

vegetated open-channel drainage systems that discharge into and through stable vegetated areas; 

and by reducing the need for additional infrastructure. For purposes of evaluating the cluster 

option, the applicant shall submit a lot yield map of a conforming conventional subdivision layout 

for single family dwelling. The Planning Board shall compare the benefit of the cluster 

subdivision plan to the conventional subdivision plan by considering the following factors: 

reduction in the total area of land disturbance; reduction in the total area of impervious coverage; 

reduction in the total length of new streets; reduction in the construction of new structural 

drainage facilities; and the preservation of trees and woodland. 

(a) Required Location. A residential cluster of single family dwellings shall be located 

on contiguous land in the R-6 zone, with the single family dwellings located to enable the 

preservation of common or public open space. 

(b) Minimum Total Land Area Required. The minimum total land area required for 

development as a residential cluster is fifty (50) acres. At least sixty-five percent (65%) of 

the total minimum land area requirement for a residential cluster shall be unencumbered by 

any of the following: wetlands or wetlands transition areas; areas of special flood hazard; 

existing easements for utilities, or drainage; rights-of-way; surface waters. Land that is 

already permanently protected from development as open space or as farmland through a 

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Zoning 

conservation easement or other means cannot be used to satisfy the minimum area 

requirement. 

(c) Maximum Permitted Number of Dwelling Units. The residential cluster shall not 

yield a greater number of dwelling units than would result from the development of the 

land as a fully conforming conventional subdivision of single family lots. For purposes of 

determining the maximum number of dwellings permitted under the residential cluster 

alternative, the applicant shall submit a lot yield map of a conforming conventional 

subdivision layout. The conforming lot yield map shall be in a sufficient detail to permit the 

Planning Board to make an informed decision that the subdivision satisfies all ordinance 

requirements in every respect and would be approvable as a conventional subdivision 

without the need for any variances, waivers, or exceptions from the City development 

regulations. The number of dwellings shown on an accepted lot yield map of a conforming 

subdivision shall be the maximum number of lots permitted in the residential cluster. 

(d) 

Public Sewer and Public Water. The dwelling units of a residential cluster must be 

served by public sewer and water. 

(e) Minimum Area and Bulk Standards for Residential Lots. The number of dwellings 

shown on the accepted lot yield map of a conforming subdivision shall be the maximum 

number of residential lots permitted in the residential cluster. The residential cluster lots 

shall otherwise conform to the area, yard, and bulk standards as set forth in the Zoning 

Schedule, Sheet 1 (Part 1) 1-family for the R-5 Residential zone. 

(f) Open Space Design Requirements. The cluster design for open space shall be 

arranged to preserve land as public or common open space in accordance with the 

following criteria. 

[1] A minimum of fifty percent (50%) of the gross land area of the cluster 

shall be preserved as common or public open space. If the residential cluster 

includes an existing farm, the continued use of preserved open space as a farm 

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Zoning 

may be permitted, subject to Planning Board acceptance of a continued farm 

operation as part of the overall cluster design. 

[2] All areas to be preserved as public or as common open space shall be 

clearly identified and reserved on the plans submitted for approval. The existing 

and planned use of the open space shall be indicated on the plans. 

[3] The minimum land area required to be preserved as common or public 

open space shall be land that is not already preserved as open space or preserved 

as farmland. 

[4] The area proposed as common or public open space shall be suitable for 

enjoyment and use as open space. The Planning Board may require that the 

applicant submit a Phase I and, if deemed necessary, a Phase II environmental 

report. The Planning Board may withhold approval of any area that it deems 

unsuitable as open space. 

[5] At least sixty five percent (65%) of the minimum land area required to be 

preserved as common or public open space shall be land unencumbered by any of 

the following: wetlands or wetlands transition areas; areas of special flood 

hazard; existing easement areas for utilities or drainage; rights of way; surface 

waters. 

[6] Stormwater management basins are structures and do not qualify as open 

space for the purpose of meeting the open space requirements. In its sole 

discretion, the Planning Board may permit wet ponds and retention basins for the 

permanent storage of water runoff within the open space areas, provided such 

basins are integrated into site as an aesthetic feature of the open space landscape 

design to enhance the visual environment. In its sole discretion, the Planning 

Board may also permit the integration of nonstructural stormwater management 

strategies, such as vegetated open-channel drainage systems, into the open space 

landscape design. Not more than ten percent (10%) of the minimum required 

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Zoning 

open space area may be features such as wet ponds, retention basins, and 

vegetated open channel drainage systems. 

[7] Any common or public open space area shall be at least ten (10) acres in 

area and have a minimum width of two hundred feet (200') and a minimum depth 

of two hundred feet (200'), unless the Planning Board determines that the 

proposed open space area is contiguous with and/or expands or extends an 

existing common open space or a public open space; or that the proposed open 

space is contiguous with a land area in other ownership that has been 

permanently preserved as open space or as farmland pursuant to a Federal, State, 

County, or City open space acquisition or farmland preservation program. In 

such cases, or for other reasons that would advance the public interest, the 

Planning Board may approve a smaller area where it determines that such action 

would be beneficial to the open space design of the cluster. 

[8] An open space lot shall have a minimum road frontage of at least 200'. 

(g) Common Open Space Ownership. The developer shall provide a plan for the use, 















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Zoning 

[1] The City of Vineland, subject to acceptance by the City Council. 

[2] Homeowner, condominium, or cooperative associations or organizations. 

[3] Shared, undivided interest by all property owners in the subdivision. 

[4] Any organization provided for by the developer to own or maintain open space 

shall not be dissolved and shall not dispose of any of its open space without first offering to 

dedicate such property, without cost, to the City of Vineland. 

(h) Homeowners’ association. If the common open space is owned and maintained by a 




following: 

[1] The homeowners’ association must be established before the sale of any 

residential unit. 

[2] Membership shall be mandatory for each buyer and any successive buyer. 

[3] The open space restrictions shall be permanent. 

[4] The association shall be responsible for liability insurance, local taxes, and the 


[5] Homeowners shall pay their pro rata share of the cost; the assessment levied by 

the association can become a lien on the property if allowed in the master deed 

establishing the homeowners’ association. 

[6] The association must be able to adjust the assessment to meet changed needs. 

(i) Maintenance of open space areas. In the event that a nonmunicipal organization with the 

responsibility for the common open space fails to maintain it in reasonable order and condition, 

then the City Council, in accordance with N.J.S.A. 40:55D-43, may correct such deficiencies and 

assess the cost of maintenance against the properties within the development. 

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Zoning 

(j) Use and improvement of common open space for active recreation. The Planning Board 

may approve the installation of recreational facilities suitable to the development, such as 

playgrounds, playfields, parks or similar outdoor recreation facilities, on the common open space. 

Such facilities shall be conveniently located and accessible to all dwelling units and should follow 

the following guidelines: 

[1] One active recreation area should be provided for each 300 persons or 75 

children of projected population. Such areas should not be less than four acres. 

[2] For developments of more than 300 persons, active recreation or park space 

should be provided at the rate of 10.25 acres per 1,000 population. 

(k) Undeveloped common open space. Undeveloped common open space should be left in its 


utilities, necessary grading, and the provision of paths and trails. In addition, the Planning Board 

may require a developer to make other improvements, such as removal of dead or diseased trees; 

thinning of trees or other vegetation to encourage more desirable growth; reforestation of 

disturbed areas; and grading and seeding, subject to approval by all regulatory agencies. 

(l) Deed restrictions. Any lands dedicated for common open space purposes shall contain 

covenants and deed restrictions approved by the City attorney that ensure that: 

[1] The open space area will not be further subdivided in the future. 

[2] The use of the open space will continue in perpetuity for the purpose specified. 

[3] Appropriate provisions are made for the maintenance of the open space. 

[4] The open space shall not be utilized for any commercial purpose. The Planning 

Board, may however, approve the use of open space as farmland or pastureland as part of 

the residential cluster design. 

(m) The residential cluster in the R-6 zone may be developed as age restricted housing at the 

City’s option. An age restricted residential cluster shall meet the requirements for a residential 

cluster in the R-6 zone, subject to the following requirements and modifications. 

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Zoning 

(1) The frontage for the age restricted residential cluster and the access to the development shall 

be provided from a road classified as an arterial road by the City Master Plan. 

(2) The maximum permitted number of dwelling units in the age restricted residential cluster 

shall not exceed the number of dwelling units permitted for a residential cluster, unless the agerestricted 

residential cluster provides for the on-site construction of affordable housing. 

(3) If the age-restricted development provides affordable housing, then one additional market rate 

age restricted unit will be permitted for every affordable unit provided. At the City’s option, the 

City may accept a payment in lieu of construction of the affordable housing on-site. The payment 

in lieu shall be in an amount as provided by the City’s affordable housing regulations. 

(4) The density of the development, including the additional units permitted to provide the 

affordable housing, shall not exceed a maximum of three dwelling units per acre. 

(5) The age restricted residential cluster may be constructed as single family dwelling units or as 

townhouse units, or as a combination of such unit types, in accordance with the standards of the 

R-1 zone district. 

(6) The Planning Board may reduce the minimum common or public open space requirement of 

the cluster to twenty-five per cent (25%) of the gross land area of the cluster in order to 

accommodate the increased number of dwelling units permitted to be developed on-site. 

(7) If the zoning on a site has changed subsequent to December 17, 2007, the number of units 



(n) 

Prior to the approval of the residential cluster, the Planning Board shall make a finding of 

facts and conclusions as required by N.J.S.A. 40:55D-45. 

G. Lot Size Averaging in the R-6 Zone. In its sole discretion and at its option, the Planning 

Board may permit lot size averaging in the R-6 Zone. The purpose of this subsection is to provide 

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Zoning 

an alternative design technique for conventional development to promote the goals of the Master 

Plan. The overall planning for a tract may better respond to the intent and purpose of the Master 

Plan to protect the environment and conserve open space if flexibility in the design of a major 

subdivision is permitted. The goals and objectives included in the Master Plan for maintaining 

large, contiguous open areas, may be better addressed if some modification of the minimum lot 

size requirement in conventional development is allowed, provided the maximum number of lots 

that would result from a conforming conventional development is not exceeded. 

(1) Lot size averaging is permitted in the R-6 zone district in a major subdivision of a 

contiguous tract of land that is fifteen (15) acres or greater in area. 

(2) Any development proposed for lot size averaging shall be served by public sewer and 

public water. 

(3) Building Area Requirements. 

(a) Lots shall conform to the requirements of the R-6 zone as established in the area, 

yard, and bulk standards as set forth in the Zoning Schedule, Sheet 1 (Part 1) for the R-6 

Residential zone, except that the minimum lot area required may be reduced as indicated 

below. 

R-6 Zone District Requirements for Lot Size Averaging 

Minimum Permissible Lot Size (square feet) 

Inside 

Corner 

Average Lot Size (square feet) 

30,000 30,000 80,000 

(b) Within the R-6 zone, the Planning Board may approve the varying of lot areas and 

dimensions, and yards and setbacks otherwise required by the development regulations of 

the zone district in such a way that the average lot areas and dimensions, yards and setbacks 

within the subdivision conform to the conventional norms of the R-6 zone as established in 

the Schedule of Area, Yard and Building Requirements, except that the minimum lot area 

required shall be in accordance with the minimum permissible lot size for lot size averaging 

and further provided that no dimension, yard, setback, or other dimensional requirement 

shall be less than the minimum requirements of the R-5 zone. 

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Zoning 

(4) Maximum Permitted Number of Lots. The use of lot size averaging in a subdivision plan 

shall not result in a greater number of lots than would result if a parcel were developed as a fully 

conforming conventional subdivision of lots. For purposes of determining the maximum number 

of lots permitted under lot size averaging, the applicant shall submit a lot yield map of a 

conforming conventional subdivision layout. The conforming lot yield map shall be in a sufficient 

detail to permit the Planning Board to make an informed decision that the subdivision satisfies all 

ordinance requirements and would be approvable by the Planning Board as a conventional 

subdivision without the need for any lot area or lot dimension variances or exceptions to 

subdivision design standards. The number of lots shown on an accepted lot yield map shall be the 

maximum number of lots permitted for subdivision under lot size averaging. 

(5) Design Criteria. Lot size averaging may be permitted where the Planning Board 

determines that the resource conservation and/or farmland preservation goals and objectives of 

the Master Plan are better served by the lot size averaging plan than by the conventional plan for 

development. The applicant shall demonstrate to the Planning Board that the lot size averaging 

plan is clearly preferable to the conventional plan with respect to one or more of the following 

factors: stream corridor protection, agricultural retention, preservation of forests and woodlands, 

preservation of habitat for native flora and fauna, protection of scenic views, protection of 

landmarks, reduction in site disturbance from clearing and grading, reduction in impervious 

surface, conservation of the site's natural features and topography, and relationship to open spaces 

on neighboring parcels. 

(6) Minimum Lot Area. The minimum lot area may be reduced to the minimum permissible 

lot size for lot size averaging, provided that the average lot area in the development shall be at 

least the conventional lot size required for the R-6 zone, and, further provided, that the total 

number of lots than shall be no greater than the maximum permitted number of lots established in 

accordance with the approved lot yield map. 

(7) Deed Restrictions. Each lot that is part of a lot averaging plan shall be permanently deed 

restricted from any future subdivision of that lot. When only a portion of a tract is to be 

developed in a lot averaging plan, deed restrictions against further subdivision shall be required 

for the portion of the tract devoted to the lot averaging plan. 

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Zoning 

SECTION TWELVE 

This section is intentionally blank. 

SECTION THIRTEEN 

ARTICLE XVI, Zoning, is hereby amended as follows to include the following new section for 

the CO Conservation zone. 

A. Purpose. The purpose of the CO Conservation zone is to provide for the conservation 

and use of the dedicated open spaces within the City that are owned and managed by the City, the 

County, the State, or the Federal government or that are privately owned and dedicated to open 

space and conservation uses. 

B. Permitted Uses in the CO Conservation zone shall be as follows: 

(1) Public parks or public outdoor recreation area. 

(2) Public or private open space. 

(3) Public or private conservation areas. 

(4) Water, forest, and wildlife conservation or management areas and related uses. 

(5) Public agricultural or environmental research centers. 

(6) Existing public utility installations. 

C. Accessory uses in the CO Conservation zone shall be as follows: 

(1) Parking. 



(4) Fencing. 

(5) Signage. 

SECTION FOURTEEN 

ARTICLE XVI, Zoning, is hereby amended as follows to include new section for the P Public 

zone. 

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Zoning 

A. Purpose. The purpose of the P Public zone is to provide for the public use and 

development of areas owned by the City, the County, the State, the Federal government, or 

agencies thereof, on a permanent basis, for public purposes. 

B. Permitted uses. The permitted uses in the P Public zone shall be public uses as located 

and approved by the City of Vineland including, but not necessarily limited to, the following: 

(1) Public office or administration buildings, maintenance yards, garages, and similar 

structures. 

(2) Public education and cultural institutions. 

(3) Public parks, playgrounds, playfields, and open space. 

(4) Public library. 

(5) Public recreation facilities. 

(6) Public water storage and treatment facilities. 

(7) Public wastewater treatment facilities. 

(8) Utility installations. 

(9) Communications installations. 

C. Accessory uses. Accessory uses in the P-Public zone shall be as follows: 

(1) Parking. 



(4) Fencing. 

(5) Signage. 

SECTION FIFTEEN 

The City of Vineland Land Use Ordinance, is hereby amended as follows to establish ARTICLE 

XVIC for the Flood Hazard Overlay. 

300-337.8 Purpose. The flood hazard areas of the City of Vineland are subject to periodic 

inundation which threatens life and property, disrupts commerce, and requires expenditures for 

A-31



Zoning 

flood protection and relief. The purpose of the Flood Hazard Overlay is to control the use of land 

to discourage construction and fill or regrading in flood hazard areas, to prevent encroachments 

which would obstruct or constrict the movement of flood waters, to prevent damage to property 

and loss of life, to prevent the endangerment of areas otherwise protected from flood damage, to 

prevent pollution of watercourses by preventing the placing or storing of unsanitary or dangerous 

substances in the flood hazard areas, and to support the conservation, protection, and maintenance 

of the stream corridors within the City. 

300-337.9 Delineation of Flood Hazard Overlay Area. Any and all lands within the City of 

Vineland which are classified as a floodway, flood fringe, or one-hundred-year floodplain by the 

New Jersey Department of Environmental Protection, and/or by the Federal Emergency 

Management Administration, or as an area of special flood hazard or floodway pursuant to 300- 

71 Flood damage prevention, of the City of Vineland Land Use Ordinance, is hereby designated 

as the Flood Hazard Overlay zone. The Flood Hazard Overlay zone shall operate in conjunction 

with the underlying zone such that the overlay provisions, where more restrictive or imposing a 

higher standard, shall govern. 

300-337.10 Permitted land use. Land use with the Flood Hazard Overlay zone shall be 

limited to the following: 

(1) Open space. 

(2) Wildlife sanctuaries, woodland preserves, and arboretums, but excluding enclosed 

structures. 

(3) Game farms, fish hatcheries, and fishing reserves, operated for the protection and 

propagation of wildlife, but excluding enclosed structures. 

(4) Hiking, bicycle, and bridle trails, including bridges or other structures appurtenant thereto 

constructed. 

(5) Trails or pathways, including bridges or other structures appurtenant thereto constructed 

and/or maintained by or under the authority of the City for the purpose of providing access to 

public recreation areas. 

(6) Fishing areas. 

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Zoning 

(7) Cultivation of the soil for agricultural or horticultural production, pasture, and similar 

agricultural uses undertaken in accordance with agricultural best management practices to reduce 

or prevent nonpoint source pollution. 

(8) Forestry where a plan approved by the New Jersey Bureau of Forestry is on file with the 

City Engineer. 

(9) A use, structure, or activity that has been allowed as part of a development approved 

pursuant to the Stream Corridor design regulations, and the determination that there is no other 

reasonable or prudent alternative to placement of the use, structure, or activity in the Flood 

Hazard Overlay. 

300-337.11 Flood damage prevention. Any development within the Flood Hazard Overlay 

zone shall comply with 300-71, Flood damage prevention design standards. 

SECTION SIXTEEN 

ARTICLE XVI, Zoning, is hereby amended to include the following new Section for the MF 

Multi Family zone. 

MF Multi Family Zone standards. 

A. Purpose. The purpose of the MF Multifamily zone is to permit residential development 

that includes the multi-family development of townhouses as a residential cluster. The 

townhouse cluster is an alternative to single family development in the zone. The 

increased density for the townhouse development must be off-set by open space 

preservation as part of the cluster. 

B. Permitted uses in the MF Multi Family Residential Zone shall be as follows. 


(2) Multi family residential cluster of townhouses. 


(a) School 

(b) Child-care center 

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Zoning 

(c) Governmental or public utility facility 

(4) Community residence, community shelter 

C. Accessory uses. Accessory uses within the MF Multi Family Residential Zone shall be as 

follows: 






D. Conditional uses in the MF Multi Family Residential Zone shall be as follows: 



E. Prohibited uses. Prohibited uses in the MF Multi Family Residential Zone shall be as 

follows: 

(1) Piggery. 


F. Multi Family Residential Cluster in the MF Zone. A residential cluster of town houses may 

be permitted in the MF zone on a contiguous area that is to be developed as a single entity 

according to a plan in accordance with the requirements below. The Planning Board may 

approve a residential cluster of townhouses where it determines that the intent and purpose of the 

City Master Plan is better served by the cluster design and that the development meets the 

requisite standards and criteria for the residential cluster option. 

(1) The maximum permitted number of townhouse dwelling units in the age restricted residential 

cluster shall not exceed the number of single family dwelling units permitted for a fully 

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Zoning 

conforming subdivision of residential lots in the zone. For purposes of determining the maximum 

number of dwellings permitted, the applicant shall submit a yield map of a conforming 

conventional subdivision layout. The conforming lot yield map shall be in sufficient detail to 

permit the Planning Board to make an informed decision the subdivision would satisfy the 

ordinance requirements in every respect and would be approvable as a conventional subdivision 

without the need for any variances, waivers, or design exceptions from the City development 

regulations. 

(2) If the residential cluster of townhouses provides affordable housing, then one additional 

market rate townhouse unit will be permitted for every affordable unit provided. At the City’s 

option, the City may accept a payment in lieu of construction of the affordable housing on-site. 

The payment in lieu shall be in an amount as provided by the City’s affordable housing 

regulations. 

(3) If the townhouse development provides affordable housing, then the density of the 

development, including the additional units permitted to provide the affordable housing, shall not 

exceed a maximum of six dwelling units per acre. 

(4) The affordable housing units may be constructed as townhouse units, or as dwelling units 

located one over another. 

(5) The Planning Board may reduce the minimum common or public open space requirement 

of the cluster to twenty-five per cent (25%) of the gross land area of the cluster in order to 

accommodate an increased number of dwellings to provide affordable housing. 

(6) If the zoning on a site has changed subsequent to December 17, 2007, the number of units 



(7) Minimum Total Land Area Required. The minimum total land area required for 

development of a multifamily residential cluster of townhouses is five (5) developable acres. 

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Zoning 

(8) Sewer and Water. The dwelling units of a residential cluster must be served by public 

sewer and water. 

(9) Open Space Design Requirements. The cluster design for open space should be arranged 

to preserve land as public or common open space in accordance with the following criteria. 

(a) 

A minimum of forty percent (40%) of the gross land area of the cluster 

shall be preserved as common open space. 

(b) All areas to be preserved as common open space shall be clearly 

identified and reserved on the plans submitted for approval. The existing and 

planned use of the open space shall be indicated on the plans. 

(c) The minimum land area required to be preserved as common open space 

shall be land that is not already preserved as open space or preserved as 

farmland. 

(d) The area proposed as public or private open space shall be suitable for 

enjoyment and use as open space. The Planning Board may withhold approval of 

any area that it deems unsuitable as open space. 

(e) At least sixty five percent (65%) of the minimum land area required to be 

preserved as common open space shall be land unencumbered by any of the 

following: wetlands or wetlands transition areas; areas of special flood hazard; 

existing easement areas for utilities or drainage; rights of way; and surface 

waters. 

(f) Stormwater management basins are structures and do not qualify as open 

space for the purpose of meeting the common open space requirements. 

(g) Any common open space area shall be at least two (2) acres in area and 

have a minimum width of two hundred feet (200') and a minimum depth of two 

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Zoning 

hundred feet (200'). The Planning Board may approve a smaller area where it 

determines that such action would be beneficial to the open space design of the 

cluster. 

(h) 

An open space lot shall have a minimum road frontage of at least one 

hundred feet (100’). 

(10) Common Open Space Ownership. The developer shall provide a plan for the use, 















(a) The City of Vineland, subject to acceptance by the City Council. 

(b) Homeowner, condominium, or cooperative associations or organizations. 

(c) Shared, undivided interest by all property owners in the subdivision. 

(d) Any organization provided for by the developer to own or maintain open space shall 

not be dissolved and shall not dispose of any of its open space without first offering 

to dedicate such property, without cost, to the City of Vineland. 

(11) Homeowners’ association. If the common open space is owned and maintained by a 



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Zoning 


following: 

(a) The homeowners’ association must be established before the sale of any residential 

unit. 

(b) Membership shall be mandatory for each buyer and any successive buyer. 

(c) The open space restrictions shall be permanent. 

(d) The association shall be responsible for liability insurance, local taxes, and the 


(e) Homeowners shall pay their pro rata share of the cost; the assessment levied by the 

association can become a lien on the property if allowed in the master deed 

establishing the homeowners’ association. 

(f) The association must be able to adjust the assessment to meet changed needs. 

(12) Maintenance of open space areas. In the event that a non-municipal organization with 

the responsibility for the common open space fails to maintain it in reasonable order and 

condition, then the City Council, in accordance with N.J.S.A. 40:55D-43, may correct such 

deficiencies and assess the cost of maintenance against the properties within the development. 

(13) Use and improvement of common open space for active recreation. The Planning Board 

may require the installation of recreational facilities suitable to the development, such as 

playgrounds, playfields, parks or similar outdoor recreation facilities, on the common open 

space,. Such facilities shall be conveniently located and accessible to all dwelling units and 

should follow the following guidelines: 

(a) One active recreation area should be provided for each 300 persons or 75 children of 

projected population. Such areas should not be less than four acres. 

(b) For developments of more than 300 persons, active recreation or park space should be 

provided at the rate of 10.25 acres per 1,000 population. 

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Zoning 

(c) Undeveloped common open space. Undeveloped common open space should be left in its 


utilities, necessary grading, and the provision of paths and trails. In addition, the Planning 

Board may require a developer to make other improvements, such as removal of dead or 

diseased trees; thinning of trees or other vegetation to encourage more desirable growth; 

reforestation of disturbed areas; and grading and seeding, subject to approval by all 

regulatory agencies. 

(14) Deed restrictions. Any lands dedicated for common open space purposes shall contain 

covenants and deed restrictions approved by the City attorney that ensure that: 

(a) The open space area will not be further subdivided in the future. 

(b) The use of the open space will continue in perpetuity for the purpose specified. 

(c) Appropriate provisions are made for the maintenance of the open space. 

(d) The open space shall not be utilized for any commercial purpose. The Planning 

Board, may however, approve the use of open space as farmland or pastureland as 

part of the residential cluster design. 

(15) Prior to the approval of the residential cluster, the Planning Board shall make a finding of 

facts and conclusions as required by N.J.S.A 40:55D-45. 

SECTION SEVENTEEN 

ARTICLE XVI, Zoning, is hereby amended and supplemented to include the following section 

establishing the requirements for the developable area of each lot. 

Developable Area Requirement. 

All lots must provide a contiguous minimum developable land area within the lot. The contiguous 

developable land area within the lot shall be equal to or greater than the applicable minimum lot 

area required for the zone district in which the lot is located. The contiguous developable land 

area must also meet the minimum lot dimensions required by the zone district, except that the 

minimum contiguous developable land area is not required to exceed forty thousand (40,000) 

A-39



Zoning 

square feet where the lot is served by public sewer and public water, nor is it required to have a 

minimum dimension greater than one hundred fifty (150) feet. Where the lot is not served by 

public sewer or by public water, the contiguous developable land area within the lot is not 

required to exceed eighty thousand (80,000) square feet nor is it required to have a minimum 

dimension greater than one hundred fifty (150) feet. 

SECTION EIGHTEEN 

This section is intentionally blank. 

SECTION NINETEEN 

The City of Vineland Zoning Schedule, Sheet 1, Area, Yard, Bulk and Parking Standards (Part 1 

and Part 2), is hereby amended and supplemented, as shown on the attached amended schedule. 

SECTION TWENTY 

The City of Vineland Zoning Schedule, Sheet 2, Conditional Use Specific Standards is amended 

and supplemented, as hereby amended and supplemented as shown on the attached amended 

schedule. 

SECTION TWENTY-ONE 

The City of Vineland Zoning Schedule, Sheet 4, Signage Standards, is hereby amended and 

supplemented, as shown on the attached amended schedule. 

SECTION TWENTY-TWO 

The Zoning Map of the City of Vineland is amended and supplemented as shown on the attached 

amended zoning map. 

Attachments 

• Amended Zoning Map 

• Amendments to Zoning Schedule, Sheet 1, Area , Yard, Bulk, and Parking Standards 

A-40



Zoning 

• Amendments to Zoning Schedule, Sheet 2, Conditional Uses 

• Amendments to Zoning Schedule, Sheet 3, Parking Standards 

• Amendments to Zoning Schedule, Sheet 4, Signs 

SECTION TWENTY-THREE 

ARTICLE XVI, Zoning, Section 300-313, I-B Industrial Business Zone standards, Subsection D, 

conditional uses, is hereby amended as follows to eliminate church, congregation as a conditional 


(1) Church, congregation Reserved 

SECTION TWENTY-FOUR 

ARTICLE XVI, Zoning, Section 300-314, I-2 Industrial Zone standards, Subsection E, prohibited 

uses, is hereby amended as follows to eliminate manufacture of oil cloth as a prohibited use of the 

zone: 

(16) Manufacture of linoleum or oil cloth 

SECTION TWENTY-FIVE 

ARTICLE XVI, Zoning, Section 300-315, I-3 Industrial Zone standards, Subsection B, permitted 

uses, is hereby amended as follows to eliminate stone crushing operation as a permitted use of the 

zone: 

(3) Stone crushing operation Reserved 

SECTION TWENTY-SIX 

ARTICLE XVI, Zoning, Section 300-315, I-3 Industrial Zone standards, Subsection E, prohibited 

uses, is hereby amended as follows to eliminate stone crushing operation from the exceptions to 

the prohibited uses of the zone: 

A-41



Zoning 

(1) All uses prohibited in the I-2 Zone, except for manufacture of brick, tile or terra cotta; 

stone crushing operation; recycling facility, if all operations are conducted indoors; and 

resource extraction. 

SECTION TWENTY-SEVEN 

ARTICLE XVI, Zoning, Section 300-317, B-1 Business Zone standards, Subsection B, permitted 

uses, is hereby amended as follows to explicitly allow a medical office as a permitted use of the 

zone: 

(3) Business or professional office Business, professional or medical office. 

SECTION TWENTY-EIGHT 

ARTICLE XVI, Zoning, Section 300-317, B-1 Business Zone standards, Subsection D, 

conditional uses, is hereby amended as follows to delete funeral home as a conditional use of the 

zone: 

(2) Funeral home Reserved. 

SECTION TWENTY-NINE 

ARTICLE XVI, Zoning, Section 300-317, B-1 Business Zone standards, Subsection E, prohibited 

uses, is hereby amended as follows to delete linen and/or diaper service and steam bath as 

prohibited uses of the zone: 

(5) Linen and/or diaper service. Reserved 

(7) Steam bath. Reserved 

SECTION THIRTY 

A-42



Zoning 


uses, is hereby amended as follows to delete gasoline station and public garage (car wash) and to 

add senior day care facility as permitted uses of the zone: 

(4) Gasoline station Senior day care facility. 

(5) Public garage: Reserved 

(a) Car wash. 

SECTION THIRTY-ONE 


uses, is hereby amended as follows to allow senior day care facility and assisted living residence 

as permitted uses of the zone: 

(24) Senior day care facility. 

(25) Assisted living residence. 

SECTION THIRTY-TWO 


conditional uses, is hereby amended as follows to eliminate church, congregation as a conditional 


(1) Church, congregation Reserved. 

SECTION THIRTY-THREE 


uses, is herby amended as follows to eliminate public garage (car wash, auto body shop, towing 

facility), drive-in theater, flea market, self-storage business, sign business and new and used car 

sales as permitted uses of the zone: 

(1) All uses permitted in the B-3 Zone, except for public garage (car wash, auto body shop, 

towing facility), drive-in theater, flea market, self-storage business, sign business, new 

and used car sales, and billboard. 

A-43



Zoning 

SECTION THIRTY-FOUR 


conditional uses, is hereby amended as follows to eliminate church, congregation, cemetery, 

crematorium, heliport, helistop and helipad as conditional uses of the zone: 

(1) Church, congregation Reserved. 

(2) Cemetery, crematorium Reserved. 

(4) Heliport, helistop, helipad Reserved. 

SECTION THIRTY-FIVE 

ARTICLE XVI, Zoning, Section 300-320.2, IN-1 Institutional Zone standards, Subsection B, 

permitted uses, is hereby amended as follows to allow senior day care facility as a permitted use 

of the zone: 

(20) Senior day care facility. 


(a) Child-care center. 

(b) Governmental or public utility facility, with the exception of an electrical generating 

facility. 

(c) Governmental or public utility office. 

SECTION THIRTY-SIX 

ARTICLE XVI, Zoning, is hereby amended and supplemented to include the following new 

section establishing the Regional Mall Overlay District. 

A. Purpose. The purpose of the Regional Mall Overlay District is to provide an opportunity 

for the development of a regional shopping mall and/or large scale shopping opportunities. The 

area of the Regional Mall Overlay District is accessible from the interchanges of Route 55 with 

Sherman Avenue and South Delsea Drive and overlays portions of the B-3, IN-1 and MHP Zone 

A-44



Zoning 

districts. The intent of the Regional Mall Overlay District is to permit shopping center 

development as an additional permitted use within the underlying zone districts. 

B. Permitted Use. The development of a shopping center with a minimum gross floor area 

of 250,000 square feet on a tract of 100 acres or greater shall be permitted within the Regional 

Mall Overlay District. Shopping center development shall be in accordance with the standards of 

the B-4 zone district for shopping centers. 

A-45

B. ZONING SCHEDULES

C. ZONING MAP 

Note: This proposed Zoning Map was included as 

part of the Master Plan Reexamination Report 

prepared for the City Planning Board in May 

2008.

ALMOND RD 

AMOS AVE 

BORTLE AVE 

OSBORN AVE 

BORTLE AVE 

R-1 

FENIMORE ST 

NW BLVD 

NE BLVD 

DIVISION ST 

FOWLER AVE 

I-2 

NORTH ST 

Legend 

HENDEE RD 

GHEYSEN AVE 

Tax Parcels 

Downtown Improvement District 

DOWNS DR 

Flood Hazard Overlay 

ORCHARD RD 

ARR 

PC 

LUBINS LN 

PARK AVE 

NEW PEACH ST 

PC 

QUIGLEY AVE 

DELSEA DR 

B-4 

SUNNYSIDE DR 

LYNN AVE 

I-2 

B-2 

WW 

PEAR ST 

I-2 

R 

4TH ST 

ERIN ST 

PEACH ST 

LA FRANCE ST 

R-B-1 

PEAR ST 

P 

P/G 

PARK DR 

R-B-1 

7TH ST 

R 

CRYSTAL AVE 

HARVARD ST 

GILMORE ST 

EAST AVE 

Proposed Zone Changes 

HAMILTON DR 

CAMBRIDGE PL 

NEW PEAR ST 

VIRGINIA AVE 

BROADLAWN TER 

R-2 

BROAD LN 

PARK LN 

SAWYER AVE 

CARLTON PL 

LISA LN 

R-3 

BAYLOR AVE 

SAMUEL DR 

WOODLAWN AVE 

CHESTNUT TER 

LANDIS AVE 

B-4 

ZONE 

NAME 

A-5 Agricultural 

A-6 Agricultural 

ARR Age Restricted Residential Redevelopment District 

B-1 Business 

B-2 Business 

B-3 Business 

B-4 Business 

CO Conservation 

CPO Civic and Professional Office Redevelopment District 

EG East Gate Mixed Use Redevelopment District 

I-1 Industrial 




I-B Industrial – Business 

IN-1 Institutional 

IN-2 Institutional Campus 

LC Landis Avenue Commercial Redevelopment District 

LMS Landis Avenue Main Street Redevelopment District 

MF Multi-Family 

MHP Mobile Home Park 

NC Neighborhood Commercial Redevelopment District 

P-A Pinelands Agricultural Production 

P-F Pinelands Forest 

P-R Pinelands Rural Development 

PC Plaza Commercial Redevelopment District 

P Public District 

P/G Park/Green Space Redevelopment District 

R Residential Redevelopment District - 9,500 sq. ft. 

R-1 Residential - 9,500 sq. ft. 

R-2 Residential - 11,250 sq.ft. 



R-5 Residential - 1 Acre 

R-6 Residential - 2 Acres 

R-B-1 Residential – Business 

R-B-2 Residential – Business 

R-P Residential – Professional 

W-5 Woodlands 

W-6 Woodlands 

WW West Vineland Village Mixed-Use Redevelopment District 

CRESCENT DR 

CARLISLE DR 

CHIMES TER 

MOYER ST 

ELMER ST 

11 Tindall Road 

Middletown, NJ 07748-2792 

Phone: 732-671-6400 

Fax: 732-671-7365 

CONEY AVE 

B-3 

ALMOND ST 

HOLLY HILL TER 

EARL DR 

MONTROSE ST 

EARL DR 

R-2 

R 

R-2 

EARL DR 

MELROSE ST 

MARY CT 

DIANE CT 

EARL DR 

EARL DR 

THORVIEW CT 

R-B-1 

P/G 

B-1 

R-B-1 

WEST AVE 

WOOD ST 

2ND ST 

P 

LC 

Downtown Impr. District Area 

ALMOND ST 

CHERRY ST 

3RD ST 

THIRD STREET TER 

PLUM ST 

R-B-1 

I-3 

NC 

SW BLVD 

SE BLVD 

NC 

R 

PAUL ST 

ELMER ST 

GRAPE ST 

CPO 

6TH ST 

BELLAIR AVE 

CPO 

LMS 

CHESTNUT AVE 

P/G 

TULIP ST 

QUINCE ST 

R-B-1 

MONTROSE ST 

8TH ST 

CPO 

WASHINGTON AVE 

EG 

MICHIGAN AVE 

MYRTLE ST 

ALLEN AVE 

R-3 

R-P 

ARCADIA PL 

ALLEN AVE 

EWAN TER 

STATE ST 

STATE ST 

R-B-2 

HOWARD ST 

ALMOND ST 

YALE TER 

COLUMBIA AVE 

ALMOND ST 

City of Vineland Zone Map 

(Central Area) 

LOUISA LN 

EMBASSY TER 

TEMPLE RD 

D'SHIBE TER 

0 600 1,200 

Feet 

Notes: 

Flood Hazard Area boundaries are generalized and must be interpreted in accordance 

with the references cited in the City development regulations. 

Prepared by PNR, May 20, 2008 

Source: City of Vineland GIS, NJDEP 

File Path: H:VINE\00013\GIS\Projects\ZONINGMAP-CENTERCITYMay2008.mxd 

Airport Hazard Area Boundaries are generalized and must be interpreted in accordance 

with the N.J.A.C. 16:62.1.1 et. seq. Air Safety and Hazardous Zoning.

D. DESIGN STANDARDS



Design Standards for Stream Corridors 

STREAM CORRIDORS 

ARTICLE VII, Design Standards, is hereby amended to include the following design standards 

and regulations for development in the stream corridors of the City of Vineland. (New text is 

underlined). 

Stream Corridors 

A. Statement of purpose. The stream corridors of the City consist of rivers, streams, ponds, 

lakes, together with adjacent upland areas, including the floodplain and areas that support 

protective bands of vegetation that line the waters edge. The maintenance of a stream buffer as 

part of the corridor of a surface water body is needed to maintain water quality and to protect the 

stream environment from adverse development impacts. The purpose of these stream corridor 

regulations is to provide design standards that will: 

(1) Improve the management, care, and conservation of the water resources of the City of 

Vineland. 

(2) Protect significant ecological components of stream corridors such as floodplains, 

woodlands, steep slopes and wild life and plant life habitats within the stream corridors of the 

watershed; and prevent flood related damage to the communities of the watershed. 

(3) Complement existing State, regional, county and municipal stream corridor and flood 

hazard protection and management regulations and initiatives. 

(4) Coordinate the regulation of development within stream corridors in a manner 

complementary and consistent with the City’s other regulatory approaches regarding 

environmentally sensitive areas, including the City Flood Hazard Overlay zone. 

(5) Reduce the amount of nutrients, sediment, organic matter pesticides, and other harmful 

substances that reach watercourses, and subsurface and surface water bodies by using 

H:\VINE\00012\Plans\Ordinance Amendment Revised 05~28~08 ~ Design Standards.doc 

D-1




scientifically proven processes including filtration, deposition, absorption, adsorption, plant 

uptake, biodegradation, denitrification and by improving infiltration, encouraging sheet flow, and 

stabilizing concentrated flows. 

(6) Regulate the land use, siting and engineering of all development to be consistent with the 

intent and objectives of this ordinance and accepted conservation practices. 

(7) Conserve natural, scenic, and recreation areas within and adjacent to streams and water 

bodies. Support the water resource policies of the New Jersey State Development and 

Redevelopment Plan. 

(8) Advance the purposes of the New Jersey Municipal Land Use Law with particular regard 

to those purposes set forth pursuant to N.J.S.A. 40:55D-2a,b,d,i, and j. 

B. Definitions. 

STREAM shall mean any pond or lake or perennial or intermittent waterway depicted on the most 

recent United States Geological Survey 7.5 minute topographic map quadrangles and/or the 

Cumberland County Soils Report prepared by the U.S. Soil Conservation Service. 

STREAM CORRIDOR shall mean the stream channel (the bed and banks of a stream that confine 

and conduct continuously or intermittently flowing water or the bed and banks of a pond or lake), 

the area within the one-hundred year flood line, and the stream corridor buffer. Where no 100- 

year flood line has been delineated, the stream corridor shall consist of the stream channel and 

stream corridor buffer area. 

STREAM CORRIDOR BUFFER shall mean an area extending a minimum of 75 feet and an 

average distance of 100 feet from the 100-year flood line or from the boundary of the Flood 

Hazard Overlay zone unless a greater distance is required for the specific stream by City 

regulation. If there is no 100-year flood line delineated, the distance shall be measured outward 

from the bank of the stream channel, lake, or pond. If slopes greater than ten (10) percent, or 

wetlands, or wetland transition areas abut the outer boundary of the stream corridor, the area of 


D-2




such slopes, wetlands and wetland transition areas shall also be included within the boundaries of 

the stream corridor buffer area. 

C. Applicability. 

(1) All tracts that are the subject of an application for subdivision, site plan, conditional use, 

or variance approval that fall in whole or in part within a stream corridor or stream corridor buffer 

or the Flood Hazard Overlay District shall be subject to the standards set forth in this section. 

(2) Review of any land disturbance in a stream corridor or stream corridor buffer or the 

Flood Hazard Overlay zone shall be undertaken as part of the application review by the Planning 

Board. 

(3) The stream corridor buffer shall be increased to a minimum distance of 200 feet and an 

average distance of 250 feet for the following: 

(a) Blackwater Branch, from East Avenue eastward to the City limit. 

(b) Maurice River, main stem, from its confluence with the Blackwater Branch north 

to the City limit. 

(c) Menantico Creek, main stem. 

D. Stream corridor standards. 

(1) Permitted activities. Stream corridors and stream corridor buffers shall remain in their 

natural state, with no clearing or cutting of trees and brush (except for removal of dead vegetation 

and pruning for reasons of public safety), altering of watercourses, regrading or construction, 

except for the following activities: 

(a) Wildlife sanctuaries, woodland preserves, and arboretums, but excluding enclosed 

structures. 


D-3




(b) Game farms, fish hatcheries, and fishing reserves, operated for the protection and 

propagation of wildlife, but excluding enclosed structures. 

(c) Hiking, bicycle, and bridle trails, including bridges or other structures appurtenant 

thereto constructed. 

(d) Trails or pathways, including bridges or other structures appurtenant thereto 

constructed and/or maintained by or under the authority of the City for the purpose 

of providing access to public recreation areas. 

(e) Fishing areas. 

(f) Cultivation of the soil for agricultural or horticultural production, pasture, and 

similar agricultural uses undertaken in accordance with agricultural best 

management practices to reduce or prevent nonpoint source pollution. 

(2) Location of activities on tracts partially within stream corridors. 

(a) All new lots in major and minor subdivisions and site plans shall be designed to 

provide sufficient areas outside of stream corridors and stream corridor buffers for 

the placement of principal buildings and uses as well as any permitted accessory 

uses. 

(b) The Planning Board may allow an average stream corridor buffer width of 100 feet 

from the 100-year flood line, thus allowing reasonable flexibility to accommodate 

site planning when necessitated by the size and shape of the tract and physical 

conditions thereon. The stream corridor width may be reduced to a minimum of 75 

feet from the 100-year flood line provided there is an equivalent increase in the 

width elsewhere on site and that all relevant permits (e.g., Stream Encroachment, 

Freshwater Wetlands) are obtained. 


D-4




(3) Activities in Stream Corridors and Stream Corridor Buffers when there is no Reasonable 

or Prudent Alternative. The Planning Board may permit the following in a stream corridor, if the 

Planning Board determines that there is no other reasonable or prudent alternative to placement in 

the stream corridor or stream corridor buffer. 

(a) Recreational use, whether open to the public or restricted to private membership, 

such as parks, camps, picnic areas, golf courses, sports, or boating clubs, not to 

include enclosed structures, but permitting piers, docks, floats, or shelters usually 

found in developed outdoor recreational areas. 

(b) Outlet installation for sewage treatment plants and sewage pumping stations and 

the expansion of existing sewage treatment facilities. 

(c) Private or public water supply wells that have a sanitary seal, flood-proofed water 

treatment facilities, or pumping facilities. 

(d) Dredging or grading when incidental to permitted structures or uses, including 

stream cleaning and stream rehabilitation work undertaken to improve hydraulics 

or to protect public health. 

(e) Dams, culverts, bridges, and roads provided that they cross the corridor directly as 

practical. 

(f) Sanitary or storm sewers. 

(g) Utility transmission lines installed during periods of low stream flow in accordance 

with soil erosion and sediment control practices and approved by the State Soil 

Conservation District in a manner that will not impede flows or cause ponding of 

water. 

(h) Stormwater management facilities such as detention basins and outfall facilities. 


D-5




(4) Provisions Governing Activities in Stream Corridors and Stream Corridor Buffers. 

(a) The applicant for development of any activity in a stream corridor or stream 

corridor buffer shall rehabilitate any degraded areas within the stream corridor, in a 

manner acceptable to the Planning Board, as the case may be, unless the applicant 

demonstrates that it is economically infeasible to do so. 

(b) The applicant shall also: 

(1) Rehabilitate or cure the effects of the disturbance caused during construction; 

(2) Maintain the integrity of the surrounding habitat; and 

(3) Maintain the existing ability of the stream corridor to buffer the stream. 

(c) The applicant shall provide whatever additional measures are necessary to ensure 

that areas designated as stream corridors and stream corridor buffers will be 

preserved and to prevent additional encroachments in the stream corridor likely to 

occur as a result of the approval granted. 

(d) The Planning Board may require conservation easements or deed restrictions 

ensuring that there will be no further intrusion on the stream corridor than that 

permitted by the activity approved. 

(5) Submission Requirements. An applicant for an activity in a stream corridor or stream 

corridor buffer shall submit a map at a scale of not less than 1" = 100' of the project site 

delineating the following, using the best available information: 

(a) 100-year flood line which shall be the line formed by the area inundated by a 100 

year flood which is the flood estimated to have a one percent chance of being 

equaled or exceeded in any one year; and 


D-6




(b) State wetland boundary lines; and 

(c) The stream corridor and stream corridor buffer boundary; and 

(d) Any steep slopes located within the site; and 

(e) The location of all improvements and land disturbance proposed to be located 

within any of the above boundaries. 


D-7



Design Standards for Wellhead Protection 

WELLHEAD PROTECTION 


and regulations to protect the public community wells of the City of Vineland from ground water 

contamination. (New text is underlined). 

Wellhead protection. 

A. Statement of purpose. The City public water supply is derived exclusively from ground 

water resources and public community wells. The Kirkwood-Cohansey formation is the main 

source of the City public water supply. 

The purpose of these design standards is to secure the public health, safety and welfare by 

protecting ground water resources to ensure a supply of safe and healthful drinking water for the 

general public in Vineland. 

The lands surrounding the wellhead of each public community well in Vineland are areas through 

which contaminants may move in the ground to be withdrawn in water taken from the well. To 

reduce the risk of contamination to the City’s water supply, the development of the lands around 

the wellhead must safeguard against accidental spills and discharges of toxic and hazardous 

materials that may threaten the quality of the City's ground water supplies and related water 

sources. As a preventive measure, the proximity of such materials to sources of water supplies 

should be restricted and the potential for ground water contamination should be reduced to 

prevent the migration of potential pollutants into the ground water that is withdrawn from a 

public community well. 

B. Definitions. 

BEST MANAGEMENT PRACTICES (BMP) shall mean performance or design standards 

established to minimize the risk of contaminating ground water or surface waters while managing 

the use, manufacture, handling or storage of hazardous substances or hazardous wastes. 


D-8




CONTAMINATION shall mean the presence of any harmful or deleterious substances in the water 

supply. 

DISCHARGE shall mean any intentional or unintentional action or omission, unless pursuant to 

and in compliance with the conditions of a valid and effective Federal or State Permit, resulting in 

the releasing, spilling, pumping, pouring, emitting, emptying or dumping of a hazardous 

substance into the waters or lands of the State or into waters outside the jurisdiction of the State 

when damage may result to the lands, waters or natural resources within the jurisdiction of the 

State. 

HAZARDOUS SUBSTANCE shall mean a substance designated under 40 CFR 116 pursuant to 

Section 311 of the Federal Act, the Spill Compensation and Control Act, N.J.S.A. 58:10-23.ll et 

seq., or Section 4 of the State Act. Substances listed include petroleum, petroleum products, 

pesticides, solvents and other substances. 

HAZARDOUS WASTE shall mean any solid waste that is defined or identified as a hazardous 

waste pursuant to the Solid Waste Management Act, N.J.S.A. 13:1E et seq., N.J.A.C. 7:26-8, or 

40 CFR Part 261. 

POLLUTED WATER shall mean in the content of drinking water, water is polluted when a 

pollutant is present in excess of a maximum contaminant level or bacteriological limit established 

by law or regulation. 

PUBLIC COMMUNITY WELL shall mean a public water supply well which serves at least 15 

service connections used by year-round residents or regularly serves at least 25 year-round 

residents. 

WELLHEAD shall mean the well borehole and its attendant equipment. 

WELLHEAD PROTECTION AREA shall mean the area within the corporate boundaries of the 

City of Vineland and described in plan view around a well, from which groundwater is 

reasonably likely to flow to the well and through which groundwater pollution, if it occurs, is 


D-9




reasonably likely to pose a significant threat to the water quality of a public community well. 

Wellhead protection areas consist of three tiers, corresponding to areas on average, from which 

groundwater flows to a well in two years (Tier 1), five years (Tier 2), and 12 years (Tier 3). 

These areas are delineated by the New Jersey Geological Survey of the New Jersey Department 

of Environmental Protection (NJDEP). The location of the existing wellhead protection areas in 

the City of Vineland are mapped on Map CO-1, Conservation Plan, in the Conservation Plan 

Element of the City Master Plan adopted by the City Planning Board. For any planned location 

of a new public community well for which the NJDEP has not delineated the wellhead protection 

area, the wellhead protection area shall be the area within a radius of two thousand (2,000) feet 

from the location of the proposed wellhead. 

C. Applicability. Any of tract of land that is the subject of an application for subdivision, 

site plan, conditional use, or use variance approval, and which is located in a wellhead protection 

area, shall be subject to the standards and limitations set forth for wellhead protection. 

D. Prohibited activities. The following activities shall not be allowed within a wellhead 

protection area: 

(1) Permanent storage or disposal of hazardous wastes, industrial or municipal sludge or 

radioactive materials, including solid waste landfills. 

(2) Collection and transfer facilities for hazardous wastes, solid wastes that contain 

hazardous materials, and radioactive materials. 

(3) Any activity requiring the underground storage of hazardous substances or waste in 

excess of an aggregate of three-hundred (300) gallons. 

E. Permitted activities. The following activities involved, conducted, or proposed as part of 

an otherwise permitted use or accessory use in the zone shall be allowed in a wellhead protection 

area only upon the finding as part of any required site plan, subdivision, conditional use, or 

variance approval, that best management practices, or other procedures or measures, as set forth 

below in subsection H, are in place such that a minimal threat is posed by the activity to 


D-10




groundwater quality in the wellhead protection area in which the activity is to be conducted: 

(1) On-site storage (above or below ground), use or disposal of hazardous substances or waste in 

excess of an aggregate of fifty (50) gallons or one hundred (100) pounds. 

(2) Auto body and auto repair activities. 

(3) New and used truck and auto repair activities 

(4) Contractor yards. 

(5) Commercial car washes. 

F. Exempted activities. The following activities are exempted from the requirements of 

subsection D., Prohibited activities, and Subsection E., permitted activities. 

(1) Retail sales establishments that store and handle hazardous substances in their original 

unopened containers. 

(2) Police, fire, and emergency medical service facilities. 

(3) Municipal, County, and Sate government facilities. 

(4) The use of any hazardous substance solely as fuel in a vehicle fuel tank or as a lubricant in a 

vehicle. 

(5) The transportation of a hazardous substance or waste through the wellhead protection area, 

provided that the transporting vehicle is in transit and meets all state and federal requirements 

for the transportation of such materials. 

(6) The use or presence of small quantities of hazardous substances on residential property that 

are appropriate to normal residential use. 


D-11




G. Environmental Impact Statement (EIS) requirement. All activities regulated pursuant to 

subsection D., Prohibited activities, and Subsection E., permitted activities, seeking development 

approval within a wellhead protection area, shall submit an environmental impact statement 

demonstrating to the satisfaction of the City Planning Board that the proposed use and or/activity 

employs, to the maximum extent practicable, best management practices, as set forth in 

subsection H., below, to protect ground water quality and minimize the risk of potential 

groundwater contamination. 

H. Best management practices requirement. All site plan and major subdivision applications shall 

demonstrate to the satisfaction of the Planning Board that the proposed development is planned 

and designed to the maximum extent practicable, for best management practices for the protection 

of groundwater quality and minimization of the risk of potential groundwater contamination. 

(1) All portions or areas of a facility in which hazardous substances or hazardous wastes are 

stored, processed, manufactured or transferred outdoors, shall be designed so that the discharges 

of hazardous substances will be prevented from overflowing, draining, or leaching into the 

ground water or surface waters. 

(2) Outdoor storage, dispensing, loading, manufacturing or processing areas of hazardous 

substances or hazardous wastes must be protected from precipitation, stormwater flows or 

flooding. 

(3) Wherever hazardous substances are stored, processed, manufactured or transferred 

outdoors, the design features shall include secondary containment and/or diversionary structures 

which may include but not be limited to: 

(a) 

Containers, dikes, berms or retaining walls sufficiently impermeable to contain 

spilled hazardous substances, for the duration of a spill event. 

(b) 

Curbing. 


D-12




(c) 

Gutter, culverts and other drainage systems. 

(d) 

Weirs, booms and other barriers. 

(e) 

Lined diversion ponds, lined lagoons and lined retention basins, holding tanks, 

sumps, slop tanks and other collecting systems. 

(f) 

Drip pans. 

(4) Secondary containment and/or diversionary systems, structure or equipment must meet 

the following standards: 

(a) 

The system must block all routes by which spilled hazardous substances could be 

expected to flow, migrate, or escape into the ground water or surface waters. 

(b) 

The system must have sufficient capacity to contain or divert the largest probable 

single discharge that could occur within the containment area, plus an additional 

capacity to compensate for any anticipated normal accumulation of rainwater. 

(c) 

In order to prevent the discharge of hazardous substances into ground water, all 

components of the system shall be made of or lined with impermeable materials 

sufficient to contain the substance for the duration of a spill event. Such material 

or liner must be maintained in an impermeable condition. 

(d) 

No manufacturing area, processing area, transfer area, dike storage area, or other 

storage area, or secondary containment/diversion system appurtenant thereto shall 

drain into a watercourse, or into a ditch, sewer, pipe or storm drain that leads 

directly or indirectly into a surface or subsurface disposal area, unless provision 

has been made to intercept and treat any spilled hazardous substances in an NJDEP 

approved industrial wastewater treatment or pre-treatment facility, or other NJDEP 

approved facility. 


D-13




(e) 

Catchment basins, lagoons and other containment areas that may contain 

hazardous substances should not be located in a manner that would subject them to 

flooding by natural waterways. 

(5) Storage of hazardous materials shall, except as otherwise regulated by State or Federal 

regulation, allow access for physical inspection and monitoring and shall utilize the best available 

technology to provide for automatic and immediate alarm or detection of releases. 

(6) Users of hazardous materials shall have a plan to detect and control hazardous material 

leaks and spills, including but not limited to inspections, notification procedures, and emergency 

containment and cleanup procedure. 


D-14



Design Standards for Conservation of Forests and Trees 

CONSERVATION OF FORESTS AND TREES 


and regulations for the conservation of trees and forests in the City of Vineland. (New text is 

underlined.) 

Conservation of Forests and Trees. 

A. Statement of Purpose 

Forests and trees are important to the City’s identity and environmental health. Vineland’s forests 

are an important part of the City’s natural landscape and habitats and protect water and air 

quality, control flooding, and reduce stormwater runoff and erosion. Forests absorb carbon 

dioxide and release oxygen into the atmosphere. Forests reduce greenhouse gas emissions, 

especially carbon dioxide, and they help control global warming. 

The planting, maintenance, and protection of trees benefits the City’s environment. Planting or 

preserving trees can reduce energy demand in buildings and heating and cooling costs, and trees 

are beneficial for stormwater management, for controlling erosion, and for masking urban noise. 

Trees can mitigate the adverse impacts of the urban heat island effect. When planted in parking 

lots and streets, trees are effective in cooling and beautifying the urban and the suburban 

environment. 

The clear cutting of forests and the removal of trees to prepare a development site has 

substantially adverse environmental impacts including increased drainage control costs, increased 

soil erosion, increased buildup of atmospheric carbon, and increased dust. 

The purpose of these standards is to regulate and control indiscriminate and excessive cutting of 

trees and forests and preserve the maximum possible number of trees and forest area in the course 

of development of a site; to protect larger, older specimens of trees; and to provide a plan for 

replacement of trees. 


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B. Applicability. 

The standards set forth in this section shall apply to all applications for subdivision, site plan, 

conditional use, or use variance approval for sites greater than one acre in area and that have 

forest covering more than acre in area. An area or stand of trees shall be considered as forest or 

forest acreage where twenty percent (20%) or more of the trees covering an area greater than one 

quarter (1/4) acre have a diameter breast height (DBH) of six inches or greater or where there are 

one or more groves of mature trees, without regard to the minimum DBH, consisting of a 

substantial number of individual specimens. The DBH shall be measured from four (4) feet 

above grade. 

The goal of these requirements is to retain rather than replace forest acreage. 

In the following zone districts, developments that result in the removal of more than sixty-five 

percent (65%) of the forest acreage within the development shall mitigate for the loss of forest, 

and provide for the replacement of trees as set forth by these design standards: zones R-B-1, R-B- 

2, R-P, I-1, I-B, I-2, I-3, I-4, B-1, B-2, B-3, B-4, MHP, IN-1, IN-2, MF, and P. In all other zone 

districts, any development which results in the removal of more than thirty percent (30%) of the 

forest acreage within the development shall mitigate for the loss of forest and provide for the 

replacement of trees as set forth by these design standards. 

No development shall cut or remove, or cause to be cut or removed, any tree with a diameter 

breast height (DBH) of six (6) inches or greater, unless the cutting or removal is accomplished in 

accordance with a site plan or subdivision approved in accordance with the provisions of this 

section. No tree with a DBH of six (6) inches or greater shall be cut or otherwise removed from 

any lands that are subject to a tree replacement plan except in accordance with a tree replacement 

plan approved as part of the subdivision or site plan application. 

All development design shall be arranged with particular attention to conserve any significant 

trees, which are defined to be the largest known individual trees of each species in New Jersey 

listed by the New Jersey Department of Environmental Protection, Bureau of Forestry; and/or 


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large trees approaching the diameter of the known largest tree; and or species that are rare to the 

area and or have particular horticultural or landscape value. 

C. Replacement plan. 

An application for major subdivision or site plan approval shall include a forest retention and tree 

save and replacement plan. The plan shall be certified by a New Jersey Approved Forester, a 

New Jersey Certified Landscape Architect, or a New Jersey Certified Tree Expert. The forest 

retention and tree save and replacement plan shall include the following: 

(1) A tree save plan and inventory, on the scale otherwise set forth in this chapter, or of one 

inch equals 50 feet or less, showing the location of existing forest areas and clearly marked 

boundaries of the plots used to determine the average forest acreage for the site. For each plot 

there shall be a list identifying the number and species of trees inventoried. The site plan shall 

include the lot and block numbers, the street address, if assigned, and a certification of 

compliance with the requirements of this section. 

(2) The location of any areas on the site that were previously forest but which were cleared 

within twenty-four months prior to the filing of the application for development shall be shown. 

Such areas may be included by the Planning Board for the purpose of determining the total 

number of forest acres on the tract and the number of trees that are subject to tree replacement. 

(3) The location of streams and watercourses. 

(4) The locations of slopes of greater than 10% where any tree removal is proposed. 

(5) The location(s) on the tract where tree removal is to take place. 

(6) The total acreage of the tract. 

(7) The total number of forest acres within the tract. 


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(8) The total number of forest acres allowed to be removed, without subjecting the 

development to the requirements for tree replacement. 

(9) The total number of forest acres proposed to be removed. 

(10) The total number, by species, of existing trees with a DBH of six inches or greater on the 

tract. For tracts greater than two acres in size, the applicant may estimate the total number of 

trees by multiplying the total number of forest acres permitted for development by the number of 

trees on an average forest acre for the site. 

(11) The total number, by species, of trees with a DBH of six inches or greater which are to be 

removed. For tracts greater than two acres in size, the applicant may make an estimate of the 

total quantity of trees to be removed, by species, based upon the average forest acre for the site. 

(12) Notwithstanding permitted estimates of the quantity of trees to be removed, all trees with 

a DBH of sixteen (16) inches or greater shall be specifically identified by location, species and 

common name. All efforts shall be made to preserve such trees, including, if necessary, 

relocation of infrastructure, roadways and buildings. Removal of any tree within this category 

shall require specific approval and any such trees approved for removal shall be listed 

individually on the approved plan. 

(13) A specific plan for replacement of removed trees in accordance with the requirements of 

this section. 

(14) A City-approved method of disposal of removing trees, topping and slash. No burning or 

burying of trees or parts of trees is permitted. All disposal methods must comply with the 

requirements of the City code. 

D. All specific plans for replacement of removed trees shall be based upon the following 

formulas: 


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(1) For trees with a DBH equal to or greater than six (6) inches and less than sixteen (16) 

inches, replacement shall be based upon the percentage of the trees removed as set forth in Table 

A below: 

Table A 

Replacement of trees equal to or greater than six (6) inches and less than 

sixteen (16) inches DBH: 

Percentage of Trees 

Removed From Forest 

Acres 

Percentage of Removed 

Trees to be Replaced 

(using trees with a minimum 

DBH of 2-1/2 inches 

60 to 100 50 

40 to 59 40 

20 to 39 20 

Less than 20 10 

(2) Any trees with a DBH equal to or greater than six (6) inches and less than sixteen (16) 

inches left standing in areas designated for removal or trees planted in compliance with other 

requirements of the development regulations shall be credited against the total replacement count 

on a one-for-one basis. For trees with a DBH of sixteen (16) inches or greater, replacement shall 

be in accordance with Table B below. The species or type of replacement trees shall be selected 

from a list to be provided by the Environmental Commission or shall be the same as the species 

removed from the tract under consideration. 

(3) For trees with a DBH equal to or greater than sixteen (16) inches, the removed tree shall 

be replaced according to Table B below: 


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Table B 

Replacement of trees equal to or greater than 16 inches DBH: 

Existing Tree 

To be Removed 

(inches) 

Number of Replacement Trees 

(minimum DBH 

of 2-1/2 inches) 







(4) The species or type of replacement trees shall be selected from a list maintained by the 

Environmental Commission, or shall be the same as the species removed from the tract under 

consideration. 

E. In lieu of planting of the replacement trees on site, the applicant may request or may be 

required to contribute an amount equal to twice the current value of each unplanted tree to a fund 

established by the City for environmental programs such as tree planting, tree maintenance, tree 

preservation, park development or landscaping and other comparable project as recommended by 

the Environmental Commission. The applicant may apply this option to up to 50% of the required 

number of replacement trees; all requests to make contributions in lieu of planting replacement 

trees in excess of 50% of the required number of replacement trees must be approved by the 

Board. 

F. Where an applicant claims that the cost of the required number of replacement trees, as 

determined by the formula in this section, would impose a development cost that exceeds 5% of 

the total bonded improvement cost on development of the site, the Board may, at its discretion, 

reduce the required number of replacement trees. In support of such a claim, the applicant shall 

submit written cost estimates from three sources for Board review. Replacement trees required in 


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accordance with this section are specifically excluded from such estimates. Each estimate shall 

include the species, size, number and price of the replacement trees. No reduction in the required 

number of replacements trees shall exceed ½ of the original number of replacement trees required 

by the formula in this section. No reductions will be granted as to the number of replacement 

trees required by Table B. 

G. Regulations pertaining to delineation of clearing limits. 

(1) The clearing limits shown on the replacement plan shall be fully established prior to the 

cutting of permitted forest acreage and shall be defined by snow fencing firmly secured along the 

dripline but not less than six (6) feet from the trunk of the remaining trees. In a like manner, 

specimen trees and isolated groupings of trees which are to remain on the site shall be clearly 

protected by snow fencing or an equally visible and protective device installed along the dripline 

of the tree(s) but not less than six feet from the tree trunk(s). 

(2) The grade of the land located along the dripline shall not be raised or lowered more than 

six inches, unless compensated by welling or retaining wall methods, and in no event shall the 

welling or retaining wall methods be less than six (6) feet from the trunk of the tree. 

(3) No soil stockpiling, storage of building materials or equipment operation shall be 

permitted within the dripline or within six (6) feet of any remaining trees, whichever is greater. 

(4) Any clearing within the dripline or within six (6) feet of the trunk of a remaining tree 

must be done by hand or with hand-operated equipment. 

(5) Where clearing and/or construction on the site results in accidental removal or severe 

damage which will eventually result in death and removal of any tree delineated in the 

replacement plan as remaining on the site, such removed or damaged tree shall be replaced on a 

one-for-one bases (using trees with a minimum DBH of 2-1/2 inches) for accidentally removed or 

damaged trees which have a DBH from six (6) inches to less than sixteen (16) inches. The 

species or type of replacement trees shall be selected from a list maintained by the Environmental 

Commission or shall be the same as the species removed from the tract under consideration. 


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H. Regulations pertaining to clear-cutting. No clear-cutting is permitted except in 

conjunction with subdivision or site plan approval in accordance with the provisions of this 

chapter. 

(1) The Board may refer the application to the Environmental Commission for its report and 

recommendations. The Board may rely on the report and recommendations of the Environmental 

Commission in reaching its decision to approve the replacement plan, disapprove the replacement 

plan or subject the replacement plan to such conditions as have been recommended by the 

Environmental Commission in accordance with the provisions of this section. 

(2) No approval shall be granted by the Board if the Board finds that the proposed removal or 

destruction is contrary to the best interest of the public health, safety or general welfare. 

I. Change in tree save and replacement plan. Any substantial change in a tree save and 

replacement plan shall necessitate the submission of a revised plan to the Board for review and 

approval. 


D-22



Design Standards for Community Design 

COMMUNITY DESIGN 

ARTICLE VII, Design Standards, is hereby amended to include the following community design 

standards for the City of Vineland. (New text is underlined) 

Community design. 

A. Purpose. Community design is the organization and coordination of the different 

elements of the City's built and natural environment to achieve a unified, functional, efficient, and 

visually appealing physical setting. The design, orientation, form, and relationship of buildings, 

landscaping, signage, lighting, streets, open spaces, and parking to meet the public need for a well 

ordered community are basic considerations of community design. To direct community design, 

the City's development regulations includes these design standards to maintain, establish, or 

improve the visual qualities and amenities of the City and provide for orderly, safe, efficient, and 

convenient design within the City. The purpose of the community design standards is to guide 

the appropriate use and development of lands in order to promote the public safety and general 

welfare; to encourage the location and design of transportation routes to promote the free flow of 

traffic; and to promote a desirable visual environment through good civic design and 

arrangement. These provisions for community design shall supplement and be applied in 

conjunction with other design standards and provisions of the City of Vineland Land Use 

Ordinance to guide the layout and design of development in the City. 

B. Applicability. All tracts that are the subject of an application for subdivision, site plan, 

conditional use, or use variance approval shall be subject to the standards set forth in this section. 

The illustrations included with the community design standards are intended to further the 

understanding of the application and the purpose of the design standards. The illustrations, 

however, do not supersede the written text of these regulations. 

C. Building design and placement. The following requirements are for non-residential and 

attached residential buildings. 

(1) Front Entrance. Buildings should orient towards the street with front entrances and 

windows facing the street. For commercial, industrial, mixed use, public and institutional 


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buildings, the “front entrance” is the main public entrance to the building. In the case where no 

public entrance exists, road connections shall be provided to the main employee entrance. 

For multifamily buildings in which each unit does not have its exterior entrance, the “front 

entrance” may be a lobby, courtyard or breezeway that serves as a common entrance for more 

than one dwelling. For detached residential buildings, the “front entrance” is the front door (i.e., 

facing the road). 

Non-residential buildings shall have a front entrance for pedestrians from the street-side of the 

building to the building interior. This entrance shall be designed to be attractive and functionally 

be a distinctive and prominent element of the architectural design. For buildings that are open to 

the public, this entrance shall be open to the public during business hours. Buildings shall 

incorporate lighting and changes in mass, surface or finish to give emphasis to their front 

entrances. 

D. Drive-thru facilities. Drive-thru facilities shall only be located at the rear or side of a 

building and screened from view from any street or sidewalk. A drive-thru shall be located and 

designed to meet the following requirements: 

(1) The drive thru facility shall be screened to minimize visual and noise impacts to 

residences and to preclude visibility from any streets or sidewalks. The screen may be a masonry 

wall or landscape buffer or combination of wall and landscaping. The screen shall be at least one 

foot higher than the facilities being screened. 

(2) No portion of queuing or access lanes or driveways shall be located between the building 

elevation facing the street and the street or within forty (40) feet from the primary façade of the 

building. 

(3) For corner lots, the drive-thru shall be located on the side of the building that is furthest 

from the corner. 

E. Fences, service and loading areas, and mechanical equipment. 


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(1) Front yard fencing. Chain link fencing is discouraged in any yard facing a street. 

(2) Service and loading areas. Loading docks, truck parking, outdoor storage, utility meters, 

HVAC equipment, trash dumpsters, trash compaction, and other service functions shall be 

incorporated into the overall design of the primary building using screening walls of compatible 

material, style, color, texture, pattern, trim, and details and landscaping. The wall shall be one (1) 

foot higher than the largest object being screened, but not more than ten (10) feet high, on all 

sides where access is not needed. An opaque gate, with the same height as the wall, shall be 

included where access is needed. Enclosures should not be visible from any street or sidewalk. 

The maximum height in the screening requirement takes into account the height of a semi tractortrailer. 

If such trucks will not be making deliveries or staging in this area, the recommendation 

for maximum height may be lowered to eight feet, at the discretion of the Planning Board. 

(3) Mechanical equipment. Mechanical equipment at ground level shall be placed on the 

parking lot side of the building away from view from any streets and sidewalks and shall be 

screened from view by fencing, vegetation, or by being incorporated into a building utilizing the 

same materials as the principal building, i.e., stone, brick or stucco. The screening shall be at least 

equal to the width and height of the equipment to be screened from view. 

F. Access. Adjacent shopping centers or office parks are often not directly connected. As a 

result, customers or clients who wish to shop in both centers or visit both sites, must exit the 

parking lot of one, travel a short distance on a major thoroughfare, and then access the next site. 

A cross access easement reduces traffic on the major thoroughfare and reduces safety hazards. 

This in turn, can have positive business benefits by providing easy access to one site from 

another. The purpose of these access regulations is to promote shared access and cross access 

arrangements for the convenient, orderly, and safe movement of pedestrians and vehicles. 

(1) Joint use driveways and cross access easements. A system of joint use driveways and 

cross access easements should be established wherever feasible and the building site should 

incorporate the following: 


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(a) A continuous service drive or cross access extending the entire length of each 

parcel served to provide for driveway separation. Along a State highway, the driveway 

separation shall be consistent with the State access management classification system and 

standards. 

(b) Stub-outs and other design features to make it visually obvious that the abutting 

properties may be tied in to provide cross access via a service drive. 

(c) A unified access and circulation system plan that includes coordinated or shared 

parking areas is encouraged wherever feasible. 

(2) Access for out parcels and phased development plans. The design of good internal 

vehicle circulation in parking areas and on local streets reduces the number of driveways that 

businesses need for access to the major roadway. Requiring a unified access and circulation plan 

will ensure long term coordination regardless of a change in owners and tenants. In the interest of 

promoting unified access and circulation systems, development sites under the same ownership or 

consolidated for the purposes of development and comprised of more than one building site 

should not be considered separate properties in relation to the access standards of this code. The 

number of connections permitted shall be the minimum number necessary to provide reasonable 

access to these properties, not the maximum permitted for that frontage. All necessary 

easements, agreements, and stipulations required for joint use driveways and cross access 

easements shall be met. This shall also apply to phased development plans. 

All access to out parcels must be internalized using the shared circulation system of the principal 

development. Access to out parcels shall be designed to avoid excessive movement across 

parking aisles and queuing across surrounding parking and driving aisles. 

G. Pedestrian access and circulation. To support multi-modal transportation options, 

pedestrian access and circulation is as important as vehicle access and circulation. The basic 

pedestrian network is the sidewalk system along public and private roads. This section expands 

that network by establishing connections to pedestrian pathways that are internal to development 

projects. The purpose and intent of this section is to provide opportunities for alternative modes 


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of transportation by connecting existing and future public transportation routes and pedestrian and 

bicycle pathways within the City to provide safe passage from residential areas and the public 

right-of-way to activity generators and destination buildings. This section is applicable to parcels 

within areas that generate or promote pedestrian activity and movement. Such areas include, but 

are not necessarily limited to, the central business district, park and recreational facilities, 

schools, public library, shopping centers, multimodal trails, and areas served by public 

transportation. The City should consider the existing and the planned development pattern, as 

prescribed by the City Master Plan, to identify areas that generate pedestrian or bicycle activity. 

(1) Pathways shall connect all primary building entrances to one another. 

(2) Pathways shall extend throughout the development site and connect all primary building 

entrances, surrounding streets, external sidewalks, adjacent trails, transit stops, parking areas, 

recreational facilities and common areas, out-parcels, future phases of development, and adjacent 

developments to the site, as applicable. Shared pedestrian walkways are encouraged between 

adjacent projects. An applicant may also be required to connect or stub pathway(s) to adjacent 

roads and private property. 

(3) Pathways within developments shall provide reasonably direct and safe connections. 

(4) Pathways shall comply with the New Jersey State Barrier-Free Access Code and the 

Americans with Disabilities Act, which requires accessible routes of travel. In addition, all 

pathways used to comply with these standards shall conform to all the following criteria: 

(a) Pathway surfaces and multi-use paths shall be concrete, colored concrete, 

stamped pattern concrete asphalt, brick/masonry pavers or other durable surfaces. 

(b) Pedestrian walkways shall be a minimum of five feet wide. Multi-use paths (i.e., 

for bicycle and pedestrians) shall be a minimum of 10 feet wide within a 20-foot wide 

right-of-way or easement that allows access for emergency vehicles. Stairs or switchback 

paths using a narrower right-of-way/easement may be required in lieu of a multi-use 

pathway where grades are steep. 


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(c) 

If the roads within the subdivision or neighborhood are lighted, the pathways 

shall also be lighted. 

(d) Where pathways are parallel and adjacent to a driveway or road (public or 

private), they shall be raised six inches and curbed, or separated from the driveway/road 

by a five (5) foot minimum strip within bollards, a landscape berm or other physical 

barrier. If a raised path is used, the ends of raised portions must be equipped with curb 

ramps. 

(5) Pedestrian pathway shall be separated a minimum of five (5) feet from all residential 

living areas on the ground floor, except at building entrances. Separation is measured from the 

pathway edge to the closest dwelling unit. No pathway/building separation is required for 

commercial, industrial, public, or institutional uses. 

(6) Crosswalks shall be designed and coordinated to move people safely to and from 

buildings and parking areas. Where pathways cross a parking area, driveways or road, they shall 

be clearly marked with contrasting paving material, humps, raised crossing or painted striping. If 

painted striping is used, it shall consist of thermo-plastic striping or similar type of durable 

application. 

H. Shared parking. Two (2) or more owners or operators of adjacent parcels requiring offstreet 

parking facilities may make collective provision for such facilities. The Planning Board 

may approve shared parking facilities for developments or uses with different operating hours or 

different peak business periods if the shared parking complies with the all of following standards. 

(1) Required parking spaces reserved for persons with disabilities shall not be located offsite. 

(2) Shared parking spaces must be located within six-hundred (600) feet of the primary 

entrance of all uses served. Required parking spaces reserved for persons with disabilities shall 

meet all requirements of the New Jersey State Barrier-Free Access Code. 


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(3) Shared parking areas for uses located in a nonresidential district shall not be located in 

any residential district. 

(4) Those wishing to use shared parking as a means of satisfying off-street parking 

requirements must submit a shared parking analysis to the Planning Board that clearly 

demonstrates to the satisfaction of Board the feasibility of the proposed shared parking 

arrangement. The study must address, at a minimum, the size and type of the proposed 

development, the composition of tenants, the anticipated rate of parking turnover and the 

anticipated peak parking and traffic loads for all uses that will be sharing off-street parking 

spaces. 

(5) A shared parking plan shall be enforced through written agreement among all owners of 

record. The owner of the shared parking area shall enter into a written agreement with the City 

providing that the land comprising the parking area shall never be disposed of except in 

conjunction with the sale of the building which the parking area serves so long as the facilities are 

required; and that the owner agrees to bear the expense of recording the agreement and such 

agreement shall bind his or her heirs, successors, and assigns. An attested copy of the agreement 

between the owners of record shall be submitted to the City Clerk and to the City Planning Board. 

Recordation of the agreement must take place before issuance of a building permit or certificate 

of occupancy for any use to be served by the shared parking area. A shared parking agreement 

may be revoked only if all required off-street parking spaces will be provided on-site in 

accordance with the off-street parking schedules of the City land use ordinance. The written 

agreement shall be voided by the City if other off-street facilities are provided in accord with 

these zoning regulations. 

(6) When the uses subject to a shared parking agreement change, it shall be considered a 

substantial change to the terms of development approval and the Planning Board shall have the 

authority to require submission of a revised shared parking study and a new shared parking 

agreement in the event the revised shared parking study indicates additional parking is required. 

I. Bicycle parking facilities. Inadequate facilities and fear of theft are major deterrents to 

bicycle transportation. Bicycle parking and storage are important ways to provide convenience 


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and security for bicyclists at important community destinations. In order to enhance multi-modal 

transportation opportunities, the following standards for bicycle parking shall be met with the 

exception of single-family, two-family, three-family and four-family housing (attached, detached 

or manufactured housing), home occupations, agriculture and livestock uses, or other 

developments with fewer than 10 vehicle parking spaces. 

(1) Number of Bicycle Parking Spaces. A minimum of two (2) bicycle parking spaces per 

use is required for all uses with greater than ten (10) vehicle parking spaces. The following 

additional standards apply to specific types of development: 

(a) Every residential use of four (4) or more dwelling units shall provide at least one 

sheltered bicycle parking space for each dwelling unit. Bicycle parking shall have a longterm 

design. Residential bicycle parking spaces may be located within a garage, storage 

shed, basement, utility room or similar area. 

(b) All public and commercial parking lots and parking structures shall provide a 

minimum of one bicycle parking space for every ten (10) motor vehicle parking spaces. 

All bicycle parking shall have a long-term design. 

(c) Elementary and middle schools, both private and public, shall provide one 

bicycle parking space for every ten (10) students and employees. High schools shall 

provide one bicycle parking space for every five (5) students and employees. All school 

bicycle parking shall have a long-term design. 

(d) Colleges and trade schools shall provide one bicycle parking space for every 10 

motor vehicle spaces plus one space for every dormitory unit. Fifty percent of bicycle 

parking shall have a long-term design; fifty percent short-term design. 

(e) For buildings with multiple uses (such as a commercial or mixed use center), 

bicycle parking standards shall be calculated by using the total number of motor vehicle 

parking spaces required for the entire development. A minimum of one bicycle parking 

space for every 10 motor vehicle parking spaces is required. Fifty percent of bicycle 


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parking shall have a long-term design; fifty percent short-term design as defined in the 

following Section. 

(2) Short term design of bicycle parking facility. Short-term design of bicycle parking 

facilities shall be high-quality, inverted “U”- type construction. The Planning Board may 

approve alternative high-quality bicycle parking facilities if they can be shown to: 

(a) 

Provide adequate theft protection and security; and 

(b) Support the bicycle at two points of contact to prevent damage to the bicycle 

wheels and frame. 

(3) Long-term design of bicycle parking facility. In addition to the requirements of shortterm 

design, the bicycle parking spaces for long term parking shall be sheltered from sun and 

precipitation under an eave, overhang, an independent structure or similar cover. Bicycle parking 

requirements for long-term and employee parking may be met by providing a bicycle storage 

room, bicycle lockers, racks, or other secure storage space inside or outside of the building. The 

Planning Board may approve alternative measures if they meet the intents for visibility, security 

and weather protection. 

(4) Bicycle parking facilities shall be located with easy access, near main building entrances, 

in areas with natural surveillance. Bicycle parking facilities shall be conveniently located with 

respect to both the road right-of-way and at least one building entrance (e.g., No farther away 

than the closest vehicle parking space). 

(5) It is encouraged that bicycle parking facilities are incorporated whenever possible into 

building design and coordinated with the design of street furniture when it is provided. 

(6) Bicycle parking should be located in areas that are close to lighting fixtures on the parcel. 

(7) Areas set aside for bicycle parking shall be clearly marked and reserved for bicycle 

parking only. 


D-31




(8) Bicycle parking shall not interfere with pedestrian passage, and shall not create a hazard 

to pedestrians. Parking areas shall be located so as to not conflict with vehicle clear sight 

triangles. 

J. Reverse frontage requirement for residential lots. Subdivision and site plan design should 

be arranged so that residential lots abut and have direct driveway access from minor streets, local 

streets, or minor collector streets. Residential lots abutting higher volume streets should be 

designed as reverse frontage lots with a landscaped buffer at least twenty-five (25) feet in width 

along the property line along the higher volume street. The minimum yard requirement from the 

higher order street shall be increased twenty-five (25) feet and the lot shall be designed with 

greater depth or width, as applicable, to provided the space for the buffer. If the buffer is planned 

as a separate open space lot to be held in common ownership, then the minimum yard required for 

the residential lot shall be measured from the buffer strip lot line. A deed restriction shall be 

provided for the lot to preclude any future direct vehicular access from the higher volume street. 

Any driveway on a residential lot which is permitted to take access to a higher volume street shall 

be designed to permit a "K" turn movement to allow a vehicle to exit the lot without backing into 

the higher order street. 

K. Outdoor storage areas. Outdoor storage areas for the storage and sale of seasonal 

inventory should be permanently defined and screened with walls and/or fences. Materials, 

colors, trim, details and designs of screening walls and/or fences and the cover should conform to 

those used as predominant materials and colors of the building. If such areas are to be covered, 

then the covering should conform to those used as predominant materials and colors on the 

buildings. 

L. Stormwater Design Strategy. To the maximum extent possible, the design of 

development shall rely upon a natural strategy for stormwater management that emphasizes the 

use of nonstructural measures. To that end, development design shall be arranged to preserve the 

significant natural features of the site, avoid areas of environmental sensitivity, and minimize 

negative impacts. Design shall be arranged to protect natural drainage features and vegetation; 

minimize land disturbance from clearing and grading; minimize soil compaction; reduce the use 


D-32




of stormwater management basins; promote the use of vegetated open-channel drainage systems 

that discharge into and through stable vegetated areas; and minimize impervious surfaces. An 

application for development shall identify the nonstructural measures for stormwater management 

that have been incorporated into the design. If the applicant contends that it is not feasible to rely 

primarily upon a natural strategy and nonstructural measures for stormwater management, the 

applicant shall be required to substantiate that contention to the satisfaction of the Planning 

Board. 

(1) No stormwater management basin which requires a fence shall be located in a front yard. 

A stormwater management basin that is two (2) feet or less in depth shall not be required to be 

fenced. 

(2) Stormwater management ponds and/or depressions, where permitted, shall be designed 

and utilized as site amenities to enhance the visual environment. Subject to the requirements of 

other governmental agencies, and a consideration of safety related issues, stormwater facilities 

that are located in the front of a property should be prohibited from having fencing. If fencing is 

required, a green or black vinyl/painted finish shall be provided. Any walls or railings for 

structured stormwater ‘boxes’ must be decorative. Fenced or walled ponds shall not count toward 

open space requirements within a project and shall only be located at the side or rear of a site. 

Maximum Fence Height shall be no more than four (4) feet. 

(3) Wet stormwater detention/retention facilities adjacent to public streets or open to public 

view shall include a water feature such as a fountain or spray jet, and shall be landscaped 

appropriately. 

(4) Detention/Retention if permitted along the front of a property shall be designed with 

curvilinear edges – not as a straight ‘box’ and shall be attractively landscaped. 

(5) Stormwater detention areas, where permitted, shall be planted with suitable ground cover, 

and unless maintained as an open lawn swale, shall be attractively landscaped to screen the view. 


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M. External site lighting. Commercial buildings and projects, including their outparcels, 

shall be designed to provide safe, convenient and efficient lighting for pedestrians and vehicles. 

Lighting shall be designed in a consistent and coordinated manner for the entire project. Lighting 

shall be used to accent key architectural elements and/or to emphasize landscape features, and 

shall be designed and installed to avoid the creation of hot spots, glare or a nuisance. 

(1) Light fixtures shall be designed as an integral design element that complements the 

design of the project through style, material or color. All light poles and fixtures shall be black, 

dark green or some similarly dark color that is consistent with the architectural design scheme of 

the property. Lighting of on-site buildings shall be limited to wall-washer type fixtures or uplights, 

which do not produce spillover lighting or glare. Site lighting shall not incorporate 

floodlight fixtures mounted on building walls, roofs, or poles. 

(2) To provide cohesiveness and uniformity, a lighting plan shall be submitted as part of an 

application for site plan approval. 

(3) Lighting intensities for ATM machines shall comply with New Jersey Statutes. 

(4) Lighting intensities shall be designed as recommended by the most recent edition of the 

Illuminating Engineering Society (IES) of North America’s IES Lighting Handbook. 

(5) A light fixture (the pole and light source/luminary) shall be a maximum of thirty (30) feet 

in height within any parking lot, and a maximum of sixteen (16) feet in height within any nonvehicular 

pedestrian area (with height being measured from the finished grade to the top of the 

light fixture). 

(6) At service stations and convenience centers, lighting under awnings, canopies, portecocheres, 

etc., should be recessed. If not recessed, the box type or other lighting fixture shall be 

opaque on all sides (no light shall emanate from any side of the fixture). Additionally, the 

following lighting standards shall apply: 

(a) 

The light source shall be metal halide (a maximum of 250 watts) or fluorescent. 


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(b) 

The metal halide shall be phosphor coated when used with a clear flat glass lens, 

or may be clear when used with a diffused flat glass lens; and 

(c) The maximum foot-candle level shall be 30 fc (average maintained maximum) – 

see the IES Lighting Handbook, most recent edition. 

(7) Illumination levels at the property line shall range between a minimum of 0.0 fc and a 

maximum of 1.0 fc, with as close to 0.0 fc as reasonably feasible when lighting is located next to 

residential. To keep light rays and glare from encroaching onto adjacent properties, illumination 

shall be installed with house-side shields and reflectors, and shall be maintained in such a manner 

as to confine light rays to the premises. 

(8) All parking areas, pedestrian walkways, bikeways, loading/service and other areas shall, 

to the extent applicable, shall conform to the requirements stated above. 

(9) Parking area lighting. 

(a) 

Parking area lighting shall be shielded from adjacent properties by utilizing flat 

glass lenses, houseside shields, and “NEMA” Type II, III, and IV reflectors. 

(b) Decorative acorn-type fixtures shall not exceed eighteen feet (18’) in height and 

two hundred fifty (250) watts per bulb, and shall have a textured clear lens/globe, 

frosted/phosphor coated bulbs, and an internal optical system. 

(10) Lighting for pedestrian walkways and bikeways. Lighting along pedestrian walkways 

and bikeways shall be decorative in appearance, style and finish. Selected luminaries shall have 

the lamp source shielded from view. Translucent diffusers may be an acceptable substitute to 

avoid visual glare and brightness. 

Appended Illustrations 

Access Design Illustration 


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Access Design for Out Parcels 

Shared Parking Design 

Pedestrian Access and Circulation Design 

Pedestrian, Lighting, and Parking Lot Landscape Illustration 

LANDSCAPING 

ARTICLE VII, Design Standards, § 300-73, Buffers, shade trees, and landscaping, is hereby 

amended and supplemented as follows to include the following design standards for buffers, 

shade trees, and landscaping in the City of Vineland. (New text is underlined. Text to be deleted 

is struck through) 

§300-73. Buffers, screening, shade trees, and landscaping. 

A. through C. No change 

D. Buffers. 

(1) No change 

(2) Side and rear buffers which abut a residential use or residential zone shall be a minimum of 

ten (10) twenty-five (25) feet in width for all developments which require site plan approval 

except as modified below in the R-1, R-P, B-1, and R-B-1 and R-B-2 Zones to screen 

commercial or industrial activities which abut a residential use or residential zone. 

(3) No change 

(4) Front buffer strips at least ten (10) feet wide shall be provided for all developments which 

require site plan approval and in residential development on street frontage designed as 

reverse frontage. No parking or paving shall be permitted within the front buffer strip. 


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Sidewalks shall only be permitted within the front buffer strip in the B-1 zone only. Front 

buffer strips shall be provided in accordance with the following provisions: 

(a) A twenty-five (25) foot landscape buffer shall be required along all public streets 

classified as a major or minor arterial or a major or minor collector street. A fifteen (15) 

landscape buffer shall be required along all other public streets. The landscape buffer 

shall include canopy trees and groundcover and understory and shrubs and must follow 

the standards provided herein. 

(b) Not less than one canopy tree with a diameter breast height (DBH) at planting of 

two and one half inches (2 1/2") shall be provided for every fifty feet (50') of street 

frontage. 

(c) 

All planted shrub and groundcover areas shall achieve a hundred (100) percent 

coverage of their planting area within one (1) year. 

(d) The twenty-five (25)-foot buffer along public streets may include a berm ranging 

in height from one (1) to two (2) feet, maintaining a two (2)-foot height for at least forty 

(40) percent of the overall length. The course and base of the berm shall meander where 

possible and have side slopes no greater than 4:1. 

(e) 

buffer. 

Loading, service, or dumpsters areas or similar items shall not be placed in any 

(f) Hedge, shrub and groundcover landscaped areas should be planted to achieve one 

hundred (100) percent coverage of the planting area within one year of installation. All 

continuous shrub hedges shall be installed at a minimum of twenty (24) inches in overall 

height and maintained at a height of thirty six (36) inches to forty two (42) inches and 

one hundred (100) percent opacity within one (1)year of planting. Determination of 

spacing should be considered as follows. 


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[i] Hedge/Shrubs: three gallon, container grown, planted 36” on center 

maximum spacing. Plant count at 36” triangular spacing equals Planting Area 

sq.ft. x .129 = total number of plants. 

[ii] Groundcovers: one gallon, container grown, planted 24” on center 

maximum spacing. Plant count at 24” triangular spacing equals Planting Area 

sq.ft. x .290 = total number of plants. 

(5) No change 

(6) Parking areas which provide two hundred (200) fifty (50) or more or more parking spaces 

shall use at least five percent (5%) of the land within said areas for divider strips or islands in 

order to alleviate an otherwise barren expanse of paved area open space and to provide locations 

for the required on-site shade trees. Parking lots shall be planted with trees at a rate of at least 

one (1) tree per twelve (12) spaces. Parking shall not extend more than twelve (12) spaces 

without a tree island break. At time of parking lot construction and planter installation, all planter 

islands shall be excavated to the full width of the parking planter island and through the full depth 

of compacted subgrade to remove all compacted material, limerock or other material harmful to 

plant health, and backfilled with clean planting fill. 

(7) Divider strips located between rows of parking spaces shall be at least seven and half (7 1/2) 

ten feet (10) feet wide in order to accommodate car overhang and allow for adequate planting 

space passage between bumpers. 

E. Screening. 


F. Shade trees. 

(1) No change 


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(2) Within the parking area of a commercial or industrial site, one (1) shade tree for each twentyfive 

(25) twelve (12) parking spaces shall be provided. 


(11) Deciduous trees shall have a caliper at breast height of at least one and three fourths (1 

3/4) two and one half (2 1/2) inches at the time of planting. 

G. Landscaping. 


(6) Pedestrian walkways shall be landscaped with additional shade or ornamental trees equal 

to an average of one (1) shade tree per fifty (50) linear feet of walkway, unless the walkway is 

adjacent or included within an existing compliant buffer. One (1) shade tree shall be planted for 

each two-hundred (200) square feet of separate additional landscaped area. 

(7) All landscaped areas shall be designed, installed and maintained at a high level of quality, 

following best management practices for landscaping. Landscaped areas shall include all areas of 

the site that are to be planted with groundcover, shrubs, trees, or flowers, or any combination of 

plant material. All landscaped areas to be planted pursuant to an approved landscape plan of a site 

plan for nonresidential development and for multifamily residential development, shall have 

100% irrigated coverage. All landscaped areas shall be irrigated with a timed, automatic 

underground system utilizing pop-up heads and/or tree bubblers and providing coverage of not 

more than one and one half (1½) inches of water per week. The automatic irrigation system shall 

include a rain gauge or other water saving features to minimize wasted water. Broken lines or 

damaged spray heads shall be repaired to minimize wasted water. 


D-39

E. SUBDIVISION AND 

SITE PLAN DETAILS



Subdivision and Site Plan Details 

SUBDIVISION AND SITE PLAN DETAILS 

ARTICLE VI, Subdivision and Site Plan Review and Approval, §300-60, Subdivision plat details 

and other required data, is hereby amended and supplemented as to the following requirements: 

New text is underlined. Text to be deleted is struck through. 

§300-60. Subdivision plat details and other required data. 

A. Minor subdivision or resubdivision plats shall: 

(1) through (16) No change. 

(17) Show any stream corridors. 

(18) Show any wellhead protection area and identify any best management practices for 

wellhead protection, if applicable. 

(19) Show any area of special flood hazard and any floodway. 

(20) Show any wetlands or wetland transition areas. 

(21) Show and identify the developable land area of each lot. 

(22) Show a schedule of zone district area, yard, and bulk requirements and identify any 

variance requested from the zone district requirements. 

(23) Provide copies of any existing or proposed deed restrictions or covenants. 

B. Major subdivision preliminary plats shall: 


Add to (35) 

H:\VINE\00012\Plans\Ordinance Amendment ~ SubdivisionandSitePlanReview 05~28~08.doc 

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(35) .....Identify the forest acreage to be removed and provide a forest retention and tree 

replacement plan, where applicable. 

(36) Provide a list of any design waivers or exceptions requested from City development 

regulations. 

(37) Provide a landscaping plan showing any proposed landscape areas, including buffer 

areas; show the number, size, species, and location of proposed plantings; planting details; and 

proposed means of irrigation. 

(38) For residential cluster development or residential development based on lot size 

averaging, provide a lot yield map showing the number of lots permitted under conventional 

zoning and the number of lots proposed, and identify any variances or design exceptions 

necessary to achieve the yield under conventional zoning standards. 

(39) For residential development subject to the New Jersey Residential Site Improvement 

Standards (RSIS) , provide a certification of the design engineer, architect, planner, surveyor, as 

applicable, of conformance of the plan and details to RSIS; identify any requested design waivers 

from RSIS; identify any requested deminimis exceptions from RSIS, and identify any 

improvements proposed to exceed RSIS. 

C. Major subdivision final plats shall: 


§300-61. Site plan details and other required data. 

A. Minor site plans shall show the proposed improvements, alterations, or change of use on a 

site. The minor site plan shall: 


Amend (12) 


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(12) “....all structures within 150 feet of the land to be developed.” 

(13) through (26) No change. 

Add to (27) 

(27) Provide a site lighting plan showing the location, height above grade, type of illumination, 

type of fixture, the source lumens, and the luminous area for each source of light proposed. 

(28 through (33) No change. 

(34) Show any stream corridors. 

(35) Show any wellhead protection area and provide an environmental impact statement to 

identify the best management practices proposed for wellhead protection, if applicable. 

(36) Show any area of special flood hazard and any floodway. 

(37) Show any wetlands or wetland transition areas. 

(38) Show the developable land area of each lot. 

(39) Provide copies of any existing or proposed deed restrictions or covenants. 

(40) Show such other details as may apply to the proposed improvements or change of use. 

B. Major site plans shall: 


(18) Provide a landscaping plan showing any proposed landscape areas, including buffer areas; 

the number, location, size, species, and location of proposed plantings; planting details; and 

proposed means of irrigation. 


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(19) Provide preliminary architectural plans and elevations in designated redevelopment areas. 

(20) Provide a list of any design waivers or exceptions requested from City development 

regulations. 

(21) Identify the forest acreage to be removed and provide a forest retention and tree 

replacement plan, where applicable. 

(22) For residential development subject to the New Jersey Residential Site Improvement 

Standards (RSIS) , provide a certification of the design engineer, architect, planner, surveyor, as 

applicable, of conformance of plan and details to RSIS; identify any requested design waivers 

from RSIS; identify any requested deminimis exceptions from RSIS, and identify any 

improvements proposed to exceed RSIS. 


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Land Use Ordinance - June 2008 - City of Vineland

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