Source: https://www.ecode360.com/10112029
Timestamp: 2019-04-22 23:58:31+00:00

Document:
§ 221-1 Title; repeal of prior regulations.
§ 221-2 Findings and declaration of policy; purpose.
§ 221-3 Definitions and word usage.
§ 221-4 Applicability; compliance with other provisions.
§ 221-5 Responsibilities of owner, operator and occupant independent of each other.
§ 221-6 Duties and responsibilities of owner and operator.
§ 221-7 Duties and responsibilities of occupants.
§ 221-8 Refuse storage and disposal.
§ 221-9 Inspection; enforcement; notice of violation; order; hearing; emergencies; costs.
§ 221-10 Violations and penalties; lien.
§ 221-11 Existing offenses and violations not discharged.
§ 221-12 Powers and duties of Township Committee.
Brush, grass and trash — See Ch. 103.
Unfit buildings — See Ch. 109.
Development regulations — See Ch. 130.
Fire prevention — See Ch. 152.
Garbage, rubbish and refuse — See Ch. 162.
Housing standards — See Ch. 168.
Littering — See Ch. 188.
Streets and sidewalks — See Ch. 250, Art. III.
Abandoned vehicles — See Ch. 263.
This chapter shall be known as the "Property Maintenance Code of the Township of Lumberton" and may be referred to in this chapter as this "code." This chapter shall supersede, repeal and replace the heretofore existing Chapter 221, Property Maintenance, of the Code of the Township of Lumberton.
Findings. It is hereby found and declared that there exists in the Township of Lumberton structures used for residential and nonresidential use which are, or may become in the future, substandard with respect to structure, equipment or maintenance or further that such conditions, including but not limited to structural deterioration, lack of maintenance and appearance of exterior of premises, infestation, lack of maintenance or upkeep of essential utilities and facilities and/or existence of fire hazards and unsanitary conditions, constitute a menace to the health, safety, welfare and reasonable comforts of the citizens and inhabitants of the Township of Lumberton. It is further found and declared that, by reason of lack of maintenance and progressive deterioration, certain properties have the further effect of creating blighting conditions, and that, if the same are not curtailed and removed, the conditions will grow and spread and will necessitate in time the expenditure of large amounts of public funds to correct and eliminate the same, and that, by reason of timely regulations and restrictions as herein contained, the growth of blight may be prevented and the neighborhood and property values thereby maintained, the desirability and amenities of residential and nonresidential uses and neighborhoods enhanced and the public health, safety and welfare protected and fostered.
Purpose. The purpose of this code is to protect the public health, safety and welfare by establishing minimum standards governing the maintenance, appearance and condition of residential and nonresidential premises; to establish minimum standards governing utilities, facilities and other physical components and conditions essential to make the aforesaid facilities fit for human habitation, occupancy and use; to fix certain responsibilities and duties upon owners and operators and distinct and separate responsibilities and duties upon occupants; to authorize and establish procedures for the inspection of residential and nonresidential premises; to fix penalties for the violations of this code; and to provide for the repair, maintenance and abatement of nuisances on premises by the Township of Lumberton. This code is hereby declared to be remedial and essential for the public interest, and it is intended that this code be liberally construed to effectuate the purposes as stated herein.
Any premises or any part thereof or any building or any part thereof which may be lawfully viewed by the public or any member thereof from a sidewalk, street, alleyway, licensed open-air parking lot or from any adjoining or neighboring premises.
Those portions of a building that are exposed to public view and the open space of any premises outside of any building erected thereon.
(See also "nuisance.") Any thing or any act which increases or may cause an increase of the hazard or menace of fire to a greater degree than that customarily recognized as normal by persons in the public service of preventing, suppressing or extinguishing fire; or which may obstruct, delay or hinder or may become the cause of an obstruction, a delay, a hazard or a hindrance to the prevention, suppression or extinguishment of fire.
The presence of insects, rodents, vermin or other pests on the premises, in sufficient numbers to constitute a health hazard.
Any public nuisance known at common law or inequity jurisprudence or as provided by the statutes of the State of New Jersey or the ordinances of the Township of Lumberton.
Any attractive nuisance which may prove detrimental to the health or safety of persons, whether in a building, on the premises of a building or upon an unoccupied lot. This includes, but is not limited to, abandoned wells, shafts, basements, excavations, abandoned iceboxes or refrigerators or other major appliances, abandoned or junk motor vehicles, any structurally unsound fences or structures, lumber, trash, fences, debris or vegetation such as poison ivy, oak or sumac which may prove a hazard.
Physical conditions dangerous to human life or detrimental to the health of persons on or near the premises where the conditions exist.
Whatever renders air, food or drink unwholesome or detrimental to the health of human beings, or whatever creates an unreasonable nuisance through odor or noise so as to deprive adjacent owners of the quiet enjoyment of their property.
Unsanitary conditions or anything unreasonably offensive or dangerous to health or safety.
Any person who, alone or jointly or severally with others, shall have legal or equitable title to any premises, with or without accompanying actual possession thereof, or shall have charge, care or control of any dwelling or dwelling unit as owner or agent of the owner or as fiduciary, including but not limited to executor, executrix, administrator, administratrix, trustee, receiver or guardian of the estate, or as a mortgagee in possession regardless of how such possession was obtained. Any person who is a lessee subletting or reassigning any part or all of any dwelling or dwelling unit shall be deemed to be a co-owner with the lessor and/or assigned by said lessee.
(See also "garbage" and "rubbish.") All putrescible and nonputrescible solid wastes, including but not limited to garbage, rubbish, ashes, street cleanings, dead animals, abandoned automobiles, tires and solid market and industrial wastes.
(See also "garbage" and "refuse.") Nonputrescible solid wastes consisting of both combustible and noncombustible wastes, such as paper, wrappings, cigarettes, tin cans, wood, bedding, crockery and similar materials. Firewood shall not be prohibited, provided that it is stacked in an orderly manner within 60 days of being cut or delivered to the property. Firewood on a commercial lot must be stacked at least 15 feet off any residential property line.
A combination of any materials, whether fixed or portable, forming a construction, including buildings.
In general. This code shall be applicable to all buildings, every residential and nonresidential building and the premises on which it is situated in the township, used or intended to be used for dwelling, commercial, business or industrial occupancy, which buildings shall comply with the provisions of this code, whether or not such building shall have been constructed, altered or repaired before or after the enactment of this code, and irrespective of any permits or licenses that shall have been issued for the use or occupancy of the building or for the installation or repair of equipment or facilities prior to enactment of this code. This code shall not apply to farm related buildings located on farmland-assessed property, other than the principal residence. This code establishes minimum standards for the initial and continued occupancy and use of all such buildings and does not replace or modify standards otherwise established for the construction, repair, alteration or use of the building, equipment or facilities contained therein, except as provided in Subsection B.
Owner and operator. Owners and operators shall have all the duties and responsibilities as prescribed in this code and the regulations promulgated pursuant thereto, and no owner or operator shall be relieved from any such duty and responsibility nor be entitled to defend against any charge of violation thereof by reason of the fact that the occupant is also responsible therefor and in violation thereof.
Occupant. Occupants shall have all the duties and responsibilities as prescribed in this code and all the regulations promulgated thereto, and the occupant shall not be relieved from any such duty and responsibility nor be entitled to defend against any charge of violation thereof by reason of the fact that the owner or operator is also responsible therefor and in violation thereof.
Refuse. Brush, woods, broken glass, excavated stumps, roots, hazardous growths, filth, garbage, trash, refuse, debris and all other items described under the definition of "nuisance" and all of its subsections. Nothing herein contained, however, should be intended to include items properly placed or gathered for collection and disposal under an authorized municipal and/or county recycling program.
Natural growth. Dead and dying trees and limbs or other natural growth, including but not limited to brush, weeds, ragweed, stumps, roots and all plant growth which are noxious, dangerous or detrimental to human health and safety, which, by reason of rotting or deteriorating conditions or storm damage, constitute a hazard to persons in the vicinity thereof. Trees shall be kept pruned, trimmed and maintained in an orderly state to prevent such conditions, including all situations in which such conditions would constitute blighting and/or have a debilitating effect upon surrounding properties, and/or having any negative aesthetic or other impact upon adjoining and nearby property. Open areas shall be graded evenly to eliminate holes, depressions, gullies, mounds, accumulations or debris or other unsightly or unsafe conditions.
Ground surface hazards or unsanitary conditions. Holes, excavations, breaks, projections, obstructions, broken or missing pavement and excretion of pets and other animals on paths, sidewalks, walkways, driveways, parking lots and parking areas and other parts of the premises which are accessible to and used by persons on the premises. All such holes and excavations shall be filled and repaired, walks and steps replaced and other conditions removed where necessary to eliminate hazards or unsanitary conditions with reasonable dispatch upon their discovery.
Recurring accumulations of stormwater. Adequate runoff drains shall be provided and maintained to eliminate any recurrent or excessive accumulation of stormwater.
Sources of infestation. Every owner and operator shall promptly identify all sources of infestation, and every measure shall be taken to immediately abate and eliminate said infestation.
Abandoned, uncovered or structurally unsound wells, shafts, towers, cellar openings, basement hatchways, foundations or excavations; animal excrement; hidden or uncovered ground or surface hazards such as holes, sudden depressions, sharp or jagged projections or obstructions.
Signs. All signs, pavement markings and printed matter and pictures or illustrations contained thereon, permitted by reasons of other regulations or as a lawful nonconforming use, shall be maintained in good repair. Any sign or billboard which has weathered excessively or faded or the paint on which has excessively peeled or cracked shall, together with its supports, be removed forthwith or put into a state of good repair. All nonoperative or broken electrical signs shall, together with their supports, be repaired or removed forthwith.
Storage of commercial and industrial material. There shall not be stored or used at a location visible from the sidewalk street or other public areas equipment and materials relating to commercial or industrial uses unless permitted under the Zoning Ordinance for the premises.
Awnings and marquees. Any awning or marquee and its accompanying structural members which extend over any street, sidewalk or other portion of the premises shall be maintained in good repair and shall not constitute a nuisance or a safety hazard. In the event that such awnings or marquees are not properly maintained in accordance with the foregoing, they shall, together with their supports, be removed forthwith. In the event that awnings or marquees are made of cloth, plastic or similar materials, the cloth or plastic, where exposed to public view, shall be maintained in good condition and shall not show evidence of excessive weathering, ripping, tearing or other holes. Nothing herein shall be construed to authorize any encroachment on streets, sidewalks or other parts of the public domain.
Freedom from accumulations and obstructions. No accumulation or obstruction from garbage, refuse or rubbish shall be permitted which is visible from the sidewalk, street or other public areas or a neighboring premises, except that garbage stored in proper containers may be set out for removal.
Landscaping. Lawns, hedges and bushes shall be kept trimmed and maintained so as to keep from becoming overgrown. Specifically, lawns shall be trimmed and maintained at a height no greater than six inches in height. Hedges and bushes shall be trimmed and maintained such that they do not extend over public sidewalks, streets or other rights-of-way.
Windows exposed to public view. All windows exposed to public view shall be kept clean and free of marks, dirt, grime and be unbroken. Except when necessary in the course of changing displays, no storage of materials, stocks or inventory shall be permitted in window display areas ordinarily exposed to public view unless such areas are first screened from view by draperies, venetian blinds or other means. All screening of interiors shall be maintained in a clean and attractive manner and in a good state of repair.
Temporary scaffolding or equipment. No temporary painting scaffold or other temporary equipment used for construction, repair or maintenance shall be permitted to remain in place beyond a period necessary to reasonably complete the purpose for which such equipment was intended to be used.
Storefronts. All storefronts shall be maintained in good repair, and all surfaces thereof shall be kept painted when necessary for purposes of preservation and appearance. In the event that repairs to a portion of a storefront are made, such repairs shall be performed with materials identical or compatible with the materials used in the area not undergoing repair, to the end that the appearance of the storefront shall be uniform and attractive.
Maintenance of sidewalks. Every day that a commercial premises is open for business, the owner and operator shall be responsible for removing litter from the sidewalk or other pedestrian areas, if any, in front of the owner's and/or occupant's commercial premises. The area shall be swept as often as necessary to maintain it free of litter, spillage and other debris.
Keeping all accessways and parking areas free of snow and ice.
Which does not display current license plates and inspection sticker. For purposes of this subsection, "continuous" shall mean the presence on the same tax map lot for a period of 72 consecutive hours and "regular" shall mean being observed at least twice within a twenty-day period on the same tax map lot when on both occasions such vehicle was either in a state of disassembly or disrepair so that it could not be driven or on both occasions did not display current license plates and inspection sticker.
This subsection shall not apply with regard to a vehicle on the premises of a business enterprise operated in a lawful place and manner which conforms to the requirements of the Lumberton Township Land Use Ordinance regulating vehicle storage facilities or similar enactments.
Parking lots or parking areas, including the entrances and exits thereto, shall be kept in a good state of repair. Signage as to ownership and use restrictions shall be maintained in good repair, clearly visible to potential parkers. Striping, where appropriate, shall indicate spaces, directions of flow and entrances and exits and shall be maintained so as to assure visibility.
Means of ingress and egress shall be clearly marked by signs.
Parking spaces shall be clearly indicated by painted lines.
Lanes for the movement of traffic in each direction shall be indicated by arrows indicating one-way traffic, which shall be painted in these lanes at both ends.
A trash basket with at least a twenty-gallon capacity shall be provided for each 150 feet of store frontage in any shopping area. These baskets shall be placed in the walking or pedestrian area and shall be provided with covers and shall not be allowed to overflow.
Fire zones should be kept clear of all vehicular traffic and parking, as designated by the Bureau of Fire Prevention.
Landscaping. The landscaping of premises shall be maintained in an orderly state with lawns (where applicable) and bushes trimmed and free from becoming overgrown, littered and unsightly where such would constitute a blighting effect, depreciating adjoining and nearby property. Specifically, lawns shall be trimmed and maintained at a height no greater than six inches in height. Hedges and bushes shall be trimmed and maintained such that they do not extend over public sidewalks, streets or other rights-of-way.
It shall be the duty of the occupant to keep the premises free of holes, excavations and excretions of pets and other animals on paths, sidewalks, walkways, driveways, parking lots and parking areas and other vehicular or pedestrian access routes to the premises. Snow and ice shall be cleared from sidewalks and public access paths or routes or shall be made safely passable within 24 hours of the end of a storm. Holes and excavations shall be filled and repaired and other conditions removed where necessary to eliminate hazards or unsanitary conditions with reasonable dispatch upon their discovery. It shall also be the duty of the occupant to remove any motor vehicle which is unregistered or not registered to the owner or occupant and/or without current license tags or plates from the premises unless the same is properly stored in a closed garage or neatly covered with a protective tarpaulin (subject to a maximum of two such unregistered tarpaulin-covered vehicles), or in the case of nonresidential premises, such motor vehicle is being currently serviced or repaired by a garageman or mechanic in order to meet inspection requirements of the Division of Motor Vehicles of the State of New Jersey. Any such vehicles in residential zones shall be stored either in the driveway or rear yard.
Every owner, operator and occupant of any nonresidential premises shall be responsible for providing suitable containers consisting of waterproofed receptacles, cans or barrels made of a substantial material such as galvanized iron or vinyl/plastic with a tight-fitting cover so constructed as to prevent spillage or leakage of its contents for the receiving and holding of garbage, rubbish, refuse or waste materials.
Every owner, operator and occupant of nonresidential premises shall be responsible for making necessary arrangements for weekly collection of garbage, rubbish, refuse and waste material between the hours of 6:00 a.m. and 8:00 p.m. prevailing time only.
Every owner, operator and occupant of residential premises shall be responsible for providing suitable containers for the receiving and holding of garbage, rubbish, refuse and waste materials. All such containers shall prevent trash or garbage from disbursing or spilling into the street and prevent spillage or leakage of their contents.
Discarded newspapers, magazines and the like may be placed in securely tied bundles or paper bags in close proximity to the location of the containers aforesaid for collection in accordance with the Recycling Ordinance requirements.
Editor's Note: See Ch. 227, Recycling.
Township Committee to supervise administration of inspections, regulations, enforcements and hearings on violations. The Township Committee is hereby designated to supervise and direct all inspections, regulations, enforcements and hearings on violations of the provisions of this code unless expressly stated to the contrary. The Code Enforcement Officer or his designee shall be and is designated by the Township Committee to perform such duties as may be necessary to the enforcement of this code, including the making of inspections. Any resident of Lumberton Township shall have standing to bring a complaint to the Municipal Court for enforcement of this chapter.
Issuance of warrant. In addition to the provisions of Subsection D, enforcing officials may, upon affidavit, apply to the Municipal Court Judge of the Township of Lumberton or to the New Jersey Superior Court for a warrant setting forth factually the actual conditions and circumstances that provide a reasonable basis for believing that a nuisance or violation of this code exists on the premises, and if the Judge is satisfied as to the matter set forth in said affidavit, he may authorize the issuance of a warrant permitting access to and inspection of that part of the premises on which the nuisance or violation exists.
Service of notice. Notice may be served personally or by mail with postage prepaid, addressed to the last known address of the person to be served. In case the premises is occupied, notice may be accomplished by posting upon the front door of the structure. Where it is ascertained that the owner does not reside on the premises, the last known address shall be the address of the owner as shown in the office of the Tax Collector. If the last known address cannot be ascertained, service may be accomplished by mailing the notice with postage prepaid to the mortgagee, if there be one, and by posting the notice on the front door of the premises and printing the notice in the official township newspaper at least one time. The enforcing officer shall file and provide notice to any owner, operator or occupant of any violation at any address other than the last known address provided hereunder if such other address is filed with the enforcing officer personally or by certified mail addressed to the enforcing officer. Service upon an owner, operator or occupant may also be attained by service of any notice upon any competent member of the family 18 years old or older of the owner, operator or occupant. Date of service of notice shall be determined where service is by mail as of the third day following the day of mailing for notices to addresses within or outside the township. Where the day of service would fall upon a Sunday or other day where mail is not ordinarily delivered, then the day of service shall be the next regular day.
Cost of any abatement to be a lien against premises. Where abatement of any nuisance as defined herein, correction of a defect in the premises or the maintenance of the premises in a proper condition so as to conform to municipal ordinances or state laws applicable thereto requires expending township moneys therefor, the enforcing officer shall present a report of work proposed to be done to accomplish the foregoing to the Township Committee. The report shall include an estimate of the cost of the work required, along with a summary of the proceedings undertaken by the enforcing officer to secure compliance, including notices served upon the owners, operators, lessors or agents, as the case may be, and hearings and orders of the Township Committee with reference thereto. The Township Committee may thereupon order the abatement of the nuisance, correction of the defect and completion of the work necessary to place the premises in proper condition and in compliance with ordinances of the township and laws of the state. The enforcing officer may thereafter proceed to have the work performed in accordance with the order at township expense not to exceed the amount specified in the order and shall upon completion thereof submit a report of the moneys expended and costs to the Township Committee. After review of the same, the Township Committee may approve the expenses and costs, whereupon the same shall become a lien against the premises collectible as provided by law. A copy of the resolution approving the expenses and costs shall be certified by the Township Clerk and filed with the Tax Collector of the township, who shall be responsible for the collection thereof, and a copy of the resolution shall be sent by certified and regular mail to the owner.
Effect of notice on owner. For the purposes of enforcement of this code, the service of a notice on an owner, whether or not the owner is also the operator, shall constitute notice of violations set forth therein until violations are abated in conformity with this code and the other applicable ordinances of the Township of Lumberton.
Fines for violations. A violation of any section or subsection of this code shall be subject, upon conviction, to a fine of up to but not exceeding $1,000.
The Township Committee is hereby authorized and empowered to promulgate such written rules and regulations as may be necessary for the proper interpretation and administration of the provisions of this code, provided that such rules and regulations do not conflict with this code and do conform to the general standards prescribed by this code. The Township Committee shall file copies of such rules and regulations with the Township Clerk, which shall be available during regular business hours. Such rules and regulations shall have the same force and effect as the provisions of this code, and the violations thereof shall be enforced as violations of the express provisions of this code, as herein provided.
If any part, section, sentence, clause or phrase of this chapter shall be held invalid, unconstitutional or void for any reason, such decision shall not effect the validity of the remaining portions of this chapter.
This chapter shall take effect immediately upon its final passage and publication in accordance with the law.

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