[Ord. No. 2005-09 § 1; Ord. No. 2007-04; Ord. No. 2008-06 § 1; Ord. No. 2008-11; Ord. No. 2008-12; Ord. No. 2010-08; Ord. No. 2011-07 § 1; Ord. No. 2014-01]
See "Building, accessory."
Means a structure detached from a principal building located on the same lot and customarily incidental and subordinate to the principal building or use.
Means a use of land or of a building or portion thereof customarily incidental and subordinate to the principal use of the land or building and located on the same lot containing the principal use.
Means (1) a structure added to the original structure at some time after the completion of the original; (2) an extension or increase in floor area or height of a building or structure.
Generally means the Zoning Officer or the Board Secretary or the Clerk of Frankford Township in that order unless a different municipal official or officials are designated by ordinance or statute.
Means the perception of artistic elements or elements in the natural or created environment that are pleasing to the eye by objective and common analysis.
Means land devoted to the production for sale of plants and animals useful to man, including but not limited to forages and sod crops; grains and feed crops; dairy and dairy products; poultry and poultry products; livestock, including beef cattle, sheep, swine, horses, ponies, mules or goats, including the breeding, boarding, raising, rehabilitating, training or grazing of any or all such animals (except "livestock" shall not include dogs); bees and apiary products; fur animals; trees and forest products or when devoted to and meeting the requirements and qualifications for payments or other compensation pursuant to a soil conservation program under an agreement with an agency of the Federal Government. Agricultural use also includes horticultural use, which is defined as land devoted to the production for sale of fruits of all kinds, including grapes, nuts and berries; nursery, floral, ornamental and greenhouse products; or when devoted to and meeting the requirements and qualifications for payments or other compensation pursuant to a soil conservation program under an agreement with an agency of the Federal Government.
Means the science or art of cultivating the soil, producing crops, and raising livestock in accordance with the definition of agricultural use.
Means the presence of contaminants in the air in concentrations beyond the normal dispensive ability of the air and that interfere directly or indirectly with health, safety, or comfort, or with the full use and enjoyment of property.
Shall have the meaning set forth in the New Jersey Residential Site Improvement Standards, N.J.A.C. 5:21-1.1 et seq.
Shall have the meaning set forth in the New Jersey Residential Site Improvement Standards, N.J.A.C. 5:21-1.1 et seq.
Means any change or rearrangement in the supporting members of an existing building, such as bearing walls, columns, beams, girders, or interior partitions, as well as any change in doors, windows, means of ingress or egress, or any enlargement to or diminution of a building or structure, whether horizontally or vertically, or the moving of a building or structure from one location to another.
Means a natural or created feature that enhances the aesthetic quality or visual appeal of a particular property, place, or area.
Means any exterior transmitting or receiving device mounted on a tower, building or structure, and use the communications that radiate or capture electromagnetic waves, digital signals, analogue signals, radio frequencies (excluding radar signals), wireless telecommunications signals or other communication signals.
Means a developer submitting an application for development.
Means the application form and all accompanying documents required by this chapter for approval of a subdivision plat, site plan, planned development, conditional use, zoning variance or direction of the issuance of a permit for the construction of a building or structure not abutting a public street.
Means the Land Use Board of Frankford Township unless a different agency is designated by ordinance when acting pursuant to the Municipal Land Use Law.
Means the visible, functional, or ornamental objects accessory to and part of buildings.
Means a geologic formation that contains a potentially usable supply of potable water.
Means the areas of Frankford Township that have been identified by the New Jersey Department of Environmental Protection or other governmental authority as being vital to the potable water supply of the community and/or surrounding region. An aquifer recharge area for the purposes of this definition is considered to be the exposed outcropping or ground-level area above an aquifer that has been determined to contain substantial volumes of water within unconsolidated subsurface sand and gravel deposits.
Shall have the meaning set forth in the New Jersey Residential Site Improvement Standards, N.J.A.C. 5:21-1.1 et seq.
Means any building, land area, or other premises, or portion thereof, used for the retail dispensing or sales of vehicle fuels, servicing and repair of automobiles, the sale and installation of lubricants, tires, batteries, and similar vehicle accessories and customary welding. These service stations may also sell propane and kerosene products as accessory sales only. Excluded from this definition are body work and major painting services.
Means an establishment in a private dwelling that supplies temporary accommodations including breakfast to overnight guests for compensation.
Means a structure designed for the feeding, housing, exercising and training of horses not owned by the owner of the premises and for which the owner of the premises receives compensation.
Means the area of a lot remaining after the minimum yard and open space requirements of the zoning ordinance have been met.
Means a combination of materials to form a construction adapted to permanent, temporary, or continuous occupancy and having a roof.
Means the ratio of the horizontal area measured from the exterior surface of the exterior walls of the ground floor of all principal and accessory buildings on a lot to the total area of the lot.
Means the vertical distance from the average elevation of the finished grade at the front of the building to the top of the highest roof beams on a flat, curved or shed roof, the deck level of a mansard roof, and the average distance between the eaves and the ridge level for gable, hip, and gambrel roofs, or the permitted number of stories whichever is less.
Means a subordinate building on the same lot as the principal building.
Means a building in which is conducted the principal use of the lot on which it is located.
Means standards and controls that establish the maximum size of buildings and structures on a lot and the buildable area within which the building can be located, including coverage, setbacks, height and yard requirements.
Means a small, roofed structure, usually having three walls, located near or adjacent to a street and designed primarily for the protection and convenience of bus passengers.
Means establishments primarily engaged in rendering services to other business establishments on a fee or contract basis, such as advertising and mailing, building maintenance, employment services, management and consulting services, protective services, equipment rental and leasing, commercial research development and testing, photo finishing, and personal supply services.
Means the diameter of a tree trunk measured in inches, four feet above ground level.
Means a plot of ground upon which two or more campsites are located, established, or maintained for occupancy by camping units of the general public as temporary living quarters, for a total of 15 days or more in any calendar year, for recreation, education, or vacation purposes. During April, May, September and October, no camping unit, camping vehicle or other camping equipment on a campsite or in a campground shall be lived in or occupied for more than 31 consecutive days. During the months of June, July and August, this 31 consecutive day limitation does not apply. Campgrounds are subject to the New Jersey State Sanitary Code and the New Jersey Administrative Code, N.J.A.C. 8:22-1.1 et seq. adopted pursuant to N.J.S.A. 26:1A-7.
[Amended 2-9-2021 by Ord. No. 2021-002]
Means a governmental acquisition of real property or major construction project.
Shall have the meaning set forth in the New Jersey Residential Site Improvement Standards, N.J.A.C. 5:21-1.1 et seq.
Means any use that differs substantially from the previous use of a building or land.
Means an establishment providing for the care, supervision, and protection of children.
Means a building or structure, or group of buildings or structures, that by design and construction is primarily intended for conducting organized religious services and associated accessory uses.
Means systems, structures and physical improvements for the movement of people, goods, water, air, sewage or power by such means as streets, highways, railways, waterways, towers, airways, pipes and conduits, and the handling of people and goods by such means as terminals, stations, warehouses, and other storage buildings or transshipment points.
Means a group of people organized for a common purpose to pursue common goals, interests, or activities, and usually characterized by certain membership qualifications, payment of fees and dues, regular meetings, and a constitution and bylaws.
Means a building occupied by a club for its purposes and activities.
Means a development design technique that concentrates buildings on a part of the site to allow the remaining land to be used for recreation, common open space, and preservation of environmentally sensitive features.
Means the use of a common wireless telecommunications tower or a common structure, by two or more wireless license holders or unlicensed holders nevertheless regulated by the Federal Communications Commission or by one wireless license holder for more than one type of communications technology and/or the placement of a wireless telecommunication tower on a structure owned or operated by utility or other public entity.
Shall have the meaning described in N.J.S.A. 54:5-23.1.
Means facilities of an active recreational nature such as riding academy, golf course, or tennis club operated for profit and open to the public.
Means an activity involving the sale of goods or services carried out for profit.
Means an open space area within or related to a site designated as a development, and designed and intended for the use or enjoyment of residents and owners of the development. Common open space may contain such complementary structures and improvements as are necessary and appropriate for the use or enjoyment of residents and owners of the development.
Means a homeowners association organized to own, maintain, and operate common facilities and to enhance and protect their common interests.
Shall have the meaning described in N.J.S.A. 40:55D-66.2.
Means an application form completed as specified by ordinance and the rules and regulations of the governmental agency and all accompanying documents required by ordinance for approval of the application.
Means an informal review of a plan for development that carries no vesting rights or obligations on any party.
Means a use permitted in a particular zoning district only upon a showing that such use in a specified location will comply with the conditions and standards for the location or operation of such use as contained in the zoning ordinance, and upon the issuance of an authorization therefor by the Land Use Board.
Means an environmentally sensitive area with characteristics such as steep slopes, wetlands, flood plains, high water tables, forest areas, endangered species habitat, dunes, or areas of significant biological productivity or uniqueness that have been designated for protection from any activity that would significantly alter their ecological integrity, balance, or character.
Means the removal of lot lines between contiguous parcels.
Means the minimum contiguous area within the setbacks of a lot consisting of land suitable for construction of the principal and accessory buildings and structures, excluding environmentally sensitive areas as defined and designated in this chapter. The well and septic need not be located within the contiguous developable land area but cannot be located within 50 feet of any boundary line.
Means any retail establishment offering the sale of prepackaged food products, household items, newspapers and magazines, sandwiches and other freshly prepared foods, such as salads, for off-site consumption.
Means a change in the use of land or a structure.
Means a composite of the master plan for the physical development of Sussex County, with the accompanying maps, plats, charts and descriptive and explanatory matter adopted by the County Land Use Board pursuant to N.J.S.A. 40:27-2 and N.J.S.A. 40:27-4.
Means the Sussex County Planning Board.
Shall have the meaning set forth in the New Jersey Residential Site Improvement Standards, N.J.A.C. 5:21-1.1 et seq.
Means a closed or open conduit designed for the purpose of conveying an open channel watercourse under a road, highway, pedestrian walk, railroad embankment, or other type of overhead structure.
Means a stone, concrete, or other improved boundary marking the end of the roadway or paved area.
Means an appropriation of land to some public use made by the owner and accepted for such use by or on behalf of the public.
Means the permitted number of dwelling units per gross area of land to be developed.
Means the magnitude of a flooding event that a facility is designed to accommodate. This event can also be used as the basis of a water surface elevation, or the delineation of a floodway and flood hazard area.
Means a stormwater management basin or alternative structure designed to temporarily detain stormwater runoff.
Means the legal or beneficial owner or owners of a lot or of any land proposed to be included in a proposed development including the holder of an option or contract to purchase, or other person having an enforceable proprietary interest in such land.
Means the division of a parcel of land into two or more parcels, the construction, reconstruction, conversion, structural alteration, relocation, or enlargement of any building or other structure, or of any mining, excavation or landfill, and any use or change in the use of any building or other structure, or land or extension of use of land, for which permission may be required pursuant to this chapter and prevailing law.
Means a zoning ordinance, subdivision ordinance, site plan ordinance, official map ordinance or other municipal regulation of the use and development of land, or amendment thereto adopted and filed pursuant to this chapter and prevailing law.
Shall have the meaning set forth in the New Jersey Residential Site Improvement Standards, N.J.A.C. 5:21-1.1 et seq.
Means any platform, including a floating raft, designed and used to support boating or swimming activities, or for viewing the scenic vistas associated with a lake or other water body.
Means the removal of surface water or groundwater from land by drains, grading or other means and includes control of runoff during and after construction or development to minimize erosion and sedimentation, to assure the adequacy of existing and proposed culverts and bridges, to induce water recharge into the ground where practical, to lessen nonpoint pollution, to maintain the integrity of stream channels for their biological functions as well as for drainage, and the means necessary for water supply preservation or prevention or alleviation of flooding.
Means any commercial use including, but not limited to, restaurants, pharmacies, cleaners, banks and the like which accommodate the motoring public by allowing them to do drive-by, drop-off and delivery services customarily found along major traffic corridors.
Shall have the meaning set forth in the New Jersey Residential Site Improvement Standards, N.J.A.C. 5:21-1.1 et seq.
Means a building or portion thereof that is used exclusively for human habitation.
Means one or more rooms, designed, occupied, or intended for occupancy as a separate living quarter, with cooking, sleeping and sanitary facilities provided within the dwelling unit for the exclusive use of a single family maintaining a household.
Means a building containing one dwelling unit that is not attached to any other dwelling by any means and is surrounded by open space or yards.
Means a right to use the land of another for a specific purpose.
Means the grant of a property right stipulating that the described land will remain in its natural state and precluding future or additional development.
Means land required for the installation of stormwater sewers or drainage ditches and/or required for the preservation or maintenance of a natural stream or watercourse or other drainage facility.
Shall mean a detached, temporary, movable, self-contained dwelling unit (with a bathroom, kitchen and sleeping facilities), accessory to a primary residence, for the exclusive use and occupancy by one or two elderly or adult handicapped person(s), at least one of whom shall be related by blood or marriage to the owner of the principal residence upon the lot, and located upon the same lot as the principal residence. The owner of the principal residence on the lot must also reside at the residence while an ECHO unit is placed on the lot. An elderly person shall be any person of the age of 55 years or older. A handicapped person shall be any adult individual, 18 years of age or older, with such physical or mental handicap so as to be eligible for (but not necessarily receiving) functional services from the State of New Jersey or any other Federal or State assistance for the elderly or handicapped.
Means (1) a vertical distance above or below a fixed reference level; (2) a fully dimensioned drawing of the front, rear, or side of a building showing features such as windows, doors, and relationship of grade to floor level.
Means a statement of the effect of proposed development, and other major private or governmental action, on the natural and built environment.
Means predevelopment of existing slopes of 25% or more, seasonal high water table within three feet of surface, shallow depth to bedrock zero feet to 3.5 feet below the surface, rock outcrop, flood plain, flood hazard areas, streams, brooks, rivers and their corridors, ponds, lakes and any open water; lands overlying known or suspected faults, fractures, slides, sinkholes, or subsidence locations, lands underlain by carbonate bedrock, wetlands and wetlands buffer, as set forth in Section 30-616.
Means the detachment and movement of soil or rock fragments by water, wind, ice and gravity.
Means removal or recovery by any means whatsoever of soil, rock, mineral, mineral substances, or organic substances, other than vegetation, from water or land, on or beneath the surface thereof, or beneath the land surface, whether exposed or submerged.
Means permission to depart from the design standards in this chapter.
Means a group of individuals, whether related or unrelated by blood, marriage, adoption or guardianship, living together in a dwelling unit as a single housekeeping unit under a common housekeeping management plan based on an intentionally structured relationship providing organization and stability, including but not limited to, arrangements involving foster children placed with a family by the Division of Youth and Family Services or a duly incorporated child care agency, and contemplated in N.J.S. 40:55D-66.1.
Means a parcel of land used for agriculture and agricultural activities. See "Agriculture " and "Agricultural use."
Means a structure for the display and sale of farm products.
Means an artificially constructed barrier of any material or combination of materials erected to enclose, screen or separate land areas.
Means sand, gravel, earth, or other materials of any composition whatsoever placed or deposited in or upon the land.
Means the official action of the Land Use Board taken on a preliminary approved major subdivision or site plan after all conditions, engineering plans and other requirements have been completed or fulfilled and the required improvements have been installed or guarantees properly posted for their completion, or approval conditioned upon the posting of such guarantees.
Means the final map of all, or a portion, of a subdivision which is presented for final approval.
Means the temporary overflowing of water onto land that is usually devoid of surface water.
Means the sum of the gross horizontal areas of all enclosed floors of a building, including cellars, basements, mezzanines, penthouses, corridors and lobbies from the exterior face of the exterior walls, or from the centerline of a common wall separating two buildings, but excluding:
The first 250 square feet of garages whether attached or detached.
Decks.
Unenclosed porches which are structures attached to a building that have a floor, a roof, and structural supports but not permanently, seasonally, or temporarily enclosed with solid materials such as glass or Lexan.
Finished or unfinished attics which do not have dormers, or areas under sloping roofs, where in both cases the distance between floor and ceiling is six feet or less.
Floors below the first or ground floor except where these are used or intended to be used for human habitation or service to the public. Walk-out basements or those with windows or doors are presumed to be intended for human habitation.
Accessory structures (other than garages above) in area up to 100 square feet, but only on lots of one acre or less.
Open water and wetlands areas from the calculable portion for floor area ratio.
Means that side of a lot abutting a street at and along the front lot line.
Means a deck, building, or parking structure, or part thereof, used or intended to be used for the parking and storage of vehicles.
Means a building that is accessory to the principal building and in which no occupation, business or service for profit is carried on, but used primarily for vehicle storage.
Means a structure or portion thereof other than a private-customer and/or employee garage or private residential garage, used primarily for the parking and storage of vehicles and available to the general public.
Means any building, premises and land upon which a business, service or industry involving the maintenance, service and repair of vehicles is conducted or rendered, but excluding auto body painting establishments.
Means a business selling retail plants and trees, garden supplies, outdoor furniture, sheds, children's play structures, landscaping supplies, fountains, statues, giftware, home products, food products and home decor which are commonly displayed both inside and outside of buildings and/or greenhouses and used throughout the year.
Means a comprehensive plan for the development of a planned development, as provided in Section 4 of P.L. 1987, c. 129 (C.40:55D-45.2).
Means a tract of land laid out for playing the game of golf and improved with tees, greens, fairways, hazards plus a clubhouse and other accessory uses allowed by ordinance.
Means the Township of Frankford Committee.
Means any department, commission, independent agency, or instrumentality of the United States, of a state, county, incorporated or unincorporated municipality, township, authority, district, or other governmental unit.
Means the inclination of a sloping surface, usually expressed in percentage terms.
Means, as it pertains to streets, land adjacent and parallel to the cartway within the right-of-way which must be flattened or leveled to the same width and cross-slope as the sidewalk if a sidewalk had been required at that location.
Shall have the meaning set forth in the New Jersey Residential Site Improvement Standards, N.J.A.C. 5:21-1.1 et seq.
Means grasses or other plants and landscaping grown or placed to keep soil from being blown or washed away.
Means the supply of freshwater under the surface in an aquifer or geologic formation that forms the natural reservoir for potable water.
Means cash, Letters of Credit, bonds or similar financial instruments deposited with the Township to assure that required improvements will be constructed, installed or maintained.
Means a safety barrier designed to protect motor vehicles from hazardous areas.
Means the shallow channel set along the curb or the paved edge of a road for purposes of catching and carrying runoff water.
Means a building or structure or any portion thereof that is used for the storage, manufacture, or processing of highly combustible or explosive products or materials, which are likely to bum with extreme rapidity or which may produce poisonous fumes or explosions; for storage or manufacturing that involves highly corrosive, toxic or noxious alkalis, acids, or other liquids or chemicals producing flame, fume, poisonous, irritant, or corrosive gases; and for the storage or processing of any materials producing explosive mixtures of dust or that result in the division of matter into fine particles subject to spontaneous ignition.
Means a facility or institution, whether public or private, principally engaged in providing services for health maintenance and the treatment of mental or physical conditions.
Means an establishment that provides facilities for aerobic exercises, running and jogging, exercise equipment, game courts, swimming facilities, saunas, showers, massage rooms and lockers.
Means health care facilities as well as establishments providing support to the medical profession and patients, such as medical and dental laboratories, blood banks, and miscellaneous types of medical supplies and services.
See "Building height."
Means any real property man-made structure, natural object or configuration or any portion or group of the foregoing of historical, archaeological, cultural, scenic or architectural significance.
Means any activity carried out for gain by a resident and conducted as a reasonable, customary, incidental and accessory use in the resident's dwelling unit.
Means partial office use of a single-family detached dwelling by a practitioner of a recognized profession or business (excluding retail sales), including but not limited to attorneys, engineers, architects, medical practitioners, planning consultants, insurance agents, accountants and similar professionals offering a service for a fee.
Means a community association other than a condominium association, that is organized in a development in which individual owners share interests and responsibilities for costs and upkeep for common open space or facilities.
Means a facility offering transient lodging accommodations to the general public and providing additional services, such as restaurants, meeting rooms, entertainment, and recreational facilities.
Means the area of a lot covered by impervious surface.
Means a surface that has been compacted or covered with a layer of material so that it is highly resistant to infiltration by water.
Means, for subdivision or site plan purposes, any street which complies in width and construction with municipal standards.
Means any permanent structure that becomes part of, placed upon or is affixed to land.
Means a system for disposal of sanitary sewage into the ground which is designed and constructed to treat sanitary sewage in a manner that will retain most of the settleable solids in a septic tank, and to discharge the liquid effluent to a disposal field.
Means a use which is universally considered of value to the community because it fundamentally serves the public good and promotes the general welfare. Such a use includes, but is not limited to, a hospital, school, child care center, group home, or a wind, solar or photovoltaic energy facility or structure.
Means a nonprofit, religious, or public use, such as a library, public or private school, hospital, or government owned or operated building, structure, or land use for public purpose.
Means (1) in a criminal or quasi-criminal proceeding, any citizen of the State of New Jersey; and (2) in the case of a civil proceeding in any court or in an administrative proceeding before a municipal agency, any person, whether residing within or without the Frankford Township, whose right to use, acquire, or enjoy property is or may be affected by any action taken under this act, or whose rights to use, acquire, or enjoy property under this act, or under any other law of this state or of the United States have been denied, violated or infringed by an action or a failure to act under this act.
Means an undeveloped substandard lot in separate ownership from surrounding properties.
Means any area, lot, land, parcel, building or structure or part thereof used for the storage, collection, processing, purchase, sale, salvage, or disposal of junk, including: but not limited to wastepaper, rags, scrap metal or other scrap or discarded or abandoned goods, materials, machinery or one or more unregistered/inoperable/substantially-disabled vehicle, or any other solid or bulk waste.
Means a commercial establishment in which dogs or domesticated animals are housed, groomed, bred, boarded, trained, or sold for a fee or compensation.
Means an inland water body fed by springs or surrounding runoff and impounded naturally or by a dam, dike, flood gate or other barrier.
Means a development of housing surrounding a lake.
Means (1) an expanse of natural scenery; or (2) lawns, trees, plants, and other natural materials, such as rock and woodchips, and decorative features, including sculpture, patterned walks, fountains and pools.
Means a component of a development plan on which is shown proposed landscape species (such as number, spacing, size at time of planting, and planting details); proposals for protection of existing vegetation during and after construction; proposed treatment of hard and soft surfaces; proposed decorative features; grade changes; buffers and screening devices; and any other information that can reasonably be required in order that an informed decision can be made by the approving authority.
Means industrial economic activity carried on indoors involving the production of small or light goods utilizing small amounts of raw materials and machines and/or equipment which cause no steady or significant noise levels beyond the property lines, produce no air pollution, glare or degradation of water quality or routine heavy truck traffic, and involve no inherently hazardous use or activity, or materials, as defined by the New Jersey Administrative Code.
Means an iso-foot candle diagram or diagrams showing existing and/or proposed levels of illumination produced in accordance with standards contained in the IES Lighting Handbook as amended or similar prevailing standard.
Means any sewerage authority created pursuant to the "Sewerage Authorities Law," P.L. 1946, c. 138 (C. 40:14A-1 et seq.); any utilities authority created pursuant to the "municipal and county utilities authority law", P.L. 1957, c. 183 (C.40:14B-1 et seq.); or any utility, authority, commission, special district or other corporate entity not regulated by the Board of Regulatory Commissioners under Title 48 of the Revised Statutes that provides gas, electricity, heat, power, water or sewer service to the Township or the residents thereof.
Means a designated parcel, tract or area of land established by a plat or otherwise as permitted by law and to be used, developed or built upon as a unit.
Means the total area contained within the lot lines, excluding open water and wetlands areas from the calculable portion for lot size.
Means impervious coverage as defined in this chapter.
Means the average distance measured from the front lot line to the rear lot line.
Means the length of the front lot line measured between the side lot lines.
Means a line of record bounding a lot that separates one lot from another lot or from a right-of-way.
Means the horizontal distance between side lot lines measured at setback points on each side lot line an equal distance back from the front lot line and/or right-of-way line.
Means a lot or parcel of land abutting upon two or more streets at their intersection or upon two parts of the same street forming an interior angle of less than 135°.
Means a parcel of land that has less than the minimum area or minimum dimensions required in the zone in which the lot is located.
Means any security which may be accepted by a municipality for the maintenance of any improvements required by this act, including but not limited to surety bonds, letters of credit under the circumstances specified in section 16 of P.L. 1991, c. 256 (C. 40:55D-53.5), and cash.
Means any subdivision not classified as a minor subdivision.
Means the Frankford Township Master Plan adopted pursuant to section 19 of P.L. 1975 c.291 (C. 40:55D-28).
Means:
Any addition or alteration to an existing, conforming, nonresidential building shall not require formal conventional site plan approval if:
Four hundred square feet or less additional construction to the principal structure is proposed.
There is no change in use.
Proposed improvements do not encroach into front, rear or side yard setbacks.
There is no addition or subtraction of parking spaces or overall parking area.
Exterior lighting will not be affected.
Off-street loading will not be affected.
Occupancy load will not be changed.
Drainage will not be affected.
Any addition will not exceed the existing building height.
Any proposed screening must aesthetically complement the site.
Proposed area shall be staked out prior to approval.
The applicant may obtain the necessary permits if, in the majority view of the Minor Site Plan Review Committee (see below), the site improvements satisfy the above criteria.
An applicant shall file a filing fee, survey and building plans with the Land Use Administrator, and if the majority view of the Minor Site Plan Review Committee is secured, then a report shall be issued by the Minor Site Plan Review Committee and forwarded to the Frankford Land Use Board to be included in the next available agenda.
The following shall be typical conditions of any approval granted pursuant to this chapter:
An applicant must obtain all other State, County or local approvals required.
All real estate taxes must be paid to date.
The Frankford Land Use Board reserves the right to deem it necessary to request an applicant reappear before it.
Submission of an as-built survey prior to the issuance of a Certificate of Occupancy.
Payment of all fees, costs and escrow.
Any agreements reached on the public record or offers accepted by implication in an approval regardless if specified in the memorializing resolution.
Means a committee (see minor site plan definition) consisting of the Land Use Board Engineer, Construction Official and Zoning Officer.
Means a subdivision or resubdivision of land for the creation of not more than three lots plus the remainder, provided that such subdivision does not involve (1) a planned development, (2) any new street, (3) extension of any off-tract improvements, the cost of which is to be pro-rated pursuant to this chapter; or (4) a parcel of land that was the subject of a minor subdivision approval within three years prior to the submission of the current application.
Means an establishment providing sleeping accommodations with a majority of all rooms having direct access to the outside without the necessity of passing through the main lobby of the building.
Means the specializing in the sale, repair and restoration of all kinds of motorized vehicles such as, but not limited to, cars, trucks, tractors, off-road vehicles, boats and boat storage, motorcycles, snowmobiles.
Means the Land Use Board or the Township Committee when acting pursuant to this chapter and any agency which is created by or responsible to the Township when such agency is acting pursuant to this chapter or prevailing law.
Means a person who is domiciled in the municipality.
Means the Township of Frankford.
Means any undesired audible sound.
Means continuous or episodic excessive noise in the human environment.
Means a lot, the area, dimension or location of which was lawful prior to the adoption, revision or amendment of a zoning ordinance, but fails to conform to the requirements of the zoning district in which it is located by reason of such adoption, revision or amendment.
Means a structure the size, dimension or location of which was lawful prior to the adoption, revision or amendment of a zoning ordinance, but which fails to conform to the requirements of the zoning district in which it is located by reasons of such adoption, revision or amendment.
Means a use or activity which was lawful prior to the adoption, revision or amendment of a zoning ordinance, but which fails to conform to the requirements of the zoning district in which it is located by reasons of such adoption, revision or amendment.
Means an interference with the enjoyment and use of property.
Means land and/or greenhouses used to raise flowers, shrubs and plants for sale, and which may include landscaping and gardening supplies.
See "Child care center."
See "Residential health care facility."
Means a storage area for a motor vehicle that is directly accessible to an access aisle and that is not located within a dedicated street right-of-way.
Means not located on the property which is the subject of a development application nor on the closest half of an abutting street or right-of-way.
Means improvement required to be made off-tract as a result of an application for development.
Means a room or group of rooms used for conducting the administrative affairs of a business, profession, service, industry, or government and generally furnished with desks, tables, files, communication and electronic equipment.
Means a building containing offices used primarily for conducting the affairs of businesses, professions, services, industry, or government, or like activity, and may include ancillary services for office work, such as a restaurant, coffee shop, newspaper or candy stand, and child care facilities.
Means the map, with changes and additions thereto, adopted and established, from time to time, by resolution of the Sussex County Board of Chosen Freeholders.
Means the Official Map of the Township of Frankford adopted by ordinance pursuant to article 5 of P.L. 1975, c. 291 (C. 40:55D-32).
Means located outside the lot lines of the lot in question but within the property (of which the lot is a part) which is the subject of a development application or the closest half of the street or right-of-way abutting the property of which the lot is a part.
Means improvement required to be made offsite as a result of an application for development and including, but not limited to, road widening and upgrading, stormwater facilities, and traffic circulation improvements.
Means a storage area for a motor vehicle that is located within a dedicated street right-of-way.
Means located on the property which is the subject of a development application or on the closest half of an abutting street or right-of-way.
Means located on the lot in question and excluding any abutting street or right-of-way.
Means any parcel or area of land or water essentially unimproved and set aside, dedicated, designated or reserved for public or private use or enjoyment or for the use and enjoyment of owners and occupants of land adjoining or neighboring such open space; provided that such areas may be improved with only those buildings, structures, streets and offstreet parking and other improvements that are designed to be incidental to the natural openness of the land.
Means the total area of open space divided by the total site area in which the open space is located.
Means the keeping in an unenclosed area of any goods, junk, material, equipment merchandise, inventory or vehicles in the same place for more than 24 hours.
Means an individual, firm, association, partnership, company, corporation or other entity having sufficient proprietary interest in the land sought to be developed to commence and maintain proceedings to develop the same under this chapter.
Means a space for the parking of a motor vehicle within a public or private parking area.
Means a building or structure that because of fire, flood, explosion or other calamity requires the rebuilding of less than half of its floor area.
A test designed to determine the availability of ground to absorb water and used in determining the suitability of a soil for drainage or for the use of a septic system.
Means any security, which may be accepted by the Frankford Township, including but not limited to surety bonds, letters of credit under the circumstances specified in section 16 of P.L. 1991, c. 256 (C. 40:55D-53.5), and cash.
See "Standards of performance."
Means a test designed to determine the rate at which water moves through a unit area of soil or rock material at hydraulic gradient of one, determined as prescribed in N.J.A.C. 7:9A-6.2, 6.3, 6.5 or 6.6.
Means an establishment primarily engaged in providing services involving the care of a person or his or her personal goods or apparel, including but not limited to beauty shops, barber shops, laundries, cleaners, funeral homes, and clothing rental operations.
Means a residential community provided for permanent residents aged 55 years or over in which the residential property and the residential-related open space, recreational facilities and common area are all owned by a mutual nonprofit corporation or corporations established pursuant to the laws of the State of New Jersey and also governed by Section 213 of Title 11 of the National Housing Act (or provisions of a substantially similar or comparable nature) or by individuals, condominium associations or other entities, all of which shall have rules and regulations controlling the development, operation and maintenance in conformance with this chapter.
Means an area of a minimum contiguous or noncontiguous size as specified by this chapter to be developed according to a plan as a single entity containing one or more structures with appurtenant common areas to accommodate commercial or office uses or both and any residential and other uses incidental to the predominant use as may be permitted by this chapter.
Means planned unit development, planned unit residential development, residential cluster, planned commercial development or planned industrial development.
Means an area of a minimum contiguous or noncontiguous size as specified by this chapter to be developed according to a plan as a single entity containing one or more structures with appurtenant common areas to accommodate industrial uses and any other uses incidental to the predominant use as may be permitted by this chapter.
Means an area with a specified minimum contiguous or noncontiguous acreage of 10 acres or more to be developed as a single entity according to a plan, containing one or more residential clusters of planned unit residential developments and one or more public, quasi-public, commercial or industrial areas in such ranges of ratios of nonresidential uses to residential uses as shall be specified in this chapter.
Means an area with a specified minimum contiguous or noncontiguous acreage of five acres or more to be developed as a single entity according to a plan containing one or more residential clusters, which may include appropriate commercial, or public or quasi-public uses all primarily for the benefit of the residential development.
Means a map or maps of a subdivision or site plan.
Means a concept or informal map of a proposed subdivision or site plan of sufficient accuracy to be used for the purpose of discussion and classification.
Means a structure which shall not exceed one story or 15 feet in height in accordance with the Frankford Township Zoning Ordinance built or designed for shelter or storage of materials or tools, with one or more sides which are enclosed, having not more than a 100 square foot footprint and without having anchors or footings.
Means a sign that is not permanently affixed to a building, structure or the ground.
Means the conferral of certain rights pursuant to sections 34, 36 and 37 of P.L. 1975, c.291 (C. 40:55D-46; C.40:55D-48 and C.40:55D-49) after specific fundamental elements of a development plan have been agreed upon by the Land Use Board and the applicant.
See "Building, principal."
Means the primary or predominant use of any lot or parcel.
Means (1) public parks, playgrounds, trails, paths and other recreational areas; (2) other public open spaces; (3) scenic and historic sites; and (4) sites for schools and other public buildings and structures.
Means the land reserved or dedicated for the installation of stormwater sewers or drainage ditches, or required along a natural stream or watercourse for preserving the biological as well as drainage function of the channel and provided for the flow of water to safeguard the public against flood damage, sedimentation and erosion and to assure the adequacy of existing and proposed culverts and bridges, to induce water recharge into the ground where practical, and to lessen nonpoint pollution.
Means an open space area conveyed or otherwise dedicated to a municipality, municipal agency, board of education, state or county agency, or other public body for recreational or conservational uses.
Means any public utility regulated by the Board of Regulatory Commissioners and defined pursuant to N.J.S.A. 48:2-13.
Means buildings, structures, and facilities, including generating and switching stations, poles, lines, pipes, pumping stations, repeaters, antennas, transmitters and receivers, valves and all buildings and structures relating to the furnishing of utility services, such as electric, gas, telephone, water, sewer, and public transit, to the public.
Means a conceptual development plan showing the number of lots which would have been created had the same tract been developed in a conventional manner, taking into consideration of such factors as terrain, shape of the tract, environmentally sensitive areas, bulk areas and lot standards, and other customary considerations.
Means the majority of the fully authorized membership of the Frankford Land Use Board.
Means the replenishment of water in an aquifer.
Means a place designed and equipped for the conduct of sports and leisure time activities.
Means a home, abode, or place where an individual is actually living at a specific point in time.
Shall have the meaning set forth in the New Jersey Residential Site Improvement Standards, N.J.A.C. 5:21-1.1 et seq.
Means a contiguous or noncontiguous area to be developed as a single entity according to a plan containing residential housing units which have a common or public open space area as an appurtenance.
Means a private or public facility or institution, principally engaged in providing services for health maintenance, diagnosis or treatment of human disease, pain, injury, deformity or physical condition, including, but not limited to, a general hospital, special hospital, mental hospital, public health center, diagnostic center, treatment center, rehabilitation center, extended care facility, skilled nursing home, nursing home, intermediate care facility, tuberculosis hospital, chronic disease hospital, maternity hospital, outpatient clinic, dispensary, home health care agency, boarding home or other home for sheltered care and bioanalytical laboratory or central services facility serving one or more such institutions but excluding institutions that provide healing solely by prayer.
Shall have the meaning set forth in the New Jersey Residential Site Improvement Standards, N.J.A.C. 5:21-1.1 et seq.
Shall have the meaning set forth in the New Jersey Residential Site Improvement Standards, N.J.A.C. 5:21-1.1 et seq.
Shall have the meaning set forth in the New Jersey Residential Site Improvement Standards, N.J.A.C. 5:21-1.1 et seq.
Means the rules promulgated by the Commissioner of the Department of Community Affairs requiring standard uniform residential design standards, N.J.A.C. 5:21-1.1 et seq.
Means an establishment where food and drink is prepared for either carry-out, drive-thru or consumption on premises either inside or outside any existing structures.
Means (1) the further division or relocation of lot lines of any lot or lots within a subdivision previously made and approved or recorded according to law or (2) the alteration of any streets or the establishment of any new streets within any subdivision previously made and approved or recorded according to law, but does not include conveyances so as to combine existing lots by deed or other instrument.
Means establishments engaged in selling goods or merchandise to the general public for personal or household consumption and without necessarily rendering services incidental to the sale of such goods.
Means establishments providing services, sales, entertainment, and product of a general commercial nature, to the general public, including but not limited to: eating and drinking establishments, hotels and motels, finance, real estate and insurance, personal services, motion pictures, amusement and recreation services, health, educational and social services, stores and shops, museums and galleries, and garden centers.
Means the display and sale of products and services outside of a building or structure, including garden and landscaping supplies, flowers, shrubs, plants, produce, farm equipment, building and construction materials and boats, but excluding new or used motor vehicles and outdoor storage.
Means a stormwater management basin designed to retain some water on a permanent basis.
RIDGELINE (GENERAL DEFINITION)Means the highest elevation of a mountain chain or line of hills.
RIDGELINES (SMALL WIND ENERGY SYSTEM)No small wind energy system site shall be developed with significantly mountainous hill profiles represented by tree line along a ridgeline. The face of a ridge shall not be disturbed or developed as to significantly compromise the appearance of the ridge face for the sake of constructing a small wind facility. Tree removal on slope plateaus or ridge faces shall be subject to tree management plan approved by the subcommittee. No small wind structures shall be erected which would lie atop the crest of an unwooded hill or plateau. Structures may be erected on hilltops or plateaus only where such hills or plateaus are substantially wooded by trees of at least 35 feet in height and would remain so by either an approved management plan and/or suitable conservation restrictions.
Means an establishment where horses are boarded and cared for and where instruction in riding, jumping and showing is offered and where horses may be hired for riding.
Means a strip of land occupied or intended to be occupied by a street, crosswalk, railroad, road, electric transmission line, gas pipeline, water main, sanitary or storm sewer main, shade tree, or for another special use.
Means the lines forming the boundaries of a right-of-way.
Shall have the meaning set forth in the New Jersey Residential Site Improvement Standards, N.J.A.C. 5:21-1.1 et seq.
Means any building or part thereof which is designed, constructed, or used for education or instruction in any branch of knowledge.
Means a method of visually shielding or obscuring one abutting or nearby structure or use from another by fencing, walls, berms, or densely planted vegetation.
Means the deposition of soil that has been transported from its site of origin by water, ice, wind, gravity and other natural means as a product of erosion.
Means the distance between a building or structure and any side or rear lot line; in front yards "setback" means the distance between a building or structure and the right-of-way line.
Means a line established as parallel as possible to a corresponding right-of-way line or lot line, drawn in such a manner as to touch the nearest part of a corresponding building or structure.
Means the minimum allowable distance between a building wall or part of a structure and a corresponding right-of-way line or lot line.
Means any pipe conduit used to collect and carry away sewage or stormwater runoff from the generating source to treatment plants or receiving streams.
Means a tree, usually deciduous, planted primarily for overhead canopy.
Means a single driveway serving two or more adjoining lots.
Means a group of commercial establishments planned, constructed and managed as a total entity, with customer and employee parking provided on site, provision for goods deliveries separated from customer access, utilizing aesthetic considerations, protection from the elements, and landscaping and signage in accordance with this chapter and an approved plan.
Means a triangular-shaped portion of land established at street intersections in which nothing is erected, placed, planted, or allowed to grow in such a maimer as to limit or obstruct the sight distance of motorists entering or leaving the intersection.
Means any object, device, display or structure or part thereof, situated outdoors or indoors, which is used to advertise, identify, display, direct or attract attention to an object, person, institution, organization, business, product, service, event, or location by any means, including words, letters, figures, designs, symbols, fixtures, colors, illumination or projected images, but excluding the American flag or other governmental flags, window displays, athletic scoreboards on school premises, or official announcements and signs of government.
Means a sign that directs attention to a business, commodity, service, or entertainment conducted, sold, or offered at a location other than the premises on which the sign is located.
Means a temporary sign erected on the premises on which construction is taking place during the period of such construction, indicating the names of the architects, engineers, landscape architects, contractors or similar artisans, and the owners, financial supporters, sponsors and similar individuals or firms having a role or interest in the construction project.
Means the area or display surface used for the message.
Means any unmovable sign not affixed to a building, but excluding ground signs.
Means any sign, other than a freestanding or pole sign, in which the entire bottom of the sign is or is nearly in contact with the ground and is independent of any other structure.
Means a temporary sign advertising private sales of personal property, such as house sale, garage sale, rummage sale and the like, and private not-for-profit events, such as picnics, carnivals, bazaars, game nights, art fairs, craft shows, and Christmas tree sales.
Means any plot or parcel of land or combination of contiguous lots or parcels of land.
Means any construction work or improvement in connection with a development, limited to streets, roads, parking facilities, sidewalks, drainage structures and utilities.
Means a development plan of one or more lots on which is shown (1) the existing and proposed conditions of the lot, including but not necessarily limited to topography, vegetation, drainage, flood plains, marshes and waterways, (2) the location of all existing and proposed buildings, drives, parking spaces, walkways, means of ingress and egress, drainage facilities, utility services, landscaping, structures and signs, lighting, screening devices, and (3) any other information that may be reasonably required in order to make an informed determination pursuant to an ordinance requiring review and approval of site plans by the Land Use Board.
Means any site plan not classified as a minor site plan.
Means a wind energy system that is used to generate electricity, and has a nameplate capacity of 10 kilowatts or less.
Means as it pertains to streets, the ability of a surface to resist deformation from imposed loads. Stabilization can be accomplished by adequate thicknesses of asphalt base and surface course, dense graded aggregates, cement treated soil aggregates, or concrete or precast masonry units set on a base course.
Means a structure that is used for the shelter and care of horses and cattle.
Means standards (1) adopted by this chapter pursuant to subsection 62d (C.40:55D-65d.) regulating noise levels, glare, earthborne or sonic vibrations, heat, electronic or atomic radiation, noxious odors, toxic matters, explosive and inflammable matters, smoke and airborne particles, waste discharge, screening of unsightly objects or conditions and such other similar matters as may be reasonably required by the Township or (2) required by applicable federal or state laws or municipal ordinances.
Means man-made trees, clock tower, bell steeples, light poles and similar alternative design mounting structures that camouflage or conceal the presence of antennas or towers.
Means a land area where the slope exceeds 15%.
Means a provision for temporary storage of stormwater runoff, and the controlled release of such runoff during and after a flood or storm.
Means structural and nonstructural control of stormwater runoff and nonpoint pollution.
Means a provision for the permanent storage of a fixed volume of water.
Means that portion of a building included between the surface of any floor and the surface of the floor next above it, or if there be no floor above it, then the space between the floor and the ceiling next above it. The first story of any building shall be where more than 75% of the story is above the finished grade.
Means a watercourse having a source and terminus, banks, and channel through which waters flow at least periodically.
Means any street, avenue, boulevard, road, parkway, viaduct, drive or other way (1) which is an existing state, county or municipal roadway, or (2) which is shown upon a plat heretofore approved pursuant to law, or (3) which is approved by official action as provided by this act, or (4) which is shown on a plat duly filed and recorded in the Office of the County Recording Officer prior to the appointment of a Land Use Board and the grant to such board of the power to review plats; and includes the land between the street lines, whether improved or unimproved, and may comprise pavement, shoulders, gutters, curbs, sidewalks, parking areas and other areas within the street lines.
Means commercial or retail uses, usually one-story high and one-store deep, that front on a major street.
Note: Strip commercial development is typically characterized by street-frontage parking lots serving individual stores or strips of stores. Some older commercial strips, however, are dependent on on-street parking and, in some cases, parking lots interspersed among or positioned behind the buildings. Strip commercial developments differ from central business districts and shopping centers in at least two of the following characteristics: (1) there are no provisions for pedestrian access between individual uses; (2) the uses are only one-store deep; (3) the buildings are arranged linearly rather than clustered, and (4) there is no design integration among individual uses.
Means a combination of materials to form a construction for occupancy, use or ornamentation whether installed on, above or below the surface of a parcel of land.
Means the division of a lot, tract or parcel of land into two or more lots, tracts, parcels or other divisions of land for sale or development. The following shall not be considered subdivisions within the meaning of this chapter, if no new streets are created: (1) divisions of land found by the Land Use Board or subdivision committee thereof appointed by the Chair to be for agricultural purposes where all resulting parcels are five acres or larger in size and front on existing roads, (2) division of property by testamentary or intestate provisions, (3) divisions of property upon court order, including but not limited to judgments of foreclosure, (4) consolidation of existing lots by deed or other recorded instrument and (5) the conveyance of one or more adjoining lots, tracts, or parcels of land, owned by the same person or persons and all of which are found and certified by the Administrative Officer to conform to the requirements of the municipal development regulations and are shown and designated as separate lots, tracts or parcels on the tax map or atlas of the Frankford Township. The term "subdivision" shall also include the term "resubdivision."
Means the placement of the asphalt concrete material on a previously prepared base course.
Means a low lying or depressed land area commonly wet or moist, which can function as an intermittent drainage way.
Means a water-filled enclosure, permanently constructed or portable, having a depth of more than 18 inches below the level of the surrounding ground, or an above-surface pool having a depth of more than 24 inches, designed, used and maintained for swimming and bathing.
Means an event or happening that is carried out primarily out of doors at a scheduled time or for a fixed period of time, including flea markets, fireworks and other displays, public speeches or performances, seasonal sales, swap markets, group picnics, concerts and kiosks, and for which a permit or license may be necessary.
Means a portable sign or banner that is used in connection with a situation, circumstance or event that is designed, intended or expected to take place or to be completed within a reasonably short period of time after the erection of such sign, or is intended to remain on location where it is erected or placed for a period not more than 60 days per year.
Means a structure without any foundation or footings and that is removed when the designated time period, activity, or use for which the temporary structure was erected has ceased.
Means a use established for a limited duration with the intent to discontinue such use upon the expiration of the time period.
Means a building or part of a building devoted to showing motion pictures or for dramatic, dance, musical, or other live performances.
Means the attracting and serving of people visiting the Township of Frankford for recreation and vacations.
Means the enclosed area in which the tower and its appurtenances are located.
Means a one-family dwelling in a row of at least three such units in which each unit has its own front and rear access to the outside, no unit is located over another unit, and each unit is separated from any other unit by one or more vertical common fire-resistant walls.
Means an area, parcel, site, piece of land, or property that is the subject of a development application.
Means a report analyzing anticipated roadway conditions within and without an applicant's development.
Means a structure standing on wheels, towed or hauled by another vehicle, and used for short-term human occupancy, carrying of materials, goods, or objects, or as a temporary office.
Means a typed or printed verbatim record of the proceedings or reproduction thereof.
Means a person who stays and is the recipient of hospitality in a hotel, lodge, inn or bed and breakfast on a brief, short-lived, impermanent basis, generally less than 14 days.
Shall have the meaning set forth in the New Jersey Residential Site Improvement Standards, N.J.A.C. 5:21-1.1 et seq.
Means the purpose or activity for which land or buildings are designed, arranged, or intended or for which land or buildings are occupied or maintained.
Means permission to depart from the literal requirements of a zoning ordinance pursuant to N.J.S.A. 40:55D-40, 60 and 70.
Means a place where animals are given medical care and the boarding of animals is limited to short term care incident to the hospital use.
Means permission to depart from the requirements of this chapter with respect to the submission of required maps or documents. (See "Exception").
Means the vertical exterior surface of the building or a retaining wall exceeding four feet in height.
Means the identification and strategies, policies, and procedures for managing water quality and wastewater treatment and disposal in a subject area.
Means any natural or artificial stream, river, creek, ditch, channel, canal, conduit, culvert, drain, water way, gully, ravine, or wash in which water flows in a definite direction or course, either continuously or intermittently, and has a definite channel, bed, and banks and includes any area adjacent thereto subject to inundation by reason of overflow or flood water.
Means an area that is inundated or saturated by surface water or groundwater at a frequency and duration sufficient to support, and that under normal circumstances does support, a prevalence of vegetation typically adapted for life in saturated soil conditions, and which is regulated by the New Jersey Department of Environmental Protection.
Means equipment that converts energy from wind into electricity. This term includes the rotor, blades and associated mechanical and electrical conversion components necessary to generate, store and/or transfer energy.
Means a facility or structure for the purpose of supplying electrical energy produced from wind, solar, or photovoltaic technologies, whether such facility or structure is a principal use, a part of the principal use, or an accessory use or structure.
Means an antenna that transmits or receives radio frequency signals for wireless telecommunications towers and the users of towers or other structures.
Means the accessory structures or uses serving the tower site such as equipment sheds, telecommunications antennas and fences.
Means a freestanding, vertical structure designed to support one or more wireless telecommunications antennas. The height of the tower shall not include a lightning rod.
Means an open space extending between the closest point of any building and the nearest lot line or right-of-way line, and which is unoccupied and unobstructed from the ground upward except as may be specifically provided in this chapter.
Means a document signed by the administrative officer (1) which is required by ordinance as a condition precedent to the commencement of a use or the erection, construction, reconstruction, alteration, conversion or installation of a structure or building and (2) which acknowledges that such use, structure or building complies with the provisions of the municipal zoning ordinance or variance therefrom duly authorized by a municipal agency pursuant to Sections 47 and 57 (C. 40:55D-60, C. 40:55D-70) of the Municipal Land Use Law.