In passing on the adequacy of subdivision plans, site plans and other plans, the Planning Board or Zoning Board of Adjustment shall apply the standards contained in this article. Each plan shall conform to design standards that will encourage good and appropriate development patterns within the City. The plan shall conform to the proposals and conditions shown on the Official Map and/or on the City Master Plan. The streets, drainage, rights-of-way, school sites, public parks and playgrounds shown on the officially adopted Master Plan and/or the Official Map shall be considered in the approval of site plans and subdivision plats.

No subdivision or site plan shall be approved by the Planning Board or Zoning Board of Adjustment unless the plan, development, or use meets the performance standards herein set forth and such state or federal standards as may be more stringent than those set forth herein. Failure to comply with the performance standards at any time after the issuance of a certificate of occupancy shall be cause for revocation of such certificate. In reviewing any plan, the Planning Board or Zoning Board of Adjustment shall consider the following:

Enhancing neighborhoods and the overall community.

Providing adequate access and off-street parking and loading facilities for employees and visitors.

Providing fencing and/or landscaping where reasonably necessary for safety and/or screening purposes.

Preventing uses which may tend to endanger life or property or create hazards from fire, explosion, radiation or produce objectionable smoke, heat, glare, vibration or noise, whether or not any of such hazards are confined to the property shown on the development plan.

Requiring that all raw materials, fuel, goods in process, finished goods, machinery and equipment shall be appropriately housed and/or screened.

Prohibiting the emission of noxious, toxic or corrosive fuels, gases, or odors or the exhaust of waste or dust or other substances into the air.

Providing off-street parking and loading areas appropriately designed to minimize traffic circulation problems. Off-street loading spaces shall be located so that no vehicle waiting to be loaded or unloaded, maneuvering into a space or parked in a space shall interfere with any parking space, sidewalk, street, fire lane, driveway, aisle or other loading space or sight triangle.

In the event a particular development is to be constructed in stages or sections, a development plan for each particular stage or section shall be required for the issuance of each building permit.

The applicant shall observe the requirements and principles of land subdivision and site plan development in the design of each minor and major subdivision or portion thereof of a site plan development in a manner also conforming with other ordinances of the City as well as this chapter.

Any minor or major subdivision or site plan shall demonstrate conformance to design standards that will encourage sound development patterns within the City. Where either an Official Map or Master Plan have been adopted, the subdivision or site plan shall conform to the proposals and conditions shown thereon. The streets, drainage rights-of-way, school sites, public parks and playgrounds, scenic sites, historic sites and flood control basins shown on the officially adopted Master Plan or Official Map shall be considered in the approval of subdivision plats and site plans. In accordance with good subdivision design practices, extreme deviations from rectangular lot shapes and straight lot lines shall not be allowed unless made necessary by special topographic conditions or other special conditions acceptable to the Board. All improvements shall be installed or connected with existing facilities or installed in required locations to enable future connections with approved systems or contemplated systems and shall be adequate to handle all present and probably future development.

No development shall take place within the City, nor shall any land be cleared or altered, nor shall any watercourse be diverted or its channel or floodplain dredged or filled, nor shall any parking areas, accessory or otherwise, or accessways thereto be constructed, installed or enlarged, nor shall any building permit, certificate of occupancy, zoning permit or other required permit be issued with respect to any such structure, land or parking area except in accordance with an approval of such development by the Planning Board pursuant to the design standards as outlined in this chapter, unless exempted.

Except as specifically modified herein, the Residential Site Improvement Standards (RSIS) adopted by the State of New Jersey under N.J.A.C. 5:21-1 et seq. are hereby adopted as the site improvement standards for residential and nonresidential development in the City.

Deviations from performance and design standards of this chapter which are not the subject matter of the New Jersey Residential Site Improvement Standards (RSIS) shall be considered as exceptions within the meaning of N.J.S.A. 40:55D-51.

All improvements shall be installed in required locations to enable future connections with approved systems of contemplated systems and shall be adequate to handle all present and probable future development.

Air quality. No use governed by federal or state air quality regulations shall emit into the air heat, odor, vibrations, noise or any other pollutant which exceeds the most stringent requirements of the applicable federal or state regulations.

Emissions. In all districts, no use, activity, operation or device shall be established, modified, constructed or used without having first obtained valid permits and certificates from the Bureau of Air Pollution Control, NJDEP pursuant to N.J.A.C. 7:27-8. Specifically, no use, activity, operation or device shall be established, modified or constructed without a valid permit to construct. No use, activity, operation or device shall be operated, occupied or used without a valid certificate to operate control apparatus or equipment. Proof of compliance with this requirement shall be the submission of duplicate copies of the permit to construct and certificate to operate. In addition to the requirements of NJDEP, the following shall also apply:

Toxic and radioactive substances. Emissions of chemicals, gases, components or elements listed as being toxic matter by the American Conference of Governmental Hygienists, New Jersey Department of Labor or the United States Environmental Protection Agency shall not exceed the threshold level. Proof of compliance shall require the submission of copies of certificates or permits from the New Jersey Department of Environmental Protection approving the concentrations, level or loading proposed by the applicant. There shall be no radioactive substances associated with any use.

Drainage. No stormwater or natural drainage which originates on the property or water generated by the activity (i.e., air conditioners, swimming pools, etc.) shall be diverted across property lines unless transported in an approved or existing drainage system.

Electronic equipment. All electric or electronic devices are subject to the provisions of federal and state laws and regulations, including 42 U.S.C. 263b et seq., "An Act for the Protection of Public Health and Safety from the Dangers of Electronic Product Radiation,"[1] and the applicable regulations and guidelines promulgated by the Secretary of the Department of Health and Human Services. Electronic products shall be so limited and controlled so that no measurable energy can be recorded at any point beyond the property lines. The applicant, upon request, shall produce certified data wherein measurements made in accordance with the procedures and standards established by the United States Department of Health and Human Services adequately demonstrate compliance with the minimum standards required by law. All other forms of electromagnetic radiation lying between 100 KHz and 10 GHz shall be restricted to the technical limits established in the Federal Community Commission's Rules and Regulations. Additionally, electric or electronic equipment shall be shielded so there is no interference with any radio or television reception at the lot line (or beyond the operator's dwelling unit in the case of multifamily dwellings) as the result of the operation of the equipment.

Glare. No use shall produce a strong, dazzling light or reflection of a strong dazzling light or glare beyond its lot lines. Exterior lighting shall be shielded, buffered and directed so that glare, direct light or reflection will not become a nuisance to adjoining properties, adjoining units, adjoining districts or streets.

Heat. No use shall produce heat perceptible beyond its lot lines. Further, no use shall be permitted which could cause the temperature to rise or fall in any body of water, except that this provision shall not apply to any sewage treatment plant which has received approval by the New Jersey Department of Environmental Protection.

Noise.[2] Noise levels shall be designated and operated in accordance with local regulations and those rules established by the New Jersey Department of Environmental Protection as they may be adopted and amended.

Odor. Odors shall not be discernible at the lot line or beyond. Any process which may involve the creation or emission of any odors shall be provided with a secondary safeguard system so that control will be maintained if the primary safeguard system should fail.

Ventilation. No use shall obstruct the natural ventilation of adjacent uses nor contaminate the air with excessive heat or odor. Further, no air conditioners or exhaust fans shall be permitted to discharge exhausted air unless set back from all property lines at least 10 feet or equipped with baffles to deflect the discharged air away from the adjacent use. Air conditioners and vents on rooftops shall be screened from view.

Vibration. Vibration levels shall not exceed a particle velocity of 0.05 inches per second in any district. During the hours of 9:00 p.m. to 7:00 a.m., said velocity shall not exceed 0.02 inches per second in residential districts.

Visibility. At the intersection of roadways or at any point of entry onto a public roadway, no structure or planting which obscures vision above a height of 2 1/2 feet above grade shall be permitted within a clear sight triangle.

Storage. All outdoor storage facilities for fuel, raw materials and products stored outdoors shall be enclosed by an approved safety fence and suitable landscaping to screen such areas from public view and must comply with ordinance landscaping and buffering requirements.

Waste. No materials, wastes or other substances shall be stored or maintained upon a lot in such a manner that natural runoff from such areas on a site with an approved stormwater drainage plan can impair the existing water quality of a stream, watercourse or aquifer more than the primary use intended for the lot.

Consideration of context. An individual development plan shall not be considered on its own, but with sufficient regard to the existing streetscape, neighborhood and district in which it is located and to the City generally. Extreme consideration and respect shall be given to abutting and nearby properties and the existing buildings, site improvements and open spaces located thereon and in adjacent portions of the public rights-of-way.

Urban design elements. The physical, visual and spatial characteristics of a streetscape, neighborhood, district and the City generally shall be established and reinforced through the consistent use of compatible urban design elements. Such urban design elements shall relate the physical, visual and spatial characteristics of an individual development to other existing and planned developments in a harmonious manner, resulting in a coherent overall development pattern for an entire streetscape, neighborhood and district and the City generally. A development plan shall relate to and reinforce urban design elements where such exist, as established by an urban design elements inventory conducted of the streetscape, neighborhood and district in which such development is located. If a site is located in a streetscape, neighborhood or district where existing design elements are weak or nonexistent, the development plan shall establish design elements that relate to the community generally, based on an urban design inventory of the City. In the case of an addition or renovation to an existing building, the development plan shall also relate to and reinforce design elements of such existing building. Urban design elements to be addressed in a development plan shall include but not be limited to the following:

Green design guidelines. Green building guidelines ensure that development within the City preserves the unique character of the site. The City desires that developers construct sustainable or "green" buildings. The guidelines that follow are intended to result in environmentally friendly and economically vibrant projects. According to the United States Green Building Council (USGBC), LEED evaluates environmental performance from a whole-building perspective over a building's life cycle, providing a definitive standard for what constitutes a "green building." It is based on accepted energy and environmental principles and strikes a balance between known established practices and emerging concepts. LEED is a performance-oriented system in which scoring points are earned for satisfying performance criteria in the categories of sustainable site development for new construction: reducing the urban heat island, energy efficiency, water savings, materials selection and in indoor environmental quality. Different levels of green building certification are awarded by the USGBC based on the total points earned. As a means of evaluation and measuring achievements in sustainable design, this chapter encourages design, construction, and operation of developments that meet criteria for a LEED-certified rating as follows:

In the site planning and layout of townhouse, multifamily and higher density residential developments, the following principles, as appropriate, shall be considered:

In the site planning and layout of nonresidential developments, the following principles, as appropriate, shall be considered:

Within any residential district, no building with a permitted professional home office or home occupation shall be constructed or altered so as to be inharmonious with the residential character of the adjacent residential areas.

All new housing may be oriented on the lot so either the major axis or the minor axis of the house is parallel to the street line. In all cases, however, the facade facing the street line must be designed to compliment the street. Architectural articulation using such elements as windows, doors and/or porches is required. Blank facades facing the street line will not be permitted.

The City hereby finds that uniformity in the exterior design and appearance of dwellings erected in the same residential neighborhood tends to adversely affect the desirability of the immediate and neighboring areas for residential purposes and impairs existing residential property in such areas, tends to impair the value of both improved and unimproved real property in such areas and tends to deprive the municipality of tax revenue and destroys a proper balance between the taxable value of real property in such areas and the cost of municipal services provided therefore. It is the purpose of this section to prevent these and other harmful effects of uniformity in design and appearance of dwellings erected in any housing development in the same residential neighborhood and thus to promote and protect the general welfare of the community.

Blocks. Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area by this chapter and provide for convenient access, circulation control and safety of street traffic.

Lots.

Monumentation. Concrete monuments and property corner markers are to be placed in accordance with the New Jersey Map Filing Law (N.J.S.A. 46:23-9.9 et seq.).[1]

Grading specifications.

Grading plan required.

The design and location of all utilities shall be in accordance with all applicable standards of the City and the public utility having jurisdiction. The location of all utilities shall be coordinated and approved by the City Engineer.

Water/sewer requirements. All water and sanitary/combined sewer main/service shall require the review and approval of the City Engineer, Division of Capital Improvements & Project Management. Water main (and water service) and sanitary/combined sewer (and sewer service lateral) inspection shall be performed by the City Engineer, Division of Capital Improvements & Project Management. The applicant shall review the requirements below (and their attachments in the appendix) and note that permits and applications may be applicable:

All public services shall be connected to an approved public utilities system where one exists. For all major subdivisions, the subdivider shall arrange with the servicing utility for the underground installation of the utilities distribution supply lines and service connections in accordance with the provisions of the applicable Standard Terms and Condition incorporated as a part of its tariff as the same are then on file with the State of New Jersey Board of Public Utility Commissioners, and the subdivider shall provide the municipality with three copies of a final plat showing the installed location of these utilities. For minor subdivisions, service connections shall be made underground where the supply lines that serve the lands being subdivided are underground. For major and minor subdivisions, the subdivider shall submit to the Board, prior to granting of final approval, a written instrument from each serving utility which shall evidence full compliance or intended full compliance with the provisions of this subsection; provided, however, that lots which abut existing streets where overhead electric or telephone distribution supply lines and service connections have heretofore been installed may be supplied with electric and telephone service from those overhead lines, but the service connections from the utilities' overhead lines shall be installed underground. In the case of existing overhead utilities, should a road widening or an extension of service or other such condition occur as a result of the subdivision and necessitate the replacement or relocation of such utilities, such replacement or relocation shall be underground.

Utilities shall be placed underground. Easements along rear property lines or elsewhere for utility installations may be required. Such easement shall be at least 10 feet wide and located in consultation with the companies or City departments concerned and, to the fullest extent possible, be centered on or be located adjacent to rear or side lot lines.

Runoff standards.

Pipelines.

Inlets, manholes and cutlets.

Grass swales.

Sump pumps.

Underdrains.

Stormwater management systems (general).

Detention basins.

Retention (infiltration) system.

Underground systems.

Lakes, ponds and retention basins.

Outlet structures.

Emergency spillways.

Water quality.

Pervious paving.

Stormwater reports.

In all zoning districts, at the time any building or structure is erected, enlarged, or increased in capacity, there shall be provided off-street parking for automotive, bicycle and other vehicles and off-street loading facilities in accordance with the requirements set forth herein as well as the parking space requirements for the handicapped contained in P.L. 1975, Chapter 221,[1] and the applicable provisions of the Americans With Disabilities Act of 1990[2] requiring parking spaces for the handicapped. All required parking and loading facilities shall be paved with an all-weather impervious surface and shall be completed prior to the issuance of a certificate of occupancy. The construction, alteration, or enlargement of any public or private parking or loading area or of accesses to such area(s) shall require site plan approval by the Planning Board.

Buildings and uses which existed on the effective date of this chapter are exempt from the provisions of this article, unless said building or use shall be granted a variance for an enlargement or there is an increase in intensity of the existing structure, in which case the provisions of this article shall apply as follows:

Each permitted use shall provide an area for the orderly deposit and pickup of refuse which is concealed from adjacent residential properties. This area shall be visually screened by a decorative wall or fence and landscaping. The overall design shall be in architectural harmony with the principal building and shall not be located within buffer areas.

All provisions and facilities for storage, other than the pickup of refuse, shall be contained within a principal building.

Open parking areas and entrances and exits shall be adequately illuminated during night hours to aid in providing a safe environment for vehicular, bicycle and pedestrian movement. Lighting shall be arranged to limit spillage and glare to adjacent private and public properties. Luminaries shall be spaced to minimize shadows and avoid dark pockets.

The following minimum number of parking spaces shall be provided for the uses specified per gross floor area unless otherwise indicated:

Stacking spaces.

When the application of a unit of measurement for parking space or loading space to a particular use or structure results in a fractional space, a space shall be required for each such fraction.

In determining minimum parking space requirements for uses not covered in this section, the Planning Board shall be guided by the number of persons expected to reside in, visit, or patronize the building or use; the anticipated percentage of residents, visitors, or patrons using various transportation modes; and the need for safe and convenient loading space for visitors or patrons and goods. The number of employees, where not clearly stipulated, shall be computed on the basis of persons to be employed, taking into consideration day, night, and seasonal variations. In all cases, minimum parking space requirements shall be in accordance with applicable provisions of the Americans With Disabilities Act of 1990.[3]

The required number of parking spaces may, in the discretion of the Planning Board, be reduced where the Planning Board finds that application of the above standards is not required in the interest of the residents, owners, tenants, and occupants of a development and their employees and that modification of the above standard is consistent with the interests of the entire City. Shared parking is encouraged between different land uses on a given lot, parcel, or within a development. The Board may require the applicant to utilize the Urban Land Institute's "Shared Parking Analysis" and/or another comparable approach if deemed appropriate for a given application or situation.

Required parking spaces or loading berths may not be located on streets or access aisles or driveways. No areas specifically intended for parking or loading use may be located between the front building line and the street line unless otherwise specified in other sections of this chapter.

All required parking spaces shall be on the same lot or tract of land as the building or use to which they are accessory unless the Planning Board or Zoning Board of Adjustment, as part of the site plan review, shall approve collective off-street parking facilities for two or more buildings or uses on contiguous lots. The total number of spaces in such collective off-street parking facilities shall be not less than the sum of the spaces required for the individual uses, computed separately. Such approval shall be granted only subject to the submission of appropriate deed restrictions, acceptable to the Planning Board or Zoning Board Attorney, guaranteeing the availability of such facilities throughout the life of the buildings of uses to which they are proposed to be accessory.

Where it can be demonstrated, at the time of Planning Board or Zoning Board of Adjustment review, that the parking or loading area requirements of this article are in excess of actual needs, the Planning Board or Zoning Board of Adjustment may permit a portion, not to exceed 25%, of the proposed parking or loading areas to be appropriately graded and landscaped, but left unpaved. If, following construction, the experience with the actual operation of the proposed use should show the need for additional off-street parking or loading the applicant may request or the City Engineer may require such unpaved space to be paved.

The Planning Board or Zoning Board of Adjustment shall be authorized, in accordance to permit the incorporation of transit stops as a means of satisfying the otherwise applicable off-street parking standards, provided the following conditions are met:

Minimum off-street parking and loading requirements as required by this section may only be exceeded, where it can be demonstrated, at the time of Planning Board review, that such additional facilities are necessary for the actual operation of a proposed use. In such instances, the Planning Board may grant an increase in minimum spaces on a lot, provided that all other bulk and area requirements are met for the use in the zoning district in which it is located.

Whenever after the date of this chapter there is a change in the number of employees or business visitors or in the lawful use of the premises or in any other unit of measurement specified herein and whenever such change creates a need for an increase in more than 20% of the number of off-street automobile parking spaces as determined by the requirements of this section, additional off-street parking facilities shall be provided within a reasonable time on the basis of the adjusted needs. The provision of additional parking shall constitute an expansion of use and will in turn require site plan review and approval by the Planning Board.

The design of parking structures is important to reduce their visual impact. Structured parking shall be located behind buildings or away from the street edge wherever possible. If parking structures do occur along the sidewalk edge, retail or other commercial uses may be provided at street level and the parking structure shall be treated as an architecturally significant feature and made compatible with the architecture of the primary surrounding buildings. Protection from car headlights to adjacent properties needs to be provided, especially if the adjacent use is residential. A short visual screen can address this issue.

A variance and public notice shall be required if the proper number of parking spaces are not provided on a lot. If off-street parking requirements are not met as provided above, the developer or applicant must obtain approval of a parking space variance subject to the provisions of this chapter. If a variance is granted due to demonstrated hardship or other good and sufficient reasons, the applicant shall then make a cash contribution to the City for each required space not provided in order to develop a program of constructing public parking lots unless the Zoning Officer has determined that a developer is entitled to a partial or complete waiver of this cash contribution requirement. The contribution shall be in an amount equal to the cost of providing the required minimum number of parking spaces, to be calculated by the City Engineer. If the Zoning Officer determines that a partial or complete waiver of the cash contribution requirement is appropriate, the Zoning Officer shall so state the reasons for such waiver in writing.

No public or private parking area or access roads thereto shall be constructed, altered or added to in the City until there shall have been filed with the Planning Board an application for a building permit, which shall include a plan, in duplicate, drawn to scale, showing the actual dimensions of the lot or lots to be built upon, the exact size and location on the lot or lots of the building or structure and accessory buildings already existing or to be erected, and containing such other information as shall be deemed necessary by the Planning Board to determine conformity with the provisions of this chapter.

Supplementary space requirements applying to motor vehicle parking and off-street loading:

Every public or private off-street parking or loading area shall be maintained in good condition, free of hazards and deterioration. All paved areas, sidewalks, curbs, drainage facilities, lighting, bumpers, guardrails, markings, signs, bicycle parking devices, landscaping and other improvements shall be maintained in workable, safe and good condition. Further, the City Council may authorize repairs for such improvements if, after proper notice, the owner fails to maintain any improvements that are governed by a development or other similar agreement or if the said body finds that the resulting conditions constitute a public health and safety hazard.

All off-street parking and loading areas including driveways shall be maintained with graded, dust-free surfaces that are well drained. All such off-street parking and loading space and necessary passageways and driveways giving access thereto shall be maintained in a state of good repair, and the surface thereof shall be kept clear of ruts, potholes, protrusions, debris and other vehicular or pedestrian hazards. Off-street parking spaces and/or driveways for all residential uses except multifamily developments may incorporate parking strips separated by gravel or grass as approved by the City Engineer. Turfblock may be used for off-street parking and loading areas if approved by the City Engineer.

Off-street parking and loading facilities for separate uses may be provided jointly if the total number of spaces so provided is not less than the sum of the separate requirements for each use, provided that all regulations governing the location of accessory spaces in relation to the use served are adhered to.

Parking areas, including all accessways and driveways, shall be smoothly paved with materials which do not produce dust or debris; are durable and all-weather; uniform in application and appearance; and do not permit the growth of vegetation. The choice of surfacing material is left to the property owner's discretion and Planning Board's approval, provided the above performance standards are met. Choices can include but are not limited to: bituminous asphalt, concrete, crushed stone, etc.

Parking areas shall be graded to ensure proper drainage.

In addition to the required facilities for passenger automobiles, facilities for the secure and convenient parking of bicycles shall be provided. The number of such bicycle spaces shall not be less than 10% of the first 100 required automobile parking spaces as specified above plus 2% of any amount thereafter; provided, however, that should it be demonstrated that the proposed use of the development application will generate a greater need for bicycle parking than that provided for herein, the Planning Board may require a reasonable increase in bicycle parking spaces. Bicycle parking facilities shall be of such type and quantity so as to encourage and facilitate the use of the bicycle as a means of transportation by the employees and customers of the land or building.

Sidewalks between parking areas and principal structures, along aisles and driveways and wherever pedestrian traffic shall occur, shall be provided with a minimum width of five feet of passable area and be raised six inches or more above the parking area except when crossing streets or driveways. At points of intersection between pedestrian and motorized lines of travel, and at other points where necessary to avoid abrupt changes in grade, a sidewalk shall slope gradually so as to provide an uninterrupted line of travel. Guard rails and wheel stops permanently anchored to the ground shall be provided in appropriate locations. Parked vehicles shall not overhang or extend over sidewalk areas unless the sidewalk is at least six feet wide.

General design principles.

Parking design principles.

Loading areas.

Parked cars shall be screened from public view from every adjacent public way.

Garage entrances and exits shall be designed and located so as to minimize hazards to pedestrians.

Facades shall contain openings that, in their scale, size, and placement, are compatible with the same qualities of openings in surrounding buildings.

Facades shall contain articulations to achieve a sense of scale, rhythm, and texture.

The facade of the ground-level floor shall be differentiated from upper floors to establish the appearance of a base to the building. By way of example, this differentiation can be achieved through the use of several of the following techniques:

The design of facades shall not reveal or imply sloping floor levels that may be behind the facade.

Facades shall be compatible with the design, materials, and overall character of surrounding buildings with regard to the scale, color and texture of materials, form and massing, and design detailing.

Every parcel of land hereafter used as a public or private off-street parking or loading area shall be maintained in good condition, free of hazards and deterioration. All pavement areas, sidewalks, curbs, drainage facilities, lighting, bumpers, guardrails, markings, signs, bicycle parking devices, landscaping and other improvements shall be maintained in workable, safe and good condition.

All off-street parking and loading areas, including driveways, shall be maintained with graded, dust-free surfaces that are well drained, such as asphalt or porous pavement as approved by the City Engineer. All such off-street parking and loading space and necessary passageways and driveways giving access thereto shall be maintained in a state of good repair and the surface thereof shall be kept clear of ruts, potholes, protrusions, debris, and other vehicular or pedestrian hazards.

The City Council may authorize repairs for such improvements if, after proper notice, the owner fails to maintain such improvements and such conditions constitute a hazard to health and safety or where such improvements are governed by a development or other similar agreement.

In addition to the required facilities for passenger automobiles, facilities for the secure and convenient parking of bicycles shall be required. The number of spaces and/or racks shall be determined by the Planning Board at the time of subdivision or site plan review.

Bicycle parking facilities shall be of such a type and quantity so as to encourage and facilitate the use of the bicycle as a means of transportation by the employees and customers of the proposed use requiring site plan approval.

Outdoor bicycle parking facilities shall be located in convenient locations close to building entrances or pedestrian walkways leading to building entrances. Such facilities shall be clearly marked, and separated from automobile access by either landscaping, raised curbs or similar devices. Indoor bicycle parking facilities shall be provided in a secure and safe area.

Bicycle access shall be combined with motor vehicle access where possible. Bicycle access driveways or aisles shall not contain hazards to the cyclists (i.e., parallel bar drainage grates, insufficient sight clearance at points of intersection, or insufficient lateral or vertical clearance or radii of curvature). In those cases where bicycle access is combined with motor vehicle access driveways to the site under review, the driveway shall be not less than 15 feet wide if one-way in direction, and 30 feet if two-way in direction. In those cases where bicycle access is independent from motor vehicle access driveways to the site under review, the bicycle access drive shall be not less than four feet wide if one-way in direction and eight feet wide if two-way in direction. Access, egress and internal circulation shall be planned so as to minimize conflicts between automobiles, trucks, bicycles and pedestrians, both within the lot and on the adjacent street.

Bicycle parking facilities shall be located close to major entrances to buildings, or other areas they serve, in view of working personnel on-site or close to high activity areas to minimize chances of theft or vandalism. Parking facilities shall provide for padlock, chain or cable attachment and shall allow for both wheels and the frame of a bicycle to be secured to it with a standard six-foot cable or chain. Devices such as lockers or those that support the bicycle by its frame or handlebars shall be used rather than slotted concrete slab or vertical bar type racks or other devices that support the bicycle by a wheel and could cause damage to wheel rims. In any planned developments, higher density residential developments, for office and industrial uses, and for other uses involving regular daily access by defined groups of people or the parking of bicycles for periods of time generally in excess of three hours, consideration should be given to sheltered parking facilities that provide protection for bicycles from direct sunlight and precipitation. For any uses for which 12 or more employee bicycle parking spaces are required or provided, not less than 25% of the bicycle parking spaces shall be provided within wholly enclosed individually secured compartments or lockers, providing protection against theft, vandalism, and the weather for all or any part of any bicycle parked therein. The lockers shall be close to an entrance to the building they serve but need neither be located at a major entrance to the building nor be in view of working personnel on site or close to high activity areas. In lieu of the lockers, the same number of bicycle parking spaces providing equivalent security and convenience may be provided within the building they serve.

Driveway design.

Parking lot and driveway surfaces.

The arrangements of streets shall be such as to provide for their extension. Local streets shall not be made continuous or be so aligned that one subdivision adds to the traffic generated by a street in another subdivision. Through traffic shall be discouraged.

In any major subdivision, it shall be the duty of the Planning Board to classify proposed streets according to their types. The Planning Board, in making its decisions, shall refer to the Master Plan and shall consider conditions within the subdivision and surrounding area.

Subdivisions abutting streets may require a service road or reverse frontage with a buffer strip for planting or some other means of separation of through and local traffic as the Planning Board may determine appropriate.

Where a subdivision borders on or contains a railroad right-of-way, the Planning Board may require a street approximately parallel to and on each side of such right-of-way, at a distance suitable for the appropriate use of the intervening land, as for park purposes in residential districts or for commercial or industrial purposes in appropriate districts. Such distances shall also be determined with due regard for the requirements of approach grades and future grade separations.

The right-of-way width for internal roads and alleys in residential, multifamily, commercial and industrial development shall be determined on an individual basis and shall, in all cases, be of sufficient width and design to safely accommodate the maximum traffic, parking and loading needs and maximum access for firefighting equipment.

No subdivision showing reserve strips controlling access to streets shall be approved, except where the control and disposal of land comprising such strips has been approved by the Planning Board.

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

The Planning Board may deem any extension of a temporary cul-de-sac street to be a local street for the purposes of classification.

When a subdivision abuts on existing streets, the street shall be widened, if necessary, and improved to conform to the standards set forth in this chapter.

Grades of streets shall not exceed 4%. Grades on other streets shall not exceed 10%. No street shall have a minimum grade of less than 1/2 of 1%.

All changes in grade shall be connected by vertical curves of sufficient length to provide a smooth transition and proper site distance and drainage as determined by the City Engineer.

The maximum length of a cul-de-sac shall be 600 feet to the turning circle. This distance may be increased to 800 feet if it serves no more than 20 dwelling units or uses generating equivalent traffic and if an emergency vehicular access and pedestrian walkway of at least 10 feet in width is provided from the head of the cul-de-sac to an adjacent street. The length of the cul-de-sac shall be measured along its center line from the center line of the intersecting street to the center of the circle at the end of the cul-de-sac.

Each cul-de-sac shall provide a turnaround at the end with a minimum radius of 50 feet to the outside edge of the cartway or curbline and 60 feet to the outside edge of the right-of-way.

In any development the street system shall be integrated with the existing network of streets so that there are at least two points of access. When such a development is to be developed in sections, each section shall provide two points of access, one of which may be temporary.

No street shall have a name which will duplicate, or so nearly duplicate as to be confused with, the names of existing streets in the City or its vicinity. The continuation of an existing street shall have the same name. The Planning Board shall reserve the right to approve or name streets within a proposed subdivision. All house identification numbers shall be seen clearly from the street.

Minimum roadway construction.

Street jogs with center-line offsets of less than 125 feet shall be prohibited.

A tangent at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.

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

Planning Board referral for street or alleyway vacation review is required before any street or alleyway may be vacated and/or restricted in any manner, including but not limited to the erection of a structure on the site and/or the fenced enclosure of the site.

The applicant shall submit the completed application to the Division of Planning and Zoning. If the application is incomplete, the applicant shall be notified by the Division of Planning and Zoning within 45 days.

A complete application for a vacation shall consist of the following:

In addition, $150 shall be deposited with the City Clerk for the cost of publication of the vacation ordinance.

The Division of Planning and Zoning shall distribute the vacation application for review and report to the following:

In addition, the Division of Planning and Zoning will send the vacation application to the Camden County Office of Land Development and Review prior to the applicant's appearance before the Planning Board.

When reviewing a street vacation application, the Planning Board will consider the comments offered by the above parties. In addition, the Planning Board will consider any community comment which might be made at the Planning Board hearing.

Prior to appearance before the Planning Board, the applicant must notify all property owners within a 200-foot radius of the proposed vacation.

Ten days prior to the Planning Board hearing, the applicant shall place an advertisement in the local newspaper.

The Planning Board shall review the vacation application and make a recommendation of denial or approval to City Council. City Council shall make all final determinations.

The intersections of two streets shall be as nearly at right angles as is possible, and in no case shall be less than 60°. The block corners at intersections shall be rounded at the curbline with a curve having a radius of not less than 20 feet.

At all street corners, the areas bounded by the right-of-way lines and a straight line connecting sight points on street center lines which are the following distances from the intersection of the center lines shall be dedicated as sight triangles.

No fences or any other obstruction, nor any planting exceeding 24 inches in height as measured above the elevation of the center line of the road, may be placed in any such sight triangle.

The Planning Board may require street widening or other street improvements, including acceleration and deceleration lanes and concrete curbs, to assure safe ingress and egress and to achieve the following wherever possible:

Except as specified hereinafter, sidewalks shall be required on both sides of all streets or as stipulated in the adopted Master Plan and as further required by the Planning Board. Additionally, sidewalks shall be required in nonresidential developments at the discretion of the Board depending upon the probable volume of pedestrian traffic, the development's location in relation to other populated areas and the general type of improvement intended.

When, in the determination of the Planning Board or Zoning Board of Adjustment, an applicant's request for relief from the requirement set forth in this section is not inimical to the public interest and public safety, the Board may permit the applicant to make a contribution to a sidewalk fund in lieu of compliance with this section. The fund created shall be used solely for the purpose of construction of sidewalks, aprons and pedestrian ways in the City and for associated costs. The contribution to be made by an applicant in accordance with this section shall be in an amount equal to the City Engineer's estimate of the cost of compliance by the applicant with this section.

Where required, sidewalks shall be at least five feet wide and located as approved by the Board. Sidewalks shall be at least 4,000-pounds-per-square-inch air-entrained, six inches thick at driveways. Sidewalks shall be provided with expansion joints of 1/2-inch-thick preformed bituminous joint fill spaced at intervals of not more than 24 feet. Sidewalks such as brick pavers may be considered by the Planning Board upon submission of complete design details. All sidewalks shall be five inches 4,000 PSI concrete on firm nonyielding subbase compacted to 95% proctor.

Curb ramps for the physically handicapped shall be provided at all street intersections and shall be constructed in compliance with standards of the New Jersey Department of Transportation.

Sidewalks shall have control joints at intervals equivalent to the sidewalk width but not less than four feet. A sidewalk shall be finished with a broom finish having the striations 90° to the direction of traffic.

Where trees two inches in caliper or greater exist where sidewalks are to be constructed, the sidewalks shall be located in the field by the City Engineer so as to minimize the cutting of trees. In this situation the resulting sidewalk may have sharp curves, jogs, and may be flush with the curb for short distances.

At the discretion of the Planning Board, pathways may be substituted for or provided in addition to sidewalks. Bike pathways shall be designed to separate bike and motor vehicle traffic. Pathways shall generally not exceed a grade of 3%, except for short distances, and shall be a minimum of eight feet wide. Pathways shall have a minimum four-inch base of crushed stone and a two-inch FABC-2 surface course. Where pathways intersect a street, the curbing (where applicable) shall be ramped for access to the street grade. Pathways shall be free of hazards to the cyclists, i.e., parallel bar drainage grates, insufficient sight clearance at points of intersection or insufficient lateral or vertical clearance or radii of curvature.

All curbs shall be seven inches by eight inches by 18 inches 4000 PSI concrete except when the new curb is constructed along an existing paved area, which shall be 4500 PSI. The concrete to be used for curb shall be Class B 3,500-pounds-per-square-inch air-entrained concrete as specified in the New Jersey State Department of Transportation Specifications for Curbs and Gutters.

Expansion joints of 1/2-inch-thick preformed bituminous joint filler shall be provided at intervals of not more than 30 feet and shall be sealed as specified by the City Engineer.

Curbs shall have control joints at intervals not more than 10 feet.

Openings for driveway access shall be of such width as shall be determined by the Planning Board. The curb at such driveway openings shall be depressed to the extent that 1 1/2 inches shall extend above the finished pavement.

Curbs shall be seven inches by eight inches by 18 inches with a curb reveal of six inches. Their height shall be 10 inches or 18 inches and they shall be so constructed as to show a vertical face above the roadway pavement of six inches maximum.

Curbs shall be finished with a smooth float finish and the rear top corner of all curbs shall have a radius of 1/4 inch, and the front top corner shall be rounded and have a radius of one inch.

Replacement curbs or replacement of combination curb and gutter shall be constructed to the same cross section as the original.

General requirements.

Light trespass (nuisance light). All light fixtures, except streetlighting maintained by a governmental authority, shall be designed, installed and maintained to prevent light trespass, as specified below.

Streetlighting.

Parking area lighting.

Buildings and other vertical structures.

Lighting of walkways/bikeways and parks.

Lighting of gasoline station/convenience store aprons and canopies.

Outdoor lighting energy conservation.

Submission of plans.

Prohibited lighting characteristics.

Lighting commercial zone. Streets luminaires and poles installed within the Commercial Zone shall be of an ornamental variety and be the same or substantially the same as, or compatible with existing ornamental street luminaires and poles within one block or either side of the parcel being improved.

Temporary lighting. Temporary lighting that conforms to the requirements of this chapter shall be allowed. Nonconforming temporary exterior lighting may be permitted by the Zoning Officer/Administrative Office only after considering the public and/or private benefits which will result from the temporary lighting, any annoyance or safety problems that may result from the use of the temporary lighting, and the duration of the temporary nonconforming lighting. The applicant shall submit a detailed description of the proposed temporary nonconforming lighting to the Zoning Officer/Administrative Officer.

Towers. All radio, communication, and navigation towers that require lights shall have dual lighting capabilities. For daytime, the white strobe light may be used, and for nighttime, only red lights shall be used.

Exemptions and exceptions.

General.

Landscape plan. A landscape plan prepared by a certified landscape architect, planner, architect or engineer shall be submitted with each site plan and major subdivision application. The plan shall identify existing and proposed trees, shrubs and ground covers; existing landscaping to be removed; natural features such as rock outcroppings; and other landscaping elements. The plan shall show where they are or will be located and planting and/or construction details. Where existing plantings are to be retained, the application shall include the plan's proposed methods of protecting them during construction. The landscape plan shall be address landscape maintenance requirements. Every applicant for subdivision or site plan approval shall comply with the minimum landscape standards as outlined in this section. All plants listed in Appendix I, "Nonindigenous Plant Species," shall not be used (unless otherwise approved by the Planning Board) by applicants, developers and others that seek to develop land in the City, and all plants listed in Appendix II, "Native Plants of New Jersey," shall be used (unless otherwise approved by the Planning Board.).

Site protection and general planting requirements.

Street trees.

Buffering.

Parking area landscaping standards.

Stormwater detention area landscaping. The following landscape reforestation standards shall be used:

Pedestrian spaces.

All plant materials shall conform to the American Association of Nurserymen standards and shall be first quality nursery grown stock, free from disease or objectionable disfigurements and planted in conformance with sound nursery practice and applicable City standards.

All trees (except as noted) shall be balled and burlapped nursery-grown stock.

All plant materials and lawns shall be planted within the recommended seasonable time periods as prescribed by accepted horticultural practice. Plant material with fall planting hazards shall be handled accordingly.

A temporary fence, such as a snow fence, shall be erected at the perimeter of the drip-line of all existing vegetation indicated to remain prior to any excavation, construction or site work. This fence may be removed only at the time of completion of all construction and final grading.

Existing trees to be relocated shall be handled according to acceptable horticultural practice.

All disturbed areas not shown as planted or lawn are to be topsoiled and seeded or returned to their original state before disturbance as directed by the City Engineer.

All areas not related to the development shall remain in their natural state.

Additional landscaping approved by the City Engineer shall be provided by the applicant to replace any vegetation inadvertently removed from outside the limit of disturbance line as shown on the approved grading plan during construction.

Proposed trees shall not be planted within easements, driveways and sight triangles. Therefore, the tree locations shown are approximate and shall be adjusted in the field.

All shade trees in pedestrian walk areas shall have initial limbs starting at a minimum of seven feet above finished grade.

All plantings are to be mulched with a three-inch minimum depth of shredded hardwood bark.

Plants arranged in continuous groupings shall be set in mulched beds.

If a discrepancy exists between the quantity of plants shown on the plan and the quantity indicated on the landscape schedule, the developer shall be responsible for the quantities shown on the landscape plan.

Proposals for plant substitutions (necessitated by the lack of availability of certain species) may be considered if specifically brought to the attention of the City Engineer. Any plant substitutions shall be subject to the timely review and approval of the City Engineer.

Planting debris shall be removed from the property.

Plant materials are to be guaranteed for two years by the developer to be in healthy and vigorous condition from the date of acceptance. It is understood that the owner will provide adequate and timely care during the guarantee period to the highest horticultural standards. The owner may be responsible for the maintenance of all proposed plantings by providing the correct methods of weeding, spraying, watering, pruning, and fertilizing.

Any live tree which is substantially damaged as a result of grading or general construction must be removed and replaced with another tree or trees as approved by the City Engineer.

Tree removal from any slope or environmentally sensitive area is prohibited if it will contribute, in the opinion of the City Engineer, to extra runoff of surface water onto adjoining property and erosion and silting, unless other means approved by the City Engineer are provided to prevent runoff and erosion.

No healthy tree that is special by virtue of history, unusual size, or age, or of a rare species, shall be removed except as may be required for the protection of public health, safety or welfare.

Selected existing healthy trees six inches in caliper or less measured four feet above the ground shall be relocated on-site under the direction and approval of the City Engineer.

Newly installed plant material shall be watered at the time of planting. Regular watering shall be provided to ensure the establishment and regular growth of all plants.

Landscape maintenance shall be provided on all approved developments as to street trees, common open space, and areas to be dedicated to the public and all approved development plans. All maintenance shall be performed in order to assure a safe and attractive landscape environment and to promote healthy growth of all plant materials. They may take the form of a monthly schedule or a categorized guideline. All maintenance shall be on a site-specific basis and shall comply with the following standards:

Landscape inspection.

Applicability. With the exception of the exemptions set forth below, no tree shall be cut or otherwise removed from any land in the City without a tree removal permit. All applications to the Planning Board or Zoning Board for approval of a major subdivision, minor subdivision or site plan requiring tree removal shall include an application for a tree removal permit. Any residential, commercial, business or industrial lot owner wishing to remove trees upon said lot must comply with this chapter. The application shall be submitted to the Zoning Officer/Administrative Officer for review and approval. No tree that was planted or preserved as part of any landscape plan or in accordance with any street tree requirements approved in conjunction with a subdivision or site plan shall be removed, except for such trees directed to be removed.

Tree cutting or removal restricted. With the exception of the exemptions set forth below, no person shall cut or remove, or cause to be cut or removed, any existing tree with a diameter at breast height (DBH) of six inches or greater upon any lands within the City unless the cutting or removal can be accomplished in accordance with the provisions of this chapter and appropriate permits.

Exemptions. The following shall be exempt from this section:

Tree removal requirements for major and minor subdivisions and site plans. Each application to the Planning Board or Zoning Board for approval of a major or minor subdivision or a site plan that requires the removal of trees shall include an application for a tree removal permit. The application and development proposal shall conform to the following provisions:

To protect desirable trees from environmental and mechanical injury during construction activities as well as to protect certain species from erosion and sediment control, shade, aesthetics, song birds, other wildlife, dust control, noise abatement, and oxygen production, the following factors shall be considered on any new development sites containing valuable trees:

Trees shall be planted as determined by the Planning Board. All newly planted trees shall be watered during dry seasons unless prohibited by the City.

Soil compaction and physical damage to roots, limbs and trunk are the most common forms of damage to trees during the construction process. The compaction of soil within the drip-line of a tree can damage the soil structure and inhibit the transportation of water and air to tree roots. To ensure the survival of trees selected to be preserved, the following guidelines shall be followed:

No person shall do or cause to be done any of the following acts affecting trees or shrubbery planted or growing naturally within areas that are affected by this section:

Natural features and critical areas, such as treed areas, scenic views; natural terrain including steep slopes, open waters and stream corridors; wetlands and associated buffers; natural drainage lines; open space of high ecological value; and other community assets shall be preserved to the maximum extent possible in designing any development containing such features, adhering to the following requirements:

No topsoil shall be removed from areas intended for lawn and open space. Topsoil moved during the course of construction shall be redistributed so as to provide at least six inches of cover wherever possible to all areas of the development, which cover shall be stabilized. Topsoil shall be placed at a height equal to the recommendations of the Soil Conservation District or the City Engineer. In instances where the initial removal and stockpiling of topsoil does not provide for the redistribution of topsoil to a minimum depth of six inches, the owner or developer shall be required only to redistribute topsoil at an equitable depth to all areas. However, the Planning Board shall reserve the right to require a developer to bring additional topsoil to a site and redistribute same so as to provide for adequate topsoil for seeding, planting, and stabilization of all distributed areas. All disturbed areas of a site not covered by buildings or impervious surfaces shall be properly and adequately stabilized by seeding and/or by planting. Ground cover must be planted on all areas in the first planting season after disturbance.

No soil shall be removed from or be imported to any site in excess of 100 cubic yards without the prior approval of the Planning Board. The applicant and/or developer shall provide the Planning Board with an estimate of the total amount of soil to be excavated from the site and the total amount of soil to be imported to the site. A plan shall be submitted showing how the soil is to be distributed and stabilized, including grading contours. If the soil is to be imported, a plan shall be submitted describing methodology and frequency of testing the soil to ensure its safe quality. Finally, the plan shall describe the size and number of vehicles that are proposed for hauling the removed or imported soil together with the hauling route(s), time of day, days of the week for transporting soil, street cleaning procedures, signage, and type of fill material.

Administration.

Application procedure.

Plan requirements.

Design standards. In the preparation and implementation of a soil erosion and sediment control plan, the following principles of design shall be adhered to:

Maintenance. All necessary soil erosion and sediment control measures installed under this article shall be adequately maintained by the applicant and all subsequent owners of the property on which such measures have been installed, until the possibility of soil erosion and sediment pollution no longer exists.

Exemptions. The following activities are specifically exempt from this article:

The provisions of this section shall be enforced by noise control officers. A person shall be qualified to be a noise control officer if the person meets the criteria set forth in the definition above and completes, at a frequency specified by the Department in N.J.A.C. 7:29-2.11, a noise certification and recertification course which are offered by the Department of Environmental Sciences of Cook College, Rutgers, The State University of New Jersey or any other noise certification or recertification course which is offered by an accredited university and approved by the Department.

Sound measurements made by a noise control officer shall conform to the procedures set forth at N.J.A.C. 7:29-2, except that interior sound level measurements shall also conform with the procedures set forth below and with the definition of "real property line" as contained in this chapter.

Noise control officers shall have the power to:

No person shall cause, suffer, allow, or permit the operation of any source of sound on any source property listed above in such manner as to create a sound level that equals or exceeds the sound level limits set forth in Tables I and II when measured at or within the real property line of any of the receiving properties listed in Tables I and II, except as specified below.

When measuring total sound or residual sound within a multiuse property, or within a residential unit when the property line between it and the source property is a common wall, all exterior doors and windows shall be closed and the measurements shall be taken in the center of the room most affected by the noise. Residual sound shall be measured in accordance with N.J.A.C. 7:29-2.9(b)2. When measuring total sound or residual sound, all sound sources within the dwelling unit must be shut off (i.e., television, stereo). Measurements shall not be taken in areas which receive only casual use such as hallways, closets and bathrooms.

Indoor measurements shall only be taken if the sound source: is on or within the same property as the receiving property, as in the case of a multiuse property (i.e., sound generated within a commercial unit of a multiuse property building and received within a residential unit of the same building) or multi-dwelling unit building. In addition, indoor measurements shall be taken if the property line between the receiving property and the source property is a common wall, such as in a multi-dwelling unit building. The allowable sound level standards for indoors are as shown on Tables I and II.

Impulsive sound shall not equal or exceed 80 decibels at all times.

Except as provided below, the provisions of this section shall not apply to the exceptions listed in N.J.A.C. 7:29-1.4.

Construction and demolition activities are exempt from the sound level limits set forth in Tables I and II, except as provided for in Subsection J below.

Notwithstanding the provisions of Tables I and II, the following standards shall apply to the activities or sources of sound set forth below:

Tables I and II.

In development plans where common open space is provided, it shall be clearly delineated, dimensioned and tabulated to nearest tenth of an acre on the final development plan. Except in age-restricted developments, active recreation facilities shall include, at a minimum, play lots located so as to serve conveniently all units in the development and meeting the following minimum standards: tot lots, with a minimum area of 2,000 square feet for toddlers and 5,000 square feet for older children, containing such facilities as swings, a slide, play sculptures, and benches for parents. Tot lots shall be located with due consideration of their effective service radius of 1/8 of a mile and their capability to serve not more than approximately 100 children each.

All recreational facilities shall be operated for the residents thereof and shall not be made available commercially to anyone who pays a fee.

The design and use of open space areas shall protect the natural resources and qualities of the site, including the natural terrain, woodlands, significant views, historic sites and/or districts, and any unique and unusual feature.

Dedicated open space, to the greatest extent practicable, should be contiguous.

Developments in nonresidential and mixed-use zones should provide outdoor amenities for employees, examples of which include benches, tables and landscaped green areas.

Residential subdivisions of eight or more lots shall provide at least 10% dedicated open space, of which 50% must be usable land to provide for active and/or passive recreation as found to be appropriate by the Planning Board based on existing and/or anticipated resident need and demand.

Recreation facilities. As a minimum requirement, no less than 50% of all recreation improvements shall be installed prior to the issuance of a certificate of occupancy for more than 75% of the total number of approved dwelling units.

When allowed by the Planning Board, a cash contribution may be made in lieu of providing recreational equipment; otherwise the fee per dwelling unit as required by ordinance as may be amended from time to time is to be posted. This contribution shall be made to an open space trust fund maintained by the City specifically for the periodic purchase, lease, acquisition and/or maintenance of active recreation lands and improvements for the use of City residents. Said contribution shall be paid as follows: 1/2 at the time of final approval and the balance per unit at the time of each building permit, in addition to the regular building permit fees. The land required to be used for active recreation shall thereafter be used for passive recreation unless the City elects to construct active recreation facilities thereon at City expense.

All signs, whether permitted or nonconforming, shall comply with all applicable county, state and federal sign regulations as well as the following general standards:

All principal buildings in all districts shall be clearly identified as to house number, street number or name by means of a small, unobstructed, nonilluminated sign clearly visible and legible from an abutting street or parking lot. Such signs shall not require a construction permit.

The following signs are prohibited in all zones:

The following signs are hereby exempt from the provisions of this article, except for such instances where any sign listed herein is found to be unsafe or unlawful:

Temporary signs may be erected and maintained only in accordance with the following provisions.

The following supplemental regulations and design considerations shall apply to all permitted signs as set forth herein:

Notwithstanding any other provisions of this section, service stations, where permitted, may display only the following signs which are deemed customary and necessary to their respective business:

All signs planned for installation on Camden's historic buildings (as identified in the Camden Historic Survey) must meet the size and placement specifications of this article. In addition, the Historic Preservation Commission has the authority to further modify the sign requirements as specified in the following guidelines:

Window lettering and signs shall be permitted only in nonresidential zones. For the purpose of enforcing this chapter, window lettering and signs shall be subject to the following restrictions:

All signs shall be properly maintained. Exposed surfaces shall be clean and painted, if paint is required. Defective parts shall be replaced. The Zoning Officer/Administrative Officer shall have the right to order the repair or removal of any sign which is defective, damaged, or substantially deteriorated.

Design standards.

Illumination.

Nonconforming signs.

The following types of signs and no others shall be permitted in the R-1 thru R-3 Residential zoning districts:

The following types of signs and not others shall be permitted in the C-1 through C-4 Commercial zoning districts: