Circulation and Parking. The pedestrian and vehicular traffic movement within and adjacent to the site with particular emphasis on the provision and layout of parking areas, off-street loading and unloading, movement of people, goods and vehicles from access roads, within the site, between buildings and vehicles shall be reviewed.

Site Design and Building Layout. The site design and layout of buildings and parking areas shall be reviewed so as to provide an aesthetically pleasing design and efficient arrangement. Particular attention shall be given to safety and fire protection, impact on surrounding development and contiguous and adjacent buildings and lands.

Lighting. Adequate lighting shall be provided to ensure safe movement of persons and vehicles and for security purposes. Directional lights shall be arranged so as to minimize glare and reflection on adjacent properties.

Buffering. Buffering shall be located around the perimeter of the site to minimize headlights of vehicles, noise, light from structures, the movement of people and vehicles, and to shield activities from adjacent properties when necessary. Buffering can consist of fencing, landscaped berms, evergreens, shrubs, bushes, deciduous trees or combinations thereof to achieve the stated objectives.

Landscaping. Landscaping shall be provided as part of the overall site plan design and integrated into building arrangements, topography, parking and buffering requirements. Landscaping shall include preservation of existing vegetation to the extent possible as well as trees, bushes, shrubs, ground cover, perennials, annuals, plants, sculpture, art and the use of building and paving materials in an imaginative manner.

Common Open Space. Common open space shall be provided as part of any planned development. Open space should be classified as developed (recreational) or undeveloped (natural) space. Undeveloped open space should have as a prime objective the preservation of a site's natural amenities (e.g. beaches, water body features, dunes, etc.).

Signs. Signs shall be designed so as to be aesthetically pleasing, harmonious with other signs and buildings on the site. They shall be located so as to achieve their purpose without constituting hazards to vehicles and pedestrians or be visually distracting form the overall site design.

Utilities. Storm drainage, sanitary waste disposal, water supply and solid waste collection and disposal shall be reviewed. Particular emphasis shall be given to the preservation of stream corridors, establishment of drainage rights-of-way and the adequacy of existing utility systems, and the need for improvements both on-site and off-tract, where appropriate, to adequately carry run-off and sewage, and to maintain an adequate supply of water at sufficient pressure.

Environmental Considerations. Environmental elements relating to prevention of soil erosion, preservation of trees, protection of watercourses, wetlands and floodplains, protection of water sources, noise, air quality, topography, soil and animal life shall be reviewed and the design of the plan shall minimize any adverse impact on these elements.

Street Furniture. The site plan shall provide for those elements of street furniture appropriate to the particular use. These may include phone booths, benches, bike racks, trash receptacles and bus shelters.

Conformance with Master Plan or Official Map. If the Master Plan or the Official Map provides for the reservation of designated streets, public drainageways, flood control basins, or public areas such as parks, school sites, historic sites or similar lands within the proposed development, such areas shall be shown on the plan in locations and sizes suitable to their intended uses. The Planning Board may reserve the locations and extent of such public areas in accordance with the requirements of N.J.S.A. 40:55D-44.

Minimum Roof Pitch. A minimum roof pitch of 5 on 12 is required for all single and two-family residential structures.

Landscape transition areas or buffers shall be provided along any lot and street line of any nonresidential lot where such line or the center line of the adjacent street coincides with a residence zone boundary. Yard requirements may be deemed to be included as part of the landscape transition buffer.

The Planning Board may waive the landscape transition area requirement where existing natural or man-made physical barriers provide an effective visual separation between residential and nonresidential uses.

Each permitted use shall provide suitable buffers in order to protect the character, and to minimize any adverse impacts or nuisances on adjoining properties. Buffers shall be located around the perimeter of the site to minimize glare from headlights of vehicles, to minimize noise, to shield light from structures, to shield the movement of people and vehicles from adjacent property and to shield activities from adjacent properties. Buffers are fences, walls, landscaping, berms and mounds used to minimize any adverse impacts or nuisances on the site from adjacent areas. The applicant shall incorporate into its landscaping plan submitted with the site plan a buffer design plan which shall incorporate the following principles:

Landscaping Plan. Every application for approval of a site plan or a subdivision shall contain a landscaping plan prepared by a New Jersey certified landscape architect, registered architect or professional engineer. The plan shall identify, locate and provide planting details for all proposed trees, shrubs, bushes, plant material and ground cover, all such existing plant materials proposed to be retained, and all ground cover, and natural features. For all existing natural growth proposed to be retained the plan shall state the method(s) proposed to be used for its protection during and after construction (e.g. fencing, tree wells, curbing or similar devices).

The landscaping plan shall conform with the following design requirements, as applicable:

Landscaping shall be provided as part of the overall site plan design and integrated into building arrangements, topography, parking and buffering requirements. Landscaping shall include preservation of existing vegetation to the extent possible as well as trees, bushes, shrubs, ground cover, perennials, annuals, plants, sculpture, art and the use of building and paving materials in an imaginative manner.

The following landscape materials shall be used in the development of landscape plans. This list of species is to be used as a guideline and is not meant to exclude other acceptable species.

In all zones, 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; N.J.S.A. 52:32-11 and by law. 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 shall require site plan approval by the Planning Board.

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.

Minimum Parking Requirements.

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

Bicycle or Moped Parking Requirements. In addition to the required facilities for passenger automobiles, facilities for the secure and convenient parking of bicycles shall be required.

Off-Street Loading Requirements. Off-street loading area or berths, open or enclosed with proper access from a street, highway, common service driveway or alley shall be required.

Supplementary Parking, Storage and Loading Space Requirements. In addition to other provisions of this article, the following shall apply:

Parking and Off-Street Loading and Unloading Requirements.

Use Change Affecting Parking Needs. Whenever after the date of this Ordinance 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 Ordinance, 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 by the Planning Board.

Recycling Requirements. The intention of this subsection is to provide standards and design guidelines governing the preparation of recycling plans for certain developments requiring subdivision or site plan approval. A recycling plan shall be submitted with every preliminary development plan application for 50 or more units of single-family or two-family housing, multi-family or townhouse dwellings of 25 or more units, and all nonresidential development proposals for the utilization of 1,000 square feet or more of land.

Nonresidential and institutional establishments that are exempt from source separation requirements pursuant to N.J.S.A. 13:1E-99.16 of the Recycling Act shall submit written verification of such exemption in lieu of the recycling plan required herein.

Access. Unobstructed access to and from a street shall be provided. Paved access drives or driveways shall be provided in accordance with the criteria provided in this article.

Location of Parking Spaces. Such parking spaces, open or enclosed, shall be on the same lot or tract of land as the building or use to be served unless the Planning Board, in connection with site plan review, shall approve collective off-street parking facilities for two or more buildings or uses on adjacent or contiguous lots. The total of such collective off-street parking facilities shall be not less than the sum of facilities required for the individual uses computed separately.

Location in Different Zones. No access drive, driveway or other means of ingress and egress shall be located in any residential zone to provide access to uses other than those permitted in such residential zone.

Sidewalks and Curbing. 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. Guardrails and wheel stops permanently anchored to the ground shall be provided in appropriate locations. Parked vehicles shall not overhang or extend over sidewalk areas.

Curb Cuts in All Districts. Curb cuts in all districts shall be limited in order to provide for on-street parking. Curb cuts for single-family and duplexes shall be limited as specified under § 85-74D6. For all other developments, curb cuts shall be limited to the size needed to access the development as approved by the Planning Board during site plan review. However, in all districts, at least 50% of the lot frontage shall be raised curb, with a minimum of 35% being continuous raised curb. The area in front of the raised curb to the building shall be landscaped.

Access to Off-Street Parking. In the M-1 Zone circulation patterns shall be designed to minimize curb cuts and be designed to lessen traffic impacts flowing on the North and South Avenues.

Landscaping.

General Circulation Design Principles.

Driveway Design.

Driveway Angle.

Driveway Dimensions. The dimensions of driveways shall be designed to adequately accommodate the volume and character of vehicles anticipated to be attracted daily onto the land development for which a site plan is prepared. The required minimum dimensions of nonresidential driveways shall be 24 feet.

New or Altered Parking Lots. No public or private parking area or access roads thereto shall be constructed, altered or added to in the Borough 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 ordinance and of the Building Code.

Maintenance of Off-Street Parking and Loading Areas.

Automobile Parking Design Principles.

Bicycle Parking Design Principles.

Location and Access of Loading Areas, Berths.

Unobstructed access, at least 10 feet wide, to and from a street shall be provided. Such access may be combined with access to a parking lot. All permitted or required loading areas or berths shall be on the same lot as the use to which they are accessory. No entrance or exit for any loading area or berth shall be located within 50 feet of any street intersection. No off-street loading berth or area shall be located in any front yard.

All areas for the loading and unloading of vehicles and for the servicing of establishments or shops shall be paved and have adequate and unobstructed access from a street, service driveway or alley and shall be so arranged that they may be used without blocking or otherwise interfering with the use of automobile access-ways, parking facilities, fire lanes or sidewalks.

Street Extensions. The arrangement of streets not shown on the Master Plan or Official Map shall be such as to provide for the appropriate extension of existing streets.

Minor Streets. Minor streets shall be so designed as to discourage through traffic.

Right-of-Way. The right-of-way width shall be measured from lot line to lot line and shall not be less than the following:

Lots Abutting Existing Streets. 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 Ordinance 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.

Intersections. Street intersections 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. Also, only one point of access and one point of egress may be allowed each property except where large frontages are present. In those latter cases, the Borough Engineer may advise the Planning Board to the safety requirements involved.

Property Access. Unless necessary to provide access to a lot in separate ownership existing before the date of this Ordinance, no driveway access to property or additional street intersection may be permitted within "sight triangles" as specified herein.

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

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

Connecting Street Lines. 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.

Culs-de-sac. Dead-end streets (culs-de-sac) shall not be longer than 600 feet and shall provide a turnaround at the end with a radius of not less than 50 feet and tangent, whenever possible, to the right side of the street.

Temporary Culs-de-sac. If a dead-end street is of a temporary nature, a similar turnaround shall be provided and provisions made for future extension of the street and reversion of the excess right-of-way to the adjoining properties.

Street Names. No street shall have a name which will duplicate as to be confused with the names of existing streets. The continuation of an existing street shall have the same name.

Alleys. The following shall apply to the design and location of alleys:

Lot Size. Minimum lot size shall be governed by the Zoning Ordinance.

Lot and House Numbers. House and lot numbers shall be assigned each lot by the Borough Engineer.

Side Lot Lines. Insofar as is practical, side lot line shall be at right angles to straight streets and radial to curved streets.

Lot Frontage and Width. Each lot shall front on an approved street accepted by the municipality. Frontage shall be measured along a straight line between points where side lines meet street lines, e.g. the chord of a circle in a cul-de-sac.

Lot Line on Widened Streets. Where extra width is provided for the widening of existing streets, lot measurements shall begin at such extra width line and all setbacks shall be measured from such line unless otherwise provided by the Zoning Ordinance.

Unsuitable Lots. Where there is a question as to the suitability of a lot or lots for their intended use, due to factors such as flood conditions or similar circumstances, the Planning Board may, after adequate investigation, withhold approval of such lots. If approval is withheld, the Board shall give reasons and notify the applicant and enter the same into the minutes.

Concrete Monuments. Concrete monuments shall be installed on both sides of all streets and elsewhere in accordance with the requirements of the N.J. Map Filing Act.

Existing Platting Pattern. The historic lot orientation of Wildwood Crest places entries facing the north and south directional streets, including Park Boulevard, Bayview Drive, Lake Road, New Jersey Avenue, Pacific Avenue, Seaview Avenue, Atlantic Avenue, and Ocean Avenue so that the main entry facade or front is facing the primary north/south directional street on both interior and corner lots. Conversely, on the east and west directional streets which intersect the north and south directional streets, the main entry facade or front faces the secondary east and west directional streets on interior lots. This historic lot pattern is desirable and creates a sense of enclosure, eyes on the street, and pedestrian scale. Where practical, historic lot layout shall determine that all redevelopment and development respect the existing lot pattern:

Utility Installation and Other Easements. Easements along rear property lines or elsewhere for utility installation may be required. Such easements shall be at least 15 feet wide and located in consultation with the companies or municipal departments concerned.

Drainage and Conservation Easements. Where a subdivision is traversed by a watercourse drainage way channel or street, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse, and such further width or construction or both as will be adequate for the purpose.

Preservation of Natural or Man-made Assets. Wherever possible, subdividers shall preserve trees, sand dunes, waterways, scenic points, historic spots, and other community assets and landmarks.

Buffer Areas. If a subdivision abuts an area zoned for a use different from the use permitted in the area of the subdivision, the Planning Board shall consider the need to provide a separation to promote the public safety and general welfare of the municipality. The Planning Board may require a landscape transition buffer as set forth in this Ordinance to be shown on the plat of the subdivision. The Planning Board shall be guided by the design criteria for such buffers as is contained in this Ordinance.

Streets. The developer shall submit plans, profiles, cross sections and design for the work to the Borough Engineer for approval prior to the start of any construction; at his own expense, grade all streets for their full width in conformity with the terrain and good engineering practices; shall have all underground utilities installed prior to any street paving construction; shall construct adequate underground pipe drainage systems to carry off surface water; shall construct streets in accordance with specification shown below.

The paved roadway areas shall be constructed in accordance with the following:

Curbs. Curbs shall be constructed of Portland cement air-entrained concrete, class B, having a standard strength of 4,500 pounds per square inch. Depressed curbs at driveways shall have a full depth of 18 inches.

Sidewalks. Sidewalks shall be constructed of Portland cement air-entrained concrete, class C, having a standard strength of 4,000 pounds per square inch. Minimum width shall be five feet.

Water Mains. Water mains are to be installed in accordance with specifications approved by the City of Wildwood Water Utility or the following:

Sewers. Where required by the Planning Board, sanitary sewers including service laterals, shall be installed in all streets and easements before the base materials for the streets are in place or the if the grading of the easement is complete, whether or not such sewers can be put to immediate use. Sewers in the streets and easements are to be constructed in accordance with the following:

Joints. Sections of pipe shall be joined by slip-type rubber gasketed joints, mechanical joints and such other gasketed joints as approved. Hot poured bituminous joints and caulked lead joints may be used, if approved, where conditions are such that preformed gasketed joints are not applicable.

Watertight Caps of Plugs. Termination of service laterals or any other temporary or permanent opening into the system shall be sealed by an acceptable means against the entrance of surface and ground water. Such sealed caps or plugs shall be so installed as to be watertight against any such internal pressure as might be applied in the testing of the sewer, as well as external subsurface water infiltration. Terminations of laterals shall be referred to "S" cuts on curbs or to other permanent monuments to facilitate locating the ends in the future.

Manholes. Manholes may be either precast or built in place. No deviation from the approved standards will be permitted which may adversely affect watertightness, structural strength, safe use or maintenance of the manhole or the pipes connecting thereto.

Service Connections. Laterals for sanitary sewers shall be constructed from mains to a point two feet beyond underground utility easement in front of the realty improvement to be sewered.

The owner shall, at the time he deeds the streets within a development to the Borough, give a bill of sale to the municipality, transferring title to all sewer utility improvements within street line limits and within easement limits absolutely free to Wildwood Crest Borough.

All lighting shall be serviced underground. The style of the light and light standard shall be consistent with the architectural style of the principal building.

The maximum height of freestanding lights shall be the same as the principal building, but not exceeding 25 feet.

All lights shall be arranged and shielded in such a manner as not to create a hazard or nuisance to nearby residential properties or the traveling public.

Where lights along property lines would be visible to adjacent residents, the lights shall be appropriately shielded.

Light fixtures attached to buildings and visible to the public shall be shielded.

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

Lighting shall be located along streets, parking areas, at intersections, and where various types of circulation systems merge, intersect, or split.

Pathways, sidewalks and trails shall be lighted with low or mushroom type standards.

Stairways, and sloping or rising paths, building entrances and exits require illumination.

Lighting shall be provided where buildings are set back or off-set if access is provided at such points.

The following intensity in foot candles shall be provided:

Evergreens may be used as buffers providing they are planted properly. An evergreen buffer requires two or even three rows of staggered plantings. The rows shall be planted at intervals such that within one complete growing season, visibility from public view is obscured between uses being buffered.

Fences or walls as buffers shall complement the structural type, design and color of the principal building. A chain link fence with interwoven wood slats is not appropriate for residences or commercial properties.

Solid fences (solid picket, board and batten, panel or louver types) are most appropriately used adjacent or attached to a building as an extension of its architecture. In such instances, consideration shall be given to coordination with the design theme, materials, and color of the principal structure.

Semi-transparent fences (one inch by two inches wood screen, picket or contemporary types) are less architecturally related to a principal structure and shall be finished in a more natural manner.

Transparent fences (hedge, split-rail, wire mesh, chain link types) shall be as unobtrusive as possible and be located within an overall landscaping plan so that they blend into the landscape.

Plantings shall be considered as part of any wall or fencing plan.

Consider buffers for the following areas:

General Regulations. The following regulations shall apply to all permitted and pre-existing nonconforming signs:

Prohibited Signs. Signs prohibited in all zones shall specifically include, but not be limited to, the following:

Temporary Signs. Temporary signs in all zones and for all parcels, including vacant lots, shall be subject to the following regulations:

Signs in Business and Marine Commercial Zones. Signs in nonresidential districts may be erected only in accordance with the following requirements:

Signs in Hotel/Motel and Multi-Family Zones.

Signs in Residential Districts. Only the following types of signs shall be permitted in residential districts:

Substandard signs may be removed by the Borough for the following reasons:

Municipal Signs. Nothing contained in this chapter shall be construed to apply to any sign, freestanding, installed, painted or erected by the Borough on any Borough premises, lot, structure or facility owned or operated or hereafter owned or operated by the Borough, or by any authority or agency created by the Borough, or within any public street or public right-of-way.

For townhouse style or similar attached structures, a maximum of six dwelling units in a single row with a minimum offset of two to four feet between every two dwelling units should be encouraged. No more than six dwelling units should be permitted in a straight line. The planes of other straight facades should be no more than 80 feet in length without at least a two-foot offset. Private parking areas should be located near the entrances and outdoor living areas or patios adjoining open space or paths leading to open space. Townhouses and similar style structures in each cluster should be consistent in terms of architectural style and major design elements such as materials, color tones, windows, roof lines, or roof design.

The site plan should be broken into visually small groupings such as quadrangles, clusters and courts, devices to slow speed and reduce the size of each visual grouping, such as garden walls and gates, reduction in setbacks of facing buildings, and variable landscape layouts.

Private off-street parking areas shall be located near dwelling unit entrances.

Architectural elements such as masonry walls and fences shall be compatible, in both style and materials, with the dwelling unit and development of which it is a part.

Architectural style and major design elements of each dwelling unit, such as materials, color tones, windows, and roof design, shall be compatible with all proposed dwelling units in the immediate neighborhood. Building exteriors shall have vertical and/or horizontal offsets to create visual breaks on the exterior.

All garages or carports shall conform architecturally to and be of similar materials as the principal building in the development.

An outdoor private living space shall be provided for each dwelling unit. Buildings shall have open balconies or decks and patios.

Each building or complex of buildings shall have an architectural theme with appropriate variations in design to provide attractiveness to the development compatible with the development and in its relationship to adjacent land uses. Such variations in design shall result from the use of landscaping and the orientation of buildings to the natural features of the site and to other buildings as well as from varying unit widths, using different exterior materials, changing roof lines and roof designs, varying building heights, and changing window types, shutters, doors, porches, and exterior colors. Architectural elevations shall be submitted to the Planning Board for review and approval.

All dwelling units shall be connected to approved and functioning water and sanitary sewer systems prior to the issuance of certificate of occupancy.

No outside area or equipment shall be provided for the hanging of laundry or the outside airing of laundry in any manner. Sufficient area and equipment shall be made available within each building for the laundering and artificial drying of the laundry of the occupants of each building.

Dwelling units shall have access to a master television antenna system and individual units may not erect individual external television antennas.

For each apartment unit, in addition to any storage area contained inside individual dwelling units, there shall be provided for each dwelling unit 250 cubic feet of storage area in the cellar, basement, or ground floor of the building where personal belongings and effects may be stored without constituting a fire hazard and where said belongings and effects may be kept locked and separated from the belongings of other occupants.

No dwelling unit shall be constructed below grade. Units shall be designed in such a manner as to provide maximum security and visual privacy from adjacent dwelling units.

The use of natural lighting and solar heating is encouraged. Buildings shall be sited so as to take advantage of view, sun and wind factors.

Particulate matter shall not be discharged into the outdoor air in a concentration exceeding 0.03 grains per cubic foot of gas at actual gas conditions unless a minimum of 95% of such particles leaving the process in the stack gas are removed from the gas prior to discharge. However, regardless of degree of gas cleaning, the following provisions shall apply:

Visible emission such as smoke, the shade or appearance of which is darker than No. 1 on the Ringelman Smoke Chart, shall not be emitted into the open air from any fuel-burning equipment; provided, however, that smoke emitted during the clearing of a fire box or the building of a new fire, the shade or appearance of which is not darker than No. 2 on the Ringelman Smoke Chart, may be permitted for a period or periods aggregating no more than three minutes in any 15 consecutive minutes.

Standard. Noise shall be measured with a sound level meter complying with the standards of The American National Standards Institute, "American Standards Specifications for General Purpose Sound Level Meters" (ANSIS1.4-1961 or its latest revisions). The instrument shall be set to the A-weighted response scale and the meter to the slow response. Measurements shall be conducted in accordance with "American Standard Method for the Physical Measurements of Sound" (ANSIS1.2-1961).

Noise Level Restrictions. Noises shall not exceed the maximum sound levels specified in the table, except as designated below:

In any residence district, the A-weighted sound levels shall not exceed 50 dBA during the hours of 9:00 p.m. and 7:00 a.m. Whenever a residence district abuts any other district, the most restricted of the limitations shall apply.

Exclusions and Permitted Variations.

Allowable Illumination. Any operation or activity producing intense glare except for emergency procedures shall be conducted so that direct and indirect illumination from the source shall not exceed 0.3 foot candle in any area zoned residential. Flickering and intense sources of light shall be controlled so as not to cause a nuisance across adjacent lot lines.

Heat. Sources of heat, including but not limited to steam, gases, vapors, products of combustion or chemical reaction shall not discharge onto or directly contact structures, plant life or animal life on neighboring uses or impair the function or operation of a neighboring use. No use, occupation, activity, operation or device shall cause an increase in ambient temperature, as measured on the boundary between neighboring uses.

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 shall conform to all yard requirements imposed by Borough zoning standards upon the principal buildings in the zone.

No materials, wastes or other substance shall be stored or maintained upon a lot in such a manner that natural run-off 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.

All materials or wastes which might cause fumes or dust or which constitute a fire hazard or which may be edible or otherwise attractive to rodents or insects shall be stored outdoors only if enclosed in containers which are adequate to eliminate such hazards.

Except for smoke which is emitted from chimneys, no smoke, fumes or objectionable odors shall be emitted from any building.

Storage and disposal of hazardous waste materials shall not be permitted in the Borough.

Detention areas, which may be depressions in parking areas, excavated basins or basins created through the use of curbs, landscaped areas, or any other form of grading which serves to temporarily impound and store water.

Rooftop storage through temporary impoundment and storage of stormwater on flat or slightly pitched building rooftops by use of drain outlets which restrict the stormwater runoff from the roof surface.

Dry wells or leaching basins which control stormwater runoff through ground absorption and temporary storage.

Porous asphaltic pavement which preserves the natural ground absorption capacity of a site and provides a sub-surface reservoir for temporary storage of stormwater.

Any system of porous media, such as gravel trenches drained by porous well of perforated pipe, which temporarily stores and dissipates stormwater through ground absorption.

Any combination of the above mentioned or other techniques, as approved by the Borough Engineer, which serves to limit and control stormwater runoff from a given site.

The storm system shall be adequate to carry off the stormwater and natural drainage water which originates within the lot or tract boundaries. No stormwater run-off or natural drainage water shall be so diverted as to overload existing drainage systems to create flooding or the need for additional drainage structures on other private properties or public lands without proper and approved provisions being made for taking care of these conditions.

Techniques for computing water run-off shall be as prescribed by the Borough Engineer.

Lots shall be graded away from the building(s). Additionally, drainage shall be provided in a manner which will prevent the collection of stormwater in pools or other unauthorized concentrations of flow and water shall not flow across adjacent property lines at greater than predevelopment rates.

A soil disturbance review shall be required when an amount of soil exceeding 5,000 square feet or more of disturbance is to be removed or placed upon any site, regardless of the time span to accomplish such removal. Any proposed removal under 5,000 square feet shall be reviewed and approved by the Borough Engineer. However, nothing in this review shall be construed to prevent any owner, otherwise eligible in accordance with law, from excavating or cutting, stripping or otherwise disturbing lands or soil for the following purposes:

In reviewing site plan applications for soil disturbance, the Planning Board shall consider the following criteria: