City of Camden, NJ
Camden County
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Table of Contents
Table of Contents
[Added 9-13-2001 by Ord. No. MC-3690]

§ 577-83.22
Purposes. 

§ 577-83.23
Definition of Overlay Zone. 

§ 577-83.24
Use restrictions. 

§ 577-83.25
Buffer corridor. 

The purpose of the Stream and River Corridor Protection and Management Overlay Zone is to protect, enhance and restore the shoreline cover; to preserve the natural flow of watercourses within the region; to maintain undisturbed the ecological balance between wildlife, plant and aquatic life which are dependent on watercourses; to retain variety and contrast in landscape, to protect scenic beauty; to provide natural buffer zones between incompatible land uses; to improve ground and surface water quality by controlling erosion and reducing effluent and nutrient flow from the shoreline; and thereby promote the health, safety and public welfare of the residents of Camden and adjacent jurisdictions.

A. 

The Stream and River Corridor Protection and Management Overlay Zone applies to the Delaware River, Cooper River, Newton Creek within the jurisdiction of the City of Camden in the areas designated on the City of Camden Zoning Map, and their shorelines and land extending 150 feet from the mean high water mark, which is the point at which the water meets the land at the elevation of mean high water.BEGIN NOTENOTE: "Mean high water" is defined as a tidal datum that is the arithmetic mean of the high water heights observed for over a specific nineteen-year Metonic cycle and is the measure used by DEP for purposes of CARFA and the Waterfront Development Act.END NOTE All distances shall be measured in horizontal feet.

B. 

The Stream and River Corridor Protection and Management Overlay Zone is an overlay district which shall be superimposed on other districts established by the Zoning Code of the City of Camden. All regulations applicable to such underlying districts shall remain in effect, except when the regulations in this article impose a greater degree of control and regulation of land development, in which the case the regulations in this article shall prevail. The restrictions of the Overlay Zone apply only to the portion of a particular lot and block which is within 150 feet of the mean high watermark, and do not apply to uses on the remaining portion of the lot.

A. 

Permitted uses. Uses that are permitted in the underlying zone are permitted in the Stream and River Corridor Protection and Management Overlay Zone, unless they are prohibited pursuant to Subsection C of this article.

B. 

Conditional uses. Uses that are conditionally permitted in the underlying zone are conditionally permitted in the Stream and River Corridor Protection and Management Overlay Zone, provided that all requirements of this article are satisfied.

C. 

Prohibited uses.

(1) 

Uses that are not specifically permitted or conditionally permitted in the underlying zone are prohibited.

(2) 

The following uses are also prohibited in the Stream and River Corridor Protection and Management Overlay Zone, even though they may be permitted in the underlying zone:

(a) 

The storage, processing, treatment, disposal, or transport of materials that are flammable, poisonous, explosive, or which would be injurious to human, animal or fish and other aquatic life, including ordnance, medical, chemical, and other hazardous waste, except that this provision does not prohibit such materials as part of normal household use, and does not prohibit transport of such materials across the site when it is required and accessory as part of a primary, water-dependent industrial or commercial use. This restriction does not apply to heating oil used to heat a structure on the premises.

(b) 

Sanitary landfills, sumps, or other solid waste disposal facilities, including any further encroachment toward the shoreline of existing sites.

(c) 

Removal, excavation, dredging or filling of riverine materials, except as allowed by the State of New Jersey. This restriction does not apply to activities that are necessary for a primary, water-dependent business use, provided that any necessary approvals have been obtained from the NJDEP.

(d) 

Junkyards.

(e) 

Open storage of road salt, or other de-icing chemicals, and excavated materials, except that this provision does not prohibit transport of such materials across the site when it is required and accessory as part of a primary, water-dependent industrial or commercial use.

(f) 

Gasoline stations, car washes, auto repair or auto body shops.

(g) 

Commercial metal plating and other metallurgical processes that involve use of hazardous chemicals.

(h) 

Chemical and bacteriological laboratories or manufacturing facilities.

(i) 

Dry-cleaning establishments and laundromats.

(j) 

Manufacturing facilities that produce any of the following: electrical equipment, pharmaceutical, plastic, fiberglass, rubber goods, and textiles.

(k) 

Commercial food processing, photographic processing, or wood processing facilities.

(l) 

Offset, letter press and other printing establishments that involve use of hazardous chemicals.

(m) 

Concrete plants, gravel- or stone-washing operations.

(n) 

Furniture stripping establishments.

(o) 

Machine shops, except those which are accessory to a primary, water-related use.

(p) 

Manure stockpiles.

(q) 

Pesticides, herbicide, and fungicide applications, with the exception of those reviewed and approved by the New Jersey Department of Agriculture.

A. 

A buffer corridor along the waterways shall be retained in a natural and scenic condition. This shall be accomplished by limiting development activity inside the corridor and promoting the use of naturalistic landscaping, which uses a combination of native plants that create habitat for fauna, a sense of privacy, and develops scenic views of the waterways, in accordance with the requirements set forth below for each type of underlying zone. The planting of the following most problematic invasive non-native vegetation is prohibited in all zones within the buffer corridor: Japanese knotwood, purple loosestrife, phragmites, garlic mustard, ailanthus, and stiltgrass.

B. 

Buffer corridor requirements in residential zones.

(1) 

In residential zones, R-1 and R-2, the buffer corridor shall extend 35 feet from the mean high water line.

(2) 

The following activities are prohibited within the buffer corridor:

(a) 

Constructing, enlarging, altering, or moving building or structures, except as provided below;

(b) 

Paving with impermeable materials;

(c) 

Outdoor underground or above-ground storage tanks, except those which are accessory to a primary, water-dependent use and which are double-lined and meet DEP standards;

(d) 

The clear-cutting of trees, underbrush, and other natural vegetation;

(e) 

Storage and dumping of hazardous chemicals or waste materials;

(f) 

Removal or excavation of soil or the dumping or filling with materials, except as required for gardening activities.

(3) 

These restrictions shall not prohibit or restrict the following activities:

(a) 

Landscaping, which includes selective pruning, planting of flower, vegetable and herb gardens, herbaceous plants, trees and shrubs, lawn maintenance, and other normal household uses which do not cause erosion or other environmental damage to the shoreline.

(b) 

The cutting or removal of diseased, dying or dead trees, invasive non-native vegetation, or other vegetation that present safety or health hazards.

(c) 

The construction of docks on the water, and the clearing of vegetation and paving with permeable natural materials to allow access to such docks.

(4) 

The use of naturalistic landscaping and the removal of invasive, non-native vegetation are encouraged but not required.

(5) 

The land area within this buffer strip will not be subtracted from the gross buildable area of the lot.

C. 

Buffer corridor requirements in commercial and industrial zones.

(1) 

In commercial and industrial zones, M-R, I-1, I-2, C-3, C-4, and C-5, the buffer corridor shall extend 50 feet from the mean high water line.

(2) 

The following activities are prohibited within the buffer corridor:

(a) 

Constructing, enlarging, altering, or moving buildings and structures, except as provided below;

(b) 

Paving with impermeable materials;

(c) 

Outdoor underground or above-ground storage tanks, except those which are accessory to a primary, water-dependent use and which are double-lined and meet DEP standards.

(d) 

The clear-cutting of trees, underbrush, and other natural vegetation.

(e) 

Storage and dumping of hazardous chemicals or waste materials;

(f) 

Removal or excavation of soil or the dumping or filling with materials. This restriction does not apply to activities that are necessary for a primary, water-dependent business use, provided that any necessary approvals have been obtained from the NJDEP.

(3) 

These restrictions shall not prohibit or restrict the following activities:

(a) 

Naturalistic landscaping, which includes selective pruning, planting of native vegetation, including herbaceous plants, trees and shrubs, and lawn maintenance, which does not cause erosion or other environmental damage to the shoreline.

(b) 

The cutting or removal of diseased, dying or dead trees, invasive non-native plants, or other vegetation that present safety or health hazards.

(4) 

The removal of invasive non-native plants and the creation of natural meadows which require only yearly mowing are encouraged but not required.

(5) 

Commercial properties which are being used for a primary water-dependent use are exempt from the buffer corridor requirements to the extent that development of the land within the buffer corridor is necessary for primary business operations.

(6) 

Commercial properties involving permitted uses in the Overlay Zone which utilize the waterway for transport of materials are exempt from the buffer corridor requirements to the extent that development of the land within the buffer is necessary for primary business operations.

(7) 

The land area within this buffer strip will not be subtracted from the gross buildable area of the lot.

D. 

Buffer corridor requirements in CV-1 and CV-2 Zones.

(1) 

In CV-1 and CV-2 Zones, the buffer corridor shall extend 100 feet from the mean high water line.

(2) 

The following activities are prohibited within the buffer corridor:

(a) 

Constructing, enlarging, altering, or moving buildings and structures, except as provided below;

(b) 

Paving with impermeable materials except for the paving of the multi-use trail;

(c) 

Outdoor underground or above-ground storage tanks, except those which are accessory to a primary, water-dependent use and which are double-lined and meet DEP standards.

(d) 

The cutting of trees and underbrush, except for that necessary for the removal of invasive non-native plants, diseased, dying, or dead trees and vegetation, vegetation that presents safety or health hazards, or selective pruning and clearing in accordance with an approved naturalistic landscaping plan.

(e) 

Storage and dumping of hazardous chemicals or waste materials;

(f) 

Removal or excavation of soil or the dumping or filling with materials, except as required for gardening activities.

(3) 

These restrictions shall not prohibit or restrict the following activities:

(a) 

Naturalistic landscaping, which includes selective pruning, planting of native vegetation, including herbaceous plants, trees and shrubs, and lawn maintenance, which does not cause erosion or other environmental damage to the shoreline.

(b) 

The clearing of vegetation and construction of facilities necessary for water-related recreational uses, including boat launches, marinas, docks, fishing piers, vista platforms, and bathing beaches.

(4) 

The removal of invasive non-native plants and the creation of natural meadows which require only yearly mowing are encouraged but not required.

E. 

Opportunity to create a conservation easement. The municipality shall offer to property owners the opportunity to grant a conservation easement protecting the land adjacent to the waterway in a natural state and granting public access for the purpose of creating a continuous linear greenway system and multi-use trail along the waterways in the City. The conservation easement will be held by the municipality, or its designee. The grant of the easement shall be considered for purposes of tax assessment of the property pursuant to N.J.S.A. 13:8B-7. The grant of an easement is strictly voluntary on the part of the property owner and may not be used as a condition for grant of a permit to which the owner is otherwise entitled.

F. 

Aesthetic impact. All new development shall be blended into the existing landscape on the property so as to minimize its visual impact and maintain natural beauty and environmentally sensitive shoreline areas through the use of vegetative and structural screening, landscaping, grading and appropriate location of structures on the lot.

G. 

Stormwater management. Stormwater run-off from new development shall be directed toward vegetation for surface infiltration. Direct discharges to streams and rivers shall not cause vegetation loss, soil erosion or sedimentation, or construction within the stream corridor.

H. 

Environmental quality. Land development in the Overlay Zone must not result in erosion or sedimentation, water pollution, increased flooding or any decrease in fish and wildlife habitat.