For the purpose of implementing the provisions of this chapter, there is hereby created in Corbin City the Pinelands Forest Area District (PFA), the boundaries of which shall be as shown on the map attached to this chapter and incorporated herein as Exhibit A and on detailed maps and block and lot listings on file in the office of the City Clerk of Corbin City, entitled "Map of the City of Corbin City, New Jersey," also filed in the Atlantic County Clerk's office in Mays Landing, New Jersey, and filed with the New jersey Pinelands Commission in Pemberton Township, New Jersey.
A building may be erected or used, and a lot may be used or occupied, for any of the following purposes in the Pinelands Forest Area District:
A. 
Permitted uses.
(1) 
Residential dwellings on lots not less than 15 acres, provided that clustering of the permitted dwellings shall be required in accordance with N.J.A.C. 7:50-5.19(c) and (d) whenever two or more units are proposed as part of a residential development.
[Amended 10-11-2011 by Ord. No. 7-2011]
(2) 
Agriculture.
(3) 
Agricultural employee housing as an element of and necessary to an active agricultural operation.
(4) 
Forestry and the continuation of existing resource extraction operations in accordance with N.J.A.C. 7:50-6, Part VI.
[Amended 11-13-1989 by Ord. No. 89-4; 7-14-1997 by Ord. No. 4-97]
(5) 
Public service infrastructure intended to primarily serve the needs of the Pinelands. Centralized wastewater treatment and collection facilities shall be permitted to service the Forest Area District only in accordance with § 82-23 of this chapter.
[Amended 11-13-1989 by Ord. No. 89-4; 7-14-1997 by Ord. No. 4-97]
(6) 
Signs.
(7) 
Accessory uses.
(8) 
Low-intensity recreational use, provided that:
[Added 11-13-1989 by Ord. No. 89-4]
(a) 
The parcel proposed for low-intensity recreational use has an area of at least 50 acres.
(b) 
The recreational use does not involve the use of motorized vehicles except for necessary transportation.
(c) 
Access to bodies of water is limited to no more than 15 linear feet of frontage per 1,000 feet of water body frontage.
(d) 
Clearing of vegetation, including ground cover and soil disturbance, does not exceed 5% of the parcel; and
(e) 
No more than 1% of the parcel will be covered with impervious surfaces.
[Amended 10-11-2011 by Ord. No. 7-2011]
B. 
Conditional uses.
(1) 
Residential dwelling units on lots of 3.2 acres, provided that:
[Amended 11-13-1989 by Ord. No. 89-4; 3-8-1993 by Ord. No. 3-93; 7-14-1997 by Ord. No. 4-97]
(a) 
The dwelling unit will be the principal residence of the property owner or a member of the immediate family of the property owner;
(b) 
The individual whose principal residence the dwelling unit will be has not developed a dwelling unit under this section within the previous five years;
(c) 
The parcel of land on which the dwelling is to be located has been in the continuous ownership since February 7, 1979, of the person whose principal residence the dwelling unit will be, a member of that person's immediate family, or a partnership or corporation in which members of that person's immediate family collectively own more than a majority interest in such partnership or corporation; and
(d) 
The person whose principal residence the dwelling unit will be has resided in the Pinelands for at least five years and that person or one or more members of that person's immediate family has resided in the Pinelands for a total of at least 20 different years.
(2) 
Residential dwellings on a parcel of land of one acre or more, provided that:
[Amended 7-14-1997 by Ord. No. 4-97]
(a) 
The dwelling unit will be the principal residence of the property owner or a member of the immediate family of the property owner;
(b) 
The parcel has been in the continuous ownership since February 7, 1979, of the person whose principal residence the dwelling unit will be, a member of that person's immediate family, or a partnership or corporation in which members of that person's immediate family collectively own more than a majority interest in such partnership or corporation;
(c) 
The parcel was not in common ownership with any contiguous land on or after February 8, 1979, that contains substantial improvements; and
(d) 
The parcel includes all vacant contiguous lands in common ownership on or after February 8, 1979.
(3) 
Institutional uses, provided that:
(a) 
The use does not require or will not generate subsidiary or satellite development in the Pinelands Forest Area District.
(b) 
The applicant has demonstrated that adequate public service infrastructure will be available to serve the use.
(c) 
The use is primarily designed to serve the needs of the Pinelands Forest Area District in which the use is to be located.
(4) 
Pinelands resource-related industrial or manufacturing uses on lots of at least five acres, including manufacture of boats, glass, paper, ice or building materials; wood and lumber processing, not including pulp and fiber reduction and processing; resource extraction or uses that rely on sand or gravel as raw products; packing and crating, delivery, carting or hauling station, trucking yard or terminal; and warehouse or yard for storage, sale and distribution of ice or building materials, provided that:
[Amended 7-14-1997 by Ord. No. 4-97]
(a) 
The principal raw material for the proposed use is found or produced in the Pinelands.
(b) 
The use does not require or will not generate subsidiary or satellite development in the Pinelands Forest Area District.
(c) 
The front, rear or side yard of any lot used for Pinelands resource-related manufacturing or industrial use which abuts an agricultural or residential district is not less than 200 feet in width or depth, measured from the district boundary line. Such yard may be used, however, for off-street parking and other uses which do not involve buildings or manufacturing processes.
(d) 
All proposals for Pinelands resource-related manufacturing or extended development are accompanied by a plan submitted to the Planning Board showing such pertinent information as is deemed necessary by the Planning Board for adequate study and recommendation.
(5) 
Campgrounds, not to exceed one campsite per gross acre, provided that the campsites may be clustered at a net density not to exceed 10 campsites per acre.
[Amended 7-14-1997 by Ord. No. 4-97]
(6) 
Agricultural commercial establishments, excluding supermarkets, restaurants, and convenience stores, provided that:
[Amended 7-14-1997 by Ord. No. 4-97]
(a) 
The principal goods or products available for sale were produced in the Pinelands.
(b) 
The sales area of the establishment does not exceed 5,000 square feet.
(7) 
Roadside retail sales and service establishment, provided that:
(a) 
The parcel proposed for development has roadway frontage of at least 50 feet.
(b) 
No portion of any structure proposed for development will be more than 300 feet, measured along a line parallel to the roadway, from the closest part of a roadside retail sales and service structure that was in existence on February 7, 1979.
(c) 
The proposed use will not unduly burden public services, including but not limited to water, sewer and roads.
(8) 
Residential dwelling units on lots of one acre, provided that.
[Added 3-8-1993 by Ord. No. 3-93]
(a) 
The applicant satisfies all of the requirements set forth in § 82-6B(1) above.
(b) 
The lot to be developed existed as of February 8, 1979, or was created as a result of an approval granted by the Pinelands Development Review Board or by the Pinelands Commission pursuant to the Interim Rules and Regulations prior to January 14, 1981.
(c) 
The applicant qualifies for and receives from the City a variance from the three-and-two tenths-acre lot size requirement set forth in 82-6B(1) above.
(d) 
The applicant purchases and redeems 0.25 Pinelands development credit.
(e) 
No more than 1% of the parcel will be covered with impervious surfaces.
[Amended 10-11-2011 by Ord. No. 7-2011]
(9) 
Residential dwelling units on lots of one acre, existing as of January 14, 1981, provided that:
[Added 3-8-1993 by Ord. No. 3-93]
(a) 
The owner of the lot proposed for development acquires sufficient vacant contiguous or noncontiguous land which, when combined with the acreage of the lot proposed for development, equals at least 15 acres.
(b) 
All lands acquired pursuant to Subsection B(8)(a) above, which may or may not be developable, are located within the Pinelands Forest Area District.
(c) 
All noncontiguous lands acquired pursuant to Subsection B(9)(a) and (b) above shall be permanently protected through recordation of a deed of restriction in accordance with the following requirements:
[Amended 10-11-2011 by Ord. No. 7-2011]
[1] 
The deed of restriction shall permit the parcel to be managed for:
[a] 
Low-intensity recreation, ecological management and forestry, provided that no more than 5% of the land may be cleared, no more than 1% of the land may be covered with impervious surfaces and any such uses or activities are approved and conducted in accordance with the requirements of this chapter;
[b] 
Where agricultural use exists on a parcel proposed to be protected, the following standards shall apply:
[i] 
For those agricultural uses in existence as of April 6, 2009, the deed of restriction may provide for the continuation of agricultural uses and the expansion of the area of agricultural use by up to 50%;
[ii] 
For those agricultural uses established after April 6, 2009, the deed of restriction may provide for the continuation of agricultural uses, provided the agricultural use has been in existence for a period of at least five years prior to submission of an application for density transfer;
[iii] 
For those agricultural uses established after April 6, 2009 which do not meet the standards of Subsection B(9)(c)[1][b][ii] above, the deed of restriction shall permit the land to be managed only in accordance with Ssubsection B(9)(c)[1][a] above and shall not provide for continuation of any agricultural use on the parcel; and
[iv] 
The deed of restriction to be recorded pursuant to Subsection B(9)(c)[1][b][i] or [ii] above shall authorize agricultural uses and provide that impervious surface may not exceed that which currently exists or 3%, whichever is greater, unless a Resource Management System Plan has been prepared. Before these impervious surface limits may be exceeded, evidence of Pinelands Commission approval of the Resource Management System Plan shall be provided. If the deed of restriction is in favor of Atlantic County or the State Agricultural Development Committee, evidence of their approval shall also be provided.
[2] 
The deed of restriction shall be in favor of the parcel to be developed and the City or another public agency or non-profit conservation organization. In all cases, such restriction shall be expressly enforceable by the Pinelands Commission. The deed restriction shall be in a form to be approved by the City Solicitor and the Pinelands Commission.
(d) 
Tax assessment for the acquired noncontiguous lands are combined and assigned to the land to be developed.
(e) 
The lot proposed for development otherwise meets the minimum standards of Article IV of this chapter.
C. 
Accessory Uses.
(1) 
Private garages or stables; toolsheds.
(2) 
Private residential swimming pools and tennis courts.
D. 
Area, yard and height regulations.
(1) 
Lot area: As specified in Subsection A and B above.
(a) 
Minimum lot depth; 200 feet.
(b) 
Notwithstanding the minimum lot areas set forth above in Subsections A and B, no such minimum lot area for a nonresidential use within the PFA District shall be less than that needed to meet the water quality standards of § 82-23B(4) whether or not the lot may be served by a centralized sewer treatment or collection system.
[Added 11-13-1989 by Ord. No. 89-4]
(2) 
Yards for nonresidential uses. The front, side and rear yards shall be provided on each lot as follows:
(a) 
Front yard: as specified in § 82-24A of this chapter.
(b) 
Side yard: 12 feet for a building used exclusively for commercial or other nonresidential purposes, except that in the case of a corner lot, any yard which abuts a street should adhere to front yard requirements.
(c) 
Rear yard: one yard not less than 25 feet in depth.
(3) 
Yards for residential uses.
(a) 
The front, side and rear yards shall be provided on each lot as follows:
[1] 
Front yard: as specified in § 82-24A of this chapter. The minimum lot frontage on a public road shall be 200 feet.
[2] 
Side yards: two yards not less than 60 feet in aggregate width and neither less than 25 feet, except that, in the case of a corner lot, any yard which abuts a street should adhere to front yard requirements.
[3] 
Rear yard: one yard not less than 50 feet.
(b) 
A private garage or other accessory building or use which is not an integral structural part of a main building may be located in the required side and/or rear yard, but not less than five feet from any property line, provided that it is situated not less than 10 feet further back from the street line than the rearmost portion of the main building. The provisions of this subsection shall not apply to a side or rear yard which abuts a public street. Nothing in this subsection shall be construed to prohibit the erection of a common or joint garage which is not an integral part of a main building on adjoining lots.
(4) 
Bulk regulations. Not more than 15% of the area of each lot may be occupied by buildings.
(5) 
Building area. The minimum floor area of the principal building shall be 600 square feet.
(6) 
Building setback. No main building shall be located less than 200 feet from a street line unless the provisions of § 82-24A of this chapter are met, but in no event less than 50 feet from a street line. No main building shall be located less than 35 feet from any other property line.
(7) 
Height regulations. No structure, including radio and television transmission and other communications facilities which are not accessory to an otherwise permitted use, shall exceed 35 feet in height. This height limitation shall not apply to any of the following structures, provided that such structures are compatible with uses in the immediate vicinity and conform with the standards of § 82-24: antennas which do not exceed a height of 200 feet and which are accessory to an otherwise permitted use, silos, barns and other agricultural structures, church spires, cupolas, domes, monuments, water towers, fire observation towers, electric transmission lines and supporting structures, windmills, smokestacks, derricks, conveyors, flag poles and masts, or aerials, solar energy facilities, chimneys and similar structures to be placed above the roof level and not intended for human occupancy. This height limitation shall also not apply to the antenna and any supporting structure of a local communications facility of greater than 35 feet, provided that the standards set forth in N.J.A.C. 7:50-5.4(c) are met.
[Amended 11-13-1989 by Ord. No. 89-4; 7-14-1997 by Ord. No. 4-97]
(8) 
All proposals for manufacturing development must be accompanied by a plan - submitted to the Planning Board showing specific detail, specific commercial or industrial use, dimensions and locations, with such other pertinent information as is deemed necessary by the Planning Board for adequate study and recommendation.
(9) 
No more than one principal use shall be located on one lot, except for forestry, agriculture, horticulture, fish and wildlife management, wetlands management and recreational development on agricultural lands.
[Added 7-14-1997 by Ord. No. 4-97; amended 10-11-2011 by Ord. No. 7-2011]