Adoption of Zoning Map. The areas within the Borough limits as assigned to each zone, and the location of boundaries of each zone established by this article are shown upon the map entitled "Zoning Map of the Borough of Pine Hill", which Zoning Map is hereby adopted and declared to be a part of this chapter and shall be kept on file with the Borough Clerk.[1]

Zone Boundary Lines. The zone boundary lines shall be as shown on the Zoning Map. Figures indicating numbers of feet appearing on said map between a road, street, avenue or railroad right-of-way and boundary line of a zone mean that the boundary line of the zone at such location runs parallel with the center line of the road, street, avenue or railroad right-of-way at the distance therefrom indicated by the number of feet marked. Where said map indicates a zone boundary approximately in a street, the center line of such street shall be construed to be the boundary. In case of doubt or disagreement concerning the exact location of the boundary line, the determination of approving authority shall prevail.

Encroachment into Adjacent Zone. When a zone boundary line other than one located in a street, avenue, road or railroad right-of-way, divides a tract of land upon which a single use is proposed, the use permitted in the zone in which the majority of the area of the tract lies may encroach a maximum of 50 feet into the adjacent zone, in effect, extending the width of the zone in question by a maximum of 50 feet into the zone in which the smaller part of the tract lies.

Zoning Map Amendments.

Zoning Officer. The provisions of this chapter shall be administered and enforced by the Zoning Officer of the Borough of Pine Hill. The Zoning Officer shall be appointed by the Mayor and shall receive such compensation as shall be fixed by the general salary ordinance.

Duties and Responsibilities of Zoning Officer.

Fees. The Borough Council, from time to time, shall determine and establish all fees, charges and expenses for all permits, certificates and other matters pertaining to this article. Such fees shall be collected by the Zoning Officer as provided herein and turned over to the Borough Treasurer before the close of each business day.

Temporary Use Permits.

Violations.

Fines and Penalties. Any person, firm, partnership, association or corporation who shall violate the provisions of this chapter shall, upon conviction thereof in a summary proceeding before the Borough of Pine Hill Municipal Court, be subject to a fine of not more than $1,000 or imprisonment not to exceed 90 days or both such fine and imprisonment. All fines collected for the violation of this chapter shall be paid over to the Borough. Whenever such person has been officially notified by the Zoning Officer or by the service of a summons in prosecution, or in any other official manner that he is committing a violation, then each day after that violation is continued said violation shall constitute a separate offense and be punishable by a like fine and penalty.

Requirement of Zoning Permit.

Application for Zoning Permit. Applications for zoning permits and temporary zoning permits (valid only for a period of 30 days) shall be made by the applicants in writing on forms provided by the Zoning Officer and submitted to the Zoning Officer together with two copies of a plot plan or sketch plat showing all existing and proposed buildings, structure and uses on the lands and premises for which application is made and setting forth on said plan or plat all proposed front, rear and side yard setback distances, total lot coverage and all parking area dimensions, and said plot plan or sketch plat shall be part of the application.

Issuance of Permits.

Expiration of Permits. No zoning permit shall be valid or effective for more than one year from the date of issuance thereof, and shall thereafter be null and void unless the use, change of use, extension of nonconforming use, erection, construction, repair, remodeling, conversion, removal, destruction or moving, alteration or relocation of a building or structure authorized by such permit shall have been substantially commenced within one year from the date of issuance and proceeded with due diligence.

Exceptions.

Non Waiver. In no case shall the issuance or nonissuance of a zoning permit be construed as a waiver of the provisions of this chapter or any other ordinance of the Borough of Pine Hill; nor shall it be construed as a waiver of the terms or provisions of any state statute, rule, regulation, approval or decision of any approving agency.

Requirement of Certificate of Zoning Conformity.

Application for Certificate of Zoning Conformity. Application for a certificate of zoning conformity and temporary certificate of zoning conformity (valid only for a period of 30 days) shall be made by applicants in writing on forms provided by the Zoning Officer and submitted to the Zoning Officer together with two copies of an "as-built" plot plan sketch plat showing, upon completion, all building, structures and additions constructed, erected or relocated on the lands and premises for which a zoning permit application was made. Said plan or sketch shall show all "as-built" front, rear and side yard setback distances, total lot coverage and all parking area dimensions. In the case of new construction where the property lines of the lot cannot be readily determined by the Zoning Officer on a site inspection, the Zoning Officer may require that two copies of an "as-built" survey, certified by a New Jersey land surveyor, be submitted by applicant in lieu of the sketch plat or plot plan. All applications shall be fully completed and signed by the applicant and the applicant shall certify as to the truth of the information submitted in the application and accompanying documents so that willful misstatements shall be considered a violation of this provision and subject the offender to the penalties provided herein. All applications shall bear the number of the zoning permit and shall be submitted in triplicate to the Zoning Officer. Upon receipt of the same, the Zoning Officer shall date each copy of the application, and distribute one copy to the applicant, one copy to the Department of Economic Development, and maintain one copy for his file.

Issuance of Certificate of Zoning Conformity.

No certificate of conformity shall be required for any work excepted from the requirement of a zoning permit as in this chapter; nor shall a certificate of conformity be required as a prior approval or condition precedent to the issuance by the Construction Official of a certificate for such work.

Minimum and Uniform Regulations. The regulations set by this chapter within each zone shall be minimum regulations and shall apply uniformly to each class or kind of structure or land.

Use of Land. On or after the effective date of this chapter, no person shall occupy or use any land or construct or locate any building within the bounds of the Borough, except in conformity with the restrictions and regulations established by this chapter for the zone in which such land or building is located and in conformity with all other pertinent terms and provisions of this chapter.

Aiding or Assisting in Use of Land; Construction of Buildings. On or after the effective date of this chapter, no person, whether acting as manager, agent, architect, engineer, contractor, artesian, mechanic, laborer or otherwise, shall aid or assist any person in the occupation or use of any land or in the construction or location of any building within the bounds of the Borough, unless such occupation or use of land or unless such building is in conformity with the restrictions and regulations established by this chapter for the district in which such land or building is located and in conformity with all other pertinent terms and provisions of this chapter.

Existing Uses and Structures. In all zones, after the effective date of this chapter, any existing building or other structure or any tract of land or use which is not in conformity with the regulations for the zone in which it is located shall be deemed as nonconforming and subject to the appropriate regulations of this chapter governing such nonconformity uses, lots and structures.

Failure to Comply. Any building that shall have been constructed or located on or after the effective date of this chapter in violation of the restrictions and regulations established thereby for the zone in which such building is located and/or in violation of any of the other pertinent terms or provisions of this chapter shall be changed, altered, corrected and/or relocated by the person who constructed or located such building or by the owner of the land on which such building is situate so that such building and the premises of which it is a part shall thereafter conform with the restrictions and regulations established by this chapter for the district in which such building is located and shall conform with all other pertinent terms and provisions of this chapter. Such change, alteration, correction and/or relocation of the building shall be made and effected within 30 days next after making and service of such order, which order the Zoning Officer may serve or cause to be served by delivering the same or a duplicate thereof to the person to whom such order is directed or by forwarding the same or duplicate thereof by first-class mail to the last known post office address of such person and by posting a duplicate of such order on the building or premises mentioned therein.

Interpretation of Regulations. The interpretation of the regulations of this chapter is intended to be such that, whenever these requirements are at variance with any other lawfully adopted rules, regulations, ordinances, deed restrictions or covenants, as particularly refer to area and bulk regulations and impose higher standards, that most restrictive requirements shall govern.

Continuation. Any nonconforming use or structure existing on the effective date of this chapter may be continued upon the lot or in the structure so occupied, and any such structure may be restored or repaired in the event of partial destruction thereof. Any nonconforming building, structure or use which has been condemned or damaged by fire, explosion, flood, windstorm, or act of God shall be examined by the Construction Official. If in the opinion of the Construction Official, the cost of repair is greater than 50% of the value of replacing the entire structure, it shall be considered completely destroyed and may be rebuilt to the original specifications only upon approval of a variance. If the cost of repair is less than 50% of the value of replacing the entire structure, it may be rebuilt and used for the same purpose as before, provided it is built in one year and is used for the same purpose as before, provided it is rebuilt in one year and does not exceed the height, area volume of the original structure. The percent of damage shall be the current replacement costs of the portion damaged or condemned, computed as a percentage of the current total replacement cost of the entire structure, neither to include the cost of the foundation unless the foundation is involved in the repair.

Discontinuance.

Objectives. In order to protect and preserve the open space of the Borough and to further the public health, safety, morals and general welfare, the following statement of objectives is set forth:

Open Space.

Dedication of Open Space to the Borough.

Schedule of Development of Recreational Facilities. All recreational improvements shall be installed in accordance with a schedule prepared by the Recreation Commission and as approved by the Mayor. The schedule shall be reviewed and approved by the approving authority at the time of preliminary approval.

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

Contribution in Lieu of Construction of Active Recreation.

Membership shall be limited to and mandatory for all property owners, stockholders under cooperative development, and other owners of property or interest in the project, required membership and the responsibilities upon the members shall be in writing between the organization and each member in the form of a covenant with each agreeing to liability for his prorata share of the organization's cost.

The organization shall be responsible for liability insurance, taxes, maintenance and any other obligations assumed by the organization, and shall hold the municipality harmless for any liability. The organization shall not be dissolved and shall not dispose of any open space or property by sale or otherwise, except to an organization conceived and established to own and maintain the open space or property for the benefit of such development, and thereafter such organization shall not be dissolved or dispose of any of its open space or property without first offering to dedicate the same to the Borough of Pine Hill.

The assessment levied by the organization upon each member may become a lien on each member's property. The organization shall be allowed to adjust the assessment to meet changing needs.

The organization shall clearly describe in its by-laws all the rights and obligations of each tenant and owner, and shall include a copy of the covenant, model deeds, and Articles of Incorporation and the fact that every tenant and property owner shall have the right to use all common property. These shall be set forth as a condition of approval and shall be submitted to the Borough Attorney or the approving authority prior to the granting of final approval.

The Articles of Incorporation, covenants, by-laws, model deeds, and other legal instruments shall insure that control of the organization shall be transferred to the members based on a percentage of the dwelling units sold and/or occupied and shall further provide that if either the developer or the Association shall fail to maintain the common open space or common property in reasonable order and condition, the Zoning Officer may serve written notice upon such organization and shall follow the procedures set forth in N.J.S.A. 40:55D-43b and if it becomes necessary for the Borough to provide maintenance, the imposition of a lien as set forth in N.J.S.A. 49:55D-43 shall be followed.

General Rules. Measurements from rights-of-way or watercourses shall be taken from the edge of the right-of-way rather than from the center.

Specific Area and Bulk Measurements. The following regulations shall prescribe the manner in which distances are measured:

Compliance with Regulations. Fences, hedges and/or walls may be erected, altered or reconstructed in any district in accordance with the following regulations and in accordance with all other provisions of this chapter.

General Regulations. Fences, hedges and walls cannot project past the front wall of the building or the side wall of a corner building, except as noted below.

Fences, Walls or Hedges at Intersections Restricted.

Other Height Restrictions.

Open Wire Fencing on Public Premises. The foregoing restriction shall not be applied so as to prevent the erection of an open-wire fence not exceeding eight feet above ground level anywhere within a public park, public playground, school premises, or utility operation, or in the rear or side of a business or industrial zone.

Erection within Property Lines; Encroachment. All fences, hedges, walls and/or shrubbery must be erected within the property lines, and no fence, hedge, wall and/or shrubbery shall be erected so as to encroach upon a public right-of way.

The finished side of all fencing shall face outwardly and no fencing shall be installed so as to change or add to the natural flow of surface water onto adjoining or adjacent property.

Maintenance. All fences, hedges, walls and/or shrubbery shall be maintained in a safe, sound and upright condition.

Unsafe Fences and Walls; Notice to Remove or Repair. If the Construction Official, upon inspection, determines that any fence, wall or any portion of any fence or wall is not being maintained in a safe, sound or upright condition, he shall notify the owner of such fence or wall, in writing, of his findings and state briefly the reasons for such findings and order such fence or wall or portion of such fence or wall repaired or removed within 15 days of the date of the written notice.

Walls for Retaining Earth Excepted. These restrictions shall not be applied so as to restrict the erection of a wall for the purpose of retaining earth.

A private garage in a residential district shall be permitted only when used as an accessory building to a dwelling on the same lot and for the storage of not more than three motor vehicles. A private garage may be either a separate building or it may be attached to or be an integral part of the dwelling to which it is accessory. A detached private garage shall be single story and shall not exceed 14 feet in height nor shall it exceed 720 square feet in area.

Attached garages shall conform to all regulatory requirements of the district in which they are located including all setbacks and other bulk and area regulations. Detached garages shall be located in a rear yard behind the rear building line and shall be set back a minimum of five feet from the rear and side property lines. A detached garage may be located in the side yard provided it does not extend beyond the front building line and conforms to all regulatory requirements of the district in which it is located including all setbacks and other bulk and area requirements.

All garages on corner lots must maintain the side yards stipulated in the applicable district, except that garages must be set back the same as the dwellings located on adjacent lots.

All living units are prohibited over attached garages, except those garages attached to residential dwellings other than by a breezeway.

Definition.

Regulations.

Location.

Definition: Tents and Carports.

Regulations.

Definition. Any constructed pool which is used or intended to be used as a swimming pool in connection with a single-family residence and available only to the family of the householder and his private guests shall be classified as a private swimming pool. Any swimming pool other than a private swimming pool shall be classified as a public or semi-public swimming pool. A portable pool is included within the terms of this definition.

Applicability. All pools hereinafter erected shall be subject to the regulations of this chapter. Compliance with these provisions is required. It shall be unlawful for any person to construct, install or create a swimming pool in the Borough of Pine Hill without first having complied with the provisions of this chapter and all other regulations of the Borough.

Location and Distance Requirements.

Fencing.

Certificates of Occupancy. Certificates of Occupancy shall be required for all swimming pools.

Other Regulations. Swimming pools shall be subject to all of the regulations of the Borough of Pine Hill Code and the Construction Code.

Not more than one horse or pony may be kept on a lot of at least one acre, provided that a pen or corral containing at least 800 square feet is included, and that a stable under a roof of at least 100 square feet is provided, and further provided that the pen, corral, fences or similar enclosures are not closer than 20 feet to the adjacent property lines or 10 feet to the adjacent property lines with proper screening, but in no case closer than 50 feet to any existing neighboring dwelling.

Not more than two horses or ponies may be kept on a lot of at least 1 1/2 acres, provided that they are enclosed in a pen or corral containing at least 800 square feet per animal, including a stable under a roof of at least 100 square feet per animal, and further provided that the pen, corral, fences or similar enclosures are not closer than 20 feet to the adjacent property lines or 10 feet to the adjacent property lines with proper screening, but in no case closer than 50 feet to an existing neighboring dwelling.

Not more than three horses or ponies may be kept on a lot of two acres, provided that they are enclosed in a pen or corral containing 800 square feet for the first horse or pony and 400 square feet for each additional horse or pony, including a stable under a roof containing at least 100 square feet per animal, and further provided that the pen, corral, fences or similar enclosures are not closer than 20 feet to the adjacent property line or 10 feet to the adjacent property lines with proper screening, but in no case closer than 50 feet to any existing neighboring dwelling. The maximum number of horses under single ownership shall not exceed three horses, regardless of the number of acres exceeding two acres.

The stable shall be defined as a structure on a tract qualifying as a farm for housing horses or ponies and products used for the keeping and handling of horses and ponies. No structure housing horses or ponies shall be located nearer than 20 feet to any adjacent property line without proper screening, or 50 feet to any neighboring dwelling. Stables must be built so as not to create offensive odors, fly-breeding or other nuisances.

A planted buffer screen may be required along the dividing line between an applicant's property and that of his neighbor.

The animals shall be for the private use of the occupants of the residence. No commercial use, such as the letting of horses for hire, shall be engaged in on the property.

Manure from stabled horses or other livestock must be removed from a stable or similar housing structure three times each week. Manure must be stored a minimum of 25 feet from a stable and 50 feet from the nearest neighboring dwelling. Any stockpile of manure shall not exceed 100 square feet. All stockpiles of manure shall be limed at least once every week.

Fences must be constructed of such materials and in such a manner as to prevent and preclude the escape of horses. Any application for a building permit for a fence to pen horses must include, in addition to any other information required, the height, the span between fence posts, a sketch of the proposed fence, the type of materials to be used and whether the same has been treated. The Construction Official shall issue a building permit for any such fence only when in his discretion the proposed fence shall adequately prevent the escape of horses. A barbed wire fence shall not be permitted.

Permitted farm uses shall consist of the following:

The keeping or raising of livestock and poultry on parcels of land less than 10 acres in area shall be limited to the keeping and raising of two head of livestock or 100 fowl per 40,000 square feet. No fowl or livestock may be kept on parcels of land less than one acre in area.

Farm buildings shall not be constructed closer than 85 feet to a front property line nor closer than 100 feet to a side or rear property line.

No farmhouse shall be constructed closer than 75 feet to such lines.

No barn or manure storage shall be established closer than 100 feet to any property line.

All other new construction, including structures for temporary storage of feeds, shall conform to setback requirements.

The display and sale of farm products shall be permitted provided that:

All farm buildings are to be approved by the Construction Official as to structural safety.

All such uses shall be approved as to the safety of the traffic patterns and ingress and egress locations.

Fire and Explosive Hazards. All activities and all storage of flammable and explosive material at any point shall be provided with adequate safety devices against the hazards of fire and explosion and adequate fire fighting and fire suppression equipment and devices.

Radioactivity or Electrical Disturbances. There shall be no activities which emit radioactivity at any point. There shall be no electrical disturbances adversely affecting the operation at any point of any equipment, other than that of the creator of the disturbances.

Smoke. There shall be no emission at any point from a chimney or otherwise, for longer than five minutes in any hour, of visible gray or visible smoke of any color with a shade darker than No. 3 on Standard Ringelmann Chart as issued by the United States Bureau of Mines.

Smoke, Ash, Dust, Fumes, Vapor, Gases, and Other Forms of Air Pollution. There shall be no emission at any point from any chimney or otherwise which can cause any damage to health, to animals or vegetation or other forms of property, or which causes any excessive soiling at any point.

Liquid and Solid Wastes. There shall be no discharge at any point into any private sewer system or stream or into the ground of any materials in such a way or of such a nature or temperament as can contaminate or otherwise cause the emission of hazardous materials.

Resource Extraction Operations. There shall be no resource extraction operations without approval of the Mayor and Council.

Noise and Vibration. There shall be no vibration or noise level at the property line greater than the average noise level occurring on adjacent streets.

Glare. No direct or sky-reflected glare, whether from floodlights or from a high temperature process, shall be visible from adjoining public streets or adjacent lots, when viewed by a person standing on the ground level.

Odor. There shall be no emission of odorous gases or other odorous matter in such quantities as to be offensive on adjoining streets or adjacent lots.

Operation. All primary operations shall be conducted entirely within closed buildings.

Automobile graveyards.

All recreational vehicles and trailers which are occupied are prohibited. All recreational vehicles and trailers and boats which are unoccupied must be parked or stored in the rear of homes, but no closer than five feet to the rear or side property lines. No such uses shall be hooked up to utility services. Also, no such uses, including boats, shall be parked or stored in common areas or parking lots of multifamily housing projects.

Airfields.

Sanitary landfills or trash dump operations, except upon land owned by the Borough.

Outdoor storage of any type shall not be permitted unless such storage is a part of the normal operations conducted on the premises subject to design and performance standards for the prevailing zoning districts. Junkyards as defined by this chapter are expressly prohibited.

Roadside stands and sales from vacant lots are prohibited in all districts except agriculture, where they are permitted in accordance with the regulations of this chapter. However sales from open lots will be permitted only in institutional and agricultural districts.

All classes of cannabis establishments or cannabis distributors or cannabis delivery services as said terms are defined in section 3 of P.L. 2021, c. 16, but not the delivery of cannabis items and related supplies by a delivery service.

The use is limited solely to office use;

The use is operated by or employs in the residence only a resident or residents who are permanent full-time residents of the dwelling unit, and no other persons;

No nonresident employees, customers, or business invitees or guests shall visit the dwelling unit for business purposes;

The use shall be located in only one room of the dwelling unit, which shall not be served by an entrance separate from the household;

Interior storage of materials shall only consist of office supplies;

There shall be no change to the exterior of buildings or structures because of the use, and no outside appearance of a business use, including, but not limited to, parking, storage, signs or lights;

The use operates no equipment or process that creates noise, vibration, glare, fumes, odors, or electrical or electronic interference, including interference with telephone, radio or television reception, detectable by neighboring residents;

The use does not require any increased or enhanced electrical or water supply;

The quantity and type of solid waste disposal is the same as other residential uses in the zone district;

The capacity and quality of effluent is typical of normal residential use, and creates no potential or actual detriment to the sanitary sewer system or its components;

Delivery trucks shall be limited to U.S. Postal Service, United Parcel Service, Federal Express, and other delivery services providing regular service to residential uses in the zone district;

All vehicular traffic to and from the home office use shall be limited in volume, type and frequency to what is normally associated with other residential uses in the zone district.

Specific Intent. It is the purpose of this district to provide for the continuation of existing residential development patterns in areas of the Borough which have the following characteristics:

Permitted Uses. In any R-Med residence district, land, buildings or premises shall be used by right, only for one or more of the following:

Specific Intent. It is the purpose of this district to provide for low density residential development in all environmentally suitable areas of the Borough, in order to provide a balanced mix of housing within the Borough in accordance with the goals and policies of the Master Plan.

Permitted Uses.

Conditional Uses. All conditional uses of the R-Med District shall be allowed provided however, the conditions set forth thereunder shall be complied with.

Accessory Uses. Only the following accessory uses shall be permitted:

Water and Sewerage Facilities Requirements.

Specific Intent. It is the purpose of this district to provide for low density residential development in areas of the Borough whose environmental characteristics present constraints to development.

Permitted Uses.

Conditional Uses.

Accessory Uses. All accessory uses permitted by this chapter in the R-Med District.

Density Requirements. The maximum density of the entire tract shall not exceed one dwelling unit per adjusted gross acre.

Recreation and Open Space Requirements. A minimum of 10% of the entire tract shall be set aside for open space in accordance with the requirements of this chapter.

General Provisions. The maximum density of the entire tract shall not exceed three dwelling units per acre, and shall include twins, townhouses, and apartments. All development shall provide the following:

Specific Intent. It is the purpose of this district to provide for moderate density residential development, designed for persons 55 years of age and older, in specifically designated areas of the Borough, in order to provide a balanced mix of housing within the Borough in accordance with the goals and policies of the Master Plan.

Permitted Uses.

Accessory Uses. Only the following accessory uses shall be permitted.

Water and Sewerage Facilities Requirements.

Design Features. Among the more important aspects of adult communities is the need to have a social focal point. Therefore, the following design features shall be implemented:

Open Space and Recreation.

Age and Occupancy Requirements.

At least 35% of the proposed development must have received final approval from the Planning Board as of the date of adoption of this chapter.

Approval of the final subdivision plat shall occur prior to the expiration of the three-year time limit on preliminary approvals or any extension thereof according to the provisions of N.J.S.A. 40:55D-1 et seq.

Specific Intent. The purpose of this district is to provide for the development of commercial shopping center activities within the Borough.

Permitted Uses.

Conditional Uses. Certain conditional uses may be permitted by the Planning Board in accordance with the specifications and standards listed as follows:

That the use will not injure or detract from the use of the neighboring property, or detract from the character of the neighboring property.

That the property is suited for the intended use, and that the use will serve the best interest of the Borough.

That the use will not adversely affect public sewers and other facilities, such as water, police and fire services, and will not adversely affect drainage in adjacent neighborhoods.

That the use will not adversely affect the flow of traffic and that adequate roadways are present.

Prohibited Uses. It is determined that the Borough has limited area suitable for large commercial shopping development, and it is the desire to prohibit uses that would detract and prevent the development of large commercial shopping areas. Therefore, it is determined that certain uses be prohibited in the General Business District:

Specific Intent. The purpose of this district is to provide areas of general commercial and professional activities within the Borough.

Permitted Uses. Those uses permitted under Subsection 23-7.10.1 above that are determined compatible with the limited area established in this zone, and provide a sufficient buffer to the existing residential uses, specifically including the following:

Conditional Uses. Certain conditional uses may be permitted by the Planning Board in accordance with the specifications and standards listed as follows:

That the use will not injure or detract from the use of the neighboring property, or detract from the character of the neighboring property.

That the property is suited for the intended use, and that the use will serve the best interest of the Borough.

That the use will not adversely affect public sewers and other facilities, such as water, police and fire services, and will not adversely affect drainage in adjacent neighborhoods.

That the use will not adversely affect the flow of traffic and that adequate roadways are present.

Prohibited Uses. It is determined that the Borough has limited area suitable for commercial development, and it is the desire to prohibit uses that would detract and prevent the development of commercial areas. Therefore, it is determined that certain uses be prohibited in the Limited Business District:

Specific Intent. The purpose of this district is to provide areas of general commercial and professional activities that are located within the center of the Borough and make up a blend of commercial and residential uses.

Permitted Uses.

Conditional Uses. Certain conditional uses may be permitted by the Planning Board in accordance with the specifications and standards listed as follows:

That the use will not injure or detract from the use of the neighboring property, or detract from the character of the neighboring property.

That the property is suited for the intended use, and that the use will serve the best interest of the Borough.

That the use will not adversely affect public sewers and other facilities, such as water, police and fire services, and will not adversely affect drainage in adjacent neighborhoods.

That the use will not adversely affect the flow of traffic and that adequate roadways are present.

Prohibited Uses. It is determined that the Borough has limited area suitable for commercial and professional development, and it is the desire to prohibit uses that would detract and prevent the development of a commercial and professional area. Therefore, it is determined that certain uses be prohibited in the Central Business District:

Specific Intent. It is the purpose of this district to encourage industrial development in the Borough that will provide harmony with the surrounding nonindustrial uses, and yet encourage an efficient use of the land and be free of offensive noise, vibration, smoke, odors, glare and other objectionable effects.

Permitted Uses.

Conditional Uses. Certain conditional uses may be permitted by the Planning Board in accordance with the specifications and standards listed as follows:

That the use will not injure or detract from the use of the neighboring property, or detract from the character of the neighboring property.

That the property is suited for the intended use, and that the use will serve the best interest of the Borough.

That the use will not adversely affect public sewers and other facilities, such as water, police and fire services, and will not adversely affect drainage in adjacent neighborhoods.

That the use will not adversely affect the flow of traffic and that adequate roadways are present.

Specific Intent. It is the purpose of the institutional district to encourage the development of institutional uses in the Borough, and to promote the planning for the location of future institutional uses serving the Borough population.

Permitted Uses.

Specific Intent. It is the purpose of this district to provide for the continuation of agricultural uses in the Borough. This district will allow agricultural uses as a matter of right and to preserve the rural characteristic and scenic landscape of the Borough.

Permitted Uses.

Purpose and Policy.

Specific Objectives.

Definitions. As used in this section, the following shall have the meanings indicated:

Content and Boundaries.

Overlay Concept and Density.

Prohibited Uses. The following uses shall be prohibited in the Floodplain District.

Permitted Uses. The following uses and no others are permitted in the Floodplain District.

Application Procedure. For any use of land in the Floodplain District, except uses existing as of the date of the enactment of this chapter, an application for a floodplain permit shall be as follows:

Standards. In reviewing applications, the approving authority shall consider and be guided by the purpose, policies and specific objectives as set forth in this section.

Purpose and Policy. The purpose of the Planned Recreation and Conservation District is to conserve the value of land and to encourage flexible land development that will preserve and enhance the natural resources, and further to permit development only where the natural resource inventory, soil maps and ecological study planning indicates that development can occur without serious adverse environmental impact.

Permitted Uses.

Prohibited Uses.