2017 land use element - ehtgov.org

Township of Egg Harbor Atlantic County, New Jersey

2017 Land Use Element

Prepared For:

Egg Harbor Township Planning Board

3515 Bargaintown Road

Egg Harbor Township, New Jersey 08234

August 2017

Prepared By:

6684 Washington Avenue

Egg Harbor Township, NJ 08234

Rutala Associates, LLC 717 River Drive

Linwood, NJ 08221

Egg Harbor Township Land Use Element 2

Polistina & Associates / Rutala Associates



Members of the Planning Board - 2017

Mr. James J. McCullough, Jr, Mayor........................................................... Class I Member

Mr. Peter J. Miller, Township Administrator. ............................................ Class II Member

Ms. Laura Pfrommer, Committeewoman. ................................................ Class III Member

Mr. James Garth, Sr., Chairman ............................................................... Class IV Member

Mr. Manuel “Manny” Aponte, Vice Chairman ........................................ Class IV Member

Mr. Paul Rosenberg, 2nd

Vice Chairman .................................................. Class IV Member

Mr. Charles Eykyn. ................................................................................... Class IV Member

Mr. Frank Kearns ...................................................................................... Class IV Member

Mr. Robert Levy........................................................................................ Class IV Member

Mr. Dennis Kleiner, Alternate No. 1......................................................... Class IV Member

Mr. Dan Pittaro, Alternate No. 2............................................................... Class IV Member

Planning Board Staff - 2017

Ms. Terry Wilbert ........................................................................... Land Use Administrator

Mr. James Varallo…………………………………………………………. Land Use Clerk

Planning Board Professionals - 2017

Mr. Chris Brown, Esquire ............................................................................. Board Solicitor

Mr. Vincent J. Polistina, PE, PP .............................................................. Township Planner

Mr. James A. Mott, PE……………………..…………………………..Township Engineer

Several previously adopted planning documents were utilized in the preparation of this Land Use

Element. These referenced documents are included as follows:

2002 Egg Harbor Township Master Plan

2007 Livable Communities Plan

2008 Egg Harbor Township Reexamination Report

2008 Housing Element and Fair Share Plan

2009 Redevelopment Plan for the West Atlantic City Redevelopment Area

2013 Amendment to the 2002 Master Plan

2016 Strategic Recovery Planning Report

2016 Getting to Resilience Report

Egg Harbor Township Zoning Code

2015 Atlantic County Multi-Jurisdictional Natural Hazard Mitigation Plan

River Management Plan



Table of Contents

Introduction.. ............................................................................................................... Page 5

Existing Issues & Land Use Development Patterns. .................................................. Page 5

Zoning Descriptions & Locations ............................................................................. Page 18

Goals, Objectives & Recommendations ................................................................... Page 75

Land Use Element Adoption ..................................................................................... Page 85



Land Use Element

A. INTRODUCTION

The Land Use Element seeks to maintain a balance in land use while providing the framework

for planning and policy goals. It is designed to maintain and improve the quality of life for

residents, property owners and visitors to the Township. The Land Use Element has been

organized into three distinct parts. First, it reviews and provides analysis of existing land uses.

Second, the Land Use Element identifies goals and objectives. Third, it recommends land use

changes.

B. EXISTING ISSUES AND LAND USE / DEVELOPMENT PATTERNS

There have been significant changes in the assumptions, policies and objectives forming the

basis for the master plan since the Master Plan was adopted in 2002 and last Reexamination in

2008.

The Township has been impacted by the decline in the regional economy that began during the

recession of 2008 and continues today. The recession of 2008 which impacted the nation was

the trigger for a downward trend for all of Atlantic County from which the County has not yet

fully recovered.

Atlantic County experienced unprecedented growth for many years as a result of the advent of

casino gaming in Atlantic City in 1976. Significant growth in jobs, commercial development

and residential development was experienced in the County. Egg Harbor Township was

designated as a Pinelands Regional Growth and was forced to provide zoning for much of the

residential development which was anticipated as a result of the jobs created by the casinos. Egg

Harbor Township was transformed into a community which provided housing for many of the

direct and indirect employees who relied on the jobs created as a result of Atlantic City being the

only gaming market on the east coast.

The national recession in 2008 coupled with gaming competition proliferating on the east coast

resulted in a dramatic change of events for the Township. After many years of growth and

increased real estate prices, the slowdown in the regional economy created significant job losses

and declines in real estate values.

The Township must adjust to the problems caused by unemployment, reductions in incomes /

real estate values, and foreclosures now experienced in the Township. Changes in the underlying

planning for the Township to allow for additional diversity in commercial development, permit

businesses to be competitive with businesses in adjacent municipalities and provide zoning for

compatible mixed use developments will help the Township deal with a still struggling regional

economy.



In addition to the regional economic changes, the Township was also significantly impacted by

Superstorm Sandy and planning for resiliency from storms and sea level rise has become a

significant issue affecting future development. The Township must address the impacts from the

weather related problems experienced during Superstorm Sandy and other significant weather

events.

The following details some of the demographic changes in the Township since the

Reexamination Report of 2008.

Density and Distribution of Population Changes

The 2010 US Census reports that Egg Harbor Township had a population of 43,323 persons.

This is an increase of 12,597 persons or 40.9 percent from the 2000 population. This compares to

an 8.7 percent increase in population for Atlantic County during the same time. Due to the

changing employment market, population growth in Atlantic County has subsided since 2010.

Figure 1: Population Trends 1990 to 2010

Egg Harbor Township Atlantic County

Year Population Number

change

Percent Population Number

Change

Percent

1990 25,544 ----------- ---------- 224,327 --------- -----------

2000 30,726 5,182 20.2 252,552 28,225 12.5

2010 43,323 12,597 40.9 274,549 21,997 8.7

2014 43,851 528 1.2 275,862 1,313 ˂1.0

Source: US Census and American Community Survey

Figure 1 identifies population trends for Egg Harbor Township and Atlantic County from 1990 to

2014. Based on estimates from the American Community Survey the last four years has seen a

dramatic slowdown in population growth which will bear watching over the coming years.

The density and distribution of the Township’s population as well as its land uses are guided by

the Township’s Master Plan; which in concert with the Pinelands Comprehensive Management

Plan guide growth to designated growth areas in the Township. While growth continues in these

designated areas the population density has increased dramatically over the years. Figure 2

provides a comparison of the population density from 1980 to 2010.



Figure 2: Population Density in Egg Harbor Township

1980 - 2010

Year Population Density Per Square Mile

1980 19,381 288

1990 24,544 365

2000 30,726 457

2010 43,323 644

Source: US Census

Housing Conditions

The 2010 US Census reports that there were 16,347 housing units in Egg Harbor. This represents

a 4,280 unit increase over 2000 when there were 12,067 housing units. Of the 16,347 units, the

Census reports that 15,250 units (93.3 percent) are occupied. Of the 16,347 occupied units, 84.9

percent are owner occupied and 15.1 percent are renter occupied units.

Figure 3 provides a comparison of housing units for 2000 and 2010. Housing development in

Egg Harbor over the last ten years proceeded at a very rapid pace with a 35.5 percent increase

over this period. The American Community Survey 5-Year estimate for Egg Harbor from 2010

– 2014 indicates there were 16,208 housing units. This represents a 139 unit decrease from 2010.

This data should be carefully evaluated as the numbers do not agree with data from the

Township.

Figure 3: Housing Units Tenure in Egg Harbor Township

2000 and 2010

2000 2010 Percent change 2000 to 2010

Total Housing Units 12,067 16,347 35.5

Occupied Housing Units 11,199 15,250 36.2

Vacant Housing Units 868 1,097 26.4

Source: US Census and American Community Survey

The 2010 Census reports that the average household size in owner occupied units is 2.87 persons

and the average household size of renter occupied units is 2.63 persons per unit in Egg Harbor.

The persons per household in Egg Harbor is greater than the average in Atlantic County (2.63)

and in the State (2.7).

The 2010 Census lists 388 units in Egg Harbor as seasonal, recreational or occasional use

compared to 308 units in 2000. While the percentage increase is significant (26 percent) the

actual number or units is not a significant portion of the total housing stock (2.4 percent). The

Township may want to continue to monitor this trend as recent market forces may lead to an

increase in the number of seasonal homes.



Figure 4 provides American Community Survey data on the year structures were built.

Approximately 47 percent of the units in Egg Harbor were built in the last 26 years with 31

percent built since 2000.

Figure 4: Year Structure Built in Egg Harbor Township

2014

Year Structure Built Number of units Percent

Built 2010 or later 277 1.7

Built 2000 to 2009 4,821 29.7

Built 1990 to 1999 2,489 15.4

Built 1980 to 1989 2,181 13.5

Built 1970 to 1979 3,584 22.1

Built 1960 to 1969 1,089 6.7

Built 1950 to 1959 593 3.7

Built 1940 to 1949 357 2.2

Built 1939 or earlier 817 5.0

Total housing units 16,208 100

Source: 2010-2014 American Community Survey

The American Community Survey 2010 to 2014 indicates that approximately 68 percent of the

housing units in Egg Harbor have between 3 and 4 bedrooms. Approximately 5 percent of the

structures have 1 or fewer rooms and approximately 5 percent have 5 or more rooms.

Based on the data provided by Realtrac.com, as of August 2016, there are 1,012 properties in

Egg Harbor Township that are in some stage of foreclosure (default, auction or bank owned).

Atlantic County led the nation in foreclosures in 2015. Given the closing of many major

employers in Atlantic County, this trend should be monitored closely.

Figure 5 provides data on the value of occupied structures. The American Community Survey

reveals that approximately 57 percent of the occupied structures in the Township have a value

between $200,000 and $499,999. Seventy-eight structures were listed as having a value over one

million dollars. The median value is listed as $231,700, which is comparable to the Atlantic

County average median value of $230,200.



Figure 5: Value of Occupied Structures in Egg Harbor Township

2013

Value Number Percent

Owner-occupied units 12,860

Less than $50,000 940 7.3

$50,000 to $99,999 715 5.6

$100,000 to $149,999 1,136 8.8

$150,000 to $199,999 2,047 15.9

$200,000 to $299,999 4,631 36.0

$300,000 to $499,999 2,734 21.3

$500,000 to $999,999 579 4.5

$1,000,000 or more 78 0.6

Median (dollars) 231,700 n/a

Source: 2009-2013 American Community Survey

Figure 6: Number of Certificates of Occupancy Issued in Egg Harbor Township

2000 to 2015

Year Number of Certificates of Occupancy

2000 311

2001 239

2002 320

2003 515

2004 377

2005 494

2006 548

2007 492

2008 243

2009 127

2010 114

2011 97

2012 121

2013 94

2014 109

2015 95

Source: NJDCA Division of Codes

The New Jersey Department of Community Affairs keeps data on certificates of occupancy

issued by each municipality in the state. Figure 6 provides this data for Egg Harbor Township for

the period 2000 to 2015. For the first ten years of 2000, the Township averaged over 360

certificates of occupancy. Starting in 2010, the Township has averaged 105 certificates of

occupancy. As indicated earlier in the report the recent downturns in the regional economy has

taken its toll on Egg Harbor and caused a dramatic reduction in new residential construction.



Regional and Local Economy Changes

Atlantic County has lost 20,000 jobs since 2006 as the casino industry adjusts to loss of market

share to the surrounding states of New York, Connecticut, Pennsylvania and Maryland. In

August 2016, Atlantic County had an unemployment rate of 7.1 percent compared to 5.4 percent

for New Jersey and 5.5 percent nationally. Egg Harbor Township is the commercial and

industrial hub of Atlantic County, hosting a wide variety of retail uses on U.S. Route 40/322,

Tilton Road, English Creek Road and throughout the community. Delilah Road is the industrial

and warehousing district for Atlantic County. The Township should continue to monitor

economic development activity in these areas to insure Egg Harbor Township remains

competitive with surrounding communities.

Impacts of Superstorm Sandy

Since the 2008 Master Plan Update, the Township has developed a heightened awareness of

flooding from hurricanes such as Superstorm Sandy, as well as from rising sea levels. New flood

maps have been issued by the Federal Emergency Management Agency (FEMA) and new data

on sea-level rise has become available.

Portions of the Township experienced extensive damage because of Superstorm Sandy with

approximately 118 properties impacted by Superstorm Sandy. Almost $3 million in damage to

private property was documented in Egg Harbor. A total of 77 properties had repetitive flood

claims. Many of these properties are in the West Atlantic City, Seaview Harbor and Somers

Point-Mays Landing Road area.

As of December 2016, there have been 670 NFIP flood insurance claims funded in Egg Harbor

Township with total costs of $28,694,161.

The 2015 Atlantic County Multi-Jurisdictional Hazard Mitigation (MJHM) Plan provides

information on expected flooding based on storm type. The 2015 MJHM Plan provides a

breakdown of the total municipal land area in the Township that is in a storm surge area based on

the storm category. The area and percentage of municipal land in surge areas by storm category

is:

Category 1 8,682 acres 20.4 percent




The initial Flood Hazard Boundary Maps (FHBM) for Egg Harbor Township were issued on

December 28, 1973 by FEMA. Almost a decade later, the Flood Insurance Rate Maps (FIRM)

were released. The FIRMs are based on historic, meteorologic, hydrologic, and hydraulic data,

as well as open space conditions, flood control works, and development. Most of the high-risk

areas are comprised of undeveloped wetlands. The most recent mapping from FEMA shows the



A flood zones are expanding in Egg Harbor placing more of the Township in a high-risk

category.

The Township must develop additional planning strategies and regulations to address flooding

and environmental concerns raised due to Superstorm Sandy and rising sea levels. It is

recommended that these strategies and regulations be more fully discussed and developed as a

goal and objective in this Land Use Element of the Master Plan.

Flood Damage Prevention, Chapter 113, Code of the Township of Egg Harbor

The flood hazard areas of the Township of Egg Harbor are subject to periodic inundation which

results in loss of life and property, health and safety hazards, disruption of commerce and

governmental services, extraordinary public expenditures for flood protection and relief, and

impairment of the tax base, all of which adversely affect the public health, safety and general

welfare. These flood losses are caused by the cumulative effect of obstructions in areas of

special flood hazard which increase flood heights and velocities, and when inadequately

anchored, causes damage in other areas. Uses that are inadequately floodproofed, elevated or

otherwise protected from flood damage also contribute to the flood loss.

In April 2017, the Township Committee of Egg Harbor Township passed Ordinance No. 8 of

2017 to amend the Code of the Township of Egg Harbor specifically by deleting and repealing

Chapter 113 thereof entitled "Flood Damage Prevention" and replacing it with a new Chapter

113, to be entitled "Flood Damage Prevention." The purpose of the new chapter is to promote

the public health, safety, and general welfare, and to minimize public and private losses due to

flood conditions in specific areas. The new chapter includes methods and provisions for

reducing flood losses and applies to all areas of special flood hazards within the jurisdiction of

the Township of Egg Harbor.

The Township is utilizing the Best Available Flood Hazard Data and adopted these maps as part

of the chapter. The Township has established penalties for noncompliance, and both general and

specific standards for flood hazard reduction to discourage property owners from building in

high risk areas. The adoption of this new chapter will minimize damage to public facilities and

utilities, minimize expenditure of public money for costly flood control projects, minimize the

need for rescue and relief efforts associated with flooding and will protect human life and health.

Homeowners Flood Insurance Affordability Act of 2014

The U.S. National Flood Insurance Program has been in a constant state of flux since Superstorm

Sandy when it was revealed that the program was $24 billion in debt. As a result, Congress has

passed several pieces of legislation, most recently the Homeowners Flood Insurance

Affordability Act of 2014.

Several provisions in the law were implemented to limit rate increases and prevent payment of

full-risk rates upon purchasing a new home or policy. However, a surcharge of $25 for primary



residences and $250 for all other structures was instituted. In addition, owners of second homes

and substantially damaged and improved properties were initially obligated to pay a 25 percent

rate increase, though property owners may qualify for lower rates based on the extent of their

building’s flood-proofing.

In addition to reforms to the National Flood Insurance Program (NFIP), FEMA has also

undertaken revisions to Flood Insurance Rate Maps across New Jersey. Prior to Superstorm

Sandy, FEMA was working on updates to the region’s Flood Insurance Rate Maps. In the wake

of the storm, the State of New Jersey adopted the preliminary work maps that FEMA was

producing with the intent of enforcing more up-to-date flood standards. The revised preliminary

FIRM was issued on January 30, 2015. The formal adoption date of these maps remains

unknown.

While the flood insurance regulatory changes and new maps will better protect policyholders and

the fiscal state of the NFIP, as well as encourage flood-resilient structures in vulnerable areas,

the implementation of the new regulations will likely result in a cost burden and change the

character of the areas in Egg Harbor Township that are in the floodplain. Considering this, the

Township should revisit its development regulations (explained in a subsequent section of this

report) to determine whether modifications to the zoning code are warranted in light of best

practices for flood-resilient structures.

National Flood Insurance Program Community Rating System

The Community Rating System (CRS) is designed to reward communities for taking steps to

reduce flooding risk. These activities and elements include public information, mapping,

regulation, flood-damage reduction, and early warning systems. Actions under these categories

are eligible for points that are added up to designate where the community is "rated" according to

class rankings of 10 through 1.

As of December 2016, there are 779 NFIP flood insurance policies in Egg Harbor Township

insuring properties valued at $186,157,600 at a cost of $663,508 annually.

The Township has recently gained permission to participate in the CRS program. The Township

will be entering the CRS at a rating level of 5, which will save the policy holders in Egg Harbor

Township approximately $169,000 annually. The Township should continue to strive for the best

classification possible by completing a watershed management plan, actively participating in the

regional public participation information program, updating website information on flood

mitigation and preparedness, implementing living shoreline projects to enhance back bay

protection, elevating structures and developing a detailed repetitive loss mitigation plan.

Sea Level Rise and Infrastructure Impacts

The historical rate of sea level rise along the New Jersey coast over the past half-century was

0.14 inches/year, while predicted future rates are expected to increase to 0.5 inches/year (see



Figure 7). This means that by 2050 sea level is expected to rise by approximately 1 foot and by

2100 sea level is projected to rise about 3 feet along the Jersey Shore.

Figure 7: Historic Rate of Sea Level Rise along the New Jersey Coast

It is important to take into sea level rise into account when developing land use regulations and

designing infrastructure. For this reason, it is recommended that the Township maintain a

requirement of two feet above base flood elevation for future development. An additional 1 foot

of freeboard should be considered to further provide protection and resiliency.

Utilities and Infrastructure Impacts

The Black Horse Pike is a critical utilities corridor, currently containing electric, communication,

sewer, gas, and water utility lines in West Atlantic City. The Black Horse Pike in the West

Atlantic City portion of the Township experiences tidal flooding from full moon or storm events,

resulting in a road closure. Since many utilities are located along this route and service many

members of the Township and neighboring communities, it is necessary to develop a plan that

will withstand future sea level rise and storm events.

Pump Stations

Eight pump stations are within flood areas of the Township, shown in Figure 8. These pump

stations are located in West Atlantic City, along Somers Point Longport Boulevard, and along

Brookside Drive. Each of these pump stations are located adjacent to a water body and

susceptible to flooding.

Source: www.njfloodmapper.com



Figure 8: Pump Stations within Flood Zones

(Source: Map composed by Polistina & Associates and GIS data retrieved from NJDEP, Atlantic County Office of GIS, and NOAA.)

A description of each pump station and their impact from Superstorm Sandy (Sandy) is found

below:

1) Lyons Pump Station (#18)

Located on Lyons Court in the West Atlantic City section of the Township. Lyons Court

sits at an elevation of approximately 7.5 whereas the electrical and control cabinet of the

pump station are located above elevation 9. The pump station also contains a wet well.

The station was able to run during Sandy, however, it does not contain standby power.

2) Brenta Pump Station (#9)

Located on the Black Horse Pike in West Atlantic City. The pump station was previously

upgraded in 2011 with new pumps, a control system, and a permanent standby diesel

generator. A raised concrete platform was also included for the generator and all



electrical and control equipment. The top of the platform elevation was set at 9.0 feet per

FEMA flood elevations. As a result of these upgrades, all of the equipment functioned

during Sandy until an electrical loss from utility.

3) Miami Pump Station (#10)

Located on the Black Horse Pike in West Atlantic City. The pump station is a dry well /

wet well configuration that was built in 1969. This means that the controls are located

within a subsurface structure that is accessible via a vertical ladder. The elevation of the

entrance was lower than the Sandy flood waters, and as a result, the pump station was

completely flooded. The station has been inoperable since, with all pumping being

completed via a portable diesel pump.

The Township plans to abandon these station entirely. The remaining customers that

were previously serviced by this station will be serviced with a series of low pressure

systems that will be provided with waterproof covers and all electrical equipment will be

located above flood elevations.

4) Bayport Pump Station (#50)

Located on Dublin Lane in West Atlantic City. This pump station was built in 2008

within a residential development. The finished floor elevation for the control building is

12.0 feet. The control building contains all electrical, controls, and generator equipment.

No water damage issues were caused during Sandy.

5) Seaview Harbor Pump Station (#28)

Located on Somers Point - Longport Boulevard. The wet well is located at an elevation

of approximately 8.25 feet. All of the electrical and control cabinet are located above

elevation 9.0 feet. The station ran during Sandy, until there was a power loss. The pump

station does not have standby power.

6) Island Inn Pump Station (#33)

Located on Somers Point - Longport Boulevard. The wet well and all electrical and

control panels are located above elevation 9.0 feet. The station ran during Sandy, until

there was a power loss. The pump station does not have standby power.

7) Anchorage Poynte Pump Station (#29)

Located on Anchorage Drive. The wet well and all electrical and control panels are

located above elevation 9.0 feet. The station ran during Sandy, until there was a power

loss. The pump station does not have standby power.

8) Brookside Pump Station (#7)

Located on Brookside Drive. The wet well structures are located above elevation 6.50

feet. During Sandy, the station was flooded which damaged the electrical equipment.

The station has a standby diesel generator; the generator motor and electrical controls sit



above flood elevation. The damaged equipment was replaced and installed above flood

elevation.

The Redevelopment plan requires that distribution lines services the area be placed underground.

This also includes gas and electric service.

Transportation Corridors & Evacuation Routes

Egg Harbor Township's roadways are located in Figure 9. Somers Point - Mays Landing Road

and Steelmanville Road are County roads that are located within flood prone areas. In addition,

Somers Point - Longport Boulevard, Margate - Northfield Boulevard, and the Black Horse Pike

are all US & State Highways that are also located within flood prone areas, which are also

designated as coastal evacuation routes, shown in Figure 10.

Figure 9: Roadways in Egg Harbor Township




Figure 10: Evacuation Routes in Egg Harbor Township


The coastal evacuation routes are regularly affected by tidal flooding and will only be worsened

as sea level rises. The flooding issues will impact neighboring shore communities and may

prevent the residents, public officials, visitors, and business community from evacuating the

islands during storms and flood events. The Township must plan improvements to address these

issues and provide routes that will allow for evacuation by the Township and neighboring

communities.

In accordance with the 2017 Environmental Design of West Atlantic City Plan, planned

improvements for the Black Horse Pike corridor will be designed to address drainage issues.

These improvements are planned to be completed by 2019 which involve raising the roadbed 2.5

feet for an elevation of 4.5 feet along the Black Horse Pike from approximately Oxford Place to

the Atlantic City border. In addition, storm outfalls will be replaced and tide flex valves will be

installed. This will prevent tidal waters from coming up the outfall pipe during flood situation.



The NJDOT anticipates that the desired alternative would mitigate 85 percent of existing flood

problems that impacted that section of the Black Horse Pike between 2008 and 2012.

Circulation Challenges

Growth within Egg Harbor Township and in the surrounding areas continue to impact the

Township’s circulation system. Increasing vehicular traffic on major roadways has continued to

result in both vehicular and pedestrian safety concerns. The Township has been working with

the state and county to correct unsafe conditions on state highways and county roads.

Egg Harbor remains committed to providing safer pedestrian and bicycle facilities so more

residents can walk or bike to work. Missing links in the sidewalk and bicycle system should be

completed. A comprehensive review of pedestrian and bicyclist needs should be undertaken.

Mass transit should play a more important role in the community and any major land use

decisions should look to enhance transportation options. The potential to create a train station at

the Atlantic City International Airport should be reviewed and, if appropriate, added as a goal in

the community master plan.

Conservation of Natural Resources

Guiding growth away from environmentally sensitive areas and encouraging growth in suitable

locations continues to be a Township policy. Developing a new sustainable policy that promotes

energy efficiency, water conservation, green building, reduces resource consumption and

protects the natural environment will be a focus area in future planning efforts. Additional

emphasis on resiliency planning is necessary to ensure that future storms and or sea level rising

is considered in the Township’s development plans.

The recommendations in the recently completed Egg Harbor Township “Strategic Recovery

Planning Report” should be evaluated and implemented as warranted.

C. ZONING DESCRIPTIONS AND LOCATIONS

The Township of Egg Harbor is generally split between two jurisdictional planning agencies.

The New Jersey Pinelands Commission (Figure 11) and the NJDEP Coastal Area Facilities

Review Act (Figure 12) both have regulatory jurisdiction within the Township. These

requirements have direct impact on the Township's planning and zoning and necessitate specific

zoning district requirements.

New Jersey Pinelands Commission

The New Jersey Pinelands Commission is an independent state agency whose stated mission is to

"preserve, protect, and enhance the natural and cultural resources of the Pinelands National

Reserve, and to encourage compatible economic and other human activities consistent with that

purpose."



To accomplish its mission, the Commission implements a comprehensive plan that guides land

use, development and natural resource protection programs in the 938,000-acre Pinelands Area

of southern New Jersey. The New Jersey Pinelands Commission protects the Pinelands through

its implementation of the Comprehensive Management Plan (CMP). The CMP contains the rules

that guide land-use, development and natural resource protection programs in the state Pinelands

Area.

The Pinelands Protection Act requires that all municipalities and counties with land in the

Pinelands Area revise their master plan and land use ordinances to implement the objectives and

standards of the Pinelands Comprehensive Management Plan (CMP). The Township of Egg

Harbor is one of the 53 municipalities and all seven Pinelands counties certified as being in

conformance with the CMP. The Township's conformance process is ongoing, as all

amendments to municipal master plans and land use ordinances affecting the Pinelands Area

must be reviewed and approved by the Commission before they can take effect.

As part of the Pinelands regulations, the Pinelands Development Credit (PDC) Program impacts

the Township's zoning in the Pinelands Area. This program is a regional transfer of development

rights that preserves important agricultural and ecological land. PDCs are allocated by the

Commission to landowners in the Pineland's Preservation Area District, Special Agricultural

Production Area and Agricultural Production Area, which are the sending areas. These credits

can be purchased by property owners and developers who are interested in developing land in

Pinelands Regional Growth Areas, which serve as the receiving areas. Typically, PDCs are used

to increase residential densities in Regional Growth Areas. a portion of the Township is a

designated Regional Growth Area. PDCs may also be used in association with municipal

variances in Regional Growth Areas, Pinelands Villages and Pinelands Towns, as well as for

waivers of strict compliance approved by the Commission in any Pinelands management area.

Once PDCs are "severed" from a sending area property, that property is permanently protected

by a conservation or agricultural deed restriction. The credits associated with that property can

then be sold. Credits are bought and sold in one-quarter credit units called "rights."



Figure 11: New Jersey Pinelands Management Areas Boundary

Source: 2016 Pinelands Municipal Fact Book from www.nj.gov.



Figure 12: Coastal Area Facility Review Act (CAFRA) Boundary

Source: GIS data received from NJDEP and Atlantic County Office of GIS.

New Jersey Department of Environmental Protection - Coastal Area Facility Review Act

(CAFRA)

The Coastal Area Facility Review Act of 1973 (CAFRA) established the CAFRA zone, as the

bounds of CAFRA regulation. Certain activities undertaken within the CAFRA zone are

regulated by the Division of Land Use Regulation. For a detailed description of activities

requiring a permit within the CAFRA zone, as well as activities that are not regulated within

the CAFRA zone, please refer to the Coastal Zone Management rules at N.J.A.C. 7:7.

Zoning Districts

The Zoning Map shows all of the zoning districts located in Egg Harbor Township. Maps of

each zoning district as well as their descriptions are found below (Figure 13).



The following section details and summarizes the Township's zoning districts, permitted uses

and bulk and area requirements (Figure 14).

Figure 13: Zoning Districts Located in Egg Harbor Township, New Jersey

The Zoning Map shows all of the zoning districts located in Egg Harbor Township. Maps of

each zoning district as well as their descriptions are found below.



Figure 14:

Municipal Zoning

Egg Harbor Township, Atlantic County, New Jersey Zone Description Use Base Lot Min.

Lot

Min.

Density

Max.

Density

Total

Acres CB Community Business Commercial 60,000 sf - - - 88.58

CRW Conservation Recreational Wetlands Conservation 5 acres - - - 12909.18

GC General Commercial Commercial 40,000 sf - - - 854.67

HB Highway Business Commercial 80,000 sf - - - 899.37

M-1 Light Industrial Industrial 2 acres - - - 5736.09

MC Marine Commercial Commercial 5 acres - - - 249.67

NB Neighborhood Business Commercial 40,000 sf - - - 691.11

PO-1 Professional Offices Commercial 2.5 acres - - - 375.83

R-1 Residential Residential 40,000 sf - - - 4011.54

R-2 Low Density Single-Family Residential Residential 30,000 sf - - - 1297.24

R-3 Residential Single-Family Detached Residential 15,000 sf - - - 1492.81



R-5 (APT) Apt. Residential Residential 6,000 sf - - - 457.79


R-I Restricted Industrial Industrial 2 acres - - - 112.21

RA Rural Agriculture Agricultural 100,000 sf - - - 6328.66

RCD Regional Commercial Development District Commercial 3 acres - - - 892.24

RG-1 Residential Single-Family Detached* Residential 30,000 sf 17,200 sf 1.00 1.50 4977.31

RG-2 Residential Growth* Residential 16,000 sf 10,000 sf 2.00 3.00 4322.76




RP Recreational Park Park 175 acres - - - 190.34

SHD Special Highway District Commercial 80,000 sf - - - 54.57

Sources: Atlantic County Office of GIS

Information was last revised on 2/15/2010

Numbers may not total to 100% due to rounding or assessment discrepancies

*Lot sizes may be reduced with the purchase of Pinelands Development Credits



Residential - Non-Pinelands

RA: The Rural Agriculture District is located within the western portion of the

Township, between Somers Point-Mays Landing Road and Ocean Heights

Avenue (Figure 15). Permitted uses in the RA district include: farming and

agricultural operations, single-family dwellings, churches and other similar places

of worship, golf courses, stables and horse farms, private schools, museums,

nonprofit clubs, fraternal organizations and volunteer independent fire companies,

rescue squads and first-aid squads, and marinas.

Minimum lot area and width for any use in the RA district are one hundred

thousand square feet (100,000 SF) and two hundred feet (200'), respectively.

Building height within this district is limited to thirty feet (30') and maximum

impervious coverage is ten percent (10%). Front yard setbacks may vary

depending on road jurisdiction with fifty feet (50') required from any County or

Township right-of-way.

Figure 15: Rural Agriculture District (RA) Zone



R-1: This Residential Zone is located to the East of the RA district, between Ocean

Heights Avenue and Mays Landing- Somers Point Road (Figure 16). The R-1

district permits: Farming and agricultural operations, single-family dwellings,

churches and other similar placed of worship, golf courses, private schools,

museums, nonprofit clubs, fraternal organizations and volunteer independent fire

companies, rescue squads and first-aid squad.

The minimum required lot size for development within this district is four

hundred thousand square feet (400,000 SF) with one hundred and fifty feet (150')

of road frontage. Building height within this district is limited to thirty feet (30')

and maximum impervious coverage is twenty percent (20%). Front yard

setbacks may vary depending on road jurisdiction with fifty feet (50') required

from any County or Township right-of-way.

Figure 16: R-1 Residential Zone



R-2: This Residential Zone is located toward the Eastern portion of the Township, and

is generally between Robert Best Road and Steelmanville Road (Figure 17). The

R-2 district permits: Farming and agricultural operations, single-family dwellings,

churches and other similar placed of worship, golf courses, private schools,

museums, nonprofit clubs, fraternal organizations and volunteer independent fire

companies, rescue squads and first-aid squad.

The minimum required lot size for the R-2 district is thirty thousand square feet

(30,000 SF) with one hundred feet (100') of road frontage. Building height within

this district is limited to thirty feet (30') and maximum impervious coverage is

twenty-five percent (25%). Front yard setbacks may vary depending on road

jurisdiction with twenty-five feet (25') required from any County or Township

right-of-way.




R-3: This Residential Zone is located along Zion Road and Robert Best Road (Figure

18). Permitted uses in the R-3 district include: Farming and agricultural

operations, single-family dwellings, churches and other similar placed of worship,

golf courses, private schools, museums, nonprofit clubs, fraternal organizations

and volunteer independent fire companies, rescue squads and first-aid squad.

The minimum required lot size for the R-3 district is fourteen thousand square

feet (14,000 SF) with one hundred feet (100') of road frontage. Building height is

limited to thirty feet (30') and maximum impervious coverage is thirty percent

(30%). Front yard setbacks may vary depending on road jurisdiction with twenty-

five feet (25') required from any County or Township right-of-way.




R-4: This Residential Zone is located toward the Eastern portion of the Township

(Figure 19). Permitted uses in the R-4 district include: Single-family dwellings,

churches and other similar places of worship, nonprofit clubs, fraternal

organizations and volunteer independent fire companies, rescue squads and first-

aid squads.

The minimum required lot size in the R-4 district is ten thousand square feet

(10,000 SF) with seventy-five feet (75') of road frontage. Building height is

limited to thirty feet (30') and maximum impervious coverage is thirty-five

percent (35%). Front yard setbacks may vary depending on road jurisdiction with

twenty-five feet (25') required from any County or Township right-of-way.




R-5: This Residential Zone is located in West Atlantic City along the Black Horse Pike

(Figure 20). The R-5 district will permit: Single-family dwellings, churches and

other similar places of worship, nonprofit clubs, fraternal organizations and

volunteer independent fire companies, rescue squads and first-aid squads.

The minimum required lot area and width for any use in the R-5 district are six

thousand square feet (6,000 SF) and sixty feet (60') respectively. Building height

is limited to thirty feet (30') and maximum impervious coverage is forty percent

(40%). Front yard setbacks may vary depending on road jurisdiction with fifty

feet (50') on any State right-of-way and twenty-five feet (25') on any County and





R-5 APT: This Residential Zone is located in West Atlantic City among the Bayport

Townhomes (Figure 21). Permitted uses in the R-5 APT district include: Single-

family dwellings, churches and other similar places of worship, nonprofit clubs,

fraternal organizations and volunteer independent fire companies, rescue squads

and first-aid squads, multifamily residential, planned unit development

regulations which include: Residential (townhouse dwellings and garden

apartments) and nonresidential (all uses permitted in the RCD and MC Districts,

motels, and commercial recreational uses limited to indoor tennis, handball and

racquetball courts, movie theaters and health clubs).

The minimum required lot area and lot width for any use in the R-5 APT district

are six thousand square feet (6,000 SF) and sixty feet (60') respectively. Building

height is limited to thirty feet (30') and maximum impervious coverage is twenty

percent (20%). Front yard setbacks may vary depending on road jurisdiction with

fifty feet (50') on any State right-of-way, and twenty-five feet (25') on any County

or Township right-of -way.

Figure 21: R-5 APT Residential Zone



R-6: This Residential Zone is bordered by environmentally sensitive areas in the CRW

district (Figure 22). The developments known as Anchorage Point and Seaview

Harbor are located within this district.

The R-6 district permits single-family detached dwellings. The minimum required

lot area and lot width is five thousand square feet (5,000 SF) and fifty feet (50')

respectively. Building height is limited to thirty feet (30') and maximum

impervious coverage is fifty percent (50%). Front Yard setbacks may vary

depending on road jurisdiction with fifty feet (50') for any State right-of-way, and

fifteen feet (15') for any Township right-of-way.




Residential - Pinelands

The existing Land Use Plan provides for five (5) categories of residential uses within the

Pinelands Regional Growth Area of the Township. These residential zoning districts permit a

range of densities and housing types and encourage clustering as a means of preserving open

space. Access to public sewerage is a necessary prerequisite for cluster development and for

conventional development on lots less than one (1.0) acre in size. No increase in density above

the maximum stated within each respective district is to be permitted.

Establishment of the residential districts is based on both the Township’s desire to locate the

majority of the Pinelands-induced growth in areas where infrastructure and services are either

available or planned, the maintenance of existing neighborhoods and the widely recognized need

to protect sensitive environment areas. Single-family residential development, which is to be

served by conventional septic systems, shall conform to the CMP requirement for minimum lot

area of three and two-tenths (3.2) acres. The densities and minimum lot sizes outlined herein for

each respective zone presume public sewerage availability. The Pinelands Development Credit

(PDC) Program impacts permitted densities as indicated.



RG-1: This district is the most distant from any existing and /or proposed public

sewerage facilities and is located in the southwest corner of the Regional Growth

Area (Figure 23). The primary intent of this district is to encourage the

development of detached single-family dwelling units at low densities. Densities

of 1 Dwelling Unit (DU)/Acre without PDCs and 1.5 DU/Acre with PDCs are

permitted in this district. Single-family detached dwelling units shall be the only

residential unit type permitted in this zone.

Required minimum lot sizes for base and PDC densities are 30,000 square feet

and 17,200 square feet, respectively. Permitted uses in the RG-1 district include:

Farming, single-family detached dwellings, public parks, playgrounds, active and

passive recreation. Building height is limited to thirty feet (30') and maximum

impervious coverage to twenty-five percent (25%), and forty percent (40%) with

PDCs. Front yard setbacks may vary depending on road jurisdiction with thirty-

five feet (35') on any State right-of-way and twenty-five feet (25') on any County

or Township right-of-way.

Figure 23: RG-1 Residential Zone



RG-2: The intent in designating this district is to maintain the low-density single-family

character of this area and protect environmentally sensitive lands. This district is

generally conterminous with the Garden State Parkway, the Black Horse Pike,

and Mill Road (Figure 24).

The minimum lot size allowed in this district is ten thousand square feet (10,000

SF) with PDCs to permit a density of 3 DU/Acre. Developments at the base

density of 2 DU/Acre require a minimum lot size of sixteen thousand square feet

(16,000 SF). The RG-2 district permits: Farming, single-family detached

dwellings, public parks, playgrounds, active and passive recreation. Building

height is limited to thirty feet (30') and maximum impervious coverage from

thirty-five percent (35%) to forty-five percent (45%), and thirty-five percent

(35%) to fifty percent (50%) with PDCs. Front yard setbacks may vary with road

jurisdiction with thirty-five feet (35') on any State right-of-way and twenty-five

feet (25') on any County or Township right-of-way.




RG-3: In keeping with the development type recommended for the RG-1 and RG-2

districts, single-family detached dwellings at a density of 3 DU/Acre on lots of at

least ten thousand square feet (10,000 SF) are required for this district. Purchase

of PDCs enable an increase in density to 4.5 DU/Acre and a reduction in lot size

to six thousand, seven hundred square feet (6,700 SF). Two-family dwellings

without the purchase of PDCs are permitted on lots with a minimum area of 7,000

square feet at a density of 3 DU/acre. With the purchase of PDCs, two-family

dwellings are permitted on lots with a minimum area of 5,500 square feet and a

maximum density of 4.5 DU/acre. The RG-3 district permits: Single-family

detached dwellings, public parks, playgrounds, active and passive recreation, and

two-family dwellings (Figure 25).

Building height is limited to thirty feet (30') and maximum impervious coverage

is forty percent (40%), and fifty percent (50%) with PDCs. Front yard setbacks

may vary with road jurisdiction with thirty-five feet (35') on any State right-of-

way and twenty-five feet (25') on any County or Township right-of-way.




RG-4: The location of the RG-4 district is intended to incorporate similar land uses and

provide a transition between differing densities (Figure 26). This district is

recommended for residential development at 4 Dwelling Units (DU)/Acre and 6

DU/Acre with PDCs.

The minimum lot area for this district for single family dwellings is seven

thousand square feet (7,000 SF). Utilization of PDCs is permitted as a means to

reduce lot size to six thousand, five hundred square feet (6,500 SF). Two-family

dwellings, without the purchase of PDCs, can be constructed on lots with a

minimum area of 6,500 square feet and if PDCs are purchased, a minimum area of

4,400 square feet is permitted. The minimum lot area required for a single-family

attached dwelling is 2,200 square feet. However, the density is 4 DU/acre without

PDCs and 6 DU/acre with PDCs, with no difference in the minimum lot area for a

single-family attached dwelling.

Single-family detached, single-family attached and two-family dwellings are

permitted, along with public parks, playgrounds, active and passive recreation.


is forty-five percent (45%), and fifty percent (50%) with PDCs. Front yard

setbacks may vary with road jurisdiction with thirty-five feet (35') on any State

right-of-way and twenty-five feet (25') on any County or Township right-of-way.




RG-5: This district is divided into two areas. The first portion of this district is located

along English Creek Avenue and Delilah Road, and the second section is located

along the Garden State Parkway and Wescoat Road (Figure 27). Single-family

detached dwellings, two-family dwellings, and single-family attached dwellings

are permitted in this district in addition to public parks, playgrounds, active and

passive recreation.

The maximum density is 5 Dwelling Units (DU)/Acre with minimum lot sizes of

six thousand, five hundred square feet (6,500 SF) without PDCs. The purchase of

PDCs will allow a maximum density of 7.5 DU/acre for single family detached

dwellings, two-family dwellings, and single-family attached dwellings. Two-

family dwellings may be constructed on lots with a minimum area of 5,000 square

feet without PDCs and on 3,500 square foot lots with PDCs. Single-family

attached dwellings are permitted on lots with a minimum area of 2,200 square feet

with or without the purchase of PDCs. Building height is limited to thirty feet

(30') and maximum impervious coverage to forty-five percent (45%), and fifty



percent (50%) with PDCs. Front yard setbacks may vary with road jurisdiction

with thirty-five feet (35') on any State right-of-way and twenty-five feet (25') on

any County or Township right-of-way.




AH-RG-4:Permitted principal uses of the Affordable Housing Residential Zone district are

inclusionary housing developments, in conformance with the conditions of the

settlement agreement between English Creek Manor and the Township of Egg

Harbor, consisting of a mix of the following: Single-family detached dwellings,

flats are permitted to be integrated into the buildings containing the single-family

affordable dwelling units, public parks, playgrounds, and active and passive

recreation, and single-family attached dwellings (Figure 28).

Figure 28: AH-RG-4 Affordable Housing Residential Zone



AHO-A: The Planning Board has adopted a housing element and fair share plan element of

the Master Plan that recommends that this area be utilized for one-hundred-

percent affordable housing. The Purpose of the Affordable Housing Overlay Zone

A (AHO-A) is to establish an option to develop an industrial zoned area into a

one-hundred-percent affordable housing development when said uses can be

adequately serviced by the sanitary sewer system (Figure 29). Permitted principal

uses in this district include one-hundred-percent affordable multifamily attached

housing developments.

The minimum lot area and lot width recommended for development in the AHO-

A district are twelve (12) acres and two hundred and fifty feet (250’),

respectively. Building height is limited to 3 stories or 40 feet (whichever is less)

and maximum impervious coverage is fifty percent (50%). Front yard setbacks

should be fifty feet (50') from any State or County right-of-way and thirty feet

(30') from any Township right-of-way.

Figure 29: AHO-A Affordable Housing Overlay Zone A



AHO-B: The Planning Board has adopted a housing element and fair share plan element of

the Master Plan that recommends that this area be utilized for one-hundred-

percent affordable housing (Figure 30). The Purpose of the Affordable Housing

Overlay Zone B (AHO-B) is to establish an option to develop a commercial zoned

area into a one-hundred-percent affordable housing development when said uses

can be adequately serviced by the sanitary sewer system. Permitted principal uses

in this district include one-hundred-percent affordable multifamily attached

housing developments.

The minimum lot area and lot width recommended for development in the AHO-

B district are ten (10) acres and two hundred and fifty feet (250’), respectively.

Building height is limited to 3 stories or 40 feet (whichever is less) and maximum

impervious coverage is fifty percent (50%). Front yard setbacks should be fifty

feet (50') from any State or County right-of-way and twenty-five feet (25') from

any Township right-of-way.

Figure 30: AHO-B Affordable Housing Overlay Zone B



Commercial, Business & Recreation Districts

HB: Highway Business. In view of the demand for services anticipated by realization

of the Pineland’s mandated housing, provisions should be made to expand the

Township’s commercial and retail services. One of the primary objectives of the

commercial districts is to provide convenient shopping and service areas for

existing and developing residential areas. The most extensive of these zones is

the Highway Business (HB) district, which roughly parallels both sides of the

Black Horse Pike (Figure 31).

In an attempt to encourage a more visually pleasing environment along the Black

Horse Pike, integrated development, which includes an array of commercial uses

interspersed with generous landscaped areas, is encouraged. Recommended uses

permitted in the HB district include restaurants, including drive-in and quick-food

restaurants, professional or business offices, banks, private or public schools,

clubs and eleemosynary uses, food markets and supermarkets, delicatessens,

bakeries, liquor stores, personal service establishments limited to shoe shops,

laundries, barbershops, beauty parlors, hardware shops and drugstores, business

services limited to shops of plumbers, carpenters, electricians, painters or similar

tradesmen, provided that in these permitted stores or shops, no merchandise shall

be carried other than that intended to be sold at retail on the premises, and

provided that only electric motor power is used for operating any machine used

incidental to any permitted use and that in no one store shall more than a five-

horsepower motor be so employed, warehouses and office buildings, furniture,

furnishings and household appliance stores, commercial recreation facilities,

including outdoor and indoor theaters, miniature golf and golf driving ranges,

batting cages, bowling alleys, indoor soccer, skating rinks and other similar uses

noted herein, funeral homes, shopping centers, banks chartered under state or

federal law, not including drive-in facilities, retail sales and retail services, PWTF

not to exceed 120 feet in height, car wash, home improvement stores, including

the sale of building materials and lumber, fast-food restaurants, drive-in banking

facilities, a public garage, new motor sales or leasing agency or used motor

vehicle sales agency (provided that it is incidental to the sale of new motor

vehicles).

Bulk and area zoning standards set forth for this district require a minimum lot

size of eighty thousand square feet (80,000 SF) and two hundred feet (200’) of

frontage. The recommended maximum impervious coverage is seventy percent

(70%), and the maximum building height permitted is forty-five feet (45’). Front

yard setbacks for any State, County, or Township right-of-way is fifty feet (50').



Figure 31: HB Commercial Zone

NB & CB: The Neighborhood Business (NB) and Community Business (CB) Zones both

permit essentially the same principal uses; however, the CB district requires a

larger minimum lot size and is intended to service a larger geographic area

(Figure 32). The NB district (Figure 33) also permits the use of various

commercial recreation facilities, whereas the CB district does not. These

commercial zones are relatively compact and have become established in certain

locations where traffic generation and development have created a need for the

services these zones provide. Expansion of these commercial nodes is limited to

maintain existing neighborhood character, while simultaneously accommodating

the growing need for these services.

Permitted neighborhood uses include restaurants, including drive-in and quick-

food restaurants, professional or business offices, banks, private or public schools,

clubs and eleemosynary uses, food markets and supermarkets, delicatessens,

bakeries, liquor stores, personal service establishments limited to shoe shops,

laundries, barbershops, beauty parlors, hardware shops and drugstores, business



services limited to shops of plumbers, carpenters, electricians, painters or similar

tradesmen provided that in these permitted stores or shops, no merchandise shall

be carried other than that intended to be sold at retail on the premises, and

provided that only electric motor power is used for operating any machine used

incidental to any permitted use and that in no one store shall more than a five-

horsepower motor be so employed, and personal wireless telecommunications

facility (PWTF) not to exceed 120 feet in height are proposed for these two

districts.

Minimum lot area and width for any use in the CB district are sixty thousand

square feet (60,000 SF) and one hundred fifty feet (150’), respectively. The total

impervious coverage may not exceed seventy percent (70%). In the NB Zone,

minimum lot area and lot width required are forty thousand square feet (40,000

SF) and one hundred feet (100’), respectively. The total impervious coverage

may not exceed seventy-five percent (75%). Building height for both the NB and

CB districts is limited to thirty feet (30'), and front yard setbacks are fifty feet

(50') in any County or Township right-of way.



Figure 32: NB Commercial Zone



Figure 33: CB Commercial Zone

RCD: The Regional Commercial Development district is located toward the Eastern

portion of the Township, between Washington Avenue and Mill Road (Figure

34). The minimum lot size and lot width required for development in the RCD

district are three (3) acres and three hundred feet (300’), respectively. Building

height is limited to forty-five feet (45') and maximum impervious coverage is

seventy percent (70%). Front yard setbacks are eighty feet (80') in any State,

County, or Township right-of-way.

This district permits the following uses: offices for business, professional and

governmental purposes, light industry where the only activity involved is one of

the fabricating or the assembling of standardized parts as contrasted to a

processing activity which would involve a physical or chemical process that

would change the nature and/or character of the product and/or raw material, the

wholesaling or retailing of goods and/or services, including the warehousing or

storage of goods, scientific or research laboratories devoted to research, design

and/or experimentation and processing and fabricating incidental thereto,



education facilities, including commercial, private and public schools, gasoline

filling stations; mixed retail sales and gasoline filling stations, furniture,

furnishings and household appliance stores, a public garage, new motor sales or

leasing agency or use motor vehicle sales agency, commercial recreation

facilities, including outdoor and indoor theaters, miniature golf and golf driving

ranges, batting cages, bowling alleys, indoor soccer, skating rinks and other uses

similar to those noted herein, funeral homes, shopping centers, restaurants,

including drive-in and quick-food restaurants, professional or business offices,

banks, private or public schools, clubs and eleemosynary uses, food markets and

supermarkets, delicatessens, bakeries, liquor stores, personal service

establishments limited to shoe shops, laundries, barbershops, beauty parlors,

hardware shops and drugstores, business services limited to shops of plumbers,

carpenters, electricians, painters or similar tradesmen, retail sales and retail

services, PWTF not to exceed 120 feet in height, commercial recreation facilities,

including outdoor and indoor theatres, miniature golf and golf driving ranges,

batting cages, bowling alleys, indoor soccer, skating rinks and others similar to

those noted herein, motels, home improvement stores, including the sale of

building materials and lumber, fast-food restaurants, drive-in baking facilities, and

billboards and off premises advertising signs.



Figure 34: RCD Commercial Zone

MC: The intent and purpose of the Marine Commercial Zone is to provide and

encourage the development of waterfront facilities for recreational purposes and

thereby provide for public access to the vast Egg Harbor waterfront area (Figure

35). The district is not to be construed nor is it intended to include year-round

occupied residential facilities as permitted uses. Recommended uses permitted in

the district include new and used boat sales, marinas, buildings for the storage,

repair and construction of boats, but excluding boats designed and/or used as

permanent residential facilities, marine supply shops, and PWTF not to exceed

120 feet in height.

The minimum required lot area width required for development in the MC district

is five (5) acres and three hundred feet (300’), respectively. Building height is

limited to thirty feet (30') and maximum impervious coverage is five percent

(5%). Front yard setbacks are fifty feet (50') in any County, or Township right-of-

way.



Figure 35: MC Commercial Zone

GC: The General Commercial district is located between Delilah Road and the

Atlantic City Expressway (Figure 36). The minimum lot size and lot width

required for development in the GC district are forty thousand square feet (40,000

SF) and one hundred feet (100’), respectively. Building height is limited to

seventy feet (70') and maximum impervious coverage is seventy percent (70%).

Front yard setbacks are fifty feet (50') in any State, County, or Township right-of-

way.

Permitted uses in the district include manufacturing of light machinery, such as

small machine parts, typewriters, calculators and other office machines,

fabrication of metal and wood products, such as baby carriages, bicycles, metal

foil, metal furniture, musical instruments, sheet metal products and toys, boxes,

cabinets and wood working and furniture, fabrication of paper products, such as

bags, book binding, boxes and packaging materials, office supplies and toys, the

warehousing and storage of goods, including mini-warehouse and self-storage

facilities, retail services, retail and wholesale sales, commercial recreation, hotels,



motels and conference centers, education facilities, including commercial, private

and public schools, branch banks, including drive-in banking facilities, personal

service establishments limited to shoe shops, laundries, barbershops, beauty

parlors, hardware shops and drug stores, medical, professional and business

offices, restaurants, including fast-food restaurants, convenience food stores,

food markets, delicatessens and bakeries, auction houses, casino gaming

equipment assembly, manufacturing, sales and service, mail, cargo and freight

delivery and distribution facilities, research laboratories limited to electronics,

pharmaceutical, experimental and testing, other permissible

manufacturing/fabrication, comprising any of the following: brush and broom

manufacturing, electronic products, farm machinery, glass products,

pharmaceutical products, photo finishing, pottery and ceramic products and thread

and yarn manufacturing, PWTF not to exceed 120 feet in height, billboards and

off premises advertising signs.

Figure 36: GC Commercial Zone



PO-1: The Professional Office district is generally bisected by English Creek Avenue,

and is intended as a means for providing land for a variety of business and limited

industrial and commercial uses, while not impacting an area with an inappropriate

volume of truck traffic (Figure 37). The Professional Office district permits

offices for business, professional and governmental purposes, administrative

offices of commercial and industrial partnerships, companies or corporations,

wholesaling, warehousing and distributing, excluding retail or wholesale of

lumber, ice, coal, petroleum, quarried or mined material or similar bulk materials,

branch banks, including drive-in banking facilities, restaurants, not including fast-

food restaurants, indoor athletic and recreational facilities, and PWTF not to

exceed 120 feet in height.

In order to create a campus-type environment within the PO-1 district, generous

setbacks for both parking areas and buildings, and preservation of wooded areas

are encouraged. The minimum required lot size for development in the PO-1

district is two and one-half (2.5) acres with two hundred feet (200’) of road

frontage. The location and number of curb cuts, total impervious coverage and

minimum distance between buildings is planned to effectuate office campus

development. Building setbacks of sixty feet (60’) or two and one-half (2 ½)

times the height of the principal building, whichever is greater, are recommended

along English Creek Avenue. Not more than twenty-five percent (25%) of the

required parking shall be permitted in front of any building. Building height is

limited to forty-five feet (45') and maximum impervious coverage is seventy

percent (70%).



Figure 37: PO-1 Business Zone

RP: The Recreational Park district is located along Ocean Heights Avenue (Figure

38). The former Pinelands Park Landfill is located directly across from the

existing R-I district and is now contained in the Recreation Park (RP) zone. The

landfill was closed in August 1990. The landfill closure was certified in 1999 and

the site is currently known as McCullough's Emerald Golf Links, an 18-hole golf

course. Permitted uses in this district include golf courses, commercial recreation,

municipal parks, playgrounds and other such municipal buildings and uses as are

deemed appropriate and necessary by the Township Committee, and PWTF not to

exceed 120 feet in height.

The minimum lot size and lot width required for development in the RP district

are one hundred and seventy-five (175) acres and three hundred feet (300’),

respectively. Building height is limited to thirty feet (30') and maximum

impervious coverage is twenty-five percent (25%). Front yard setbacks are one

hundred feet (100') in any County, or Township right-of-way.



Figure 38: RP Recreation Park



CRW: The Conservation-Recreation-Wetland district is located along the Great Egg

Harbor River and the Southeastern portion of the Township (Figure 39). The

CRW district permits farming and agricultural operations, single-family

dwellings, churches and other similar places of worship, golf courses, stables and

horse farms, private schools, museums, nonprofit clubs, fraternal organizations

and volunteer independent fire companies, rescue squads and first-aid squads, and

marinas.

The minimum lot size and lot width required for development in the CRW district

are five (5) acres and one hundred and twenty-five feet (125’), respectively.


is ten percent (10%). Front yard setbacks are fifty feet (50') in any County or


Figure 39: CRW Conservation Recreation Wetlands Zone



SHD: The Special Highway Development district is located along the Black Horse Pike

in West Atlantic City (Figure 40). The minimum lot size and lot width required

for development in the SHD district are eighty thousand square feet (80,000 SF)

and two hundred (200’), respectively. Building height is limited to thirty feet (30')

and maximum impervious coverage is seventy percent (70%). Front yard setbacks

are fifty feet (50') in any State, County, or Township right-of-way.

Permitted uses in the SHD district include restaurants, including drive-in and

quick-food restaurants, professional or business offices, banks, private or public

schools, clubs and eleemosynary uses, food markets and super markets,

delicatessens, bakeries, liquor stores, personal service establishments limited to

shoe shops, laundries, barbershops, beauty parlors, hardware shops and

drugstores, business services limited to shops of plumbers, carpenters,

electricians, painters or similar tradesmen, retail sales and retail services,

commercial recreation facilities, including outdoor and indoor theatres, miniature

golf and golf driving ranges, batting cages, bowling alleys, indoor soccer, skating

rinks and others similar to those noted herein, motels, warehouses and office

buildings, automotive repair and service uses, new and used car dealers, furniture,

furnishings and household appliance stores, resort recreation uses, limited to

commercial swimming pools, miniature golf and golf driving ranges,

campgrounds, bowling alleys and indoor theaters, gasoline filling stations; mixed

retail sales and gasoline filling stations, PWTF not to exceed 120 feet in height,

and car washes.



Figure 40: SHD Special Highway Development Zone

ASO: The Auto Services Overlay district is located along Zion Road within the R-1

district (Figure 41). Permitted uses in this district include auto body and auto

repair, including engine, brake and transmission repairs, which do not sell

gasoline, wholesale and retail sales of automobiles and auto parts displayed out of

doors in accordance with a site plan approved by the Planning Board, and PWTF

and Personal Wireless Telecommunications Equipment Facility (PWTEF).



Figure 41: ASO Auto Services Overlay Zone



Industrial

The Township’s zoning ordinance identifies two (2) industrial districts distinguishable by the

relative intensity and class of use permitted. The existing Light Industrial (M-1) district permits

various uses in addition to the uses allowed in the more stringent Restricted Industrial (R-I) zone.

M-1: The M-1 Industrial district is located North of the Atlantic City Expressway and

adjacent to the FAATC facility, and the area east of Fire Road adjacent to

Northfield are designated as Light Industrial (LI). The M-1 district adjacent to

Washington Avenue and the area south of the Black Horse Pike adjacent to

Pleasantville are also designated Light Industrial (LI) (Figure 42).

Permitted uses in this district include manufacturing of light machinery, such as

small machine parts, typewriters, calculators and other office machines,

fabrication of metal and wood products, such as baby carriages, bicycles, metal

foil, metal furniture, musical instruments, sheet metal products and toys, boxes,

cabinets and woodworking and furniture, fabrication of paper products, such as

bags, book binding, boxes and packaging materials, office supplies and toys,

business offices, research laboratories comprising any of the following:

biological, chemical, dental, electronic, pharmaceutical and general, the

warehousing and storage of goods, other permissible industry, comprising any of

the following: brush and broom manufacturing, plastic products, utility company

installations, excepting power generating facilities, electronic products, farm

machinery, glass products manufacturing, jewelry manufacturing, including gem

polishing, leather goods manufacturing (except curing, tanning and finishing of

hides), motion-picture exchange, pharmaceutical products manufacturing, photo

finishing, pottery and ceramic products manufacturing and thread and yarn

manufacturing, farms, including one single dwelling unit, retail services, retail

and wholesale sales, commercial recreation, hotels and conference centers,

education facilities, including commercial, private and public schools, bulk

laundry processing, auction houses, branch banks, including drive-in banking

facilities, casino gaming equipment assembly, manufacturing, sales and service,

mail, cargo and freight delivery and distribution facilities, PWTF not to exceed

120 feet in height, billboards and off premises advertising signs.

The minimum lot size and lot width required for conventional development in the

Light Industrial (LI) district are two (2) acres and one hundred fifty feet (150’),

respectively, except for industrial parks which shall be governed by the controls

in Section 225-70 of the Zoning Code. Building height is limited to seventy feet

(70') and maximum impervious coverage is seventy percent (70%). Front yard

setbacks are fifty feet (50') in any State, County, or Township right-of-way.



Figure 42: M-1 Industrial Zone



R-I: The R-I district bisected by Ocean Heights Avenue between Zion Road and

Steelmanville Road contains several industrial uses (Figure 43). The R-I district

permits Manufacturing of light machinery, such as small machine parts,

typewriters, calculators and other office machines, fabrication of metal and wood

products, such as baby carriages, bicycles, metal foil, metal furniture, musical

instruments, sheet metal products and toys, boxes, cabinets and woodworking and

furniture, fabrication of paper products, such as bags, book binding, boxes and

packaging materials, office supplies and toys, business offices, research

laboratories comprising any of the following: biological, chemical, dental,

electronic, pharmaceutical and general, the warehousing and storage of goods,

retail services, retail and wholesale sales, and PWTF not to exceed 120 feet in

height.

The minimum lot size and lot width required for development in the Restricted

Industrial (RI) district are two (2) acres and one hundred and fifty feet (150’),

respectively. Building height is limited to forty-five feet (45') and maximum

impervious coverage is seventy percent (70%). Front yard setbacks should be fifty

feet (50') in any State, County, or Township right-of-way.



Figure 43: R-I Restricted Industrial Zone



Figure 44: Schedule of Zoning Districts

Zone Min. Lot Size/

Density

Maximum

Impervious

Coverage

Principal Uses

&

Proposed Principal Uses

Conditional Uses

RA 100,000 square feet

10% Farming and agricultural operations as defined in this chapter

(§225-3)

Single-family dwellings

Churches and other similar places of worship

Golf courses

Stables and horse farms as defined in this chapter (§ 225-3)

Private schools, museums, nonprofit clubs, fraternal organizations

and volunteer independent fire companies, rescue squads and first-

aid squads

Marinas, subject to all standards, conditions and development

regulations of the MD District

Solar energy systems

Small wind energy systems

R-1 40,000 square feet

20% Farming and agricultural operations as defined in this chapter (§

225-3)


Churches and other similar placed of worship

Golf courses



aid squads

Public parks, playgrounds, active and passive recreation



225-3)



Golf courses



aid squads






225-3)



Golf courses



aid squads



35% Single-family dwellings


Nonprofit clubs, fraternal organizations and volunteer independent

fire companies, rescue squads and first-aid squads


Multifamily residential subject

to Article IX







R-5 APT 6,000 square feet





Multifamily residential

Planned unit development regulations:

Residential:

- Townhouse dwellings

- Garden apartments

Nonresidential:

- All uses permitted in the RCD and MC Districts

- Motels

- Commercial recreational uses limited to indoor tennis,

handball and racquetball courts, movie theaters and health

clubs





50% Single-family detached dwellings


RG-1 30,000 square feet

17,200 square feet*

Density:

1.0 du/acre

1.5 du/acre*

25%

40% Farming

Single-family detached dwellings


Home occupations

Public and private schools,

churches, chapels, synagogues

or similar houses of worship

subject to § 225-46D(2)


10,000 square feet*

Density:

2.0 du/acre

4.36 du/acre*

35%, 45%a

35%, 50%a

Farming



Home occupations pursuant to §

225-44D(1)

Planed adult communities

pursuant to § 225-73

Cluster development






6,700 square feet*

Density:

3.0 du/acre

6.50 du/acre*

40%



Two-family dwellings

Home occupations pursuant to §

225-44D(1)




Planned adult communities



6,500 square feet*

Density:

4.0 du/acre

6.70 du/acre*

45%




Single-family attached dwellings

Home occupations subject to

the conditions contained in §

225-44D(1)







RG-5

6,500 square feet

6,500 square feet*

45%




Home occupations subject to


225-44D(1)



RG-5 Density:

6.70 du/acre

6.70 du/acre*

Single-family attached dwellings Public and private schools,






Garden apartments

Mix-use planned development

option

Assisted living or independent

living facilities

NB 40,000 square feet 75% Restaurants, including drive-in and quick-food restaurants

Professional or business offices; banks

Private or public schools, clubs and eleemosynary uses

Food markets and supermarkets, delicatessens, bakeries; liquor

stores

Personal service establishments limited to shoe shops, laundries,

barbershops, beauty parlors, hardware shops and drugstores

Business services limited to shops of plumbers, carpenters,

electricians, painters or similar tradesmen, provided that in these

permitted stores or shops, no merchandise shall be carried other

than that intended to be sold at retail on the premises, and provided

that only electric motor power is used for operating any machine

used incidental to any permitted use and that in no one store shall

more than a five-horsepower motor be so employed

Personal wireless telecommunications facility (PWTF) not to

exceed 120 feet in height

Mixed retail sales and gasoline filing stations

Breweries and distilleries

Automotive repair and service

uses

Shopping centers subject to a

minimum lot area requirement

of three acres

Gasoline filling stations; mixed

retail sales and gasoline filling

stations subject to additional

standards set forth in § 225-71

CB

60,000 square feet 70% Restaurants, including drive-in and quick-food restaurants




stores



Gasoline filling stations subject

to additional standards set forth

in § 225-71



CB Business services limited to shops of plumbers, carpenters,







Retail sales and retail services

PWTF not to exceed 120 feet in height



HB





stores










Warehouses and office buildings

Furniture, furnishings and household appliance stores

Commercial recreation facilities, including outdoor and indoor

theaters, miniature golf and golf driving ranges, batting cages,

bowling alleys, indoor soccer, skating rinks and other similar uses

noted herein

Funeral homes

Shopping centers

Banks chartered under state or federal law, not including drive-in

facilities



to the conditions set forth in §

225-71

Arcades

A used motor vehicle sales

agency, subject to the condition

that it involves the construction

of a single new building of not

less than 10,000 square feet

A motel or hotel which

furnishes sleeping

accommodations for tourists or

short-term transient guests only.

Such uses shall not include

rental units equipped with

cooking or housekeeping

facilities



HB PWTF not to exceed 120 feet in height

Car wash

Home improvement stores, including the sale of building materials

and lumber

Fast-food restaurants

Drive-in banking facilities

A public garage, new motor sales or leasing agency or used motor

vehicle sales agency (provided that it is incidental to the sale of

new motor vehicles)



RCD

3 acres 70% Offices for business, professional and governmental purposes

Light industry where the only activity involved is one of the

fabricating or the assembling of standardized parts as contrasted to

a processing activity which would involve a physical or chemical

process that would change the nature and/or character of the

product and/or raw material

The wholesaling or retailing of goods and/or services, including the

warehousing or storage of goods

Scientific or research laboratories devoted to research, design

and/or experimentation and processing and fabricating incidental

thereto, provided that no materials or finished products shall be

manufactured, processed or fabricated on said premises for sale,

except such as are incidental to said laboratory activities or are

otherwise permitted in this zone

Education facilities, including commercial, private and public

schools

Gasoline filling stations; mixed retail sales and gasoline filling

stations


A public garage, new motor sales or leasing agency or use motor

vehicle sales agency (provided that it is incidental to the sale of

new motor vehicles) or a used motor vehicle sales agency which

involves the construction of a single new building of not less than

10,000 square feet


Arcades



RCD theaters, miniature golf and golf driving ranges, batting cages,

bowling alleys, indoor soccer, skating rinks and other uses similar

to those noted herein

Funeral homes

Shopping centers

Restaurants, including drive-in and quick-food restaurants




stores













theatres, miniature golf and golf driving ranges, batting cages,

bowling alleys, indoor soccer, skating rinks and others similar to

those noted herein

Motels

Home improvement stores, including the sale of building materials

and lumber

Fast-food restaurants

Drive-in baking facilities

Billboards and off premises advertising signs


MC

5 acres 5% New and used boat sales

Marinas

Buildings for the storage, repair and construction of boats, but

excluding boats designed and/or used as permanent residential



MC facilities

Marine supply shops



GC

40,000 square feet 70% Manufacturing of light machinery, such as small machine parts,

typewriters, calculators and other office machines

Fabrication of metal and wood products, such as baby carriages,

bicycles, metal foil, metal furniture, musical instruments, sheet

metal products and toys, boxes, cabinets and wood working and

furniture

Fabrication of paper products, such as bags, book binding, boxes

and packaging materials, office supplies and toys

The warehousing and storage of goods, including mini-warehouse

and self-storage facilities

Retail services, retail and wholesale sales

Commercial recreation

Hotels, motels and conference centers


schools

Branch banks, including drive-in banking facilities


barbershops, beauty parlors, hardware shops and drug stores

Medical, professional and business offices

Restaurants, including fast-food restaurants

Convenience food stores, food markets, delicatessens and bakeries

Auction houses

Casino gaming equipment assembly, manufacturing, sales and

service

Mail, cargo and freight delivery and distribution facilities

Research laboratories limited to electronics, pharmaceutical,

experimental and testing

Other permissible manufacturing/fabrication, comprising any of the

following: brush and broom manufacturing, electronic products,

farm machinery, glass products, pharmaceutical products, photo

finishing, pottery and ceramic products and thread and yarn

manufacturing

Industrial and office parks as

specified in § 225-70 and § 225-

70.1


to § 225-71

New auto sales and used auto

sales and vehicle repair

incidental thereto subject to §

225-37D(4)



GC PWTF not to exceed 120 feet in height



Mixed retail sales and gasoline filling stations


PO-1

2.5 acres 70% Offices for business, professional and governmental purposes

Administrative offices of commercial and industrial partnerships,

companies or corporations

Wholesaling, warehousing and distributing, excluding retail or

wholesale of lumber, ice, coal, petroleum, quarried or mined

material or similar bulk materials


Restaurants, not including fast-food restaurants

Indoor athletic and recreational facilities


Office parks pursuant to the

special requirements in § 225-

70.1

M-1

2 acres 70% Manufacturing of light machinery, such as small machine parts,




metal products and toys, boxes, cabinets and woodworking and

furniture



Business offices

Research laboratories comprising any of the following: biological,

chemical, dental, electronic, pharmaceutical and general

The warehousing and storage of goods

Other permissible industry, comprising any of the following: brush

and broom manufacturing, plastic products, utility company

installations, excepting power generating facilities, electronic

products, farm machinery, glass products manufacturing, jewelry

manufacturing, including gem polishing, leather goods

manufacturing (except curing, tanning and finishing of hides),

motion-picture exchange, pharmaceutical products manufacturing,

photo finishing, pottery and ceramic products manufacturing and

thread and yarn manufacturing



70.1

Vehicle repair subject to the


37D(4)

Used auto sales and service

subject to the special

requirements in § 225-37D(4)

Towing and storage of motor

vehicles subject to the special

requirements of § 225-71.1

Power generating facilities

provided on a lot of 25 acres or

more with a lot width of 1,000

feet or more



M-1 In addition to the above listed uses, any industrial use not

inconsistent with the above may be permitted, provided that at no

time shall any use permitted in this section cause or result in:

- Dissemination of dust, smoke, smog, observable gas, fumes

or odors or other atmospheric pollution, noise, glare or

vibration beyond the boundaries of the lot on which the

creator of the condition is located

- Hazard of fire or explosion of other physical hazard to any

adjacent building or to any plant growth on any land

adjacent to the site of the use

Farms, including one single dwelling unit



Hotels and conference centers


schools

Bulk laundry processing

Auction houses


Casino gaming equipment assembly, manufacturing, sales and

service

Mail, cargo and freight delivery and distribution facilities






R-I

2 acres 70% Manufacturing of light machinery, such as small machine parts,




metal products and toys, boxes, cabinets and woodworking and

furniture



Business offices



70.1

Vehicle repair subject to the


37D(4)

Used auto sales and service

subject to the special

requirements in § 225-37D(4)



R-I Research laboratories comprising any of the following: biological,

chemical, dental, electronic, pharmaceutical and general

The warehousing and storage of goods




Towing and storage of motor

vehicles subject to the special

requirements of § 225-71.1

Power generating facilities

provided on a lot of 25 acres or

more with a lot width of 1,000

feet or more

RP 175 acres 25% Golf course


Municipal parks, playgrounds and other such municipal buildings

and uses as are deemed appropriate and necessary by the Township

Committee



CRW

5 acres 10% Farming and agricultural operations as defined in § 225-3



Golf courses

Stables and horse farms as defined in § 225-3



aid squads

Marinas, subject to all standards, conditions and development

regulations of the MC District



SHD




Food markets and super markets, delicatessens, bakeries; liquor

stores








SHD than that intended to be sold at retail on the premises, and provided






theatres, miniature golf and golf driving ranges, batting cages,

bowling alleys, indoor soccer, skating rinks and others similar to

those noted herein

Motels

Warehouses and office buildings

Automotive repair and service uses

New and used car dealers, provided that no outdoor storage for sale

vehicles is located closer than 25 feet from the street line


Resort recreation uses, limited to commercial swimming pools,

miniature golf and golf driving ranges, campgrounds, bowling

alleys and indoor theaters

Gasoline filling stations; mixed retail sales and gasoline filling

stations


Car wash


ASO Auto body and auto repair, including engine, brake and

transmission repairs, which do not sell gasoline

Wholesale and retail sales of automobiles and auto parts displayed

out of doors in accordance with a site plan approved by the

Planning Board

PWTF and Personal Wireless Telecommunications Equipment

Facility (PWTEF)

AH-RG-4


Flats are permitted to be integrated into the buildings containing

the single-family affordable dwelling units

Public parks, playgrounds, and active and passive recreation

Single-family attached dwellings subject to the following:

- No single-family attached dwellings will front on a public

Home occupations, subject to


225-44D(1)



AH-RG-4 street

- There should be a twenty-foot-wide buffer area around the

perimeter of the site

- Adequate sight distances for entrance onto public roads are

required

- No more than eight single-family attached dwellings shall be

contained in any one continuous structure

AHO-A 12 acres 50% One-hundred-percent affordable multifamily attached housing

developments

Public uses

Essential services

AHO-B 10 acres 50% One-hundred-percent affordable multifamily attached housing

developments

Public uses

Essential services

NOTES:

* With Pinelands development credits. a The first number corresponds to base lot coverage while the second applies when utilizing the cluster provision of § 225-45D(3).

Proposed principal uses are italicized.



D. GOALS, OBJECTIVES & RECOMMENDATIONS

Goals, objectives and recommendations from 2002 Master Plan, 2007 Livable Community Plan,

2008 Reexamination Report, 2016 Strategic Recovery Planning Report and this Reexamination

report were reviewed, evaluated and developed to supplement the municipality’s planning,

zoning, circulation, open space, infrastructure and resiliency efforts. This section serves as an

update to the problems, goals and objectives identified in the 2002 Master Plan and above

referenced planning efforts. The Township's development regulations and land use patterns have

been reviewed and it has been determined that the following land use goals, objectives and

recommendations be included:

The Township should prepare and adopt a Sustainable Community Plan to address

green building, environmental sustainability, renewable energy, land use and mobility

and water.

The Township should consider mixed use development in some commercial areas

which have access to existing infrastructure and high volume roadways.

The Township should develop a Black Horse Pike corridor plan that addresses land

use, pedestrian and vehicular circulation, open space, connections to adjacent

residential areas, and the physical streetscape on the Pike. Financial and technical

support for this effort should be provided by the Pinelands Commission, Atlantic

County, the Atlantic County Improvement Authority, Casino Reinvestment

Development Authority and the New Jersey Department of Transportation.

The Township should develop a plan to determine infrastructure needs, development

opportunities and environmental design to protect and enhance the Great Egg Harbor

River and its tributaries.

The Township should continue to pursue compliance and certification with the

affordable housing requirements of the New Jersey Council on Affordable Housing

(COAH).

The Township should develop a new Zoning Ordinance (Chapter 225) in order to

incorporate the recommendations of the Land Use Element and clean up existing

conflicts and ambiguities within the zoning ordinance. In conjunction with the

reexamination planning effort, a revised zoning ordinance will be prepared in

conjunction with the Master Plan Reexamination and other Elements. The Township

should incorporate many changes to the existing Zoning Ordinance to address the

existing conflicts and ambiguities.

The Township should revise the Design and Performance Standards (Chapter 94) in

order to make the ordinance compatible with decisions / changes the Planning Board

has been authorizing during the approval process. The Township should eliminate

provisions in the ordinance that generate repeated design waivers granted by the



Planning Board and update certain design standards. Storm resiliency should be

addressed. Revised Design and Performance Standards will be prepared in

conjunction with the recommendations contained in the Master Plan Reexamination

and other Elements. The Design and Performance Standards (Chapter 94) should be

revised to eliminate many of the recurring design waivers granted by the Planning

Board and the regulations were updated to incorporate new design standards

including stormwater regulations consistent with new NJDEP and Pinelands

Commission standards.

The Township should continue to insure that the development and expansion of the

FAA Technical Center and Atlantic City Airport balance circulation concerns with

employment opportunities. The FAA Technical Center is an important and unique

regional facility that has the potential to leverage economic development within the

Township.

The Township should continue to monitor the expansion of the FAA Technical

Facility and Atlantic City Airport in order to provide opportunities for development

around the Airport Circle that will be necessary for the continued operation of the

facility. The Township is involved with both the South Jersey Transportation

Authority and the Federal Aviation Administration (FAA) in future development of

this area. Uses in the M-1, HB, GC and Residential Districts in the vicinity should

be continually reviewed and updated reflective of compatible uses to the technical

facility and airport.

The area around the airport should be studied to determine if a redevelopment area is

appropriate to help spur the construction expected from the SARTP and FAA. The

airport is a key component of Atlantic County’s efforts towards diversifying the

regional economy. The Township should work with the County and Atlantic County

Improvement Authority in order to establish a redevelopment area and plan for the

land surrounding the airport.

The Township should continue the cooperative effort undertaken with the Casino

Reinvestment Development Authority for the redevelopment of West Atlantic City.

While demolition of certain structures has been accomplished, the redevelopment

plan should be revisited to consider open space on the north side of the Black Horse

Pike and mixed use development on the south side of the Black Horse Pike in light of

recent economic conditions.

The Township should continue to work with the Economic Development Commission

in order to create an atmosphere within the municipality which is conducive toward

the retention of existing businesses and the attraction of new businesses within the

appropriate zoning districts. The Township should explore methods and policies

which will enable commercial and industrial districts to be more competitive with the

challenge and benefits presented by enterprise zones in other municipalities. The



Township should also work collaboratively with Atlantic County on their efforts

towards economic development.

The Township should consider the implementation of the proposed River

Conservation (RC) zone overlay contemplated in the River Management Plan to

provide greater protection for the Great Egg Harbor River and its tributaries.

The Township should develop a sub-committee made up of members of the Planning

Board, Governing Body and Township residents to study the intersection of

Bargaintown Road, Steelmanville Road and Poplar Avenue in an effort to create the

most appropriate zoning for this intersection. Although a change in zoning is not part

of this Master Plan, the Township should remain committed to the improvements

necessary to upgrade this intersection along with developing a zoning scheme that is

compatible with the surrounding residential community and existing non-conforming

businesses in the area.

The Township should review the standards of the "Green Roads Code" and determine

the appropriate design standards and implement this recommendation from the

Livable Communities Plan.

The Township should include breweries and distilleries as permitted uses in the

following zoning districts: Neighborhood Commercial, Community Business,

Highway Business, Regional Commercial Development, General Commercial and M-

1 Light Industrial.

The Township should include "mixed retail sales and gasoline filling stations" as

permitted principal uses in the following zoning districts: Neighborhood

Commercial, Community Business, Highway Business, General Commercial and M-

1 Light Industrial.

The Township should include "parks, playgrounds, active and passive recreation" as a

permitted use in the following zoning districts: R-1, R-2, R-3, R-4. R-5, R-5APT, R-

6 and Special Highway Development.

The Township should develop standards for solar energy and small wind energy

systems. The small wind energy systems could be permitted principal uses in the RA,

CRW and M-1 zoning districts. The solar energy systems would be permitted

principal uses in commercial and industrial zoning districts, and accessory uses in all

zoning districts.

The Township should review the permitted accessory uses to a golf course and clarify

what are considered "the necessary and usual accessory uses and structures" as set

forth in the definitions. Consideration should be made to the accessory uses and



possible limitations on seasonal use, hours and days of the week based on the

accessory use.

The Township should evaluate the M-1 Light Industrial zone to determine if it should

be rezoned to General Commercial to provide more flexibility. The Delilah Road

corridor east of the Garden State Parkway is currently zoned M-1. The GC zone

permits some light industrial uses as well as more commercials uses which are

compatible with neighborhood commercial services. It may be appropriate to zone

this area GC. Additional study of development is recommended to determine if

zoning change is appropriate. This study area should also include all M-1 zoned

areas south of Delilah Road and east of the Garden State Parkway. The Township

should continue its efforts towards providing zoning in the area which would allow

for a broad range of commercial development.

The Township should consider revising the parking requirements contained in the

land development standards for large scale commercial developments including

shopping centers. The parking requirements appear to be too conservative and often

result in developments with large expanses of asphalt parking that are not utilized and

therefore not consistent with the goals and objectives of the Master Plan. The

Township should consider allowing shared parking between compatible uses and

cross access easements on contiguous properties where the uses are complimentary

and peak parking demand occurs at different times of the day or week. The Township

should ensure that an adequate number of parking spaces are provided but prevent

large expanses of asphalt that are not utilized for parking.

The Township should consider eliminating the Auto Services Overlay Zone and

incorporate the original residential zoning. The Auto Services Overlay Zone is

located in the R-1 district on south side of Zion Road between Marshall Drive and

Stone Mill Court. Section 225-42 was adopted in 1996 and provides for the

following uses: Auto body and auto repair; wholesale and retail sales of auto mobiles;

personal wireless telecommunications facilities. No major commercial development

has been established since overlay zone was developed.

This 180± acre area is immediately surrounded by R1, R2, and R3 residential zoning

districts. It is recommended that further study be performed and if warranted,

implementation of zoning to allow neighborhood commercial uses that would service

the neighborhood residential areas with uses such as: restaurants; professional offices;

banks; private or public schools; food markets; delicatessens; bakeries; liquor stores;

business service uses. Elimination of the Auto Overlay Zone and incorporate original

residential zoning should also be a consideration.

The Township should consider expanding the Highway Business zoning district along

English Creek Avenue to the south to include the lots opposite of Scarborough Drive,

specifically Lots 94, 95, 96, 97 and 98 in Block 1702. The lots are currently in the



PO-1 Professional Office zoning district and retail uses are not permitted in this

zoning district.

The Township should consider changing the zoning of the lots located along the Luis

Drive cul-de-sac to R-3 Residential. The lots are currently in the NB Neighborhood

Commercial zoning district, where single family residential dwellings are not a

permitted use. By changing the zoning of these particular lots and including them in

the R-3 Residential zoning district, the property owners within this development will

be permitted to make modifications to their properties without use variance approval.

The lots are currently developed with single family dwellings.

It is recommended that the Township amends §225-41.D.(4) to eliminate fast food

restaurants as a permitted conditional use in the General Commercial zoning district

as it is a permitted use in accordance with §225-41.A.(12).

It is recommended that the Township amends §225-70.1.A. to revise "PO-2" to "PO-

1" since the PO-2 zoning district has been eliminated.

The Township should include zoning related to air safety and zoning to comply with

the Air Safety and Zoning Act of 1983.

The Township should evaluate the zoning of the MC zoning district to allow

condominium development (minimum 2,000 square feet/unit) with boat slips on

uplands properties adjacent to Margate Bridge Road.

The Township should evaluate the existing commercial zoning district boundaries

along to the Black Horse Pike corridor to ensure the boundaries follow existing

property lines.

The Township should consider rezoning the "Morris Beach" area, currently zoned as

Conservation Recreation Wetlands, to R-6 Residential which permits a 5,000 square

foot minimum lot area. The "Morris Beach" area contains approximately twenty-five

single family dwellings on lots that range from 4,000 square feet to 10,000 square feet

whereas the current zoning (CRW) has a minimum lot size requirement of 5 acres.

The rehabilitation of existing homes in this area has necessitated Zoning Board of

Adjustment approvals. Development of this area is historically significant and

facilitation of appropriate zoning is an objective to facilitate rehabilitation of this

neighborhood.

The southwest side of Ocean Heights Avenue between English Creek Avenue and

Zion Road contains the Neighborhood Business district at the English Creek Road

intersection, the Community Business district at the Zion Road intersection and the

R-1 Residential district between, in the vicinity of the "Twisted Dunes" Golf Course

area. It has been recommended that this corridor is not appropriate for residences on



Ocean Heights Avenue and the area is more appropriate for commercial uses. The

extension of the Commercial Business and Neighborhood Business districts should be

considered and it is recommended that the new district zone line shall be

approximately 1,000 feet south of Ocean Heights Avenue.

The Township should evaluate and revise the landscaping requirements in Sections

94-22.C., D, and E. for buffers, parking areas and stormwater management basins.

The Township should address compliance and enforcement of improvements required

of developers including clearing and required tree replacement. The Livable

Communities Plan makes recommendations that include enforcement of lot

disturbance standards (Section 94-36), assessment of fines for tree removal and

utilization of fines to fund enforcement and other similar recommendations that may

address this issue.

The Township should enforce the lot disturbance standards found in Section 94-36 of

the Township Code to limit clearing to that necessary to construct all roadways and

drainage facilities only. The Township should ensure to the maximum extent

possible that major developments are not clear cut and that individual lots are only

cleared as building permits are issued.

The Township should enforce specimen tree protection regulation. Primary

responsibility for enforcement of the Township's Specimen Tree Protection

Regulation falls with the Planning Board and professionals who advise the Board.

The Township should consult with the Environmental Commission to ensure their

review of development applications considers the presence of specimen trees.

The Township should incorporate §94-57 Personal Wireless Telecommunications

Facilities and Equipment in the Zoning Chapter 225 since it pertains to lot areas,

setbacks and heights.

The requirements for Community Impact Statement (§94-9) and Environmental

Impact Statement (§94-14) should be checklist items for land use applications. The

Applicants are required to seek design waivers from submitting these items rather

than seeking a simple checklist waiver. The requirements of the Community Impact

Statement and Environmental Impact Statement could remain in the design chapter.

The Township should consider creating an enhanced architectural review

development standard for commercial development. Standards should include

controls such as building style and materials, lengths and offset requirements, roof

types, solid waste and mechanical enclosures and building address identification.

West Atlantic City Redevelopment - The Township should consider modifying the

current redevelopment plan for West Atlantic City to try to spur redevelopment and



new construction on the south side of the Black Horse Pike. The Township should

continue to seek funding to demolish the remaining existing motels in this area.

Since the properties to the north of the Black Horse Pike are not conducive for

redevelopment due to their small, narrow shape, this area should be developed as a

greenway with a bicycle and pedestrian path connecting Atlantic City to the

Pleasantville bike path. Funding for this improvement should be sought from Blue

Acres, Green Acres, County Open Space or NJDOT funds.

Cardiff Area Redevelopment – The Township should designate an area adjacent to

the Garden State Parkway at the intersection with the Black Horse Pike as an area in

need of redevelopment. All existing shopping centers which are struggling as a result

of the regional economic challenges should be included in the redevelopment area.

There is an opportunity to develop a comprehensive plan including circulation

improvements to redevelop and revitalize this area. This redevelopment area should

include provisions for a mixed-use development where inclusionary zoning can be

utilized.

The Township should consider extending the redevelopment area along Tilton Road

from the Cardiff shopping center to Delilah Road. The redevelopment plan could

provide for a Main Street concept in the Cardiff area. Opportunities for residential

development along Tilton Road should be analyzed in order to take advantage of the

anticipated employment from expansion of the FAA Technical Center, Atlantic City

Airport and Stockton Aviation, Research and Technology Park (SARTP).

The Township should consider changing the zoning at the intersection of Ocean

Heights Avenue and Blackman Road. The northeast side of the intersection is

currently zoned MC Marine Commercial with a minimum lot area requirement of 5

acres for development and permitted uses limited to those intended for the

development of waterfront facilities for recreational purposes. There has been

interest from property owners in this area to change the zoning at this intersection to

allow more general or neighborhood commercial uses therefore creating a viable

commercial development in the Township. It is recommended to change the zoning

of the lots on the northeast corner of the intersection to Neighborhood Business.

How to Best Achieve Implementation of Planning and Zoning Recommendations

The Township notified the public and requested input on the contents of the Master Plan

Reexamination Report. The members of the Township Planning Board discussed the goals and

objectives set forth in the Master Plan Reexamination Report and recommended its adoption. To

best achieve these goals and objectives, it will require a collaborative effort between the

Township and other Township committees, specifically the Environmental Commission and the

Economic Development Commission. In order to implement the goals and objectives identified,

this will be a continuing collaborative effort between the Township officials, staff and



representatives from the Township committees including the Planning Board and Economic

Development Commission.

The implementation of the zoning recommendations detailed in Part IV of the Master Plan

Reexamination Report will be achieved through the study of the Township's current land use and

zoning standards. The Township is revising the design standards and zoning standards based on

the recommendations in the Reexamination Report. The members of the Township's Planning

Board, during the upcoming public hearings, will discuss the proposed zoning changes and seek

additional input from the public. The Planning Board will make the appropriate

recommendations for the adoption of the changes to the zoning standard to the governing body.

Resiliency Recommendations

Based on a review of the current planning and development documents, the following are

recommended actions for the Township to consider to reduce the effects of rising sea level and

flooding.

Reduce the amount of impervious surface permitted on development sites to lessen

storm water runoff and help reduce ponding.

Require all new or expanded single-family dwellings that do not otherwise require

site plan or subdivision approval to undergo a stormwater review process.

Require a minimum freeboard of at least 2 feet in the flood zone.

Reduce the cumulative damage/improvements threshold from 50 percent to 40

percent.

Amend building height requirements to comply with the state-mandated one foot of

freeboard for structures in a flood zone by amending the definition of building height

to make the base flood elevation plus one foot of freeboard applicable to any

development in a flood zone.

Require underground utilities, including gas and electric service, for all new

development in flood prone areas.

Develop new zoning standards that address building form and design, public space,

landscaping, signage and environmental resource standards.

Adopt a Cumulative Substantial Damage/Improvement Ordinance where:

a. “Substantial Improvement” is any reconstruction, rehabilitation, addition or

other improvement of a structure, the cost of which equals or exceeds 40

percent of the market value of the structure before the “start of construction”



of the improvement. This term includes structures that have incurred

Substantial Damage, regardless of the actual repair work performed.

b. “Substantial Damage” is a term that applies to a damaged structure in a

Special Flood Hazard Area or floodplain for which the cost of repairs is 40

percent or more of the structure’s market value before the disaster occurred

regardless of the cause of the damage. Land value is excluded from this

determination. The decision regarding Substantial Damage is made at the

municipal level by the building official or the floodplain manager.

The Township should carefully review the new Flood Insurance Rate Maps (FIRM)

and develop new policies and recommendations in the Land Use Element that address

the changes to the FIRM. These new policies and regulations may require:

a. New construction and substantially improved structures that are resistant to

flood damage; and

b. Non-substantial improvements (electrical, plumbing and mechanical

equipment) must be located or designed to resist flood damage.

The Township should identify and map environmental systems that protect

development from flooding.

The Township should continue its efforts to preserve flood prone areas for open space

purposes.

The Township should raise the elevations of all remaining pump stations in

accordance with FEMA regulations. Standby power should also be provided at all

locations so that service is continuously and uninterrupted during storm and flood

events.

Given the existing drainage conditions in West Atlantic City, the Township should

evaluate and compare the design solution chosen by the New Jersey Department of

Transportation with its own calculations of its drainage network. Where possible, the

Township and the State should coordinate improvements to their drainage systems for

the Black Horse Pike to alleviate their respective stormwater flooding issues. The

Township should examine whether additional stormwater measures or raising the

elevation of the roadway on the Black Horse Pike. The Township should also

consider planning and funding for projects that elevate the entirety of the Black Horse

Pike as a part of a comprehensive flood mitigation program.

The Township should plan improvements for the coastal evacuation routes to address

flooding issues. The coastal evacuation routes must be capable of providing residents

and neighboring communities access to higher elevated land during extreme flood



events and storms. These improvements may include elevating the roadways and

other improvements to address drainage issues in each flood prone area.



Land Use Element Adoption

This report shall serve as the 2017 Land Use Element. The absence of the adoption of a land use

element by the Planning Board shall constitute a rebuttable presumption that the municipal

development regulations are no longer reasonable.

This element was revised and adopted after a public hearing by the Township of Egg Harbor

Planning Board on August 21, 2017.

The original of this document has been signed and sealed in accordance with N.J.A.C. 13:41-

13.b.

2017 land use element - ehtgov.org

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