[Amended 8-16-2017 by Ord. No. 2017-10]
It is the purpose of the C-2 Zone to permit
development of highway-oriented, community- and regional-scale commercial
and office development and other uses compatible with the traffic
along the major highways in the Township that will not substantially
impair the intent or purpose of the Zone Plan or this chapter. In
any C-2 Highway Commercial District, land, buildings or premises shall
be used by right only for one or more of the following:
A.
General retail merchandise stores, including department
stores, five-and-ten variety stores, general merchandise discount
stores, drugstores and sporting goods stores.
B.
Retail apparel and accessories stores, including shoe
stores, furriers and custom tailors.
C.
Retail furniture, home furnishing and equipment, including
household appliance stores, hardware, paint and glass stores, radio
and television stores, including services.
D.
Retail stores, including supermarkets, bakeries and
confectionary shops.
E.
Eating establishments, including restaurants, lunch
counters, delicatessens, tearooms, cafes, taverns, confectionary or
similar establishments serving food or beverages.
F.
Retail gift shops, including camera, books, stationery,
antique, musical supplies, cosmetics, candy, cigarette and tobacco,
flower, hobby, jewelry, leather and luggage shops.
G.
Offices for the conduct of medical and other professions,
real estate and insurance and banks, including branch banks, messenger
or telegraphy services, and general and administrative offices.
H.
Office business shops, with sales and services only.
I.
Dry-cleaning, barbershop, beautician, shoe repair,
laundromat and tailor shops.
J.
Government buildings, facilities and uses.
[Amended 6-26-2002 by Ord. No. 2002-12]
K.
Indoor recreational facilities, including theaters
and bowling alleys.
L.
Artists and photographers studios.
M.
Factory-authorized new automobile sales, agencies
and services, including repair shops adjacent to and in connection
therewith, including new and used car lots.
N.
Mortuaries.
O.
Libraries and museums.
P.
Motels-hotels and related facilities, such as restaurants,
meeting rooms and auditorium spaces and swimming pools.
Q.
Newspaper publishing and job printing.
R.
General service and repair shops, including carpenter,
cabinetmaking, furniture repair, plumbing or similar shop.
S.
Office use of a builder, carpenter, caterer, cleaner,
contractor, decorator, electrician, furrier, mason, painter, plumber,
roofer, upholsterer and similar nonnuisance businesses.
[Amended 5-23-1990 by Ord. No. 1990-16]
T.
Substation, telephone central office, electric and
gas facilities, sewage lift station or water pumping station, subject
to the following special requirements:
(1)
No storage of materials and trucks and no repair facilities
or housing of repair crews except within completely enclosed buildings
shall be permitted.
(2)
The architectural design of the exterior of any building
shall be in keeping with other structures in the neighborhood.
(3)
Screening shall be developed in accordance with the
requirements of this chapter. All plants not surviving one year after
planting must be replaced.
U.
Automobile repair shops. No outside storage of materials
is permitted. Storage of motor vehicles is permitted, provided that
the vehicles have up-to-date inspection stickers and registration,
are properly fenced from view and are located in the rear of the property.
V.
[1] Municipal parks and recreation, including active, both
indoor and outdoor facilities, and passive recreation. Subject to
an approved site plan, all facilities may be lighted.
[Added 6-26-2002 by Ord. No. 2002-12]
[1]
Editor's Note: Former Subsection V, Tourist,
rooming or boarding house, was repealed 5-23-1990 by Ord. No. 1990-16.
W.
Veterinary hospital, provided that all animals are
kept in a permanent enclosed structure and are not within 150 feet
of any residential use of the zone and contain not less than one acre.
Commercial kennels are also a permitted use, subject to the criteria
listed in this subsection.
[Amended 3-14-1991 by Ord. No. 1991-5]
Z.
Catering establishment.
AA.
Business and instructional school, including trade
school.
BB.
Dance studios.
CC.
Convalescent home and nursing home, subject to the standards specified in § 65-10G.
[Amended 6-26-2002 by Ord. No. 2002-12]
DD.
Churches and places of worship.
[Amended 6-26-2002 by Ord. No. 2002-12]
EE.
Hospital, sanitorium, medical center and health center.
[Amended 6-26-2002 by Ord. No. 2002-12]
FF.
Convalescent home and nursing home.
[Amended 6-26-2002 by Ord. No. 2002-12]
HH.
Public or private nonprofit elementary and/or secondary
school, subject to a five-acre minimum lot size, 200 feet of lot frontage
and a fifty-foot setback from all property lines.
[Amended 6-26-2002 by Ord. No. 2002-12]
A.
The following uses may be permitted as conditional uses when authorized by the Consolidated Land Use Board of Mansfield Township in accordance with the specifications and standards listed in Subsection B:
[Amended 7-26-2006 by Ord. No. 2006-31; 2-10-2016 by Ord. No. 2016-3; 3-5-2020 by Ord. No. 2020-5]
B.
Applications for conditional uses shall be in compliance
with the following specifications and standards:
(1)
That the use will not injure or detract from the use
of neighboring property.
(2)
That the use will not detract from the character of
the neighborhood.
(3)
That the use of the property adjacent to the area
included in the plan is adequately safeguarded.
(4)
That the property is suitable for the intended use.
(5)
That the use will serve the best interests of the
Township.
(6)
That the use will not adversely affect public sewers
and facilities, such as water, sewer, police and fire protection.
(7)
That the use will not adversely affect the drainage
facilities in the adjacent neighborhood.
(8)
That the use will not adversely affect the safe flow
of highway traffic and that adequate roadway accesses are provided
to protect roadways from undue congestion and hazards.
(9)
That there shall be no storage, display or sale of
any merchandise whatsoever in the front yard setbacks.
(10)
That all merchandise accessible to the public
shall be adequately safeguarded to prevent injury to persons.
Only the following accessory uses shall be permitted.
A.
Accessory uses on the same lot with and customarily
incidental to any of the above permitted uses.
B.
Cafeteria facilities for employees.
C.
For office buildings only, retail stores or personal service shops may be permitted as accessory uses. Such uses shall be limited to items in § 65-33A through J and shall be located only in the basement or first floor. Such uses shall be wholly within the structure and limited to service-type uses designed to service primarily the needs of the occupants of the buildings.
A.
Area and bulk regulations shall be as follows:
(1)
Lot size: two-acre minimum.
[Amended 5-23-1990 by Ord. No. 1990-16]
(2)
Lot width: 200 feet minimum.
[Amended 5-23-1990 by Ord. No. 1990-16]
(3)
Lot depth: 150 feet minimum.
(4)
Lot coverage: 70%.
[Amended 9-12-2007 by Ord. No. 2007-23]
(5)
Front yard: 75 feet minimum.
[Amended 5-23-1990 by Ord. No. 1990-16]
(6)
Side yards: 20 feet aggregate total with an eight-foot
minimum, each, provided that when a written agreement is provided
by adjoining property owners, no side yard shall be required where
two or more commercial uses abut side to side, between properties
of separate ownership. In case of a series of abutting structures
paralleling a public right-of-way, an open and unobstructed passage
of at least 30 feet in width shall be provided at grade level at intervals
of not more than 300 feet.
(7)
Rear yards: 35 feet minimum.
(8)
Height: two stories.
[Amended 9-12-2007 by Ord. No. 2007-23]
(9)
FAR: 0.25.
[Added 9-12-2007 by Ord. No. 2007-23]
B.
Yard areas shall be required whenever a business use
abuts a residential property, and such yards shall not be less than
20 feet wide and shall provide a buffer landscaped screen.
Gasoline service stations shall be subject to
all of the following standards and regulations:
A.
The lot shall be at least two acres in area, with
a minimum lot depth and lot width of 125 feet.
[Amended 5-23-1990 by Ord. No. 1990-16]
B.
All fuel pumps, appliance and air pumps shall be located
at least 35 feet from the street lines and 25 feet away from the side
and rear property lines, or edge of any required buffer areas, so
as to permit all services to be performed within the lot lines. All
other services shall be performed within an enclosed building.
C.
All fuel tanks shall comply with the regulations of
the New Jersey Department of Environmental Protection and Energy where
applicable.
[Amended 5-11-1994 by Ord. No. 1994-9]
D.
Driveways.
(1)
Driveways shall not be more than 25 feet wide at any
point thereof.
(2)
There shall be a minimum distance of 30 feet between
driveways as measured from the edges of the paved portion. Driveways
shall be at least 10 feet from the adjoining property line and at
least 20 feet from the street line of any intersecting street.
(3)
There shall be a maximum of two driveways on any street.
E.
The entire area of the station or garage or sale area
traversed by motor vehicles shall be macadam or concrete.
F.
No gasoline selling or service station, or area so
utilized, shall be located within 500 feet of any property upon which
a church, hospital, public or parochial school, private school, college,
institution or theater shall be located, nor shall said gasoline selling
or service be located within 2,000 feet of another gasoline selling
or service station. Said distance shall be measured from the property
or lot line on which the proposed service station is to be located
on a straight line to the property line or lot line on which the church,
hospital, public or parochial school, private school, college, institution,
theater or gasoline or service station shall be located.
G.
Buffer yard; setback; canopies; building area.
(1)
A buffer yard of not less than 50 feet in width shall be provided on the subject lot when it is within 50 feet of any residential zone. Said distance shall be measured as indicated in Subsection F of this section. This buffer yard shall be used only as a planting strip in which hedge, evergreens, shrubbery or other suitable planting shall be provided and maintained with a visual screen year-round.
(2)
The walls of any building shall be set back at least
25 feet from every adjoining property line or required buffer yard
and at least 50 feet from a street right-of-way line.
(3)
Canopies or roof overhangs attached to or extended
from the buildings shall not extend more than five feet from said
building.
(4)
Not more than 20% of the area of each lot may be occupied
by buildings. No building shall exceed one story in height.
H.
All lubrication, repair, maintenance or similar activities
shall be performed within a completely enclosed building. In addition
thereto, all displays and sale of merchandise shall be made or sold
within a completely enclosed building, except as specifically provided
or allowed under the terms of this chapter.
I.
Sufficient parking space for all vehicles of employees
and patrons shall be provided, with a minimum of five spaces in any
event, with the total number of spaces computed on the basis of three
spaces for each lift, wheel alignment pit, bay or similar work area,
which spaces shall be separate from the driveway and general apron
areas giving access to the air pumps, gasoline pumps and garage doors.
J.
No automobile, truck, trailer or boat shall be allowed
to stand on any gasoline selling or service station property publicly
advertising such vehicle for sale.
K.
No part of any gasoline selling or service station
may be used for resident or sleeping purposes.
L.
Signs shall be erected in accordance with the requirements
enumerated in this chapter.
[Amended 3-14-1991 by Ord. No. 1991-5]
M.
All electric, gas, telephone and other utility lines
and uses shall be installed underground.
Car wash establishments shall be subject to
the following special regulations:
A.
Minimum lot size: two acres.
[Amended 5-23-1990 by Ord. No. 1990-16]
B.
Minimum lot width: 120 feet.
C.
Minimum lot depth: 200 feet.
D.
Minimum setback from all property lines: 50 feet.
E.
Minimum distance from all property lines other than
front property lines: 20 feet.
F.
Minimum distance between any buildings, including
accessory uses, and any residence district: 50 feet.
G.
Minimum distance between any access driveway and residence
district: 50 feet.
H.
Minimum distance between access driveway and any adjoining
property line: 10 feet.
I.
Minimum distance between any access driveway and the
property line of any church, library, school, college, nursing home,
hospital or similar use: 200 feet.
J.
Maximum width of curb cuts for access driveways: 20
feet, except that a combined entrance and exit shall total 40 feet.
K.
Parking requirements. The following shall be provided:
(1)
A waiting or stacking area on the lot for incoming
automobiles accessible to the entrance end of the washing equipment,
to accommodate at least 15 automobiles for each lane provided in the
washing area.
(2)
An area beyond the exit end of the washing equipment
for at least six automobiles for each lane provided in the washing
area.
L.
Entrance access driveways shall not be located within
100 feet of the intersection of any two streets.
M.
Exterior lighting shall be shielded so that it is
deflected away from adjacent properties and from passing motorists.
N.
Dripping vehicles shall not be allowed on streets
or highways so as to cause ice hazards in freezing weather. Equipment
must be installed to prevent this condition. Site drainage shall be
designed so as to prevent drainage onto public streets.
Shopping centers shall be subject to all of
the following special regulations:
C.
Area and bulk regulations.
(1)
Any application for development under the terms of
this section shall provide initially at least for the construction
of either a minimum of 10,000 square feet of ground floor area or
a minimum of three of the permitted main uses.
(2)
The minimum lot size shall be three acres.
(3)
The minimum lot width shall be 200 feet; the minimum
lot depth shall be 100 feet.
(4)
No more than 30% of the gross land area shall be covered
by buildings.
(5)
No structure shall be closer than 50 feet to any perimeter
property line.
(6)
No building, parking access or service area may be
located within 50 feet of a side or rear property line.
(7)
No building shall be more than six stories or 65 feet
in height, whichever is less.
D.
Other design requirements.
(2)
The minimum width, pavement edge to pavement edge,
of interior streets within the development not to be used as through
streets shall be 24 feet for two-way traffic and 14 feet for one-way
traffic. These widths will accommodate twelve-foot lanes and the necessary
width for trucks and emergency vehicles.
(3)
There shall be no parking on any interior streets.
(4)
The proposed development shall be constructed in accordance
with an overall plan and shall be designed as a single architectural
scheme with appropriate common landscaping. The buildings, sizes,
shapes, site positions and architectural design may be considered
along with the landscaping and natural features.
(5)
All buildings shall be arranged in a group or in groups.
(6)
Parking, loading or service areas used by motor vehicles
shall be physically separated from public streets by a buffer strip
or other effective and suitable barrier against unchanneled motor
vehicle access or egress and shall have not more than two accessways
to any one public street. All such areas shall be arranged to facilitate
proper and safe internal circulation and shall be paved with an acceptable
hard surface.
(7)
All accessways to a public street or highway shall
be located at least 200 feet from the intersection of any street lines
and shall be designed in a manner conducive to safe ingress and egress.
(8)
Areas provided for loading and unloading of delivery
trucks and other vehicles and for the servicing of shops by refuse
collection, fuel and other service vehicles shall be adequate in size
and shall be so arranged that they may be used without blockage or
interference with the use of accessways or automobile parking facilities.
(9)
Along each side or rear property line which adjoins
existing residences or a residence district, a buffer planting strip
shall be provided, which shall be not less than 30 feet in width and
on which shall be placed shrubbery, trees or other suitable plants
sufficient to constitute an effective visual screen. Along each street
line bounding the district, a twenty-foot line buffer strip shall
be provided, suitably landscaped, except for necessary sidewalks and
accessways. Nothing herein provided shall prohibit the erection of
a suitable fence or wall on the required buffer areas.
(10)
Appropriate provisions shall be made for private
garage and trash collection and for the private maintenance of all
interior roads and streets, including snow removal, and all buildings
and land areas not dedicated to the Township. Such services shall
be performed at the owner's expense.
(11)
All trash or garbage disposal facilities shall
be totally screened, and plans shall be submitted as part of the developmental
site plan showing the location and types of screening.
E.
Parking requirements. Notwithstanding the requirements
of this chapter, the following off-street parking standards shall
apply for all shopping center projects, except that these standards
may be reduced to the extent that combined use of parking lots makes
such reduction feasible in the judgment of the approving authority.
Land Use
|
Minimum Number of Off-StreetAutomobile
Parking Spaces Required
| |
---|---|---|
Shopping center, retail sales, trade, and business
services
|
5.5 for each 1,000 square feet of gross leasable
area. Gross personal leaseable area is the total floor area designed
for tenant occupancy and exclusive use, including basements, mezzanines
and upper floors, if any, expressed in square feet measured from center
lines of joint partitions and exteriors of outside walls.
| |
All other freestanding uses
|
As required by the parking regulations of this
chapter
|
F.
Traffic impact study. At the time of the submission
of the concept plat, the applicant shall submit a traffic impact study
performed and certified by a licensed engineer. The study shall include,
among other factors, the current vehicular volume, width and capacity
of streets and highways in the nearby area of the proposed development.
Additional vehicular volumes to be generated by the development shall
be estimated and related to the current capacity of the roadway network
to determine the future adequacy or deficiency of the circulation
system. Additional information shall be provided to demonstrate that
satisfactory arrangements will be made to facilitate traffic movement
on the highways adjoining the development and to assure proper circulation
within the development. These arrangements shall include provisions
for necessary signalization, channelization, standby turn lanes, right-turn
runoff lanes, added highway width, adequate warning signs and adequate
storage area and distribution facilities within the development to
prevent the backup of vehicles on public streets.
G.
Phasing plan. For developments to be constructed over
a period of years, a phasing plan shall be submitted as part of the
preliminary plan for the entire concept.
A.
There must exist approved public sewer systems which
shall be available to each unit prior to the issuance of the certificates
of occupancy.
B.
All other regulations of this chapter shall be followed
as required.
C.
The buildings, sizes, shapes, site positions and architectural
design shall be considered along with the landscape and natural features.
D.
In order to enhance traffic safety and flow along
Route 130, Route 68 and Route 206, it is necessary to prevent numerous
curb openings directly onto contiguous property. To implement this
policy, each applicant with property adjacent to Route 206 shall provide
for a parallel access road on each property so that vehicles can be
properly channeled to controlled intersections.
[Added 5-23-1990 by Ord. No. 1990-16]
E.
All improvements and uses shall be set back a minimum
of 25 feet from the right-of-way line of all contiguous streets.
[Added 5-23-1990 by Ord. No. 1990-16]
F.
There shall not be any outside storage and sales
of materials and motor vehicles unless the following conditions and
standards are met to the satisfaction of the Consolidated Land Use
Board of Mansfield Township:
[Added 5-23-1990 by Ord. No. 1990-16; 3-5-2020 by Ord. No. 2020-5]
(1)
The use will not injure or detract from the use of
neighboring property.
(2)
The use will not detract from the character of the
neighborhood.
(3)
The use of the property adjacent to the area included
in the plan is adequately safeguarded.
(4)
The property is suitable for the intended use.
(5)
The use will serve the best interests of the Township.
(6)
The use will not adversely affect public sewers and
facilities, such as water, sewer, police and fire protection.
(7)
The use will not adversely affect the drainage facilities
in the adjacent neighborhood.
(8)
The use will not adversely affect the safe flow of
highway traffic and adequate roadway accesses are provided to protect
roadways from undue congestion and hazards.
(9)
There shall be no storage, display or sale of any
merchandise whatsoever in the front yard setbacks unless the criteria
set forth herein is met.
(10)
All merchandise accessible to the public shall
be adequately safeguarded to prevent injury to persons.