Delran City Zoning Code
ARTICLE XI
General Commercial District C-2
§ 355-42 Purpose and intent.
[Amended 10-26-2005 by Ord. No. 2005-33]
The purpose and intent of the C-2 General Commercial District is to enhance the visual quality of Route 130; restore and revitalize the highway frontage as a commercial, retail and services destination; eliminate incompatible business along Route 130; and maximize safety through state-of-the-art planning engineering and landscape architecture design.
§ 355-43 Permitted, conditional, and prohibited uses.
[Amended 7-27-2004 by Ord. No. 2004-9; 5-24-2005 by Ord. No. 2005-14; 4-25-2006 by Ord. No. 2006-5; 7-27-2021 by Ord. No. 2021-13; 10-10-2023 by Ord. No. 2023-12]
A.
Sale or rental of goods and provision of services, including but not limited to the following, are permitted uses:
(1)
Food, supermarkets.
(2)
Liquor.
(3)
Horticultural products, retail only.
(4)
Confectionary products, including soft drinks and similar nonalcoholic refreshments that may be consumed on premises.
(5)
Drugs and pharmaceuticals; goods and services.
(6)
Office and stationery supplies, tobacco, books, periodicals and newspapers.
(7)
Apparel sales.
(8)
Gift shops.
(9)
Furniture sales and home furnishings.
(10)
Lumber and building products sales.
(11)
Appliances.
(12)
Professional offices.
(13)
Commercial schools, employment training centers, professional and technical training centers.
(14)
Food stuffs, including baked goods on a retail basis.
(15)
Veterinary services with no boarding or kennel facilities.
(16)
Eateries.
(17)
Taverns, bars, and liquor stores.
(18)
Barber and beauty shop operations.
(19)
Custom tailoring and dress making (excluding clothing manufacturing).
(20)
Dry-cleaning services.
(21)
Laundry, including self-service laundries.
(22)
Shoe repair.
(23)
Radio and electrical repair.
(24)
Dancing, music, and martial arts schools.
(25)
Pre-schools, day-care nurseries, and adult day care.
(26)
Child day-care centers in accordance with N.J.S.A. 40:55D-66.6.
(27)
Wholesale clubs.
(28)
Banquet, catering and conference facilities.
(29)
Financial institutions and banks without drive-through facilities.
(30)
Art galleries or museums.
(31)
Retail computer sales and repairs.
(32)
Restaurants and cafes with internet/WIFI hotspots, including outdoor seating but without drive-throughs.
(33)
Retail nursery.
(34)
Medical and dental facilities and offices.
(35)
Photographic processing.
(36)
Gym and fitness facilities.
(37)
Personal self-storage facilities.
B.
The following uses are permitted as conditional uses, subject to the specific conditions set forth elsewhere in this chapter:
(1)
Funeral and undertaking establishments.
(2)
Gasoline service stations.
(3)
Drive-through restaurants.
(4)
New sales of cars, motorcycles, recreational vehicles or boats with necessary service operations.
(5)
Used sales of cars, motorcycles, recreational vehicles or boats ancillary to the sale of new vehicles.
(6)
Towers for electrical devices.
(7)
Banks with drive-through facilities.
(8)
Retail vehicle detailing, washing, repair and customizing, commonly referred to as "car washes."
(9)
Massage and spa facilities.
(10)
Cannabis retailer or cannabis delivery service, subject to the following conditions:
(a)
Such facility shall meet all requirements for licensure, and hold the appropriate license issued by the Cannabis Regulatory Commission, Department of Treasury, State of New Jersey.
(b)
No facility shall permit on-site consumption of cannabis or cannabis-related products.
(c)
No outside storage of any cannabis, cannabis products, or cannabis-related materials shall be permitted.
(d)
The hours of operation for any cannabis retail facility shall be from 9:00 a.m. to 10:00 p.m., seven days a week.
(e)
A security plan shall be submitted to the Township Police Department demonstrating how the facility will maintain effective security and control of operations. The security plan should identify the type of security systems to be employed, tracking and recordkeeping of products and materials, surveillance systems to be used, and whether or not any armed security personnel will be on the premises.
(f)
For each of these classifications of operation, the facility shall provide an air treatment system with sufficient odor-absorbing ventilation, and exhaust systems such that any odors generated inside the facility are not detectable by a person of reasonable sensitivity anywhere on adjacent property, within public right-of-way, or within any other unit located in the same building if the use occupies a portion of a building.
(g)
There shall be a maximum of six licensed cannabis businesses of any classification within the Township, and no more than four of those may be retail cannabis facilities.
(11)
Standalone drive-through ATM not attached to or adjacent to a banking institution.
§ 355-44 Conditional use standards.
[Amended 4-25-2006 by Ord. No. 2006-5; 10-10-2023 by Ord. No. 2023-12]
The following conditions shall apply to the indicated conditional uses in this zone:
A.
Retail vehicle detailing, washing, repair and customizing (car washes).
(1)
An application for a car wash shall satisfy all procedural requirements and standards for site plan review and also shall include appropriate off-tract information to permit the reviewing board to make an informed decision.
(2)
The reviewing board shall be satisfied that the proposed car wash will be in harmony with adjacent land uses. The proposed car wash also shall be compatible with the Master Plan of Delran Township and specific studies contained therein relating to site design both as to the tract and area impacts.
(3)
The reviewing board shall be satisfied that on-tract circulation is adequate, safe and efficient for all users and vehicles, including pedestrians, automobiles, delivery vehicles, emergency vehicles and service vehicles.
(4)
The reviewing board shall be satisfied that the off-tract circulation is adequate for the movement of vehicles, or pedestrians and bicyclists. The reviewing board must make a specific determination that the access to and from the tract is adequate.
(5)
The reviewing board shall be satisfied that the applicant has taken into consideration the physical conditions of the tract, including topography, drainage, soil conditions, existing vegetation, and related county and state requirements.
(6)
A car wash shall satisfy the following requirements in addition to requirements otherwise applicable in the zoning district:
(a)
A twenty-five-foot-wide minimum landscaping area shall be provided in the front yard. Rear and side yards not adjacent to residential uses or zones shall be provided with a minimum five-foot-wide landscaping area with screening/buffering as determined necessary.
(b)
All mechanical activities must be conducted within a totally enclosed building, other than individual car vacuums. No merchandise, products or other equipment or objects shall be displayed or stored outside.
(c)
Vehicle stacking and off-street parking.
[1]
Each fully mechanized (non-self-serve) car wash lane shall have a minimum capacity for 12 vehicles in each lane.
[2]
One separate parking space for each waxing, upholstery cleaning or similar specialized service area.
[3]
One separate parking space for each employee.
[4]
Two parking spaces for each mechanized car wash lane to be provided outside the building.
(d)
No motor vehicle, trailer or similar equipment or part thereof shall be displayed or parked on the premises for the purpose of display, sale, storage or the like.
(e)
Long expanses of building facades shall be broken up with variations in architectural design and landscaping.
B.
Drive-through restaurants.
(1)
All windows associated with the drive-through service shall be situated in the rear or side yard facing facades of the building.
(2)
The drive-through lane(s) shall provide for a by-pass lane adjacent to the drive-through lane, having a minimum width of 10 feet.
(3)
The drive-through facility shall have space to accommodate stacking or queuing for a minimum of six vehicles.
(4)
Vehicle stacking areas shall not interfere with vehicle or pedestrian circulation patterns.
(5)
Each stacking lane must be located entirely within the confines of the lot.
§ 355-45 Density.
No residential dwelling units shall be permitted.
§ 355-46 Area and bulk standards.
[Amended 10-26-2005 by Ord. No. 2005-33]
A.
Minimum lot size: 40,000 square feet.
B.
Minimum lot frontage: 200 feet.
C.
D.
Minimum buffer width and location: 50 feet within the setback from any residentially zoned property; 25 feet from any state, county and local right-of-way. Required buffer areas along all rights-of-way will provide landscape or other designs to protect vehicles from inadvertently or otherwise entering cartways other than at approved points of ingress and egress.
E.
Maximum building height: 35 feet.
F.
Maximum impervious coverage: 60%.
G.
Maximum clearing limit. No more than 70% of the lot area shall be cleared of vegetation for the purpose of construction, except if more than 70% of the lot is presently cleared or the vegetation is seasonal in nature.
H.
Minimum parking setbacks:
(1)
Twenty-five feet from any state right-of-way.
(2)
Fifty feet from any residentially zoned property.
(3)
Twenty-five feet from any other right-of-way.
(4)
Twenty feet from any other rear property line.
(5)
Twelve and one-half feet from any other side property line except that zero feet may be permitted where cross easements for parking are provided and maintained.
§ 355-47 Zone specific design standards.
[Amended 10-26-2005 by Ord. No. 2005-33]
A.
Utilities. All utilities shall be located underground.
B.
Mechanical screening. All mechanical equipment, whether placed on the ground, roof or other location, shall be screened from ground-level view with an acceptable material compatible with the architectural scheme of the development, and may not exceed the maximum building height.
C.
Trash enclosures. All trash and recycling containers shall be enclosed in accordance with the Township design standards for trash enclosures.
D.
Parking. Off-street parking must be provided in accordance with the requirements of and the schedule set forth in § 355-92, or as otherwise provided in this chapter. Shared parking may be permitted as determined by the reviewing board.
E.
Conditions. The reviewing board may impose more restrictive conditions or any further reasonable conditions to the effect of noise, traffic movement and volume, lighting and/or intensity of such use or uses on adjacent land uses and may require sufficient guarantees to ensure compliance with such restrictions or conditions.