Florham Park City Zoning Code
ARTICLE XXVI
C-5 Zone Mixed Commercial Office, Warehousing, and Distribution Zones
§ 250-150 Permitted uses in C-5 Zone.
[Amended 3-20-2025 by Ord. No. 25-07]
The following uses are permitted in the C-5 Zone:
A.
Municipal facilities or uses.
B.
General business offices.
C.
Laboratories for nonhazardous research, experimentation or testing.
D.
Light, nonnuisance manufacturing.
E.
Commercial recreational and sports activities, including full-sized and/or practice turf and/or grass fields, courts, pools and rinks.
F.
Indoor and outdoor recreational and sports uses, including, but not limited to, swimming pools, fields, courts, hockey rinks, meeting rooms, instructional and conference rooms related to the primary business, and all activities related to indoor and outdoor recreation and sports facilities.
G.
Data centers.
H.
Self-service storage facility.
J.
Pack-and-ship retail.
K.
Health and wellness center.
L.
All principally permitted uses in the C-1 Zone.
§ 250-151 Area, yard, and building coverage requirements.
§ 250-152 Conditional uses in the C-5 Zone.
A.
Commissary kitchen. A commissary kitchen or food/kitchen incubator shall be permitted in the C-5 Zone subject to the following conditions:
(1)
The gross floor area must exceed 8,000 square feet.
(2)
Oversized parking spaces with a minimum dimension of 12 feet by 25 feet shall be provided for commercial food vehicles. Individual charging stalls are permitted for oversized parking spaces.
(3)
Parking and overnight parking shall be limited to employees of or current lessees of a commissary kitchen or food/kitchen incubator.
(4)
Overnight parking of commercial food vehicles that are used by the current lessees of a commissary kitchen or food/kitchen incubator, such as food trucks or refrigerated box trucks, shall be limited to a maximum of one space per 1,500 square feet of gross floor area, but in no case shall be more than 10 spaces.
(5)
Commercial vehicles parked overnight shall be less than 35 feet in length.
(6)
No walk-in sales or consumption of prepared or unprepared food or beverages shall be permitted on site.
B.
Warehousing and distribution centers are permitted in the C-5 Zone, provided that they comply with the following conditions:
(1)
Dock doors (or tailboards) for truck loading and unloading shall be limited to a maximum of one door per 5,000 square feet of gross floor area devoted to warehousing.
(2)
Vehicular ingress and egress shall each be limited to only one side of a property abutting any street lot line.
(3)
Building height shall be limited to 40 feet.
(4)
The traffic impact for the immediate area as well as the increased traffic volume being created by the proposed use shall be analyzed in written form by a qualified Traffic Engineer and shall conclude that the proposed use satisfies the following standards:
(a)
The additional traffic resulting from the proposed use will not exceed a volume/capacity ratio of 0.8 on the streets on which the property fronts;
(b)
The additional traffic resulting from the proposed use will not increase the peak volume by 10% or more; and
(c)
The additional traffic resulting from the proposed use will not reduce the level of service at any impacted intersection to "F" or below. An impacted intersection shall be considered one where 100 or more weekday peak hour trips are added.
C.
Brewery, craft distillery or winery facilities are permitted in the C-5 Zone, provided that they comply with the following conditions:
(1)
The business is licensed by New Jersey as per N.J.S.A. 33:1-10(1b), (3d) or (2a) respectively and shall be subject to all laws and regulations set forth by the NJ Department of Law and Public Safety, Division of Alcoholic Beverage Control ("NJ ABC").
(2)
Operating hours. On Sundays, a brewery, distillery or winery salesroom may not conduct business by serving customers before 12:00 noon. Sunday through Saturday, a brewery, distillery or winery salesroom shall stop serving customers no later than 10:00 p.m. A brewery, distillery or winery is permitted to manufacture their product at any time during any day.
(3)
Outdoor seating is permitted, provided that seating areas are separated from parking areas and drive aisles by temporary fencing, planters, or similar.
(4)
A brewery, distillery or winery shall not sell food or operate a restaurant on the licensed premises, including in any outdoor facility of the brewery, distillery or winery. However, pretzels, potato chips, nuts, or similar prepared snack foods shall be permitted to be served.
(5)
Live entertainment is permitted inside a brewery, distillery or winery salesroom on Friday and Saturday only. Live entertainment shall cease no later than 10:00 p.m. Televisions, radios, and recorded music is permitted in compliance with any applicable Noise provisions of the Borough Code. The brewery shall comply with all event permitting requirements through the NJ ABC. No live entertainment shall be permitted outside the building.
(6)
Smoking of any kind shall be prohibited on the premises of a brewery, including within all indoor and outdoor seating areas, and the sale of tobacco or cannabis and cannabis products shall be expressly prohibited.
(7)
In accordance with NJ State Law, the legal age for purchase and consumption of alcoholic beverages in the State of New Jersey is 21 which shall be strictly enforced by breweries. Breweries shall permit guests younger than 21 to visit but not purchase or consume alcoholic beverages, as long as they are accompanied by patrons 21 or older.
(8)
Brewing, distilling or winemaking may occur in the basement area of the facility, provided that the basement area conditions are safe and sanitary. Adequate egress/ingress and handicap accessibility must be provided.
(9)
Plans shall be submitted that include a scale diagram of the entire interior of the brewery, distillery or winery showing the location of all receiving, storage, brewing or distilling area, servicing, seating and waiting areas, waste removal and garbage storage areas, and the intended location of tables, counters, bars and their respective seats or chairs.
(10)
Storage of waste materials and garbage shall be in enclosed containers which shall be stored inside the main building or in a separately enclosed structure that will completely confine odors and obstruct view of the waste/garbage.
(11)
A system to vent brewing, distilling, and other exhausts and/or odors shall be provided. This shall include the requirement of filters or other technology with adequate means of eliminating oils, grease and odors from the exhaust. Such vents shall be interior and exit through the roof.
(12)
A brewery, distillery or winery shall be considered the principal use of the premises and not an accessory use.
(13)
A brewery, distillery or winery is required to provide parking in accordance with any applicable provisions of the Borough Code.