Office and office buildings; research facility; manufacturing, fabrication and assembly operations; emergency care, outpatient facility; utilities; motel, provided that it has frontage and access to Delsea Drive; restaurant; and auto/truck sales.

Family day care conditioned on meeting the requirements of § 107-44.1A and C as if written herein.

Service stations with or without a convenience store, provided that the lot has access to Delsea Drive and the plan complies with § 107-59.1.

Catering and banquet halls, and meeting halls for fraternal/social organizations.

All storage areas shall be shown on an approved site plan.

Off-street parking and loading, interior supply and equipment storage, and cafeteria, but where a use operates its own vehicle(s), which vehicle(s) will be parked or stored at the business, the parking or storing spaces required for the vehicle(s) shall be in addition to the minimum off-street parking and loading requirements of this chapter.

Radio towers (maximum 100 feet, but not higher than allowed in § 107-85B) and satellite dishes (priority location in side or rear yard) for use of the occupant only.

Licensed transient merchants and mobile vendors, in accordance with the standards of § 107-87, are permitted accessory uses.

Warehouse facilities limited to operations offering long-term storage so as to reduce the frequency of pickup and delivery services, provided that the use meets the requirements for lots of 80,000 square feet, has frontage on Delsea Drive, and has access only to Delsea Drive.

Office buildings, emergency care, outpatient facility, and restaurants shall meet the requirements for lots of 15,000 square feet in Subsection D(6) below.

Research uses, utilities, catering and banquet halls, and auto/truck sales shall meet the requirements for lots of 30,000 square feet in Subsection D(6) below. Auto and truck sales and service uses may be permitted to have display areas for new vehicles located in the front yard and outside storage areas for new vehicles in the rear yard. All customer parking, display areas, and storage areas shall be located at least 25 feet from any street right-of-way and any other nonresidential lot line, but be at least 100 feet from a residential zone line. The storage areas shall be screened from public streets and nearby residential zoning districts by trees and evergreens located and spaced to meet the buffer requirements of § 107-48.1. Used vehicles may be displayed but only in the side yard, and the area devoted to these displays shall not exceed 10% of the total tract area. All areas used for customer parking, display vehicles and stored vehicles shall be paved. Gravel and stone shall not be considered paved. Car and truck sales and service uses may also have service areas for the purpose of preparing vehicles for delivery and providing such other services and oil changes, lubrication, engine tune-ups, wheel alignments, and similar routine maintenance, but excluding body shops and painting.

Motels and warehouses shall meet the requirements for lots of 80,000 square feet in Subsection D(6) below.

Manufacturing, fabrication and assembly uses are limited to areas south of Grove Street and are intended to provide development opportunities for smaller business operations. Therefore, the minimum requirements shall be as set forth for lots of 15,000 square feet in Subsection D(6) below and the maximum lot size shall be 30,000 square feet.

Service stations shall meet the requirements for lots of 20,000 square feet in Subsection D(6) below as well as § 107-59.1

Bulk regulations for designated lot sizes:

Office and office building; research, testing and experimentation; warehouse, shipping and receiving; manufacturing, fabrication and assembly; and utility.

Family day care conditioned on meeting the requirements of § 107-44.1A and C as if written herein.

All storage areas shall be shown on an approved site plan.

Off-street parking and loading, interior supply and equipment storage, and cafeteria, but where a use operates its own vehicle(s), which vehicle(s) will be parked or stored at the business, the parking or storing spaces required for the vehicle(s) shall be in addition to the minimum off-street parking and loading requirements of this chapter.

Radio towers (maximum 100 feet, but not higher than allowed in § 107-85B) and satellite dishes (priority location in side or rear yard) for use of the occupant only.

Licensed transient merchants and mobile vendors, in accordance with the standards of § 107-87, are permitted accessory uses.

Office buildings and utilities shall meet the requirements for lots of 40,000 square feet in Subsection D(5) below.

Research, testing and experimentation uses shall meet the requirements for four-acre lots in Subsection D(5) below.

Warehousing, shipping and receiving shall meet the requirements for six-acre lots in Subsection D(5) below. It is required that these lots either deed-restrict the property to these uses, or show a plan with either a reduced building size or what section(s) of the building will be razed in order to provide sufficient parking and loading area for an office use in order to reasonably assure a more intense use will be able to function on the site in accordance with these regulations in the event the site changes to a more intense use.

Manufacturing, fabrication and assembly uses shall meet the requirements for eight acre lots in Subsection D(5) below.

Bulk requirements for designated lot sizes:

Offices, research, restaurants, and motels.

General production operations for manufacturing, fabrication and assembly businesses, provided that:

All uses exercising the bonus floor area provisions shall be required to participate in the Borough's low- and moderate-income housing program as set forth in § 107-50.1.

Family day care conditioned on meeting the requirements of § 107-44.1A and C as if written herein.

All storage areas shall be shown on an approved site plan.

Guardhouses, cafeterias and incidental uses customarily associated with the principal use.

Off-street parking and loading are required and permitted, but where a use operates its own vehicle(s), which vehicle(s) will be parked or stored at the business, the parking or storing spaces required for the vehicle(s) shall be in addition to the minimum off-street parking and loading requirements of this chapter.

Motels may have a restaurant, coffee shop, gift shop, pool, and/or similar accessory uses customarily incidental to motels.

Licensed transient merchants and mobile vendors, in accordance with the standards of § 107-87, are permitted accessory uses.

Warehousing is permitted as a conditional use, provided that the following conditions are met:

The site plan for any use shall show acceptable locations and designs for the required off-street parking as if the entire building were occupied as an office. To the extent a portion of the building is to be occupied as a warehouse, general production operation, or some other use with less parking requirements, only that parking needed for the current uses need be constructed. If this condition is not met, the applicant shall place a deed restriction on the property that those portions of the building occupied as a warehouse or other use with less parking requirements than an office shall not be changed in the future.

In order to encourage an office park design that will enlarge the public park adjacent to Higgins Drive, the owners of properties in the OP District adjacent to Higgins Drive may relocate the development otherwise permitted on those lots to any other property in the OP District. The purpose of this design option is to create a larger separation between the office park development and the housing that exists across Higgins Drive and at the same time enlarge a park that can benefit the residents and employees alike. The condition for allowing this relocation of development is that the area intended for the park shall be dedicated to the Borough at no cost, and the depth of the property to be dedicated shall be at least 300 feet measured from the Higgins Drive right-of-way. In order to accommodate both the development being relocated plus the development already permitted on the lot where all the development will take place, the following adjustments are permitted in the bulk regulations set forth in Subsection E(2) below: a) the minimum front, side and rear yards may be reduced to 75 feet each; and b) the maximum floor area ratio, lot coverage, and building height may be increased to 0.24, 60%, and 45 feet, respectively. In the event the applicant uses any other bonuses permitted in this district, the adjustments permitted to the floor area ratio, lot coverage and height may be added to these standards.

Table of standards for all uses. (See additional setbacks in § 107-58G.)

Buffer area. Any lot adjoining any residential zoning district or abutting a street that separates a residential zoning district from the OP District shall provide a minimum buffer area 50 feet wide along the lot line or street line. No parking, loading, driveways, aisles, buildings or similar improvements shall be within this buffer area. The buffer area shall be designed and planted consistent with § 107-48.1.

Off-street parking lots and loading areas.

Cafeterias, meeting rooms, and recreational improvements as part of schools.

Any use which would result in outside storage, vehicle maintenance, or similar industrial-type operation shall be permitted only when the area devoted to those use(s) abut an industrial or commercial zoning district.

Radio towers (maximum 100 feet, but not higher than allowed in § 107-85B) and satellite dishes (priority location in side or rear yard) for use of the occupant only.

State Department of Transportation and County Highway Department maintenance yards shall be located adjacent to state and county highways, respectively, but not adjacent to any residential zone unless there is a minimum planted buffer area of 150 feet in accordance with § 107-48.1.

College dormitories shall have off-street parking sufficient to avoid vehicular parking along public rights-of-way.

Sorority and fraternity houses, provided that they are located on college property and provided that they meet the bulk regulations and the conditions as set forth in the R-3 District except the requirement that a lot must have frontage on Carpenter Street or Mullica Hill Road (Route 322).

Minimum lot size: 30,000 square feet.

Minimum lot width: 150 feet.

Minimum lot depth: 150 feet.

Minimum front yard: 30 feet.

Minimum side yard: 50 feet.

Minimum rear yard: 50 feet.

Minimum portion of lot landscaped: 15%.

Maximum floor area ratio: 0.20.

Maximum building height: 30 feet.

Maximum lot coverage: 60%.

Statutory authorization. The legislature of the State of New Jersey has delegated the responsibility to the local governmental units to adopt regulations designated to promote the public health, safety and general welfare of its citizenry. Therefore, the Borough Council of the Borough of Glassboro and the State of New Jersey does ordain as follows.

Findings of fact. Sexually oriented business have a deleterious affect on both the existing businesses around them and the surrounding residential areas adjacent to them, causing increased crime, especially prostitution; adversely affecting property values; creating an atmosphere which is inimical to the values of a significant segment of the Borough's population; and encouraging residents and businesses to move elsewhere. It is further recognized that sexually oriented business, when located in close proximity to each other, contribute to urban blight and downgrade the quality of life in the adjacent areas.

Purpose and objectives. It is the purpose of this section to regulate sexually oriented business to minimize and control the adverse effects recognized in Subsection A(2) and to promote the public health, safety and general welfare of the citizens of the Borough. It is no the purpose of this section to restrict or deny access by adults to sexually oriented materials protected by the First Amendment, nor will this chapter have the effect of restricting or denying such access.

A person commits an offense if he operates or causes to be operated a sexually oriented business:

Measurement shall be made in a straight line, without regard to intervening structures or objects, from the nearest portion of the building or structure used as a part of the premises where a sexually oriented business is conducted to the nearest property line of the premises of a place of worship, a school, a boundary of a residential district, a public area, a lot devoted to residential use or another sexually oriented business.

A sexually oriented business, lawfully operating as a conforming uses, is not rendered a nonconforming use by the location, subsequent to the establishment of the sexually oriented business, of a place of worship, school, public area, residential district or residential to within 1,000 feet of the sexually oriented business.

Adult/sexually oriented businesses shall conform to the development and zoning requirements established for the C-6 District as set forth under § 107-108, except that outdoor sales or displays are prohibited in this zone.

Any person violating any provision of this section, upon conviction, is punishable by a fine of not less than $100 and up to, but not exceeding $1,000 where a term of imprisonment not to exceed 90 days, or both.

Each day an adult/sexually oriented business is operating in violation of any provision of this chapter shall constitute a separate offense which shall not merge with a violation taking place on a separate day.

Each separate film, videocassette or other visual reproduction or each showing of live entertainment, which is displayed to another in violation of Subsection D of this section, is a separate offense under this section.