General retail merchandise stores, including department stores, five-and-ten variety stores, general merchandise discount stores, drugstores and sporting goods stores.

Retail apparel and accessories stores, including shoe stores, furriers and custom tailors.

Retail furniture, home furnishing and equipment, including household appliance stores, hardware, paint and glass stores, radio and television stores, including services.

Retail stores, including supermarkets, bakeries and confectionary shops.

Eating establishments, including restaurants, lunch counters, delicatessens, tearooms, cafes, taverns, confectionary or similar establishments serving food or beverages.

Retail gift shops, including camera, books, stationery, antique, musical supplies, cosmetics, candy, cigarette and tobacco, flower, hobby, jewelry, leather and luggage shops.

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.

Office business shops, with sales and services only.

Dry-cleaning, barbershop, beautician, shoe repair, laundromat and tailor shops.

Government buildings, facilities and uses.

Indoor recreational facilities, including theaters and bowling alleys.

Artists and photographers studios.

Factory-authorized new automobile sales, agencies and services, including repair shops adjacent to and in connection therewith, including new and used car lots.

Mortuaries.

Libraries and museums.

Motels-hotels and related facilities, such as restaurants, meeting rooms and auditorium spaces and swimming pools.

Newspaper publishing and job printing.

General service and repair shops, including carpenter, cabinetmaking, furniture repair, plumbing or similar shop.

Office use of a builder, carpenter, caterer, cleaner, contractor, decorator, electrician, furrier, mason, painter, plumber, roofer, upholsterer and similar nonnuisance businesses.

Substation, telephone central office, electric and gas facilities, sewage lift station or water pumping station, subject to the following special requirements:

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.

[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.

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.

[2]Clubs and lodges and all associated functions, subject to the standards specified in § 65-10F.

[3]Child-care facilities, subject to the standards specified in Section 65-41J.

Catering establishment.

Business and instructional school, including trade school.

Dance studios.

Convalescent home and nursing home, subject to the standards specified in § 65-10G.

Churches and places of worship.

Hospital, sanitorium, medical center and health center.

Convalescent home and nursing home.

Shopping centers, subject to special regulations as specified in §§ 65-39 and 65-40.

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.

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:

Applications for conditional uses shall be in compliance with the following specifications and standards:

Wireless communications towers shall be a conditional use subject to all of the conditions and standards set forth in § 65-10D.

Accessory uses on the same lot with and customarily incidental to any of the above permitted uses.

Cafeteria facilities for employees.

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.

Outdoor cafes, subject to the standards contained in § 65-30B.

Massage establishments, subject to compliance with the conditions in Chapter 40A.

Area and bulk regulations shall be as follows:

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.

All Highway Business Districts shall be subject to all of the standards and requirements set forth in Chapter 44A, Site Plan Review, and Chapter 50, Subdivision of Land.

The lot shall be at least two acres in area, with a minimum lot depth and lot width of 125 feet.

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.

All fuel tanks shall comply with the regulations of the New Jersey Department of Environmental Protection and Energy where applicable.

Driveways.

The entire area of the station or garage or sale area traversed by motor vehicles shall be macadam or concrete.

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.

Buffer yard; setback; canopies; building area.

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.

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.

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.

No part of any gasoline selling or service station may be used for resident or sleeping purposes.

Signs shall be erected in accordance with the requirements enumerated in this chapter.

All electric, gas, telephone and other utility lines and uses shall be installed underground.

Minimum lot size: two acres.

Minimum lot width: 120 feet.

Minimum lot depth: 200 feet.

Minimum setback from all property lines: 50 feet.

Minimum distance from all property lines other than front property lines: 20 feet.

Minimum distance between any buildings, including accessory uses, and any residence district: 50 feet.

Minimum distance between any access driveway and residence district: 50 feet.

Minimum distance between access driveway and any adjoining property line: 10 feet.

Minimum distance between any access driveway and the property line of any church, library, school, college, nursing home, hospital or similar use: 200 feet.

Maximum width of curb cuts for access driveways: 20 feet, except that a combined entrance and exit shall total 40 feet.

Parking requirements. The following shall be provided:

Entrance access driveways shall not be located within 100 feet of the intersection of any two streets.

Exterior lighting shall be shielded so that it is deflected away from adjacent properties and from passing motorists.

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.

Permitted uses.

Accessory uses.

Area and bulk regulations.

Other design requirements.

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.

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.

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.

There must exist approved public sewer systems which shall be available to each unit prior to the issuance of the certificates of occupancy.

All other regulations of this chapter shall be followed as required.

The buildings, sizes, shapes, site positions and architectural design shall be considered along with the landscape and natural features.

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.

All improvements and uses shall be set back a minimum of 25 feet from the right-of-way line of all contiguous streets.

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: