Banks with drive-throughs and other financial institutions.[1]

Professional, medical and business offices.

Restaurants. (See conditional uses below regarding cafes with wi-fi and outdoor seating.)

Retail sales of goods stored or manufactured on site; not to include the sale of motor vehicles.

Trade or business schools.

Any combination of permitted uses within a single or combination of buildings or tract.

In the BD-1 District only, excluding approved redevelopment areas, wireless telecommunications towers and antennas, subject to the requirements of § 205-79.1.

Indoor place of amusement or recreation, including bowling alley.

Conference center hotel/complex (CCHC) shall be a conditional use within the designated Route 38/73/Lenola Road Redevelopment Zone only.

Restaurants or cafes with WI-FI and/or outdoor seating. (See § 205-25E for standards.)

In BD-1 only, those uses described in § 205-75F, provided that all such activities shall be located a minimum of 1,200 feet from any similar use, house of worship, school, recreation area, establishment licensed to serve alcoholic beverages, hotel, motel, conference center or major residential subdivision.

Automobile-related uses.

(Subject to § 205-114) In the BD District-Businesses operating as a cannabis licensed pursuant to N.J.S.A. 24:6I-31 et seq. in the BD-1 District, Businesses operating as a cannabis retailer, cannabis cultivator, or cannabis manufacturer.

Contractor services, including but not limited to HVAC, landscaping, plumbing, roofing, siding, gutters and windows.

Check cashing not provided as part of a financial institution.

Self-service laundromat.

Automobile sales, new and used.

General auto repairs and painting.

Automobile service stations.

Carwash, automatic/self-service.

Places of worship.

Golf ranges.

Lumber, building, and landscaping material yards.

Adult entertainment uses.

Movie theater.

Utility facilities over 5,000 square feet.

Spatial relationships between buildings and other structures should be formal; facades should be parallel to street lines, and exterior building walls should typically be either parallel or at right angles to each other. A lot with multiple buildings should be organized around a feature such as a courtyard, green or quadrangle that encourages pedestrian activity and incidental social interaction among users.

Buildings should be located to front toward and relate to public streets, both functionally and visually. Buildings should be placed close to the street and oriented to the public view. Buildings should not be oriented to front toward a parking lot. Buildings should be oriented to address the geometry of the abutting street pattern and should acknowledge prominent design features in the regular street pattern. Over time, this will help create a special design character for the redevelopment area.

Developments located at street corners should provide some structural or strong design element to anchor the corner. This can be accomplished using a built element, such as placing the primary structure or monument sign in the corner, or with strong landscaping features, such as vegetation, ornamental walls or fencing. Buildings on corner lots should be considered significant structures, since they have at least two facades visibly exposed to the street. Such buildings may be designed with additional height and/or building features to emphasize their location.

Buildings should be located to allow for adequate fire and emergency access.

Drive-through structures should be located to the side or rear of buildings to maintain pedestrian connections from adjacent businesses.

Shared driveway, interconnecting access drives with adjacent properties and cross-access easements should be made available to adjacent uses.

Paved sidewalks should be installed at a minimum width of six feet in width along all street frontages.

Extensive expanses of pavement should be avoided. The amount of unrelieved pavement area on the site should be limited through the use of landscaping, contrasting colors and banding or pathways of alternate paver material.

Exposed stormwater management facilities must provide a landscaped amenity to the site through the use of native trees, shrubs, grasses and forbs. Exposed stormwater management facilities are prohibited within the required front yard setback.

Multi-parcel or regional approach to stormwater management is strongly encouraged to maximize development opportunities, while minimizing individual developer infrastructure costs.

Applicants should submit architectural drawings and elevations prepared by a New Jersey-licensed architect, as well as illustrated architectural renderings, including elevations of each facade facing a public right-of-way or on-site pedestrian walkway, as part of any site plan application for the development of new structures or renovation of existing structures. These renderings and any required modifications should become part of any approvals granted.

Building size and scale, roof shapes, facade and fenestration rhythms, and facade and fenestration proportions should be designed to avoid long uninterrupted expanses of flat walls or roofs. Long buildings should be visually divided into smaller increments. Building wall offsets measuring a minimum of four inches should be provided at a maximum spacing of 50 feet along any building wall of 75 feet or greater to provide visual interest and variety and to relieve the negative visual effect of a single, long wall. Roofline offsets should be provided along any roof measuring longer than 75 feet in length, in order to provide visual interest and variety to the massing of a building and relieve the negative visual effect of a single, long roof.

When facades of a building other than the primary facade face public streets, pedestrian walkways and adjacent residential neighborhoods, such facades should include building elements consistent with the primary facade, such as window treatments, design details and materials.

Building architecture should be designed to provide an attractive appearance that is compatible with and complimentary to the surrounding area. All architectural details should be related to an overall architectural theme.

All buildings and structures on the site should have consistent materials and architectural and design elements to provide a cohesive project site. All accessory buildings, light fixtures, fences, walls, outdoor furniture, site amenities and landscape improvements should be architecturally compatible with the style of the proposed primary building(s). Conflicting materials and architectural and design elements within the site or on a building are strongly discouraged.

The use of energy-efficient LEED design is encouraged, including rain gardens, solar panels, low-emission paint, LED use and similar energy-saving designs.

In addition to all applicable submission checklist requirements, applicants should submit for review a landscape plan prepared by a New Jersey-licensed landscape architect.

In order to provide adequate screening for the large expanses of pavement, a minimum of 15% of the site should be landscaped, concentrated at the perimeter of the site.

The site should contain a minimum street frontage landscaping buffer of at least eight feet in width and minimum landscape buffer area adjacent to all other property lines of at least five feet in width. Buffer areas should be landscaped with trees, shrubs and grass or ground cover, including the following specific standards:

Satellite dishes and other telecommunications receiving devices should be located on building rooftops. All air-conditioning units, HVAC systems, exhaust pipes or stacks, satellite dishes and other telecommunications receiving devices should be screened from view from public property or public rights-of-way and from adjacent properties by using walls, fencing, roof elements, screening devices and/or plantings.

If not located within the primary structure, exterior storage and waste management and recycling areas should be sited to be least visible from public view. All waste management collection and storage areas for trash, garbage and recyclables should be screened from public view at the ground level using masonry walls with solid self-closing metal doors and perimeter plantings. Masonry wall enclosures no less than six feet in height or one foot above the height of the receptacle, whichever is greater. Masonry enclosures should be finished in a manner compatible with the principal building and should not be located in any required yard area setbacks or site triangles.

There should be no waste management pickups from a public right-of-way. There should be at least one on-site waste management pickup location provided for each principal building. The site plan should indicate adequate ingress and egress from streets and with adequate space for maneuvering waste management vehicles on site.

Outdoor lighting should be designed, constructed and maintained to be sensitive to light pollution issues, such as not to: shine or glare onto adjacent properties; interfere with or distract motorists' vision, produce unnatural, monochromatic yellowing effects, or produce a "sky glow" or "day-lighting" effect around and above the site.

When reviewing an applicant's building and site lighting plan, the board should consider the following:

Outdoor lighting should be designed, constructed and maintained to be sensitive to energy efficiency, environmental sustainability and hazardous waste issues. When reviewing an applicant's building and site lighting plan, the board should consider the following:

Light fixtures attached to the exterior of a building should be architecturally compatible with the style, materials, colors and details of the building and should comply with the local building codes. The type of light source used on the exterior of buildings, signs, parking areas, pedestrian walkways and other areas of a site, and the light quality produced, should be the same or compatible.

The site plan and floor plan should incorporate design features, such as the principle of public safety through environmental design. Such features may include, but are not limited to, openness to surveillance and control of the premises, the perimeter, and surrounding properties; reduction of opportunities for congregating and obstructing public ways and neighboring property; illumination of exterior areas; and limiting furnishings and features that encourage loitering and nuisance behavior.

The purpose of permitted signage is to identify, and not to advertise, a business. Unless otherwise indicated in Article XIV, Signs, of the Zoning Ordinance, a sign may include only the following information:

All signage should be improved and maintained in compliance with Article XIV, Signs, of the Zoning Ordinance.

All signs should, to the greatest extent practicable, incorporate materials, colors and architectural and design elements consistent with the overall design of the principal use and structure.

Standard. Ground-transmitted vibrations shall be measured with a seismograph of complement or instruments capable of recording vibration displacement and frequency in the three mutually perpendicular directions, simultaneously.

Vibration level restrictions. Vibration levels shall not exceed a particle velocity of 0.05 inch per second in any district. During the hours of 9:00 p.m. to 7:00 a.m. in residential districts, vibration levels shall not exceed a particle velocity of 0.02 inch per second. Measurements shall be made at points of maximum vibration intensity and/or beyond adjacent lot lines or neighboring uses.

Steam emissions. No visible emissions of steam, having an equivalent capacity greater than 60% and expecting direct results of combustion, shall be permitted within 500 feet of a residential district.

Toxic matter. Emissions of chemicals, gases, components, or elements, listed as being toxic matter by the American Conference of Governmental Hygienists, the New Jersey Department of Labor and Industry, or the United States Environmental Protection Agency, shall not exceed the threshold level, as determined in accordance with ASTM D 1391. The emission of concentrations, levels or mass loadings in excess of the threshold value shall be permitted only if the emissions of said toxic matter comply with the applicable regulations of the New Jersey Department of Environmental Protection, the New Jersey Department of Labor and Industry, and the United States Environmental Protection Agency. Proof of compliance shall require the submission of duplicate copies of certifications or permits from the New Jersey Department of Environmental Protection and the New Jersey Department of Labor and Industry approving the concentrations, level or loading proposed by the applicant.

Odorous matter. No noxious odor shall be emitted that is detectable by the human olfactory sense at or beyond an adjacent lot line.

In addition to the above, no use shall be permitted which utilizes in process any substance listed in N.J.A.C. 7:27 Appendix 1.

Standard. Noise shall be measured with a sound level meter complying with the standards of the American National Standards Institute, American Standards Specifications for General Purpose Sound-Level Meters (ANSI S.1.4-1961 or its latest revisions). The instrument shall be set to the A-weighted response scale and the metering to the slow response. Measurement shall be conducted in accordance with the American Standard Method for the Physical Measurement of Sound (ANSI S.1.2-1961 or its latest revision).

In accordance with N.J.A.C. 7:29-1.2, no person shall cause, suffer, allow, or permit sound from any industrial, commercial, public service or community service facility that, when measured at any residential property line, is in excess of any of the following:

In all districts permitting such an operation, use, or any activity involving the manufacture, utilization, or storage of flammable, combustible and/or explosive materials, such storage shall be conducted in accordance with the regulations promulgated by the Department of Labor and Industry of New Jersey or the Fire Code of the National Fire Protection Association, whichever is more restrictive.

All flammable, explosive and/or combustible material shall be stored in accordance with the National Fire Protection Association or the New Jersey Department of Labor and Industry Codes, whichever is more restrictive.

All outdoor storage facilities for fuel, raw materials, and products stored outdoors wherever permitted shall be enclosed by an approved safety fence and visual screen and shall conform to all-year requirements imposed upon the principal buildings in the district.

No materials or wastes shall be deposited upon a lot in such form or manner that they may be transferred off the lot by natural causes or forces or otherwise render such stream or watercourse undesirable as a source of water supply or recreation, or which will destroy aquatic life or be allowed to enter any stream or watercourse.

All materials or wastes which might cause fumes or dust or which constitute a fire hazard or which may be edible or otherwise attractive to rodents or insects shall be stored outdoors only if enclosed in containers that are adequate to eliminate such hazards.

All storage facilities for deicing chemicals shall be lined to prevent leaking into the soil and shall be covered with an impermeable surface that shields the facility from precipitation.

All permanent outdoor solid waste receptacle stations shall be screened on three sides by an opaque fence or wall no less than six feet in height or one foot above the height of the receptacle, whichever is greater. The fourth side shall consist of a solid gate opening outwards. The stations shall not be located in any required yard areas or site triangles.

All uses shall conform to the requirements of N.J.A.C. 7:26-8.1.

All uses shall conform to the requirements of N.J.A.C. 7:31-2, and other appropriate NJDEP and USEPA regulations.

Track area. A minimum track area of five acres shall be provided.

Lot area. A minimum lot area of 30,000 square feet shall be provided.

Lot width. A minimum lot width of 110 feet shall be provided.

Maximum impervious lot coverage: 75%.

Yard requirements:

Special design requirement. No building, structure, parking facility, or any other ancillary use customarily incidental to the principal use may be located within 80 feet of any park development boundary line. Signs when erected in conformance with the provisions of Article XIV of this chapter and cartways with typical design improvement are exempt.

Lot area. A minimum lot area of one acre shall be provided.

Lot width. A minimum lot width of 125 feet shall be provided.

Maximum impervious lot coverage: 75%.

Yard requirements: