This zone district is intended for a building or group of buildings designed to be operated and maintained as a single coordinated retail center and used exclusively for retail sales and services and business or professional offices as is the B-2 District, with the exception that this district includes additional environmental controls due to the areas proximity to valuable groundwater resources.

(Ord. No. 17-06, § 1, 8-3-2006)

A.

Principal uses.

1.

All uses permitted in the B-1 Neighborhood Business Zone, except residential use.

2.

Stores and shops for the conducting of any retail or service establishment not specifically prohibited by this chapter.

3.

Business and professional offices, banks and fiduciary institutions.

4.

Restaurants, taverns, grills and other eating establishments.

5.

Assembly hall, bowling alley, theater and commercial recreation activities provided that the entire use takes place within a building with suitable acoustical construction so as to abate noise beyond the building walls.

B.

Accessory uses.

1.

Customary and incidental accessory uses to the uses permitted above are permitted accessory uses.

2.

Outdoor storage, pursuant to the requirements in section 15-42., except that there shall be no outdoor storage of raw materials which can be transported by stormwater runoff.

3.

Outdoor dining areas associated with restaurants and limited-service restaurants. Seating for outdoor dining shall not exceed 16 seats or 20 percent of the indoor seating, whichever is greater. Outdoor dining shall not be conducted after 10:00 p.m. except that outdoor dining shall be permitted until 11:00 p.m. if the designated outdoor dining area is located between the restaurant building or limited-service restaurant building and a major arterial road as that term is defined in the Township of Randolph's Master Plan. An application may be made for permission to operate beyond the time period listed above if the applicant demonstrates to the satisfaction of the appropriate Board as set forth below in a written analysis that site conditions allow sound generated from outdoor dining to be in compliance with Section 15-49.12 (Noise) of the Land Development Ordinance of the Township of Randolph. Such an application shall be made as follows: (1) to the Planning Board if there is no application pending before either the Planning Board or Board of Adjustment; (2) to the Planning Board if there is an application pending before the Planning Board; or (3) to the Board of Adjustment if there is an application pending before the Board of Adjustment.

C.

Conditional uses.

1.

Institutional uses, government uses and public utility facilities.

(Ord. No. 17-06, § 1, 8-3-2006; Ord. No. 21-11, § 3, 11-3-2011)

Any use other than those listed above is prohibited and in addition, the following are specifically prohibited.

A.

Residential use.

B.

Industrial operation or use, including any process of manufacture, fabrication, assembly, disassembly, extraction, treatment, conversion or alteration of any materials, even if it is incidental or accessory to the permitted principal use.

C.

Any business operation conducted partially or wholly outside the confines of a building, except as provided in 15-42.

D.

Any motor vehicle maintenance for automobiles, trucks or other motorized equipment which could pose a contamination threat to the aquifer, such as oil changes, transmission fluid changes, or maintenance involving lubricants of any type is expressly prohibited.

E.

Automobile service stations.

F.

Commercial greenhouses.

(Ord. No. 17-06, § 1, 8-3-2006)

A.

Minimum lot area: 40,000 square feet.

B.

Minimum lot dimensions: Neither the width nor the depth of any lot shall be less than 200 feet.

C.

Minimum front yard: 75 feet.

D.

Minimum side yard: There shall be two side yards and no side yard shall be less than 25 feet.

E.

Minimum rear yard: 50 feet.

F.

Maximum height: Two stories or 45 feet, whichever results in the lesser building height.

G.

Maximum floor area ratio: 0.20

H.

Maximum impervious coverage: 60 percent of the total lot area.

I.

Distance between buildings: Unattached buildings shall not be closer than 30 feet to any other building situated on the same lot.

J.

Outdoor dining areas shall be permitted in all yards and shall comply with the front yard requirement, accessory structure side and rear yard requirements and buffer requirements.

(Ord. No. 17-06, § 1, 8-3-2006; Ord. No. 21-11, § 4, 11-3-2011)

All uses and development applications in the B-2ENV District shall provide an assessment of the impact on the groundwater with a particular emphasis concerning the potential effect on existing and proposed public and private water supply wells. At a minimum, the assessment shall contain the following:

A.

Description of proposed use or activity; product produced or stored, and Standard Industrial Code (S.I.C.), if applicable.

B.

A complete list of the types and volumes of all hazardous materials (including fuels) used, stored, processed, handled or disposed, other than those volumes and types associated with normal household use.

C.

Documentation of floor drain locations, paved area drainage paths, overflow areas, septic fields and other routes where contaminants under usual and emergency situations have an opportunity to enter the groundwater or surface waters.

D.

Description of the types of wastes generated and method of disposal, including solid wastes, hazardous wastes, sewage and nonsewage wastewater discharges.

[E].

Location of all public and private potable water supply wells within the Property and within 2,000 feet of the property line which have the potential for contamination from the subject property.

F.

Description of the risks associated with the use, handling and/or disposal of any hazardous wastes.

G.

Description of plans to detect and control hazardous material leaks and spills and plans for inspections and monitoring, emergency notifications and emergency containment and clean-up procedures.

H.

Description of best available technologies to safely store and handle any hazardous wastes and to detect releases of any hazardous materials.

I.

Assessment of compliance with the best management practices for groundwater quality protection.

(Ord. No. 17-06, § 1, 8-3-2006)