(a) There shall be no loading or unloading from the street in the C-1 neighborhood commercial/professional office/local services district.

(b) Off-street loading space in this district shall be provided at the side or rear of all commercial buildings. Each individual business within a commercial building shall be provided with one 15-foot by 30-foot loading space.

(c) All off-street parking shall be designed to comply with the standards set forth in this chapter. (Code 1988, § 175-90(B)(5); Ord. No. 18-00, § 2, 4-18-2000)

**Webmasters Note: The previous sections, 62-1115(d) through 62-1185, have been amended as per Supplement No. 17.

The intent of the C-2 general retail commercial center district is to permit the delivery of community-wide and area-wide retail commercial and professional services which directly benefit the residents of the township. Development in this zoning district should be designed as comprehensively planned centers rather than individual commercial office entities. (Code 1988, § 175-91(A))

The following uses are permitted in the C-2 general retail commercial center district:

(1) Communitywide and area-wide retail establishments, including department and variety stores, supermarkets, clothing stores, furniture and appliance stores, drugstores and liquor stores, but excluding warehouse/discount clubs.

(2) Communitywide and area-wide service activities, excluding movie theaters, but including banks, restaurants, fast food restaurants, exercise and dance schools, taverns, travel agencies and other such ancillary supermarket services.

(3) Office buildings for offices of physicians, dentists, engineers, lawyers, architects, public accountants, real estate and insurance brokers, city planners and similar professions. (Code 1988, § 175-91(B)(1); Ord. No. 11-97, § 1, 4-15-1997; Ord. No. 61-00, § 1(175-91), 2000; Ord. No. 2010-30, § I, 7-27-2010)

Uses permitted as conditional uses in the C-2 general retail commercial center district shall be subject to planning board approval under N.J.S.A. 40:55D-67. Provisions and performance standards for conditional uses shall apply, as specified in this chapter. The following uses shall be permitted as conditional uses:

(1) Public utilities.

(2) Community buildings or activities of a quasipublic, social or fraternal character. (Code 1988, § 175-91(B)(2); Ord. No. 2010-30, § I, 7-27-2010)

The following accessory uses are permitted in the C-2 general retail commercial center district:

(1) Signs, as regulated in this chapter.

(2) Fences, as regulated in this chapter.

(3) Accessory uses customarily incidental to uses permitted. (Code 1988, § 175-91(B)(3))

(a) The minimum lot size in the C-2 general retail commercial center district shall be five acres.

(b) The minimum frontage on an improved public street shall be 400 feet, and the minimum lot depth shall be 300 feet.

(c) The minimum side yard shall be 25 feet, and the minimum rear yard shall be 50 feet.

(d) The minimum front yard setback from the street line shall be 100 feet.

(e) The minimum floor area for each building shall be 5,000 square feet.

(f) The maximum principal building coverage shall be 25 percent.

(g) The maximum total tract coverage by buildings and impervious surfaces shall not exceed 70 percent.

(h) Twenty percent of a tract of land must be devoted to landscaped areas.

(i) No building or structure shall exceed 40 feet in height, except as provided for in this chapter. (Code 1988, § 175-91(B)(4))

(a) There shall be no loading or unloading from the street in the C-2 general retail commercial center district.

(b) Off-street loading space shall be provided at the side or rear of all commercial buildings. Each individual business within a commercial building shall be provided with one 15-foot by 30-foot loading space.

(c) No parking area shall be located in front of the front yard setback. Parking in the front yard may only be permitted at the discretion of the municipal agency upon determining adequate berming and landscaping treatment to obscure the parking areas from the street.

(d) All off-street parking shall be designed to comply with the standards set forth in this chapter.

(e) As set forth in section 62-1271, all buildings in C-2, C-3, OR and OP zones shall face the public roadways, and there shall be no service areas, loading/unloading areas facing public roadways.

(f) Buffer areas.

(1) In any zoning district other than residential, C-1 and C-4, land within 100 feet of the boundary of a residential or mixed-use district shall be known as a buffer area. In the C-1 district, land within 30 feet of the boundary of a residential or mixed-use district shall be known as a buffer area which shall include a berm a minimum of five feet in height plus landscaping sufficient to screen all nonresidential activities. In the C-2, OR, OP, 1-2 and 1-3 Districts, land within 200 feet of the boundary of a residential or mixed use district shall be known as a "buffer area," which shall include a berm a minimum of ten feet in height plus landscaping sufficient to screen all nonresidential activities. The berm should be undulating and its geometric form (e.g., sloped sides) should be varied to provide for a less rigid and more natural appearance, but in no instance shall the slope of the berm exceed a 3:1 (width to height) ratio.

(2) No driveways, parking areas, loading areas, storage areas, buildings or structures shall be located within the buffer areas. Stormwater management facilities shall not be located within 50 feet of the boundary of a residential or mixed-use district. Nothing in this subsection (f)(2) shall be construed to prohibit direct driveway access from a street. The buffer areas shall be comprised of existing vegetation and/or shall be landscaped in such a manner so as to provide an effective visual screen between uses.

(3) For new residential subdivisions and residential site plan applications, lands within 200 feet of property containing an active railroad line shall be required to meet the 200 foot "buffer area" requirement. For railroad buffers, top of berm must have four rows of staggered evergreen plantings. If existing trees compromise disturbance, areas may be supplemented by evergreen plantings at the discretion of the board. Fencing may also be required at the discretion of the board.

All required buffer widths set forth in this subsection (f) may be increased at the discretion of the board, where environmental noise studies indicate existing or estimated future sound levels that warrant an increase of the required buffer width for protection of the public health, quality of life, and general welfare of the township. (Code 1988, § 175-91(B)(5); Ord. No. 6-98, § 4, 3-17-1998; Ord. No. 18-00, § 2, 4-18-2000; Ord. No. 19-00, app. A, 4-18-2000)

**Webmasters Note: The previous sections, 62-1186 through 62-1191, have been amended as per Supplement No. 23.

The intent of the C-3 highway commercial district is to permit the delivery of low- to moderate-level traffic-generating highway- oriented commercial services on large lots and long road frontages and to avoid numerous road openings and overdevelopment. Development in this zoning district should focus on low-intensity single commercial establishments. (Code 1988, § 175-92(A))

The following uses are permitted in the C-3 highway commercial district:

(1) Highway-oriented commercial establishments, including automobile sales and services, lumberyards, home supply and appliances, garden centers, liquor stores and restaurants, excluding fast food restaurants.

(2) Highway-oriented services, excluding movie theaters, and including commercial and professional offices, commercial recreation within an enclosed building, such as gymnasiums and health clubs.

(3) Ministorage warehousing for the sole purpose of providing rental and lease storage space for area residents, not commercial or wholesale distribution. (Code 1988, § 175-92(B)(1); Ord. No. 11-97, § 2, 4-15-1997; Ord. No. 61-00, § 1(175-92), 2000; Ord. No. 12-05, § I, 3-22-2005)

The following uses shall be permitted in the C-3 highway commercial district as conditional uses subject to planning board approval under N.J.S.A. 40:55D-67:

(1) Public utilities.

(2) Community buildings or activities of a quasipublic, social or fraternal character.

(3) Houses of worship. (Code 1988, § 175-92(B)(2))

The following accessory uses are permitted in the C-3 highway commercial district:

(1) Signs, as regulated in this chapter.

(2) Fences, as regulated in this chapter.

(3) Accessory uses customarily incidental to uses permitted. (Code 1988, § 175-92(B)(3))

(a) The minimum lot size in the C-3 highway commercial district shall be two acres.

(b) The minimum frontage on an improved public street shall be 300 feet, and the minimum lot depth shall be 250 feet.

(c) The minimum side yard shall be 25 feet, and the minimum rear yard shall be 50 feet.

(d) The minimum front yard setback from the street line shall be 100 feet.

(e) The maximum principal building coverage shall be 35 percent.

(f) The maximum total tract coverage by buildings and impervious surfaces shall not exceed 70 percent.

(g) Twenty percent of a tract of land must be devoted to landscaped areas.

(h) No building or structure shall exceed 35 feet in height, except as provided for- in this chapter. (Code 1988, §175-92(B)(4))

(a) There shall be no loading or unloading from the street in the C-3 highway commercial district.

(b) Offstreet loading space shall be provided at the side or rear of all commercial buildings. Each individual business within a commercial building shall be provided with one 15-foot by 30-foot loading space.

(c) No parking areas shall be located in front of the front yard setback. Parking in the front yard may only be permitted at the discretion of the municipal agency upon determining adequate berming and landscaping treatment to obscure the parking areas from the street.

(d) All off-street parking shall be designed to comply with the standards set forth in this chapter.

**Webmasters Note: The previous sections, 62-1191(f)(3) through 62-1231(d), have been amended as per Supplement No. 3.

(e) As set forth in section 62-1271, all buildings in C-2, C-3, OR and OP zones shall face the public roadways, and there shall be no service areas, loading/unloading areas facing public roadways. (Code 1988, § 175-92(B)(5); Ord. No. 6-98, § 5, 3-17-1998; Ord. No. 18-00, § 2, 4-18-2000)

This section of the Municipal Land Use Ordinance of the Township of South Brunswick is intended to permit a combination of commercial, office, retail, and service establishment uses which benefit the residents of the township and the development of which is appropriate in this portion of the township. (Ord. No. 2010-35, § I, 8-24-2010)

(a) The following uses are permitted in the C-5 commercial district, including related drive-up or drive-through facilities, such as for banks, drug stores, and fast food restaurants:

(1) Communitywide and area wide retail establishments, including department and variety stores, supermarkets, clothing stores, furniture and appliance stores, drugstores and liquor stores.

(2) Communitywide and area-wide service activities, excluding movie theaters, and including banks, restaurants, fast food restaurants, exercise and dance schools, taverns, travel agencies, indoor recreation facilities and fitness centers, and child care centers.

(3) Office buildings.

(4) Educational facilities for learning and training. (Ord. No. 2010-35, § 1, 8-24-2010)

Uses permitted as conditional uses in the C-5 commercial district shall be subject to planning board approval under N.J.S.A. 40:55D-67. Provisions and performance standards for conditional uses shall apply, as specified in this chapter. The following uses shall be permitted as conditional uses:

(1) Public utilities.

(2) Community buildings or activities of a quasi public, social or fraternal character. (Ord. No. 2010-35, § 1, 8-24-2010)

The following accessory uses are permitted in the C-5 commercial district:

(1) Signs, as regulated in this chapter.

(2) Fences, as regulated in this chapter.

(3) Accessory uses customarily incidental to uses permitted.

(4) Access, utility, stormwater management, and other infrastructure improvements, located south of Friendship Road, serving development in an adjacent C-6 commercial district. (Ord. No. 2010-35, § 1, 8-24-2010)