[Added 11-29-1990 by Ord. No. 56-90]

The following regulations shall apply in the OPT-3 District:

A. Permitted uses.

(1) Single-family residences as existing at the time of passage of this section.

(2) Professional offices, including the following in an office complex or office center design:

(a) Attorneys and counselors-at-law.

(b) Accountants and certified public accountants.

(c) Architects.

(d) Chiropodists and chiropractors.

(e) Dentists.

(f) Medical doctors.

(g) Real estate brokers.

(h) Engineers and land surveyors.

(i) Insurance brokers.

(j) Stockbrokers.

(k) Optometrists, oculists and osteopaths.

(l) Psychologists.

(m) Marriage counselors licensed by the State of New Jersey.

(n) Other similar professional offices.

(o) Executive offices, where no product will be displayed for sale.

(3) Restaurants. Restaurants are permitted, provided that the following conditions are met:

(a) The property shall consist of 15 acres.

(b) The restaurant shall be part of a cluster office complex.

(c) No drive-through restaurant facilities are permitted.

(d) No fast-food restaurants are permitted.

(e) The restaurant shall be limited to 10% of the building space, but in no event exceed 10,000 square feet.

B. Permitted accessory uses.

(1) Customary accessory uses and buildings which are clearly incidental to the principal use and building.

C. Area, yard and building requirements are as specified for this zone in the schedule of requirements in § 220-34D of this chapter.

D. Conditional uses. Uses requiring a conditional use permit are subject to the provisions of Article IV of this chapter.

(1) Public utilities.

E. Signs are regulated as per § 220-99 of this chapter.

F. Fences are subject to the provisions of § 220-95 of this chapter.

G. Parking is regulated as per § 220-97 of this chapter.

H. Buffer requirements.

(1) There shall be provided a thirty-foot landscaped buffer to any adjacent existing residential property. Said buffer to be landscaped to the satisfaction of the approving agency.

I. Other provisions.

The following regulations shall apply in the C-2 Neighborhood Commercial District:

A. Permitted uses. One or a combination of retail and/or service uses of a neighborhood nature of the following types: [Amended 10-13-1988 by Ord. No. 52-88; 9-27-1990 by Ord. No. 43-90]

(1) General merchandise.

(2) Food.

(3) Apparel and accessories.

(4) Eating and drinking establishments, except drive-in restaurants.

(5) Variety stores.

(6) Drugstores.

(7) Liquor stores.

(8) Florists.

(9) Finance, insurance and real estate services.

(10) Personal services.

(11) Business services.

(12) Principal and accessory residences as existing or approved at the time of the passage of this section. [Amended 10-26-2000 by Ord. No. 2000-17]

(13) Professional services.

(14) Government buildings and grounds.

(15) Temporary buildings for uses incidental to construction work, provided that such buildings are removed upon completion or abandonment of the construction work.

(16) Commercial educational uses, provided that each use meets the parking recommendations of the ITE Parking Generation Manual, third or most current edition. [Added 2-15-2007 by Ord. No. 2007-5; amended 12-17-2009 by Ord. No. 2009-36]

B. Permitted accessory uses.

(1) Customary accessory uses and buildings which are clearly incidental to the principal use and building.

C. Area, yard and building requirements. [Amended 10-26-2000 by Ord. No. 2000-17]

(1) For preexisting or approved residential uses which are permitted under § 220-85A(12) above, the requirements of the R-20 Residential Zone as specified in the schedule of requirements in § 220-34 shall apply.

(2) For all other uses, the requirements specified for the C-2 Neighborhood Commercial Zone in the schedule of requirements in § 220-34 of this chapter shall apply.

D. Conditional uses. Uses requiring a conditional use permit are subject to the provisions of Article IV of this chapter.

(1) Public utilities.

(2) Motor vehicle service stations.

(3) Amusement arcades. [Added 7-15-1993 by Ord. No. 8-93]

E. Signs are regulated as per § 220-99 of this chapter.

F. Fences are subject to the provisions of § 220-95 of this chapter.

G. Parking is regulated as per § 220-97 of this chapter.

H. Off-street loading is subject to the provisions of § 220-98 of this chapter.

I. Other provisions.

(1) The storage of flammable liquids and gases shall not be permitted above the ground, except that where such liquids and gases are used as a heating fuel, they may be stored within the building in accordance with the Township's Fire Prevention Code.

(2) All rubbish and garbage and waste materials shall be stored in metal or plastic containers securely closed with metal or plastic covers. Containers may be stored in a building, in the rear yard or in the side yard if properly screened from view.

(3) Where the property line of a proposed commercial lot abuts a residential zone or use, a buffer area shall be established, which shall include an area of land 30 feet in width as measured from said property line. For the purpose of establishing a building setback line along the buffer area, all side and rear yard lines shall be increased by a depth of 30 feet. The buffer screen shall meet the standards set forth in § 220-100 of this chapter. However, where the property line of a proposed commercial lot abuts property located in the MFD-II Zone, the buffer area required by this subsection shall be 10 feet in width. [Amended 3-16-1989 by Ord. No. 6-89; 2-25-1993 by Ord. No. 3-93]

(4) Front yards may be utilized for parking, provided that no such parking shall be closer than 20 feet to any street line.

(5) No individual commercial tenant or unit shall consist of more than 15,000 square feet. [Added 10-26-2000 by Ord. No. 2000-17]

The following regulations shall apply in the C-3 Community Commercial District:

A. Permitted uses. [Amended 10-13-1988 by Ord. No. 52-88; 9-27-1990 by Ord. No. 43-90]

(1) Retail trade stores or shopping centers, including one or a combination of the following:

(a) General merchandise.

(b) Food.

(c) Apparel and accessories.

(d) Furniture, home furnishings and equipment.

(e) Restaurants and eating and drinking places.

(f) Variety stores, drugstores, florists or other retail trade stores, but not including fuel.

(g) Motels.

(h) New car sales, service and showrooms.

(2) Service uses as follows:

(a) Finance, insurance and real estate services.

(b) Personal services.

(c) Business services.

(d) Repair services.

(e) Professional services.

(f) Governmental services.

(g) Educational services, but excluding primary and secondary schools and colleges.

(h) Publication of newspapers and periodicals.

(3) Administrative office buildings limited to the executive or administrative offices of industrial or business concerns and which are not normally involved in conducting business with the general public.

(4) Industrial research laboratories limited to experimental research and testing laboratories at which products or goods are not produced for sale.

(5) Assembly halls, theaters, bowling alleys and other similar commercial recreational activity, provided it is carried on within a building, and further provided that each such use meets the parking recommendations of the ITE Parking Generation Manual, third or most current edition. [Amended 12-17-2009 by Ord. No. 2009-37]

(6) Temporary buildings for uses incidental to construction work, provided such buildings are removed upon completion or abandonment of the construction work.

B. Permitted accessory uses.

(1) All accessory uses permitted in the C-2 Neighborhood Commercial District under § 220-85B.

C. Area, yard and building requirements are as specified for this zone in the schedule of requirements in § 220-34D of this chapter.

D. Conditional uses. The following uses are conditional uses subject to the provisions of Article IV of this chapter:

(1) Public utilities.

(2) Motor vehicle service stations.

(3) Motels.

(4) Drive-in restaurants.

(5) New car sales, service and showrooms.

(6) Amusement arcades. [Added 7-15-1993 by Ord. No. 8-93]

(7) Wireless communications facilities. [Added 12-10-2009 by Ord. No. 2009-35]

E. Other provisions.

(1) Front yard areas may be utilized for parking, provided that no such parking shall be closer than 20 feet to the street line.

(2) Highly flammable liquids or gases may be stored at atmospheric pressure above ground, provided that such storage is in accordance with the Township's Fire Prevention Code and in steel tanks in a fire-resistive structure and that the total volume of such liquids or gases does not exceed 300 gallons. Compressed highly flammable gases shall be stored in steel cylinders, and the total volume shall be not more than 10 cubic feet of compressed gas. All tanks stored above ground shall be properly diked.

(3) Less flammable liquids or gases may be stored above ground at atmospheric pressure, provided that such storage is in accordance with the Township's Fire Prevention Code and in steel tanks in a fire-resistive structure and that the total volume of such liquids or gases does not exceed 1,200 gallons. Other less flammable compressed gases may be stored above ground in steel cylinders totaling not more than 30 cubic feet of compressed gas. All tanks stored above ground shall be properly diked.

(4) All rubbish and garbage and waste materials shall be stored in metal or plastic containers securely closed with metal or plastic covers. Containers may be stored in a building, in the rear yard or in the side yard if properly screened from view.

(5) Where the property line of a proposed commercial lot abuts a residential zone, a buffer area shall be established which shall include an area of land 200 feet in width, as measured from said property line. Where the property line of a proposed commercial lot abuts a residential use in a nonresidential zone, a buffer area shall be established which shall include an area of land 40 feet in width, as measured from said property line. For purposes of establishing a building setback line along the buffer area, all side and rear yard lines shall be increased by the depth of the required buffer area. The buffer screen shall meet the standards set forth in § 220-100. [Amended 6-13-1986 by Ord. No. 26-86; 3-16-1989 by Ord. No. 6-89; 9-27-1990 by Ord. No. 43-90]

F. Signs are regulated as per § 220-99 of this chapter.

G. Fences are subject to the provisions of § 220-95 of this chapter.

H. Parking is regulated as per § 220-97 of this chapter.

I. Off-street loading is subject to the provisions of § 220-98 of this chapter.