[Amended 7-9-1987 by Ord. No. 22-87; 4-14-1988 by Ord. No. 3-88; 5-12-1988 by Ord. No. 7-88; 8-11-1988 by Ord. No. 19-88; 5-24-1990 by Ord. No. 16-90; 5-13-1993 by Ord. No. 12-93; 12-22-1993 by Ord. No. 36-93; 9-8-2011 by Ord. No. 25-11; 5-9-2024 by Ord. No. 10-2024]
The permitted uses and structures in the OB-RL Office Building and Research Laboratory Zone District shall be as follows; provided, however, that any part of the OB-RL Zone that falls within an area defined as an airport hazard area in the Air Safety and Hazardous Zoning Act of 1983, N.J.A.C. 16:62-1.1 et seq., as amended May 15, 1989, shall comply with the provisions of said chapter. State-licensed hospitals and nursing homes are not permitted within any part of an area that falls within said airport hazard area.
A. 
Professional, executive, or administrative offices.
B. 
Laboratories devoted exclusively to research design and experimentation.
C. 
State-licensed hospitals and nursing homes.
D. 
Indoor physical fitness facilities.
E. 
Conditional uses as permitted and regulated in Article XXI of this chapter.
F. 
Data processing centers, but only within a planned commercial development.
G. 
Planned commercial developments (PCD). The permitted principal uses within a planned commercial development shall be limited to professional, executive or administrative offices, laboratories devoted exclusively to research design and experimentation and data processing centers.
H. 
Planned industrial developments (PID) as hereinafter regulated in § 166-192L. The permitted principal uses within a planned industrial development shall be limited to laboratories devoted exclusively to research design and experimentation.
I. 
More than one principal building on a lot in the OB-RL Zone is only permitted where said buildings are part of an approved PCD or PID as herein regulated.
J. 
Pilot plants for the testing of manufacturing, processing or fabrication methods or for the testing of products or materials shall be permitted only as an accessory use to a research laboratory.
K. 
Uses and structures accessory to business and professional offices, data processing centers and research laboratories shall be permitted, including garages for the storage and maintenance of company, employee and visitor motor vehicles and the storage of gasoline and lubricating oils therefor; parking facilities; maintenance and utility shops for the upkeep and repair of buildings and structures and service; central heating and power plants for furnishing heat and electrical energy to structures on the site only or, in the case of planned development, on the overall planned development tract; training schools for employees; buildings for the storage of documents, records and personal property; communication facilities; and clinics, dining and recreational facilities, banks, post offices, company stores and guest lodges to be used only by company employees and by visitors to the building or buildings, provided that such uses are planned as an integral part of the development.
L. 
Other uses and structures which are naturally and normally incidental to and subordinate to the permitted principal use or uses on the premises shall be permitted, including but not limited to parking and loading areas, signs and outdoor use functions not otherwise prohibited.
Any use other than those uses permitted by § 166-190 are prohibited, and, more particularly, none of the following uses shall be permitted:
A. 
Retail sales unless the use conforms to § 166-190D above.
B. 
Residential construction or use.
C. 
Public or commercial incineration.
D. 
Junkyards.
E. 
Dumps, lagoons or pits for the disposal or storage of garbage, trash or any other liquid or solid waste materials, except by the municipality or its agent.
F. 
Sand, clay or gravel pits.
G. 
Tar plants.
H. 
(Reserved)[1]
[1]
Editor's Note: Former Subsection H, regarding aboveground storage or processing tanks, was repealed 7-11-2013 by Ord. No. 19-13. See § 166-124.1, Aboveground storage and processing tanks.
I. 
The storage and repair of heavy construction equipment either within or outside the confines of a building, such as but not necessarily limited to dump trucks, backhoes, bulldozers, road graders, cranes, front-end loaders, flatbed trailers, portable or stationary cement mixers, compactors, rollers or blacktop paving machines.
J. 
Amusement devices, unless an integral part of the permitted accessory uses as set forth in § 166-190D. Nothing contained herein shall be construed to permit amusement devices that are available for operation to the general public. Their use shall be limited to company employees and visitors.
K. 
Warehouse/logistics uses as defined in § 166-4, except when accessory to a permitted principal use.
[Amended 5-9-2024 by Ord. No. 10-2024]
L. 
Refuse separation and recycling stations.
M. 
Refuse transfer stations.
N. 
Resource recovery plants.
O. 
In addition to the above uses, none of the following additional uses shall be permitted in any part of an OB-RL Zone that falls within an area defined as an airport hazard area in the Air Safety and Hazardous Zoning Act, Chapter 260 of the Laws of 1983:
(1) 
Schools.
(2) 
Bulk flammable or bulk compressed gas storage.
(3) 
Single uses that would attract crowds in excess of 500 persons.
(4) 
Uses that may attract massing birds, including landfills.
(5) 
Above-grade major utility transmission lines/mains.
P. 
No materials or finished products shall be manufactured, processed or fabricated on said premises for sale, except such as are incidental to permitted laboratory research, design or experimental work.
[Added 5-9-2024 by Ord. No. 10-2024]
Q. 
No manufactured or commercial explosives shall be kept, maintained or stored on said premises, except in small quantities for laboratory research, design or experimental use, and then only in compliance with all applicable federal, state and local safety statutes.
[Added 5-9-2024 by Ord. No. 10-2024]
R. 
No animal shall be kept or maintained for laboratory research, design or experimental work unless a written permit is first obtained from the Board of Health.
[Added 5-9-2024 by Ord. No. 10-2024]
S. 
No use permitted shall be of such nature as to endanger neighboring properties, nor shall any such use be so conducted as to be noxious or offensive by reason of odor, dust, smoke, gas, vibration, or noise.
[Added 5-9-2024 by Ord. No. 10-2024]
[Amended 4-14-1988 by Ord. No. 3-88; 5-12-1988 by Ord. No. 7-88; 11-20-1989 by Ord. No. 37-89; 7-11-1991 by Ord. No. 16-91; 12-13-2001 by Ord. No. 18-2001; 9-8-2011 by Ord. No. 25-11; 2-23-2017 by Ord. No. 2-17; 10-12-2017 by Ord. No. 22-2017; 6-14-2018 by Ord. No. 15-2018; 4-13-2023 by Ord. No. 11-2023; 8-10-2023 by Ord. No. 28-2023; 12-12-2024 by Ord. No. 31-2024]
The following requirements must be complied with in the OB-RL Zone; provided, however, that certain lands within the OB-RL Zone that fall within an area defined as an airport hazard area in the Air Safety and Hazardous Zoning Act, Chapter 260, of the Laws of 1983, and Chapter 62, Air Safety and Hazardous Zoning (N.J.A.C. 16:62-1.1 et seq.), shall be regulated by the provisions of said Chapters 260 and 62 where said Chapter 260 or 62 regulations are more restrictive than the following requirements, which shall govern all lands in the OB-RL Zone:
A. 
No building shall exceed a maximum of 75 feet in height, exclusive of roof tanks and supports, chimneys or head houses or similar enclosures for elevators or air-conditioning machinery, dish antennas or other apparatus. The foregoing roof structures shall not exceed 10 feet in height, except for enclosures for elevators and stairwells, which shall not exceed 16 feet in height, nor shall the total area of rooftop appurtenances that exceed the permitted building height exceed 5% of the roof area to which they are attached.
B. 
There shall be a front yard of not less than 100 feet in the case of buildings being not more than three stories or 45 feet in height, whichever is the lesser, and an additional 100 feet of front yard for each story in excess of three stories or each 15 feet or fraction thereof in excess of 45 feet. If the building varies in height, the setback requirement shall apply independently to each portion of the building, based upon the height of such portion.
C. 
Side yards.
(1) 
There shall be a minimum side yard of 50 feet on each side of the building or a side yard equal to 1.5 times the building height on each side, whichever computation gives the greater side yard. If the building varies in height, the setback requirement shall apply independently to each portion of the building, based upon the height of such portion.
(2) 
The two side yards must total at least 40% of the lot width as measured at the required front street setback line, but in no case shall a side yard be less than that required in Subsection C(1) above.
(3) 
For buildings in excess of three stories or 45 feet in height, the side yard, if adjoining a residential zone, shall be not less than 100 feet, the front yard required for said building 1.5 times the height of the building, whichever is more restrictive, unless the requirements of § 166-125 impose a more stringent requirement. If the building varies in height, the setback requirement shall apply independently to each portion of the building, based upon the height of such portion.
(4) 
For buildings up to three stories or 45 feet in height, the side yard adjacent to a residential zone shall not be less than 100 feet, unless the requirements of § 166-125 impose a more stringent requirement. If the building varies in height, the setback requirement shall apply independently to each portion of the building, based upon the height of such portion.
D. 
There shall be a rear yard of at least 60 feet. For buildings in excess of three stories or 45 feet, the rear yard, if adjoining a residential zone, shall not be less than 100 feet or the front yard required for said building, whichever is more restrictive, unless the requirements of § 166-125 impose a more stringent requirement. For buildings up to three stories or 45 feet in height, the side yard adjacent to a residential zone shall not be less than 100 feet, unless the requirements of § 166-125 impose a more stringent requirement. If the building varies in height, the setback requirement shall apply independently to each portion of the building, based upon the height of such portion.
E. 
Every principal structure hereafter constructed shall have a minimum floor area of 1,500 square feet.
F. 
Those portions of all front, rear and side yards that are not used for off-street parking shall be attractively planted and maintained with trees, shrubs, plants and grass lawns as required by the Planning Board or Board of Adjustment. The buffer requirements of § 166-125 shall also be complied with.
G. 
Notwithstanding any other provision of this Part 5, antennas, radio towers or masts having a projected ground area of not more than 100 square feet and required as an accessory structure in connection with the occupancy and/or use of premises within this zone may be erected, provided that any such structure shall be set back from any public street or any adjoining property line a distance not less than 125% of the overall height of said structure measured from ground level.
H. 
Prior to the issuance of a building permit or certificate of occupancy, the Planning Board shall review and approve a site plan as required in Part 4.
I. 
The total floor area within all structures on any lot in the OB-RL Zone shall not be more than 25% of the total lot area, and any lot containing a building that has parking underneath said building or any part thereof shall not have more than 65% of the entire lot area covered with buildings, parking areas, sidewalks or any other impervious material. That part of the lot that is not covered with buildings or impervious material shall be landscaped as set forth in Subsection F above.
J. 
Lot area. There shall be a minimum lot area of 60,000 square feet, with an average width of 200 feet. Said area must be measured within 300 feet of the front street property line.
K. 
Every building shall be faced on all exterior walls with a veneer material as approved by the Planning Board.
L. 
Planned commercial development and planned industrial development shall be permitted on a tract having a gross tract area of at least 50 contiguous or noncontiguous acres in the OB-RL District. A planned commercial or planned industrial development shall meet the following requirements, in addition to all other applicable requirements of this chapter; provided, however, that where the requirements of this Subsection L conflict with or contradict the other requirements of this chapter, the requirements of this Subsection L shall supersede such other requirements:
(1) 
Any planned development shall be developed as a single entity. For purposes of administering this provision, the following shall apply:
(a) 
The developer shall demonstrate, to the satisfaction of the Board, that the development is a single entity, as evidenced by the following features: shared access, parking, drainage, utilities, lighting and landscaping, as appropriate; and a single or unified control over the operation and maintenance of common areas and shared features within the development.
(b) 
Within the development tract, individual lots shall be permitted. Within the planned development tract, the required lot width, lot depth, floor area ratio, coverage, and yard setback requirements shall not apply to such individual lots, but only to the total development tract.
(c) 
As a condition of any approval of a planned development, the developer shall provide, subject to approval of the Board, covenants, deed restrictions and/or other binding and enforceable controls upon the development sufficient to ensure that, notwithstanding the fact that the development may consist of multiple lots, all lots, common areas and shared features shall continue to be designed as and to function as originally approved for the planned development.
(d) 
If phased development is proposed, the developer shall submit a phasing plan that demonstrates, to the satisfaction of the Board, adequate provisions to ensure completion of the total planned development within specified time frames and appropriate parking and loading spaces, site access and circulation, utility services, drainage controls, landscaping and lighting at the completion of each phase.
(2) 
No building or structure shall exceed a maximum of 75 feet in height; provided, however, that parking structures shall not exceed a maximum of 46 feet in height, or the height of the principal building or buildings to which they are accessory, whichever results in the lesser parking deck height. Roof tanks and supports, chimneys, head houses, or similar enclosures for elevators or air-conditioning machinery, dish antennas, solar panels or other apparatus mounted on the roof, and any screening for the same, shall not be subject to the foregoing height restrictions, but shall comply with the following requirements:
(a) 
Roof-mounted structures shall not exceed 10 feet in height above the level of the roof where they are located, except for solar panels mounted on the roof of a parking deck, which shall not exceed 16 feet in height above the roof level.
(b) 
The total area of rooftop appurtenances that exceed the permitted building height shall not exceed 5% of the area of the roof upon which they are located; provided, however, that solar panels shall be exempt from this area limitation.
(c) 
The reviewing agency, as part of any site plan application or application for site plan exemption, shall determine the need for and manner of screening of roof-mounted structures. The need for and manner of such screening shall be intended to minimize detrimental visual, sound, light, or other impacts from such structures affecting abutting residential zones and streets. Such screening may include, but not be limited to, topographic changes, berms, vegetation, structural features or any combination of the foregoing. Structural screening, if required, shall be designed in a manner compatible with the finish of the exterior building walls.
(3) 
No building shall be permitted closer to any tract boundary of a planned development or abutting street than two feet for every foot of building height or 100 feet, whichever results in the greater setback. If the building varies in height, the setback requirement shall apply independently to each portion of the building, based upon the height of such portion. The foregoing building heights shall be exclusive of the height of roof-mounted structures.
(4) 
No building or roofed structure shall be closer to another building or roofed structure than a distance that equals or exceeds the height of the higher building or structure. Enclosed walkways may connect individual buildings and, for the purpose of administering this section, shall not be construed as an integral part of either building. If the building or structure varies in height, the separation requirement shall apply independently to each portion of the building or structure, based upon the height of such portion. The foregoing building heights shall be exclusive of the height of roof-mounted structures.
(5) 
No storage of any kind shall be permitted other than within a building.
(6) 
Off-street parking shall be provided as required in § 166-155. Said parking, including access driveways and aisles, shall not be closer than 25 feet to any tract boundary of the planned development which abuts a nonresidentially zoned property line or public street right-of-way, or 50 feet to any tract boundary of the planned development which abuts a residential zone district boundary line, unless the requirements of § 166-125 impose a more stringent requirement.
(7) 
The total floor area of all buildings within a planned industrial or planned commercial development shall not exceed 30% of the total area of the planned development tract. For the purpose of determining this 30% ratio, the applicant may cluster his development on one or more lots within the planned development that exceed the 30% coverage of said lot or lots; provided, however, that to do so he shall either deed to the Township public areas or he shall set aside within the planned development other areas to remain undeveloped in an amount that when added to the area of the lot or lots containing the cluster development the thirty-percent ratio would be met. The public areas to be deeded or set aside under the terms of this subsection shall be in the OB-RL Zone at a location and shape as approved by the Planning Board.
(8) 
Those portions of the PID or PCD not covered with buildings, sidewalks, parking areas or other impervious materials shall be attractively planted with trees, shrubs, plants and grass lawns as required by the Planning Board.
(9) 
Notwithstanding the provisions of § 166-114A or of any other provision in this chapter, utility buildings facilities, such as but not limited to power plants, power houses, power generator buildings and sewer or water treatment plants are permitted as accessory buildings or uses on lots without the principal buildings or uses to which they are accessory, provided that both the principal and accessory buildings and uses, and the lots on which they are located, are part of the overall planned development and developed as a single entity as required in Subsection L(1) above.
(10) 
Security fencing shall be permitted in any yard and within required buffer areas, subject to the following requirements:
(a) 
If located within a required buffer, fencing shall not diminish the screening function of the buffer.
(b) 
Fencing located within the front yard shall have at least 50% of its vertical area open so as not to obstruct views through the fence.
(c) 
Fencing shall not exceed a height of eight feet.
(d) 
All perimeter fencing shall be of a decorative design and material, such as but not limited to wrought iron or aluminum. Chain link fencing shall be prohibited in the front yard.
Before the issuance of any building or occupancy permit for any use in the Office Building and Research Laboratory District, all of the following regulations must be complied with:
A. 
All activities shall be carried on only in structures which conform to the standards of the National Board of Fire Underwriters or Township Building Code or Fire Ordinance,[1] whichever is more restrictive. All operations shall be carried on and combustible raw materials, fuels, liquid and finished products shall be stored in accordance with the standards of said Board of Fire Underwriters.
[Amended 7-11-2013 by Ord. No. 19-13]
[1]
Editor's Note: See Ch. 105, Construction Codes, Uniform, and Ch. 137, Fire Prevention, of the Code of the Township of Hanover.
B. 
Any industrial activity which emits dangerous radioactivity at any point is prohibited, except for laboratory research, design or experimental use, and then only in compliance with all applicable federal and state safety laws and regulations.
C. 
There shall be no dissemination of smoke, fumes, gas, dust, odor or any other atmospheric pollutant beyond the boundary of the lot occupied by such use.
D. 
Every use in this zone shall meet the performance standards of the liquid and solid wastes of § 166-197D of this chapter.
[Amended 7-9-1987 by Ord. No. 22-87]
E. 
There shall be no vibration beyond the immediate size on which such use is conducted.
F. 
Noise.
(1) 
There shall be no noise, defined as follows: The sound-pressure level radiated continuously from a facility between the hours of 10:00 p.m. and 7:00 a.m. shall not exceed the following in any octave band limit:
Octave Band Center Frequency
(hertz)
Sound-Pressure Level*
(decibels)
31.5
67
63
62
125
52
250
46
500
40
1,000
36
2,000
33
4,000
30
8,000
27
*According to the following formula: Sound-pressure level, in decibels, equals 20 LOG P/P2, where P2 equals 0.0002 dyne per square centimeter.
(2) 
If the noise is not smooth and continuous and is not radiated at nighttime, one or more of the following corrections shall be added to or subtracted from each of the decibel levels given above:
Type of Operation or Character of Noise
Correction in Decibels
Daytime operation only
Plus 5
Noise source operates less than 20% of the time
Plus 5*
Noise source operates less than 5% of the time
Plus 10*
Noise source operates less than 1% of the time
Plus 15*
Noise of impulsive character (hammering, etc.)
Minus 5
Noise of periodic character (hum, screech, etc.)
Minus 5
*Apply one of these corrections only.
(3) 
The foregoing measurements shall be made at a point 25 feet distant from the building wherein the noise originates or at the nearest boundary line of the property, whichever is further away, and shall be measured with a sound-level meter and an octave band analyzer that conform to the specifications published by the American Standards Association, Incorporated, New York, New York.
G. 
Every building shall be faced on all exterior walls with a veneer material as approved by the Planning Board.
H. 
Loading and unloading shall be done in other than the front yard.