Township of Mount Laurel, NJ Article VIII Industrial Districts

§ 154-55 Applicability.

The following regulations shall apply in all Industrial Districts.

§ 154-56 Use regulations; performance standards.

[Amended 2-15-1965 by Ord. No. 1965-1]

In Industrial Districts, no building or other structure and no land shall be used and no building or other structure shall be built, erected or altered to be used which does not meet the performance standards as set forth herein and does not meet other requirements as set forth herein.

A. General. Industrial Districts are primarily for providing space for manufacturing, processing, fabricating, repairing, storing and wholesaling.

B. Performance standards. The following performance standards shall apply:

(1) Dust, fumes, vapors, mists, gases, fly ash and odors. Dust, fumes, vapors, mists, gases, fly ash or odors shall not be allowed to be discharged into the atmosphere in such quantities or at such levels as to cause injury, detriment or annoyance to persons on other properties or endanger their comfort, repose, health or safety or in such quantities or at such levels as to cause property damage or damage to agriculture on other properties.

(2) Smoke. The emission of any smoke from any source whatever to a density greater than that density described as Number 2 on the Ringelmann Smoke Chart, or equivalent, is prohibited. The Ringelmann Smoke Chart, as published and used by the Bureau of Mines, United States Department of the Interior, or an equivalent based thereon, is hereby adopted and made a part of these regulations.

(3) Light and heat. No direct or reflected light or heat from any source within an Industrial District and no light or heat from any source and reflected from an Industrial District shall be detectable beyond the boundaries of the Industrial District if the light or heat is or may become an annoyance or interference with the comfort or general well-being of the inhabitants of other districts adjacent to the Industrial District. This requirement shall be considered to have been met if adequate buffer strips exist or have been planted. All sources of light in Industrial Districts will be provided with opaque shades above them so that light from these sources will not shine directly or diagonally upward but so that the light will be dispersed horizontally and downward, all for the purpose of minimizing reflected light from clouds and dust particles in the air during the night. This opaque-shade requirement will also apply to industrial operations, such as furnaces, cutting torches, etc., which produce light incidentally in the function of their primary purpose which may be other than that of providing light.

(4) Ground vibrations. Every use in an Industrial District shall be so operated that the ground vibration inherently and recurrently generated is not perceptible, without instruments, at any point along any boundary of the Industrial District in which the use is located.

(5) Sound. The volume of sound inherently and recurrently generated by any use shall not exceed the standards set forth below at any point along the boundaries of the district in which such use is located:

(a) Sound levels shall be measured with a sound-level meter and associated octave band filter manufactured according to the most recent standards prescribed by the American Standards Association.

(b) Objectionable sounds of an intermittent nature shall be controlled so as not to become detrimental or a menace to the health of the inhabitants outside of the Industrial District and so that the intermittent sounds are not or may not become an annoyance or interfere with the comfort or general well-being of the inhabitants outside of the Industrial District.

(c) Maximum sound pressure levels shall conform to the following table:

	Octave Band (cycles per second)	Maximum Sound Pressure Level in Decibels (0.0002 dynes per square centimeter)
	0 - 74	72
	75 - 149	67
	150 - 299	59
	300 - 599	52
	600 - 1,199	46
	1,200 - 2,399	40
	2,400 - 4,800	34
	Above 4,800	32

(6) Connections with sewers and open watercourses. No connection with any sewer or appurtenance shall be made or maintained in such manner that there may be conveyed to or created in the same any hot, suffocating, corrosive, flammable, poisonous or explosive liquid, gas, vapor, substance or material of any kind. No wastes conveyed to or permitted, caused to enter or allowed to flow into any sewer or appurtenance shall contain any materials which may contain or create deposits obstructing the flow in and through the sewer. All drainage permitted to discharge into a street gutter or estuary, stream or natural water or man-made watercourse shall be limited to surface waters or waters having similar characteristics. No dry-weather flows shall be discharged into any gutter or permitted to flow across the surface of public space.

C. Uses permitted other than industrial. In addition to industrial-type structures and uses, the following types of structures or uses are permitted in Industrial Districts:

(1) Residences in existence prior to the adoption of this ordinance on February 28, 2022, shall be permitted to remain as a permitted principal use. Such preexisting residential uses shall be subject to the standards and regulations found within Article III, Residence Districts, and Article X,Area and Height Requirements, of this chapter.

[Added 2-28-2022 by Ord. No. 2022-3[1]]

[1] Editor's Note: This ordinance also provided for the redesignation of former Subsection C(1) through C(20) as Subsection C(2) through C(21), respectively.

(2) All of the uses listed in § 154-49, subject to any conditions set forth therein, and provided that restaurant drive-ins and/or drive-through facilities are permitted.

[Added 12-1-2003 by Ord. No. 2003-30[2]]

[2] Editor's Note: This ordinance also provided for the redesignation of former Subsection C(1) through (5) as Subsection C(2) through (6), respectively.

(3) Office or bank.

(4) Restaurants and convenience stores, including drive-in and/or drive-through facilities.

[Amended 12-7-1981 by Ord. No. 1981-27]

(5) Lodging place, including hotel or motel.

(6) Assembly hall or club building.

(7) Library, hospital, municipal facilities, golf course and municipal recreation facilities; camp, church and school as a permitted use, subject to all of the standards of § 154-21, as applicable, except as modified herein:

[Amended 2-7-1983 by Ord. No. 1983-2; 12-1-2003 by Ord. No. 2003-30]

(a) For camps, churches and schools, the minimum lot size shall be increased by 600 square feet per child for every child in excess of 38 children.

(8) Child-care centers as a permitted use subject to the following standards:

[Added 12-1-2003 by Ord. No. 2003-30[3]]

(a) The use will not injure or detract from the use of neighboring property.

(b) The use will not detract from the character of any residential neighborhood.

(c) The use of the property adjacent to the area included in the plan is adequately safeguarded.

(d) The property is suitable for the intended use.

(e) The use will serve the best interests of the Township.

(f) The use will not adversely affect public facilities and services, such as water, sewer, utilities and police and fire protection.

(g) The use will not adversely affect the existing drainage facilities.

(h) The use will not adversely affect the safe flow of traffic, and adequate roadway accesses shall be provided to protect roadways from undue congestion and hazards.

(i) All active recreation areas shall be fenced with a four-foot-high vinyl-covered chain link fence or equivalent.

(j) All property lines adjacent to residential lots shall be buffered as specified in § 154-68.

(k) Outdoor areas located near hazardous areas as determined by the Planning Board shall be fenced or otherwise protected as directed by the Planning Board.

(l) The required outdoor play areas shall be green, open and unpaved for active recreational activities.

(m) Provision shall be made in the design of the parking lot for high turnover parking spaces for child pickup and drop off.

[3] Editor's Note: This ordinance also provided for the redesignation of former Subsection C(6) through (17) as Subsection C(8) through (16), and the repeal of former Subsection C(13), (14) and (15).

(9) Any form of agriculture or horticulture, with the following limitations:

(a) Not more than 100 fowl of all kinds nor more than two head of farm livestock may be kept in a building any part of which is closer than 200 feet to any residence district boundary.

(b) No fowl or farm livestock may be kept in a building any part of which is closer than 100 feet to a residence district boundary line.

(10) The storage, processing and sale of farm products on the property where grown, but not to include the erection or use of any enclosed building intended or designed for retail sale on public streets or highways.

(11) Cemetery or funeral home.

(12) Recreation structures and uses.

(13) Motor vehicles sales, repair, storage or display.

[Amended 4-19-1965 by Ord. No. 1965-3]

(14) Public utility structures and uses.

(15) Retail sales of the basic industrial products which are produced or serviced by the occupant, provided that such retail sales are incidental to the main use of the building and occupant's business; that the area devoted to retail sales, including storage and all support areas, does not exceed 15% of the building; that there shall be no advertising on the site; and that the number of parking spaces will not have to be increased because of the retail sales operation.

[Amended 2-2-1987 by Ord. No. 1987-1]

(16) Motor vehicle service stations when authorized by the Planning Board as a conditional use subject to the standards set forth in § 154-43B and § 154-78.

[Added 3-15-1993 by Ord. No. 1993-5; amended 12-1-2003 by Ord. No. 2003-30]

(17) Helistops when authorized by the Planning Board as a conditional use, are subject to the standards set forth in § 154-78 and the following requirements:

[Added 5-4-1998 by Ord. No. 1998-1]

(a) A helistop may be permitted by the Planning Board as a conditional use in connection with and accessory to an industrial or office use in the Industrial District.

(b) Such facility shall meet all of the requirements for the issuance of a helistop private use license by the Division of Aviation, Department of Transportation, State of New Jersey.

(c) Flights from the proposed helistop, including landings and takeoffs, will conform to all federal laws and regulations of the Federal Aviation Administration.

(d) With regard to the landing and takeoff pads or sites:

[1] They shall not exceed 100 feet in width in the Industrial District.

[2] They shall be of a dust-free surface (such as properly maintained grass) or pavement but, if pavement, shall conform to specifications required for construction of industrial streets. If pavement is used, concrete is the preferred material.

[3] Flight patterns for helistop approaches and departures should follow I-295 and the New Jersey Turnpike whenever possible so as to minimize disturbance to residential areas.

[4] Adequate parking for the helistop shall be provided as approved by the Planning Board.

[5] Minimum setbacks on landing pads from the property line shall be at least 500 feet from a lot line adjoining residential uses or zoning districts.

[6] The landing pad area shall be landscaped to buffer noise from those portions of the landing pad having an unobstructed view of residential uses.

(e) It is a goal of the Township to limit the number of helistops by requiring, where possible, that as many users as practical share a helistop. Each applicant shall present evidence that lease agreements with owners of existing, or approved, helistop facilities within one mile of the subject site were attempted. The Board may consider distance to existing helistops, ease of access to other helistops, number of existing and proposed takeoffs and landings and hours of operation in determining whether to approve a single-user helistop.

(f) Helistops that are to be multiple-user facilities shall provide for at least one helicopter parking and tie-down area in addition to the primary landing and takeoff pad.

(g) All helistops shall permit use by medical emergency helicopters.

(h) Takeoffs and landings shall be prohibited between the hours of 11:00 p.m. and 6:00 a.m.

(i) Fueling facilities shall not be permitted.

(j) Fencing may be required in accordance with the standards set forth by the Federal Aviation Administration.

(k) Identification markings shall be placed flush on the landing and takeoff pad. company logos may be used on single-user helistops. Letter and logo marking shall not exceed 60 feet by 40 feet.

(l) Rooftop helistops are prohibited.

(m) Wind socks and other navigational instruments are permitted but may not exceed 25 feet in height.

(n) Adjacent tall buildings and similar objects in the flight path may have to be marked for safety purposes if required by outside agencies.

(o) A directional and safety sign program shall be submitted with the application.

(p) A primary approach/takeoff path alignment with the prevailing winds shall be designated.

(18) Motor vehicle impound yard, subject to the following standards:

[Added 12-1-2003 by Ord. No. 2003-30]

(a) No more than 50 vehicles shall be stored on a 40,000 square foot lot or pro rata share thereof.

(b) Vehicles shall not be parked in setback areas.

(c) Planted buffers, fencing or both may be required to shield the site.

(d) Subject to the review standards set forth in § 154-78, Standards for review.

(19) A cannabis cultivator, manufacturer, distributor, wholesaler and delivery service, subject to the following conditions:

[Added 10-22-2018 by Ord. No. 2018-17; amended 4-22-2019 by Ord. No. 2019-16; 6-14-2021 by Ord. No. 2021-14; 2-28-2022 by Ord. No. 2022-8]

(a) Such facility shall meet all of the requirements for licensure, and hold the appropriate license issued by the Cannabis Regulatory Commission, Department of Treasury, State of New Jersey.

(b) Lot size, yard size, and lot area shall be regulated as specified:

[1] The minimum lot area shall be not less than one acre.

[2] The minimum lot width shall be not less than 100 feet.

[3] The minimum lot frontage shall be not less than 100 feet.

[4] The minimum lot front yard depth shall be not less than 50 feet.

[5] The minimum lot side yard width shall be not less than 50 feet.

[6] The minimum lot rear yard depth shall be not less than 50 feet.

(c) Shall not be any closer than 500 feet from any residential behavioral health care facility or residential medical detoxification center, as measured in a straight line from the nearest two points of the property lines.

(d) Shall not be any closer than 500 feet from a residential district or use, as measured in a straight line from the nearest two points of the property lines. For the purposes of this conditional use requirement, the 500-foot distance limitation shall not apply if the cannabis business is separated from the residential use or district by a state highway of at least four lanes in width.

(e) Shall not be located within 500 feet of the property line of any existing church or house of worship, public or parochial k through 12 school, private k through 12 school, childcare center, or any existing public park, as measured in a straight line from the nearest two points of the property lines. For the purposes of this conditional use requirement, a child-care center shall refer only to those entities and organizations licensed by the NJ Department of Human Services or another state agency of appropriate jurisdiction, to operate a program for the care, maintenance and supervision of children who are not attended by their parents or guardians, such as a day-care, pre-k, child cooperative, or nursery school. For the purposes of this conditional use requirement, a child-care center shall not refer to facilities such as a seasonal day camp, drop-in tutoring center, or recreational facility. For the purposes of this conditional use requirement, a church or house of worship shall only apply to facilities recognized by the Township and tax assessed as a class 15D property, and the church or house of worship is the principal use of the property. For the purposes of this conditional use requirement, the 500-foot distance limitation shall not apply if the cannabis business is separated from the church, school, child care center, or park by a state highway of at least four lanes in width.

(f) No facility may permit on-site consumption of cannabis or cannabis products.

(g) No outside storage of any cannabis products or related materials shall be permitted.

(h) A security plan shall be submitted to the Mt. Laurel Township Police Department which shall demonstrate how the facility will maintain effective security and control of operations. The security plan shall identify the type and manner of twenty-four-hour security, tracking and record-keeping of products and materials, surveillance systems to be utilized, and whether any armed security will be on the premises.

(20) Cannabis alternative treatment center, or cannabis retailer, subject to the following conditions:

[Added 6-14-2021 by Ord. No. 2021-14; amended 2-28-2022 by Ord. No. 2022-8]

(a) Such facility shall meet all requirements for licensure, and hold the appropriate license issued by the Cannabis Regulatory Commission, Department of Treasury, State of New Jersey.

(b) Lot, area, and bulk requirements:

[1] The minimum lot area shall be 20,000 square feet.

[2] The minimum front yard shall be 50 feet.

[3] The minimum side yard shall be 25 feet.

[4] The minimum rear yard shall be 50 feet.

(c) Shall not be located any closer than 500 feet from a residential behavioral health care facility or residential medical detoxification center, as measured in a straight line from the nearest two points of the property lines.

(d) Shall not be located any closer than 500 feet from a residential use or district, as measured in a straight line from the nearest two points of the property lines. For the purposes of this conditional use requirement, the 500-foot distance limitation shall not apply if the cannabis business is separated from the residential use or district by a state highway of at least four lanes in width.

(e) Shall not be located any closer than 500 feet from any public or private k through 12 school, child-care center, church or house of worship, or public park of the Township of Mount Laurel containing active recreation uses, as measured in a straight line from the nearest two points of the property lines. For the purposes of this conditional use requirement, a child- care center shall refer only to those entities and organizations licensed by the NJ Department of Human Services or another state agency of appropriate jurisdiction, to operate a program for the care, maintenance and supervision of children who are not attended by their parents or guardians, such as a day-care, pre-k, child cooperative, or nursery school. For the purposes of this conditional use requirement, a child-care center shall not refer to facilities such as a seasonal day camp, drop-in tutoring center, or recreational facility. For the purposes of this conditional use requirement, a church or house of worship shall only apply to facilities recognized by the Township and tax assessed as a class 15D property, and the church or house of worship is the principal use of the property. For the purposes of this conditional use requirement, the 500-foot distance limitation shall not apply if the cannabis business is separated from the church, school, child care center, or park by a state highway of at least four lanes in width.

(f) No facility may permit on-site consumption of cannabis or cannabis products.

(g) No outside storage of any cannabis, cannabis products or related materials shall be permitted.

(h) A security plan shall be submitted to the Mt. Laurel Township Police Department which shall demonstrate how the facility will maintain effective security and control of operations. The security plan shall identify the type and manner of twenty-four-hour security, tracking and record-keeping of products and materials, surveillance systems to be utilized, and whether any armed security will be on the premises.

(i) Off-street parking shall be provided at a ratio of one space for every 200 square feet of gross floor area.

(21) A cannabis testing facility.

[Added 6-14-2021 by Ord. No. 2021-14; amended 2-28-2022 by Ord. No. 2022-8]

(22) Clinic, animal.

[Added 2-28-2022 by Ord. No. 2022-7]

(23) Hospital, animal.

[Added 2-28-2022 by Ord. No. 2022-7]

(24) Office, medical.

[Added 2-28-2022 by Ord. No. 2022-7]

(25) Micro brewery, craft distillery, or winery in accordance with § 154-80.2.

[Added 2-28-2022 by Ord. No. 2022-9]

(26) Winemaking instructional facility.

[Added 2-28-2022 by Ord. No. 2022-9]

D. Uses prohibited.

(1) Residential uses. All residential uses in Industrial Districts are prohibited except as heretofore provided in this section.

(2) No row houses, apartment houses, trailer, trailer camps, trailer parks, trailer cabins or commercial migrant labor camp shall be permitted in any Industrial Districts.

(3) (Reserved)[4]

[4] Editor's Note: Former Subsection D(3), regarding business uses, was repealed 12-1-2003 by Ord. No. 2003-30.

(4) Industrial uses. Supplementary to all other use regulations in this section, the following industrial uses are specifically prohibited:

(a) Explosive, ammunition, firework, match or pyroxylin plastic manufacture or storage.

(b) Calcium carbide, acetylene gas, ammonia or chlorine picric, carbolic, hydrochloric or other similar acid or similar chemical manufacture.

(c) Animal black, bone black or lampblack manufacture or treatment; or fertilizer or potash refining, manufacture or storage.

(d) Crematory; or incineration of garbage, except by the Township of Mount Laurel.

(e) Disinfectant, insecticide or poison manufacture.

(f) Glue, size or gelatin manufacture where the process includes the refining and recovering of products from fish, animal refuse or offal.

(g) Grease, lard, fat or tallow rendering or refining; dye or soap manufacture; or the storage, cleaning, curing or tanning of raw hides or skins.

(h) Stockyards; wool pulling or scouring; slaughtering of animals, except poultry and except as would be permitted by Subsection C(7) of this section; reduction, incineration, storage or dumping of slaughterhouse refuse, rancid fats, garbage, dead animals or offal; or bone products manufacture.

(i) Petroleum refining.

(j) Coke ovens, steel furnace, blast furnace, bloom furnace or rolling mill.

(k) Gas (illuminating or heating) storage in excess of 20,000 cubic feet.

(l) Rubber products manufacture or treatment.

(m) Motor vehicle dismantling or other similar salvage operation or the storage of wrecked, disabled or dismantled motor vehicles, used parts thereof or other similar items or materials, unless such uses are within a completely enclosed building or within an outdoor space enclosed by a fence, a wall or buffer planting high enough to hide the activity within from being seen from any point 10 feet above the ground level of adjoining properties in nonresidential use or 10 feet above the paving surface of adjoining streets. The buffer requirements in this subsection shall be superseded by § 154-68 when § 154-68 is applicable, however.

(n) Junkyards or other similar outside waste storage or disposal area unless such uses meet the requirements for a fence, wall or buffer planting specified in Subsection D(4)(m) immediately above.

[Amended 8-18-1969 by Ord. No. 1969-13]

(o) Dump.

(p) Airport, airfield or heliport.

(q) Manufacture, storage or mixing of asphalt, coal tar, petroleum or bituminous products or the type normally used for the paving of streets or parking areas.

(5) Any jail, holding cell or detention facility utilized for any duration of time, whether as a principal, transit or accessory use.

[Added 4-5-2010 by Ord. No. 2010-9]

E. Conditional uses. The following uses shall be permitted as conditional uses in the Industrial District subject to the following standards, specifications, and criteria:

[Added 2-28-2022 by Ord. No. 2022-2]

(1) Gasoline service station with accessory convenience retail and rood service.

(a) The minimum lot area shall be 60,000 square feet.

(b) The minimum lot frontage shall be 250 feet.

(c) Principal building setbacks shall be as follows:

[1] Front yard: 50 feet.

[2] Side yard: 25 feet.

[3] Rear yard: 50 feet.

(d) Gasoline filling station pumps and canopy setbacks:

[1] Front yard: 30 feet.

[2] Side yard: 25 feet.

[3] Rear yard: 50 feet.

(e) The maximum building height shall be 20 feet.

(f) Pump islands shall be separated from one another and from any building by a minimum of 25 feet.

(g) Off-street parking shall be provided at the following ratios:

[1] One space per gasoline service pump.

[2] One space per 150 square feet of gross floor area of retail or food service area.

(h) Convenience retail sales and food service areas shall be limited to a maximum of 6,000 square feet of gross floor area.

(i) No drive-through service of food sales shall be permitted.

(j) Off-street parking areas must be set back a minimum of 10 feet from any property line.

(k) Adequate circulation space for queuing must be provided so that there is room for queuing of one vehicle per each gasoline service pump island without interfering with vehicular or pedestrian circulation on site.

(l) A landscaped buffer of at least 30 feet in width must be provided where any gasoline filling station abuts a property line of a residential use or zone. Said buffer shall be consistent with the requirements of § 154-68.

(m) A maximum of two curb cuts for entry/exit onto a public right-of-way shall be permitted for each street frontage.

(n) No servicing or repair of vehicles shall be permitted on the premises.

(o) Signage standards:

[1] A changeable copy sign displaying fuel prices shall be permitted to have a maximum sign area of 15 square feet, and a maximum sign height of 18 feet.

[2] In addition to a fuel price display sign, one monument style sign or freestanding sign per street frontage shall be permitted. Such sign shall have a maximum sign area of 40 square feet.

[3] Freestanding signs shall have a maximum height of 20 feet.

[4] The fueling station canopy shall be permitted to have one fascia sign for each street frontage. Fascia signs shall have a maximum sign area of 10 square feet.

[5] Convenience store buildings shall be permitted to have a maximum of two facade signs per street frontage, with a total maximum sign area of 100 square feet or 4% of the facade area per street facing facade, whichever is lesser.

§ 154-57 Bulk regulations.

[Amended 7-31-1967 by Ord. No. 1967-9]

Lot size, yard size, lot area that may be covered by buildings, building floor area per household and building or structure height shall be regulated as specified in the schedule contained in Article X, except that said regulations set forth in said schedule shall not be applicable to a harness racetrack which meets the conditions set forth in § 154-56C(15).

§ 154-58 Buffer strip requirements.

[Amended 7-31-1967 by Ord. No. 1967-9]

Buffer strips shall be provided when necessary in accordance with requirements to § 154-68, except that said requirements shall not be applicable to a harness racetrack which meets the conditions set forth in § 154-56C(15).

§ 154-59 Parking.

Off-street parking shall be provided in accordance with § 154-69, except that said section shall not be applicable to a harness racetrack which meets the conditions set forth in § 154-56C(15).

§ 154-59.1 Special provisions.

[Added 8-15-1988 by Ord. No. 1988-32]

A. Alternate sources of water supply, other than public water, shall be provided for all developments within the Industrial District requiring irrigation for lawns and other landscaped areas and/or the maintenance of ponds, lakes or other bodies of water within said developments, which sources of water supply shall be from such aquifer and of such design criteria as are acceptable to the Township Engineer.

B. Location of the alternate source of water supply, with information as to the depth of all wells involved in providing said supply, as well as the information as to the aquifer from which the water will be drawn and the areas and facilities to be serviced by said water supply, shall be provided.