The I Zone District is designed for and permits only the following uses as herein regulated:
A. 
Professional and business offices, including rental office buildings.
B. 
Scientific research laboratories and other experimental testing or research establishment, including applied engineering research such as product development.
C. 
Business establishment, wholesale.
D. 
Assembly, manufacturing and processing of electric, electronic, scientific, photographic (excluding film) and optical instruments and goods, jewelry, clocks, watches, housewares and small hardware, light machinery, ceramic products (excluding structural building materials) and other products and goods of a similar nature.
E. 
Manufacturing of clothing and other textile products, textiles, professional instruments, musical instruments, silverware, toys, tools, hardware and light machinery such as typewriters and office machines, pharmaceuticals and drugs.
F. 
Manufacture and assembly of electronic and light electrical equipment and small electrical appliances and supplies.
G. 
Printing or publishing establishment.
H. 
[1]Cannabis cultivation, manufacturing, and distribution facilities as regulated and licensed by the State of New Jersey. All such permitted cannabis uses are subject to a 2% local sales tax.
[Added 7-14-2021 by Ord. No. 2021-06]
[1]
Editor's Note: Former Subsection H, which permitted certain warehouse or storage within a completely enclosed building, was repealed 2-24-2021 by Ord. No. 2021-03.
I. 
Municipal or public utility use, including utility line, electric substation or similar use.
J. 
Manufacture and assembly of building materials, electrical appliances and supplies, electrical items, jewelry, clocks, and watches, musical, professional and scientific instruments, optical goods, silverware, tools and hardware and other similar industrial uses.
K. 
Parking facilities as regulated in § 160-79 of this chapter.
L. 
Conditional uses as regulated in Article XIV of this chapter.
M. 
Signs as regulated in § 160-86 of this chapter.
N. 
Accessory uses customarily incident to the above uses, including power-, heat- and steam-generating facilities when accessory to a permitted operation.
[Amended 4-2-1982]
O. 
Customary and conventional farming operations as permitted by § 160-128A(3), including the construction of residences that are accessory to such farming operations, and customary farm buildings as permitted by § 160-128B(7).
[Added 11-7-1980; amended 6-2-2005 by Ord. No. 2005-15]
P. 
Major solar or photovoltaic energy facility or structure in accordance with Article XXX, § 160-201C.
[Added 12-12-2012 by Ord. No. 2012-6]
Q. 
Minor solar or photovoltaic energy facility or structure in accordance with Article XXX, § 160-201B.
[Added 12-12-2012 by Ord. No. 2012-6]
No land or building shall be used or occupied for a use which will in any manner create any dangerous, injurious, noxious or otherwise objectionable fire, explosive, radioactive or other hazard, noise or vibration, smoke, dust, odor or other form of air pollution, heat, cold, dampness, movement of air, electrical or other disturbances, glare or liquid or solid wastes in a manner or amount not conforming to the performance standards of § 160-175. In addition, the following uses are specifically prohibited:
A. 
Residential construction or conversion.
B. 
Auction establishments.
C. 
Automobile wrecking yards, junkyards or disassembly yards or the sorting or bailing of scrap metal, paper, rags or other scrap material.
D. 
Gas (illuminating or heating) storage, except for consumption on the premises.
E. 
Incineration, reduction, storage or dumping of slaughterhouse refuse, rancid fats, garbage, trash, junk, dead animals or offal, except by the municipality or its agents.
F. 
Outdoor sales of new or used motor vehicles or trailer coaches.[1]
[1]
Editor's Note: Original § 71-88B(7), concerning storage of petroleum, amended 4-2-1962, which immediately followed this subsection, was repealed 12-7-1990. See now § 160-111.
G. 
The following uses or activities are specifically prohibited in this zone:
(1) 
Blast furnaces.
(2) 
Forges.
(3) 
Sand and gravel pits.
(4) 
Other extractive industries.
H. 
Tar plants.
I. 
Motor freight terminals, motor and truck transfer stations, motor and truck depots, motor and truck storage sites, truck stops and truck repair facilities. "Motor freight terminal" is defined as a structure serving as a point or junction of a motor freight transportation line which may or may not include servicing facilities. A "motor and truck transfer station" is a structure serving as a point or junction of a transportation line. A "motor and truck storage site" is a structure or location for the storage of trucks or parts thereof or truck cargoes. A "truck stop" is a facility selling gasoline or diesel fuel and further providing a restaurant or overnight accommodations. Notwithstanding the foregoing, the aforesaid prohibition is not intended to include otherwise permitted warehousing and manufacturing uses to which trucking is ancillary.
J. 
Adult bookstores.
K. 
Warehouse or storage within a completely enclosed building. Warehousing/storage is only permitted as an accessory use which is customarily incidental and subordinate to a principal permitted use.
[Added 2-24-2021 by Ord. No. 2021-03]
L. 
Cannabis cultivation, manufacturing and distribution.
[Added 7-14-2021 by Ord. No. 2021-06]
(1) 
The following uses shall be prohibited:
(a) 
Sale or consumption of cannabis on the premises.
(b) 
Cannabis dispensary facilities.
(2) 
All permitted facilities must be located at least 1,000 feet from any schools, churches, playgrounds and recreational fields.
The following requirements shall be complied with in the I Zone:
A. 
Minimum lot area. An average lot area of four acres shall be provided such that no lot shall have a minimum lot area less than two acres measured within 350 feet of the front street right-of-way line. The lot area shall be subject to the provisions of § 160-110.
[Amended 5-6-1988]
B. 
Lot width. The minimum lot width measured at the front yard setback line shall be at least 250 feet. The lot width shall be subject to the provisions of § 160-110.
[Amended 5-6-1988]
C. 
Lot frontage. The minimum lot frontage measured along the front street right-of-way line shall be at least 250 feet.
D. 
Lot depth. The minimum lot depth shall be at least 350 feet.
E. 
Lot coverage.
[Amended 4-2-1982; 12-1-1989]
(1) 
The building coverage, as defined in § 160-5 of this chapter, shall not exceed 35%; provided, however, that the calculation of the building coverage shall be applied to that portion of the lot area which lies within the required setback lines as set forth in Subsections F, G and H below.
(2) 
The aggregate coverage, as defined in § 160-5 of this chapter, shall not exceed 60%; provided, however, that the calculation of the aggregate coverage to that portion of the lot area which lies within the required setback lines as set forth in Subsections F, G and H below.
F. 
Front yard. There shall be a front yard of not less than 100 feet.
G. 
Side yard. There shall be two side yards which shall total not less than 120 feet; provided, however, that no side yard shall be less than 60 feet, and further provided that no building shall be closer than 120 feet from any residential zone district boundary line. No parking area, aisle or driveway shall be permitted within 20 feet of any side lot line nor within 40 feet of any residential zone district boundary line or legally preexisting residential use.
[Amended 8-2-1991]
H. 
Rear yard. There shall be a rear yard of not less than 60 feet; provided, however, that no building shall be closer than 120 feet to any residential zone district boundary line. No parking area, aisle or driveway shall be permitted within 20 feet of a rear lot line nor within 40 feet of a residential zone district boundary line or legally preexisting residential use.
[Amended 8-2-1991]
I. 
Building height. No building shall exceed a height of 40 feet at the required minimum setback lines. Buildings with heights greater than 40 feet shall be set back more than the minimum distances required by Subsections F, G and H above as follows: For each foot of building height in excess of 40 feet, there shall be provided three feet of setback in addition to the minimum setbacks required by Subsections F, G and H above, except that, where such setback is measured from a residential zone boundary line, there shall be provided five feet of setback in addition to the minimum setbacks required by Subsections F, G and H above for each foot of building height in excess of 40 feet. No building in the I Zone shall exceed a height of 90 feet. (Note: For additional clarification see Appendix D.[1])
[Amended 4-2-1982]
[1]
Editor's Note: Appendix D is included at the end of the chapter.
J. 
Access barrier. Access to the public highway or street shall be controlled in the interest of public safety. Each building or group of buildings and its parking or service areas shall be physically separated from the highway or street by a curb, planting strip or other suitable barrier against unchanneled motor vehicle ingress or egress, except for accessways as authorized by Subsection K below.
K. 
Accessways. Each separate parcel shall have not more than two accessways to any one public highway or street. Neither of such accessways shall be more than 32 feet in width. The intent of this section is to encourage the use of common accessways by two or more parcels in order to reduce the number and closeness of access points along the street or highway and to encourage the fronting of permitted structures upon a marginal street and not directly upon a public highway.
L. 
Each use located in this zone shall provide truck loading and unloading space on the same lot and in other than the required front yard so as to permit the transfer of goods in other than a public street.
M. 
Each use or operation established in this zone district shall set aside 20% of the tract for seeding and landscaping, and this area shall be used for no other purpose.
[Amended 4-2-1982]
N. 
All industrial activities or processes shall take place within an enclosed building. Incidental storage of materials and vehicles out of doors shall be shielded from any adjacent public streets or residential areas by fencing, landscaping or other appropriate measures.
O. 
Along any residence district boundary line, a buffer yard shall be provided which shall be not less than 100 feet in width. This required yard shall be measured from the boundary line or from the street line where the street constitutes the boundary. The 30 feet of such yard space nearest the district boundary line shall be used only as an evergreen buffer planting strip on which shall be placed shrubbery and/or trees. Where a street constitutes a boundary, a screen effect will not be required.
P. 
Fencing is required to be installed as part of a cannabis cultivation, manufacturing, and processing facility in the Industrial and Low Density Industrial District according to the following:
[Added 7-14-2021 by Ord. No. 2021-06]
(1) 
A minimum eight-foot-tall fence shall be installed around the developed area of the site that is restricted from public access.
(2) 
Fencing may be installed along the entire perimeter of a site with a cannabis cultivation, manufacturing and processing facility if approved by the Zoning Officer and Township Engineer.
Prior to the issuance of any building or occupancy permit for any use in the I Industrial District, the applicant shall submit sufficient evidence to the Zoning Officer showing the compliance with the applicable approval procedures of all authorized governmental agencies and with all of the following regulations:
A. 
Fire and explosion hazards. All activities shall be carried on only in structures which conform to the standards of the National Board of Fire Underwriters or the Township Construction Code or Fire Ordinance, whichever is more restrictive. All operations shall be carried on, and all combustible raw materials, fuels, liquids and finished products shall be stored in accordance with the standards of said Board of Fire Underwriters.
B. 
Radioactivity. Any activity which emits radioactivity at any point outside the confines of a building is prohibited.
C. 
Smoke. There shall be no emission at any point, from any chimney or otherwise, of visible smoke.
D. 
Fly ash, dust, fumes, vapors and gases. There shall be no emission which can cause any damage to health, to animals or vegetation or other forms of property or which can cause any excessive soiling at any point. Emission from any chimney or otherwise of any solid or liquid particles in concentrations exceeding 0.2 grain per cubic foot of the conveying gas or air at any point is prohibited. For measurement of the amount of particles in gases resulting from combustion, correction shall be applied to a standard stack temperature of 500° F. and 50% excess air.
E. 
Liquid and solid wastes.
(1) 
All methods of sewage and industrial waste treatment and disposal shall be approved by the Township and New Jersey State Health Departments.
(2) 
No effluent shall contain any other acids, oils, dust, toxic metals, corrosive or other toxic substance in solution or suspension which would create odors, discolor, poison or otherwise pollute the stream in any way.
(3) 
The discharge and disposal of solid and liquid wastes into an underground drainage field shall be in accordance with plans and specifications as approved by the Township Engineer and state and local Board of Health.
F. 
Water supply. The proposed use shall not contribute to the pollution of waters or endanger the underground water supply to other properties.
[Amended 4-2-1982]
(1) 
As required by state law, a permit shall be obtained from the Delaware River Basin Commission, State Department of Environmental Protection or any other appropriate governmental agency for any industrial use not connected to a public sewer system indicating approval of the provisions made for the disposal of wastes and similar materials.
(2) 
Total potable groundwater on-site withdrawal shall not exceed 1,440 gallons per acre of plant site per hour. Higher average consumption may be authorized by the Township Committee upon submittal of an opinion of the State Geologist as to the effect on other areas in the Township. A water supply allocation permit shall be obtained from the Division of Water Resources in the Department of Environmental Protection in those instances when an applicant wishes to divert more than 100,000 gallons of water per day or 70 gallons per minute, pursuant to the rules established under N.J.S.A. 58:1A-1 et seq., P.L. 1981, c. 262. Such diversion shall include the taking of water from a river, stream, lake, pond, aquifer, well or other underground source or other water body.
G. 
Vibration. Air-induced vibration shall be limited to the sound-pressure levels permitted under Subsection H below. No ground-transmitted vibration shall be generated which is discernible to the human sense beyond the immediate site on which such use is conducted.
H. 
Noise. There shall be no operational noise, measured from any point on the property line of the lot in which the operation is located, which shall exceed the value given in the following tables in any octave band of frequency. The sound-pressure level shall be measured with a sound level meter that conforms to specifications published by the American Standard Sound Level Meters for Measurement of Noise and Other Sounds Z24.3-1944, American Standards Association, Inc., New York, N.Y., or latest revision thereof, and American Standard Specification for an Octave Band Filter Set for the Analysis of Noise and Other Sounds Z24.10-1953, American Standards Association, Inc., New York, N.Y., shall be used.
(1) 
During the hours from 7:00 a.m. to 7:00 p.m.:
Frequency Band in Cycles per Second
Sound-Pressure Level Decibels re 0.0002 dyne/cm2
20 to 75
75
75 to 150
60
150 to 300
54
300 to 600
48
600 to 1,200
45
1,200 to 2,400
42
2,400 to 4,800
39
Above 4,800
36
(2) 
During the hours from 7:00 p.m. to 7:00 a.m.:
Frequency Band in Cycles per Second
Sound-Pressure Level Decibels re 0.0002 dyne/cm2
20 to 75
65
75 to 150
50
150 to 300
44
300 to 600
38
600 to 1,200
35
1,200 to 2,400
32
2,400 to 4,800
29
Above 4,800
26
(3) 
For objectionable noises due to intermittence, heat frequency or hammering, or if the noise is not smooth and continuous, corrections shall be made to the above table by subtracting five decibels from each of the decibel levels given.
I. 
Odors. There shall be no emission of odorous gases or other odorous matter in such quantities as to be offensive at the property line of the lot occupied by such use.
J. 
Glare. There shall be no direct or sky-reflected glare exceeding 0.5 footcandle measured at the property line of the lot occupied by such use. This regulation shall not apply to lights used at the entrance or exits of service drives.
K. 
Traffic. Ingress or egress to and from an industrial operation shall only be permitted from any of the major thoroughfares as designated by the White Township Master Plan.
L. 
The proposed use shall not create any other objectionable condition in adjoining areas which will endanger health, safety or the proper use of property.
M. 
The applicant, when requested, shall demonstrate that the proposed use will comply with such other standards as may have been adopted by the Township Committee and that adequate provisions will be made to reduce and minimize any objectionable elements to the degree necessary to ensure that the proposed use will not be noxious, hazardous or offensive. In order to determine that adequate safeguards are provided, the Zoning Officer may:
(1) 
Require that the applicant submit necessary information, impartial expert judgments and written assurances.
(2) 
Obtain the advice of official agencies or of private consultants.
(3) 
Require that the use comply with such tests or provide such safeguards as may be deemed necessary.