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warehouse or storage within a completely enclosed building, was repealed 2-24-2021 by Ord.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.
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]
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.
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]
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.
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:
