[Added 11-14-2002 by Ord. No. 19-2002]
The following uses shall be permitted in the OB-RL3 Zone District:
A. 
Administrative, business and professional offices.
B. 
Research laboratories devoted exclusively to research design and experimentation.
C. 
State-licensed hospitals and nursing homes.
D. 
Indoor physical fitness facilities.
E. 
Child-care centers.
F. 
Conditional uses permitted in the OB-RL District as regulated and set forth in Article XXI.
G. 
Uses and structures accessory to and customarily incidental to permitted principal uses and permitted conditional uses, including, but not limited to, fitness centers, guard houses, visitor centers, child-care facilities and utility structures.
[Amended 10-27-2011 by Ord. No. 28-11]
[Amended 5-9-2024 by Ord. No. 10-2024]
Any use other than those uses permitted in § 166-193.5 above is prohibited. In addition, the following uses shall be specifically prohibited:
A. 
Retail sales unless accessory to a permitted principal use.
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. 
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.
I. 
Amusement devices unless accessory to a permitted principal use. 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.
J. 
Warehouse/logistics uses as defined in § 166-4, except when accessory to a permitted principal use.
K. 
Refuse separation and recycling stations.
L. 
Refuse transfer stations.
M. 
Resource recovery plants.
N. 
In addition to the above uses, none of the following additional uses shall be permitted in any part of an OB-RL3 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.
(6) 
State-licensed hospitals and nursing homes.
O. 
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.
P. 
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.
Q. 
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.
R. 
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.
The following requirements shall be complied with in the OB-RL3 Zone District:
A. 
Minimum lot area: 60,000 square feet.
B. 
Minimum average lot width: 200 feet, measured such that 60,000 square feet of lot area are provided within 300 feet of the front lot line.
C. 
Minimum floor area. Every principal building shall have a minimum floor area of 1,500 square feet.
D. 
Maximum floor area ratio: 33% of the lot area.
[Amended 10-27-2011 by Ord. No. 28-11]
E. 
Maximum improvement coverage: 60% of the lot area.
F. 
Maximum building height:
[Amended 10-27-2011 by Ord. No. 28-11]
(1) 
Principal buildings: 75 feet, including any parapets or similar features, but excluding rooftop equipment and screens as regulated in Subsection F(3) below.
(2) 
Accessory buildings: 35 feet, except for parking decks, which shall be permitted a maximum height of 46 feet, both including any parapets or similar features, but excluding rooftop equipment and screens as regulated in Subsection F(3) below, and excluding lighting equipment on the top level of a parking deck.
(3) 
Roof structures and equipment, including but not limited to roof tanks and supports, chimneys, head houses or similar enclosures for elevators or air-conditioning machinery, dish antennas, solar panels or other similar apparatus, shall be excluded from the foregoing maximum heights. Such structures and equipment shall comply with the following:
(a) 
On buildings greater than 60 feet in height, no roof structure or screening for the same shall exceed 20 feet in height.
(b) 
On buildings from 40 feet to 59.99 feet in height, no roof structure or screening for the same shall exceed 16 feet in height.
(c) 
On buildings less than 40 feet in height, no roof structure or screening for the same shall exceed 10 feet in height.
(d) 
The area of rooftop structures and equipment, and the area enclosed by any screening structures for the same, shall not exceed 50% of the area of the roof of the building; provided, however, that solar panels shall be exempt from this area limitation.
(e) 
The exterior finish of screening structures for rooftop structures and equipment shall be designed to be the same as, or compatible with, the finish of the exterior building walls.
G. 
Minimum yard setbacks. The following minimum yard setbacks shall apply to principal buildings except when the buffer requirements impose more stringent setbacks:
[Amended 6-14-2018 by Ord. No. 15-2018]
(1) 
Minimum front yard: 100 feet for buildings up to three stories or 45 feet in height, whichever is less, plus 100 additional feet 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.
(2) 
Minimum each side yard: 50 feet or 1 1/2 times the height of the building, whichever is greater. For buildings having a height in excess of three stories or 45 feet, any side yard abutting a residential zone district shall not be less than the minimum front yard 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. In no event shall a side yard abutting a residential district be less than 100 feet in depth.
(3) 
Minimum both side yards combined: 40% of the lot width at the minimum front yard setback line.
(4) 
Minimum rear yard: 60 feet. For buildings having a height in excess of three stories or 45 feet, any rear yard abutting a residential zone district shall not be less than the minimum front yard 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. In no event shall a rear yard abutting a residential district be less than 100 feet in depth.
H. 
Parking and loading. The requirements for parking and loading shall be as follows:
[Amended 10-27-2011 by Ord. No. 28-11]
(1) 
Parking areas that are located within the front yard shall be located at least 100 feet from the front lot line and at least 10 feet from any other lot line.
(2) 
Parking areas that are located within the side yards shall be located at least 10 feet from any other lot line.
(3) 
Parking areas that are located within the rear yard shall comply with the requirements for the OB-RL Zone in § 166-153K(3).
(4) 
Driveways shall be located at least 10 feet from any side or rear lot line; provided, however, that no setback shall be required along the common lot boundary for driveways that provide, or are planned to provide via an access easement or other mechanism, shared access between adjacent properties.
(5) 
Except for parking decks, parking areas having an area of at least 15,000 square feet shall have islands installed to provide a visual break in large areas of pavement and to separate parking spaces from driveways, in accordance with the following requirements:
(a) 
At least one island shall be provided for every two bays of parking, distributed so that there shall not be more than two adjacent bays of parking without an island separating the bays. A bay is an aisle and the adjacent parking spaces accessed from such aisle. The islands shall be at least 10 feet wide.
(b) 
An island shall be provided at the ends of rows of parking spaces to separate the end parking spaces from adjacent driveways. The islands shall be at least six feet wide.
(c) 
Islands shall be landscaped with shade trees and other vegetation, provided that if walkways are provided within the islands, landscaping shall only be required to the extent that it does not interfere with the parking of vehicles and the free clearance of pedestrians.
(6) 
Lighting fixtures for parking and loading areas shall not exceed a height of 30 feet or 400 watts, except that exterior lighting fixtures on the top level of a parking deck shall not exceed a height of 15 feet above the pavement on the top level, or 250 watts. Illumination levels from site lighting shall not exceed 0.5 footcandle at any point along the property line of the premises, provided that this limitation shall not apply at the intersection of site driveways with public streets or along driveways that provide for shared access with adjacent properties. Site lighting shall be reduced to the minimum necessary for safety and security purposes when the use served by the parking area is not in operation.
(7) 
In addition to the foregoing, all of the requirements for parking and loading in the OB-RL Zone not inconsistent with the requirements of this subsection shall apply.
I. 
Minimum buffer requirements. The requirements for buffers shall be the same as for development in the OB-RL District; provided, however, that the depth of the buffer required adjacent to a public street shall not be required to exceed 100 feet.
[Amended 10-27-2011 by Ord. No. 28-11]
J. 
Every building shall be faced on all exterior walls with an appropriate facade treatment as approved by the Planning Board, Board of Adjustment or Site Plan Exemption Committee, as applicable.
[Amended 10-27-2011 by Ord. No. 28-11]
K. 
(Reserved)[1]
[1]
Editor's Note: Former Subsection K, regarding aboveground storage tanks, as amended, was repealed 7-11-2013 by Ord. No. 19-13. See § 166-124.1, Aboveground storage and processing tanks.
L. 
No storage of any kind shall be permitted other than within a building or tank permitted by this chapter.
[Amended 10-27-2011 by Ord. No. 28-11]
M. 
Any portion of the OB-RL3 District located within an airport hazard area shall comply with the provisions and limitations of the Air Safety and Hazardous Zoning Act of 1983, N.J.A.C. 16:62 et seq., as amended May 15, 1989, and as may be further amended.
N. 
In addition to the requirements of this section, all of the provisions applicable to development in the OB-RL District shall also apply in the OB-RL3 District. In case of conflict between the OB-RL District requirements and the requirements set forth in this article, the requirements in this article shall supersede the OB-RL District requirements.
O. 
Minimum distance between buildings: the height of the taller building. If the building varies in height, the separation requirement shall apply independently to each portion of the building, based upon the height of such portion. For the purposes of this section, enclosed walkways that connect individual buildings shall not be construed to be a part of either building.
[Added 10-27-2011 by Ord. No. 28-11; amended 6-14-2018 by Ord. No. 15-2018]
P. 
Signs. The following sign regulations shall apply:
[Added 10-27-2011 by Ord. No. 28-11]
(1) 
A maximum of two freestanding identification signs shall be permitted per driveway entrance from Whippany Road. Such signs shall be located at least 10 feet from the street right-of-way, shall have an area not exceeding 85 square feet per sign, exclusive of any supporting structures or base, and shall not exceed a height of 10 feet above the ground at the base of the sign.
(2) 
An additional freestanding identification sign shall be permitted for each use at each intersection of site driveways with an internal shared access roadway. Such signs shall have an area not exceeding 60 square feet per sign, exclusive of any supporting structures or base, and shall not exceed a height of 10 feet above the ground at the base of the sign.
(3) 
Up to three signs mounted flat on the building shall be permitted per principal building. The area of such signs shall not exceed a cumulative area of 500 square feet per building, or 5% of the area of the wall upon which the sign is mounted, whichever is less.
(4) 
One sign mounted flat on the building shall be permitted per accessory building. The area of such signs shall not exceed 100 square feet per building.
(5) 
Signs may be illuminated during the hours of building operation.
(6) 
Notwithstanding any other ordinance provisions to the contrary, in the event access to the OB-RL3 Zone District is provided via a driveway or roadway located, in part or in whole, outside the OB-RL3 Zone District, signs shall be permitted along or adjacent to such driveway or roadway in the same manner as if such driveway or roadway were located within the OB-RL3 Zone District.
Planned industrial development shall be a development option in the OB-RL3 district, provided there is a minimum tract area of 50 acres. Planned industrial development shall be subject to the requirements of § 166-193.7 above except as otherwise regulated below:
A. 
More than one principal building is permitted, provided that the applicant demonstrates on a site plan that the subject property could be subdivided to locate each building on a separate lot and that such subdivision would comply with all applicable requirements of this chapter.
B. 
Maximum building height: as required by § 166-193.7F
[Amended 4-13-2023 by Ord. No. 11-2023]
C. 
Minimum yard setbacks: twice the building height or 100 feet, whichever is greater. 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.
[Amended 6-14-2018 by Ord. No. 15-2018]
D. 
Minimum distance between buildings: the height of the taller building. If the building varies in height, the separation requirement shall apply independently to each portion of the building, based upon the height of such portion. Enclosed walkways may connect individual buildings and, for the purpose of administering this section, shall not be construed to be a part of either building.
[Amended 6-14-2018 by Ord. No. 15-2018]
E. 
Minimum buffer requirements. The buffer requirements shall be as regulated in § 166-193.7 above, except that parking areas and driveways may be located adjacent to the residential zone district boundary if the following requirements are complied with:
(1) 
The property in the adjacent residential district shall be owned by and made a part of the planned industrial development plan.
(2) 
The property in the adjacent residential district shall be dedicated as an undeveloped landscaped buffer area and shall remain so as long as said parking area or driveway is located less than 50 feet from the residential district boundary.
F. 
Maximum floor area ratio. The floor area ratio requirements shall be as regulated in § 166-193.7 above, except that the developer may cluster the development on one or more lots within the planned industrial development so that the floor area ratio on one or more lots exceeds that permitted by § 166-193.7, provided that the developer shall set aside within the planned industrial development public areas, by dedication to the Township or otherwise, in an amount that, when added to the area of the lot or lots containing the cluster development, the total planned industrial development floor area ratio shall not exceed the maximum permitted by § 166-193.7.