Hanover Township City Zoning Code
ARTICLE XXXIV
I Industrial Districts
§ 166-194 Permitted uses and structures.
[Amended 5-12-1988 by Ord. No. 7-88; 11-10-1988 by Ord. No. 33-88; 6-8-1989 by Ord. No. 14-89; 8-24-1989 by Ord. No. 27-89;[1] 5-24-1990 by Ord. No. 16-90; 12-22-1993 by Ord. No. 36-93; 12-22-2003 by Ord. No. 26-2003; 12-14-2017 by Ord. No. 26-2017; 12-13-2018 by Ord. No. 35-18; 5-9-2024 by Ord. No. 10-2024]
A.
The following uses shall be permitted in the I - Industrial District; provided, however, that any part of the I Zone that falls within an area defined as an airport hazard area in the Air Safety and Hazardous Zoning Act of 1983, 2 N.J.A.C. 16:62-1.1 et seq., as amended May 15, 1989, shall comply with the provisions of said chapter:
(1)
Industrial uses as defined by § 166-4.
(2)
Small, medium, and large warehouse/logistics uses as defined by § 166-4.
(3)
Professional, executive, or administrative offices.
(4)
Laboratories devoted exclusively to research design and experimentation.
(5)
State-licensed hospitals and nursing homes.
(6)
Indoor physical fitness facilities.
(7)
Data processing centers, but only within a planned commercial development.
(8)
Planned commercial developments (PCD) and planned industrial developments (PID). 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. The permitted principal uses within a planned industrial development shall be limited to laboratories devoted exclusively to research design and experimentation.
(9)
Conditional uses as permitted and regulated in Article XXI of this chapter.
(10)
Accessory uses and structures customarily subordinate and incidental to the permitted principal uses above.
B.
(Reserved)
C.
Within the area of the B-10 overlay in the I-Industrial Zone, as depicted on the Zoning Map, the uses permitted by this article or the uses permitted in the B-10 Zone by Article XXXA shall be permitted; provided, however, that the permitted uses in any development shall be limited to those uses permitted in only one of the two zones. The following shall apply to development within the overlay area:
(1)
Any development within the B-10 overlay area for uses permitted in the B-10 Zone, but not permitted in the I - Industrial Zone, shall be subject to the applicable regulations in Article XXXA.
(2)
Any development within the B-10 overlay area for uses permitted in the I-Industrial Zone, but not permitted in the B-10 Zone, shall be subject to the applicable regulations in the I - Industrial Zone District in this Article XXXIV.
(3)
Any development within the B-10 overlay area for uses permitted in both the B-10 and I-Industrial Zone Districts shall be subject to either the regulations of Article XXXA or the regulations of this Article XXXIV, at the developer's option; provided that such development shall be subject to the regulations of only one of the two zones.
[1]
Editor's Note: Ordinance Nos. 14-89 and 27-89 were adopted to cure technical deficiencies in Ord. No. 33-88. However, the content of Ord. No. 33-88 has remained the same.
§ 166-195 Prohibited uses.
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 or movement of air; electrical or other disturbance; glare; or liquid or solid wastes; in any manner or amount unless it conforms to the performance standards of § 166-197. In addition, the following uses are specifically prohibited:
A.
Residential construction or conversion.
B.
Business construction or conversion, unless permitted by § 166-194 or unless as an accessory use; provided, however, that amusement devices are only permitted as an accessory use to those uses as permitted and regulated in § 166-181.
[Amended 12-13-2018 by Ord. No. 35-18]
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 material, except by the municipality or its agent.
F.
Sand, clay or gravel pits, quarries or any commercial processing of earth or mineral extraction.
G.
Tar plants and concrete or bituminous concrete processing 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.
Retail sales or services, unless permitted by § 166-194.
[Amended 12-13-2018 by Ord. No. 35-18]
J.
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.
K.
Warehouse/logistics uses having characteristics that exceed any of the criteria for large warehouse/logistics uses in the definition of "warehouse/logistics use" in § 166-4.
[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 I 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.
§ 166-196 Required conditions.
[Amended 7-9-1987 by Ord. No. 22-87; 5-12-1988 by Ord. No. 7-88; 11-20-1989 by Ord. No. 37-89; 12-22-1993 by Ord. No. 36-93; 12-13-2001 by Ord. No. 18-2001; 9-8-2011 by Ord. No. 25-11; 2-23-2017 by Ord. No. 2-17; 6-14-2018 by Ord. No. 15-2018; 12-12-2024 by Ord. No. 31-2024]
The following requirements must be complied with in the I Zone; provided, however, that certain lands within the I 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 I Zone:
A.
No structure shall exceed a maximum of 45 feet in height, exclusive of roof tanks and supports, chimneys or head houses or similar enclosures for elevators or air-conditioning machinery, dish antenna or other apparatus. The foregoing roof structures shall not exceed 10 feet in height nor shall their total area exceed 5% of the roof area to which they are attached.
B.
There shall be a front yard of not less than 75 feet.
C.
There shall be two side yards, and no side yard shall be less than 40 feet or 1.5 times the height of the building, whichever is greater; provided, however, that the side yard adjacent to a residential zone district shall not be less than 100 feet, unless the requirements of § 166-125 impose a more stringent requirement; and further provided that the two side yards must total 40% of the lot width, measured along the required front street setback line. 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; provided, however, that the rear yard adjacent to a residential zone district shall not be less than 100 feet, unless the requirements of § 166-125 impose a more stringent requirement.
E.
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.
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.
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.
H.
The total floor area of all buildings on a lot shall not exceed 25% of the 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 § 166-192F above.
I.
Every building shall be faced on all exterior walls with a veneer material as approved by the Planning Board.
J.
A planned industrial development shall meet the following requirements:
(1)
No building or structure shall exceed a maximum of 55 feet in height; provided, however, that parking structures shall not exceed a maximum of 28 feet in height.
(2)
No building shall be permitted closer to any property line 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.
(3)
No building or structure shall be closer to another building or structure than a distance that equals or exceeds the height of the higher building or structure. 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 as an integral part of either building.
(4)
No storage of any kind shall be permitted other than within a building.
(5)
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 nonresidentially zoned property line or 50 feet to any residential zone district boundary line, unless the requirements of § 166-125 impose a more stringent requirement.
(6)
The total floor area of all buildings within a planned industrial development shall not exceed 30% of the total site area in the planned industrial development. For the purpose of determining this thirty-percent ratio, the applicant may cluster his development on one or more lots within the planned industrial development that exceed the thirty-percent 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 industrial development public areas in an amount such that, when added to the area of the lot or lots containing the cluster development, the thirty-percent maximum coverage ratio would be met. The public areas to be deeded or set aside under the terms of this section shall be in the I Zone at a location and shape as approved by the Planning Board.
(7)
Those portions of the PID 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.
(8)
Every PID layout containing more than one principal building will only be approved by the Hanover Township Planning Board if the applicant can demonstrate, on the required site plan, that any future lot created as part of a future subdivision of the property would meet all front yards, side yards, rear yards, minimum lot area and width, off-street parking, floor area ratios and other applicable requirements of this chapter regulating the use of land in the I Zone.
§ 166-197 Performance standards.
Before the issuance of any building or occupancy permit for any use in the Industrial 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 the Township Building Code or Fire Ordinance,[1] whichever is more restrictive. All operations shall be carried on and all combustible raw materials, fuels, liquids and shed products shall be stored in accordance with the standards of said Board of Fire Underwriters.
[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.
C.
Every industrial operation shall conform to the standards for air pollution as set forth in the New Jersey Administrative Code, Title 7, Chapter 27.
D.
No industrial operation shall discharge industrial wastes of any kind into any reservoir, pond or lake. The discharge of untreated industrial wastes into a stream shall be prohibited. All methods of sewage and industrial waste treatment and disposal shall be approved by the Township and New Jersey State Health departments. Effluent from a treatment plant shall at all times comply with the following standards:
(1)
Maximum five-day biochemical oxygen demand: five parts per million.
(2)
Maximum quantity of effluent: 10% of minimum daily stream flow.
(3)
Maximum five-day biochemical oxygen demand after dilution (BOD of effluent multiplied by quantity of effluent divided by quantity of stream flow): 0.25 part per million.
(4)
Maximum total solids; 5,000 parts per million.
(5)
Maximum phenol: 0.01 part per million.
(6)
No effluent shall contain any other acids, oils, dust, toxic metals or corrosive or other toxic substance, solution or suspension, which would create odors or would discolor, poison or otherwise pollute the stream in any way.
E.
There shall be no vibration which is discernible to the human sense of feeling beyond the immediate site on which such use is conducted.
F.
The requirements of § 166-193F must be complied with.
G.
There shall be no emission of odorous gases or other odorous matter in such quantities as to be offensive beyond the property line of the lot occupied by such use.
H.
There shall be no direct or sky-reflected glare exceeding 0.5 footcandles measurable beyond 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.
I.
There shall be no ingress or egress to any industrial operation, as permitted and regulated by this article, from any minor street as set forth on the Township Master Plan.
J.
There shall be established along the line of any lot that is contiguous to any residential district a buffer as required by § 166-125.
[Amended 12-13-2001 by Ord. No. 18-2001]
