Unified plan. Any development in a planned industrial development shall consist of a unified, harmonious, grouping of buildings, service and parking areas, and landscaped open space, planned and designed as an integrated unit.

Location. The tract of land to be developed shall be located adjacent to or readily accessible from existing or planned major regional highways or limited access highways.

General development plan. An application for development shall be accompanied by a plan, or plans, meeting the requirements of N.J.S.A. 40:55D-45.2 at a scale no less than one inch equals 200 feet.

Municipal development agreement. The development of a planned industrial center shall be executed in stages according to a phasing plan submitted by the applicant and approved by the Planning Board. The phasing plan shall be executed in accordance with a municipal development agreement. The landowners, developer, and Township shall enter into the agreement embodying all details regarding compliance with this article to assure the binding nature thereof for the overall tract and its development. The agreement shall be in recordable form and shall be so filed, at the applicant's expense, with the county recording officer.

Sewer and water facilities. All buildings in a planned industrial district shall be served by public or quasi-public (where the municipality is a co-permittee) water and sanitary sewer facilities subject to the approval of any applicable agency or other such facility as may be approved by such agency. An application for a planned industrial center shall include a letter(s) from the applicant stating the estimated demand of the proposal for sewer and water facilities, and from the appropriate water and sewer authority stating the present allocated available capacity of the utility, their concurrence or lack thereof with the applicant's estimate of demand, the estimated timetable for the provision of the full amount of water or sewage treatment capacity needed in the event the total required is not presently available, and a letter of preliminary approval indicating the conditions and terms needed for full approval of the application for utility service.

Retail sales and services.

Hotel or motel.

Offices for administrative, banking, data processing, executive, professional, sales, or other uses of the same general character.

Fabrication of products from previously prepared materials, including but not limited to, bone, cloth or textiles, cork, flooring, fur, feathers, hair, horn, glass, paper, sheet rubber, shell, or wood.

Manufacturing or processing of beverages, confections, cream, all food products, ceramics, clothing, plastics, electrical appliances, furniture, hardware, tools, patterns, dies, scientific instruments, jewelry, time pieces, optical goods, musical instruments, toys, cosmetics (exclusive of soap), tobacco products, and pharmaceuticals.

Wholesale trade, including but not limited to, the storage and sale of lumber, plumbing supplies, electrical supplies, building materials and supplies.

Food service or catering.

Printing of paper, plastic, and metal or other lithographic processes.

Substation, telephone central office, electric and gas utilities, sewage lift stations, water pumping stations, or similar public utility facilities.

Research, development and testing of new products, laboratories.

Warehousing and distributing, excluding storage for personal household use.

Agriculture, subject to the provisions of § 225-133 of this chapter.

Pawn shops.

Security watch stations for watchmen or caretakers which may contain sleeping and cooking facilities.

Repair facilities for the maintenance of vehicles uses in the operation of the principal use.

Storage garages for vehicles used in the operation of the principal use.

Signs pursuant to the Article XIII of this chapter.

Parking and loading for principal uses pursuant to Article XII of this chapter.

Accessory uses on the same lot with and customarily incidental to any permitted use.

Solar panels erected on the roof of a building or on the ground, subject to the requirement of § 225-132D.

Day-care or nursery facilities.

Physical fitness centers.

Helistop, subject to Federal Aviation Administration and New Jersey Department of Transportation site approval.

Transit stations.

Any use of a similar nature as any permitted use.

Minimum tract size: 20 acres.

Minimum lot size: three acres, except that public utility facilities shall have a minimum lot size of 900 square feet.

Maximum impervious surface coverage: 75% of total lot area.

Minimum setbacks for buildings:

Maximum height: 80 feet.

Electrical disturbances. Electric or electronic equipment shall be shielded such that no interference of radio and television broadcasts shall be discerned beyond the operator's lot line.

Noise. No activity or use shall produce a sound pressure level on adjacent property in excess of the level permitted in the following table:

Odor. No operation shall release materials capable of becoming odorous, either by bacterial decomposition or chemical reaction, that cause or will cause odorous matter or vapor to be generated so as to be readily discernible without instruments from any point along the boundaries of each lot.

Glare. No activity or use shall produce a strong, dazzling light or reflection of same beyond its lot lines. Exterior lighting shall be shielded, buffered, and directed so that glare, direct light, or reflection will not be a nuisance to adjoining properties, dwellings, streets, or districts. In no event shall a lighting intensity greater than one 0.25 footcandle, measured at grade, be permitted beyond the lot lines.

Vibration. No activity or operation shall produce at any point along the lot line continuous earthborne vibrations greater than the maximum displacement as permitted in the following table:

Operation. All fabricating, manufacturing, or assembling activities shall take place within an enclosed building.

No outdoor storage shall be permitted in the front yard.

All such establishments shall provide an off-street loading and unloading area for the pickup and delivery of materials that shall be so designated on the site plan and used for no other purpose.

Landscape buffering shall be required pursuant to § 225-138 of this chapter.