Mount Holly City Zoning Code
ARTICLE XXV
I Limited Industrial District
§ 149-131 Permitted and conditional uses.
[Amended 1-13-1997 by Ord. No. 1996-20; 12-9-2013 by Ord. No. 2013-12; 7-19-2022 by Ord. No. 2021-10; 4-14-2025 by Ord. No. 2025-5]
A.
This zone district is designed for all industrial and wholesale uses permitted in the Township. The intensity of operations shall not exceed the limitations imposed by the performance standards hereinafter set forth in this article. In addition to the primary uses, retail, general business uses, public garages are permitted as conditional uses, subject to a determination by the Planning Board that these uses, their location and development, are compatible with the existing industrial development in the area. These conditional uses are only permitted as accessory uses and cannot be developed apart from industrial and wholesale uses.
B.
Governmental and public utility uses, including utility authorities treatment works, garages and outside storage for public works equipment and vehicles, and similar governmental uses, shall be permitted in this zone, subject to a determination that these uses, their location and development are compatible with the existing industrial development in the area.
C.
Any business manufacturing alcoholic beverages under the authorization of a state-issued "Class A" license, as defined by the Alcoholic Beverage Control Act (N.J.S.A. 33:1-1 et seq.), shall be expressly permitted within this zone without requiring prior approval by the Planning Board.
D.
Any business operating as a cannabis cultivator, cannabis manufacturer, cannabis wholesaler, cannabis distributor, cannabis retailer or cannabis delivery service licensed under N.J.S.A. 24:6I-31 et seq. shall be expressly permitted within this zone.
§ 149-132 Prohibited uses.
A.
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, explosion or 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 disturbance; glare; or liquid or solid wastes in a manner or amount unless it conforms to the performance standards of § 149-135.
B.
In addition, the following uses are specifically prohibited:
(1)
Residential dwellings.
(2)
Public or commercial incineration.
(3)
Junkyards.
(4)
Rubbish, garbage or trash dumps are prohibited. Sanitary landfill operations for the disposal of rubbish, garbage or trash are also prohibited, except when operated by the Township, its agent or a licensee of the Township.
§ 149-133 Maximum height; required yards.
The following requirements must be complied with in the Limited Industrial District:
A.
Height. No building shall exceed a maximum of 75 feet in height.
B.
Front yard. There shall be a front yard of not less than 40 feet.
C.
Side yards. There shall be two side yards, and each side yard shall be at least 20 feet or 1/2 of the building height, whichever is greater.
D.
Rear yard. There shall be a rear yard of at least 40 feet, which may be used for parking, as required in Articles XI, Site Plan Review, §§ 149-73 to 149-81, and XII, Design Standards, §§ 149-82 to 149-88.
§ 149-134 Building and occupancy permits.
An application for any building permit or certificate of occupancy in the Limited Industrial District shall be submitted to the Construction Official, in duplicate, on forms prepared by the Planning Board. The applicant shall also submit, in duplicate, all plans of the proposed construction and development, including a description of the proposed machinery, operations and products, as well as an affidavit by the applicant acknowledging his/her understanding of the applicable performance standards and agreement to conform with the same at all times. If there is any reasonable doubt as to the likelihood of the intended use conforming to the performance standards, the Planning Board shall refuse the application as being incomplete and require special reports from expert consultants qualified to advise on conformance to the required performance standards. Within 45 days of receipt of the consultants' report, the Board shall reconsider its former decision and prepare a written report approving or denying said application. Any permit authorized and issued shall be conditioned on, among other things, the applicant's completed buildings and installations in operation conforming to the applicable performance standards and the applicant's providing funds to be held by the Township in escrow accounts, these funds to be used to employ the necessary engineers, consultants and technicians to prepare the special reports noted above and to verify the completion of the required plans of the applicant. All moneys not used to pay for the services of the expert consultant or consultants deemed reasonable and necessary by the Board for advice shall be returned to the applicant. The Construction Official shall investigate any alleged violation of the performance standards and, if there are reasonable grounds to believe that a violation exists, shall notify the Planning Board. The Planning Board shall investigate the alleged violation and for such investigation may employ qualified experts. If the experts find that such a violation exists, the cost of the experts' service shall be paid by the violator. If there was no violation, the Township shall pay said costs. Each application shall be accompanied by a completed site plan pursuant to Articles XI and XII.
§ 149-135 Performance standards.
Before the issuance of any building or occupancy permit for any use in the Limited Industrial District, all of the following regulations must be complied with:
A.
Fire and explosion hazards. All industrial activities shall be carried on only in buildings classified as fireproof by the Building Code of the Township of Mount Holly and the operations should be carried on in such a manner and with such precaution against fire and explosion hazards as to produce no explosion hazard, as determined by the New Jersey construction codes, to a use on an adjacent property. All raw materials, fuels and finished products shall be stored within an entirely closed building.
B.
Radioactivity and/or electrical interference. Any industrial activity which emits radioactivity or electrical interference is prohibited.
C.
Smoke, fumes, gases, dust and odors. There shall be no emission of any smoke, fumes, gas, dust, odors or any other atmospheric pollutant which will dissemble beyond the boundaries of the lot occupied by such use.
D.
Liquid or solid wastes.
(1)
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, New Jersey State Health Departments and the Department of Environmental Protection.
(2)
No effluent shall contain any other acids, oils, dust, toxic metals, corrosive or other toxic substances, in solution or suspension, which would create odors or discolor, poison or otherwise pollute the stream in any way.
E.
Vibration. 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.
Noise. There shall be no noise emanating from the industrial operation which will be perceptible beyond the boundaries of the immediate site.
G.
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 entrances or exits or service drives.
H.
Traffic. There shall be no ingress or egress from the industrial operation through a residential zone to a street directly serving the industrial operation.
I.
Landscaping. There shall be established along the line of any lot that is contiguous to any residential district a belt of landscaping or fence or wall as the Planning Board may require which will be adequate to screen the operations of such lot from normal observation from within such residential district.