Parsippany Troy Hills
City Zoning Code
City Zoning Code
ARTICLE XXI
SED Specialized Economic Development Districts 3, 3A, 5, 5A and 10
§ 430-141 Permitted uses.
[Amended 8-15-2006 by Ord. No. 2006:18; 9-18-2007 by Ord. No. 2007:32; 11-27-2012 by Ord. No. 2012-37; 12-19-2021 by Ord. No. 2021:26; 8-19-2025 by Ord. No. 2025:14]
The uses established in such districts shall be confined, except as hereinafter set forth, to the following, including combinations thereof, at an intensity not to exceed the limitations imposed by the performance standards hereinafter set forth.
A.
Offices for executive or administrative purposes, except that in the SED-3A and the SED-5A Districts, such offices that were not in existence prior to March 14, 2000, shall be ancillary to the other principal permitted uses and shall occupy no more than 30% of the floor area of the principal building.
B.
Scientific or research laboratories, including incidental pilot plants in connection therein.
C.
Fabrication and assembly of products.
D.
Processing and warehousing facilities for finished products and materials.
E.
Digital data storage warehouses.
F.
(Reserved)
G.
Medical and dental offices and clinics, except that such uses shall not be permitted in the SED-3A and SED-5A Districts.
§ 430-142 Prohibited uses.
It is specifically intended to prohibit the following uses (among others and not by way of limitation) in Specialized Economic Development Districts:
§ 430-143 Accessory uses.
Any accessory use on the same lot customary and incidental to any use permitted in this district shall be permitted, but shall not be limited to:
A.
Quarters for necessary caretakers and watchmen located on the same lot.
B.
Staff houses and other accessory uses and buildings as set forth below:
(1)
Such staff house shall be located and erected upon a building site of at least 40,000 square feet, which site shall be no less than 200 feet in width at the front and shall be set back 75 feet from a street.
(2)
No staff house shall have less than 1,500 square feet of floor area, shall not be higher than 35 feet and shall have a twenty-five-foot side and fifty-foot rear yard area.
C.
Cafeteria facilities for the sale of items to and for the personal convenience of persons employed on premises.
D.
E.
Snack bars, luncheonette, beauty parlor, bookshop, newsstand and banks, provided that such use(s) shall not exceed 20,000 square feet of floor area or occupy more than 25% of the total floor area of the principal structure in which located, whichever is the lesser; that no one use shall occupy more than 10,000 square feet of floor area; and that such uses shall be located only on the ground level of the principal structure and that entrance and exit, excluding emergency doorway to such uses, shall be from doorways to an interior common hallway of the principal building.
F.
Child-care center, provided that:
(1)
Unless specifically exempted by the Planning Board of the Township of Parsippany-Troy Hills, such facility includes an outdoor play area which contains no less than 100 square feet for every child attending such facility and is enclosed by a fence at least four feet in height.
(2)
Pickup and delivery of children takes place on the premises on which such facility is located and provides for a safe means of ingress and egress as approved by the Planning Board of the Township of Parsippany-Troy Hills.
(3)
Such facility complies with all applicable requirements of the State of New Jersey, including Building and Firesafety Code requirements.
(4)
All licenses or other approvals required by the State of New Jersey or any department or agency thereof for the operation of such a facility have first been obtained.
(5)
A license for the operation of such a facility has first been obtained from the Office of Health of the Township of Parsippany-Troy Hills.
[Amended 12-20-2005 by Ord. No. 2005:31]
(6)
The Planning Board of the Township of Parsippany-Troy Hills may impose such additional conditions and safeguards as it deems appropriate and may require such studies and investigation as it deems necessary in order to guarantee maximum protection of children attending such facility and maximum protection of adjoining properties.
G.
Indoor corporate health facilities, subject to the limitations that such accessory use shall:
[Added 11-27-2012 by Ord. No. 2012-37]
(1)
Occupy no more than 5% of the floor area of the principal building in which said corporate health facility is located.
(2)
Not occupy more than 20,000 square feet of floor space.
(3)
Be limited in hours of operation to Monday through Friday, 6:00 a.m. to 8:00 p.m. to coincide with the building's standard business hours.
(4)
Not be advertised by exterior signage.
(5)
Not be accessible by an exterior entry.
(6)
Be limited in membership to employees of the building or facilities within the SED Districts in which the principal building is located.
§ 430-144 Conditional uses.
[Amended 8-15-2006 by Ord. No. 2006:18; 9-18-2007 by Ord. No. 2007:32; 5-20-2014 by Ord. No. 2014:07; 7-20-2021 by Ord. No. 2021:14; 5-20-2025 by Ord. No. 2025:08]
The following conditional uses shall be permitted:
A.
In the SED-3A and the SED-5A Districts, offices for executive or administrative purposes occupying more than 30% of the floor area of the principal building, subject to the following requirements:
(1)
The principal building that said offices are located in was in existence prior to March 14, 2000.
(2)
Said offices located in the principal building were permitted principal uses prior to March 14, 2000.
(3)
There is no expansion of the existing principal building(s) or an expansion of offices for executive or administrative purposes.
B.
(Reserved)
C.
Hotels in the SED-10 Zone only, subject to following requirements:
(1)
The lot upon which the hotel is located shall have frontage on a principal arterial roadway such as Route 10 or freeway interchange, as designated on the Circulation Element of the Parsippany-Troy Hills Master Plan. The lot shall not be immediately contiguous to a residential zone district, unless separated by a roadway classified as principal arterial or minor arterial as designated in the circulation element.
(2)
Any hotel facility permitted hereunder shall contain a minimum of 200 rooms.
(3)
The minimum lot area shall be 10 acres.
(4)
Accessory uses permitted shall include conference rooms, ballrooms, restaurants as defined in § 430-8, swimming pools, tennis courts, health services and professional service stores. All accessory uses must be located in the same building as the principal use, except that tennis courts and swimming pools may be constructed outdoors. No such accessory commercial use shall be permitted to have direct entrance from the exterior of the principal structure.
(5)
Banquet facilities shall occupy no more than 35,000 square feet of total floor space or 20% of the principal building, whichever is less. Other accessory uses shall be permitted to occupy no more than an additional 25,000 square feet of principal building space or 10% of the principal building, whichever is less.
(6)
Maximum height of a hotel building in this zone shall be limited to four stories and 55 feet.
D.
In the SED-3, 3A, 5 and 5A Districts, a cannabis establishment associated with a Class 1 cannabis cultivator, Class 2 cannabis manufacturer, Class 3 cannabis wholesaler license or Class 4 cannabis distributor and cannabis testing laboratory license issued by the Cannabis Regulatory Commission, or agency with regulatory jurisdiction of adult-use cannabis ("cannabis establishment" as defined by § 119-2 of this Code), subject to compliance with the regulations set forth in Chapter 119, and the following requirements:
(1)
A cannabis establishment must have frontage on either an arterial or collector road as designated by the 2010 Functional Classification Map for Morris County prepared by the New Jersey Department of Transportation, dated April 20, 2017, and revised for the urban area dated February 28, 2017, as may be amended from time to time, or on the following local roads: Pomeroy Road, Wood Hollow Road, Webro Road, Joshua Mateo Highway;
(2)
Minimum lot size shall be the minimum lot size required in the zone district or three acres, whichever is greater;
(3)
Fences six feet in height shall be permitted in the front yard. Fences shall otherwise comply with § 430-11;
(4)
No advertising signs shall be located within 20 feet of a public or private way and must be set back a minimum of 20 feet from all property lines. All signs shall otherwise comply with § 430-289. No signs shall be permitted to display a cannabis leaf or any other symbol associated with the cannabis plant;
(5)
No such licensed cultivator, manufacturer, wholesaler, distributor or testing laboratory cannabis establishment shall be maintained or operated in a manner that causes, creates or allows the public viewing of cannabis, cannabis-infused products or cannabis paraphernalia or similar products from any sidewalk, public or private right-of-way;
(6)
Unless otherwise specified herein, lots, buildings and structures shall meet all bulk standards applicable to industrial or manufacturing establishment or warehouse uses in the zone district; and
§ 430-145 Height, area and other bulk requirements.
Specialized Economic Development Districts shall be differentiated one from another with respect to intensity of use in relation to land area occupied as specified in the schedule of regulations in Article VI.
§ 430-146 Other requirements.
All uses hereafter established in any Specialized Economic Development District shall conform to the following requirements:
A.
Transitional requirements.
(1)
There shall be established along any lot line of any SED-3 lot that is contiguous to any residential district, unless the lot line coincides with a state or federal highway, a buffer area at least 50 feet in depth, plus five feet of additional width for each ten-foot interval or fraction thereof of the height of the principal building exceeding 25 feet. The buffer area shall consist of trees, fencing, earthen berm or any combination of same.
(2)
There shall be established along any lot line of any SED-5 or SED-10 lot that is contiguous to any residential district, unless the lot line coincides with a state or federal highway, a buffer area of at least 150 feet in depth.
C.
Storage. All materials and equipment shall be stored in completely enclosed buildings or shall otherwise be screened by walls, fences and landscaping as may be determined by the Planning Board to be adequate to appropriately screen such materials and equipment from outside the boundaries of the lot.
D.
Landscaped green area. A minimum twenty-five foot landscaped green area setback shall be provided along the street right-of-way line where the lot fronts on Highway Route Nos. 10 and 46.
[Added 3-14-2000 by Ord. No. 2000:7]
§ 430-147 Off-street parking and loading requirements.
A.
Off-street parking space, together with appropriate access thereto, shall be provided on the same lot as the building it is intended to serve, in accordance with the standards of Article XXXVII.
B.
Off-street parking space may be located in the side and rear yards; provided, however, that no parking area shall be located nearer than 10 feet to any side or rear lot line in any SED-3 or SED-5 District and no nearer than 20 feet to any side or rear lot line in any SED-10 District.
C.
No off-street parking or loading area shall be located within any required buffer area or landscaped green area.
[Added 3-14-2000 by Ord. No. 2000:7]
§ 430-148 Signs.
Signs shall be permitted as specified in Article XXXVIII.
§ 430-149 Permitted modifications.
In a major subdivision application in the SED-10 District or an amendment thereof, variable lot sizes may be approved by the Planning Board. The lot sizes may be varied to the extent that not more than 35% of the lots within the subdivision have areas of less than 10 acres, but not less than five acres, and provided further that the average lot size of all lots within the subdivision shall not be less than 10 acres and that in no event shall the maximum number of lots in the subdivision exceed the number of lots that would have been permitted if such subdivision had proceeded on the basis of a ten-acre minimum lot size. The subdivider shall submit a plat map showing the development according to the requirements of the SED-10 District as shown in the schedule in Article VI and another plat map showing the development as modified in accordance with this section. This provision shall not apply to property within the SED-10 District for which a preliminary site plan application has been approved as of the effective date of this section.