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Plainsboro Township
City Zoning Code

ARTICLE VIII

I-100 Limited Industrial Zone Regulations

[Added 5-1-1979 by Ord. No. 0-79-7; amended 8-8-1988 by Ord. No. 0-88-19]
[1]
Editor's Note: The provisions of this article and Article VIIIA, I-200 Industrial Zones Regulations, superseded former Article VIII, I Industrial Zone Regulations, as amended.

§ 101-80 Permitted uses.

In the I-100 Limited Industrial Zone, no lot shall be used and no structure shall be erected, altered or occupied for residential, commercial or industrial purposes which was not so used prior to the passage of this chapter or for any purpose except the following:
A. 
General corporate, administrative and professional offices.
B. 
Computer centers.
C. 
Training centers for business and professional office personnel.
D. 
Product development laboratories.
E. 
Research laboratories engaged in scientific investigation, testing or the production of factual information for industrial, commercial or institutional clients or patrons where no tangible or physical product for general marketing is directly produced therein and where no danger, hazard or nuisance shall extend beyond the borders of any lot which exceeds that created by such similar activities as are permitted as education-research uses in the PMUD Zone.
F. 
Limited manufacturing (e.g., light industrial operations, such as electronic, machine parts and small component assembly, as opposed to heavy industrial operations, such as automobile assembly or milling activities) or preparing, processing or fabricating products.
G. 
Agricultural activities.
(1) 
Agricultural activities with the same restrictions as found in the R-100 Rural Zone, provided that the parcel on which such activity is carried on shall not be less than five acres, and provided further that not more than one residence shall be permitted on such parcel and that the owner or operator of said parcel shall be the resident therein.
(2) 
If any regulations regarding front yard setbacks or rear yards or minimum lot width for agricultural activities in the R-100 Rural Zone shall conflict with similar regulations regarding the establishment of permitted activities in the I-100 Limited Industrial Zone, the regulation which imposes the greater restriction shall govern the establishment of agricultural activities in the I-100 Limited Industrial Zone.
H. 
Accessory uses and accessory buildings on the same lot and within the same zoning district with and customarily incidental to any of the permitted principal uses, which may include but shall not be limited to:
[Amended 10-10-2018 by Ord. No. 18-13]
(1) 
Restaurants or cafeterias, primarily for supplying meals only to employees and guests of the principal use, and newsstands, post offices, branch banking facilities and similar conveniences serving primarily employees and guests of the principal use, provided that there shall be no external evidence of such use.
(2) 
In-service training schools for employees.
(3) 
Custodial living quarters.
(4) 
Indoor and outdoor recreation facilities provided that all such accessory buildings and uses shall be planned as an integral part of the principal use development.
(5) 
Overnight lodgings for visitors to any permitted principal uses on the lot, provided that such facilities are not open to the general public.
(6) 
Assembly halls for meetings incidental to the business of the principal use.
(7) 
Maintenance and storage facilities incidental to the principal use.
(8) 
Sale of products incidental or accessory to the principal use.
(9) 
Warehouse facilities and wholesale storage within a completely enclosed building, the latter being incidental and accessory to a permitted or conditional use, subject to site design standards contained in § 101-92.
I. 
Building structures and uses owned and operated by the Township of Plainsboro for municipal purposes.
J. 
Child-care centers, subject to the minimum standards found in § 101-65F.
[Added 12-10-1990 by Ord. No. 0-90-24]
K. 
Necessary public utilities and services pursuant to § 101-13.6.
[Added 10-10-2018 by Ord. No. 18-13]

§ 101-81 Prohibited uses.

All uses not listed as permitted in § 101-80 and which may adversely affect or impair the normal use and peaceful enjoyment of any property, structure or dwelling located in Plainsboro Township from nuisance or hazard that may occur from fire or explosion, toxic or corrosive fumes, gas, smoke, odors, obnoxious dust or vapor, offensive noise or vibration, glare, flashes or objectionable effluent shall be prohibited.

§ 101-82 Yard and setback requirement

A. 
There shall be a total aggregate of side yards on each lot equal to 80 feet. No side yard shall be less than 30 feet in width.
B. 
Upon every lot there shall be a front yard or setback of not less than 100 feet from the street right-of-way line. Parking or loading facilities for trucks shall not be permitted in the front yard.
C. 
Freshwater wetlands shall be protected in accordance with the New Jersey Freshwater Wetlands Protection Act.[1]
[1]
Editor's Note: See N.J.S.A. 13:9B-1 et seq.

§ 101-83 Parking.

Not more than 25% of all required parking facilities may be located in the front yard, and the majority of the remaining required parking shall be located in the rear yard. No parking shall be located nearer than 25 feet to any property line or street right-of-way line. All parking and service areas shall be screened from the view of adjoining properties and streets.

§ 101-84 Minimum lot area.

A minimum lot area of five acres shall be provided for any use permitted in the I-100 Limited Industrial Zone under the provisions of this article.

§ 101-85 Minimum lot width.

A minimum lot width or frontage of 500 feet shall be provided on all lots fronting on certain streets or roads. All streets and roads upon which such minimum frontages are required shall be so indicated on the Zoning Map.[1]
[1]
Editor's Note: The Zoning Map is on file in the office of the Township Clerk.

§ 101-86 Floor area ratio.

[Amended 7-12-2000 by Ord. No. 0-00-11]
The maximum floor area ratio shall be 0.30; provided, however, that the maximum floor area ratio for lands in the I-100 Limited Industrial Zone east of the Amtrak line, as shown on the Zoning Map, shall be 0.07.

§ 101-87 Common open space.

The minimum required common open space in a contiguous parcel shall be 30% of the lot.

§ 101-88 Building height.

The maximum building height shall be 60 feet.

§ 101-89 Minimum floor area.

There shall be a minimum floor area of 10,000 square feet in the principal structure.

§ 101-90 Loading and unloading facilities.

Facilities for the loading and unloading of commercial vehicles, which shall be adequate to meet maximum demands, shall be provided for each permitted use on the same property as such use.
A. 
Such facilities shall not be farther than 800 feet from any participating establishment.
B. 
Such facilities shall not be nearer than 100 feet to any road for which a minimum one-hundred-foot setback has been established for structures fronting thereon.
C. 
No loading area shall be nearer to the boundary of any zone than 50 feet.

§ 101-91 Maximum improvement coverage.

The maximum improvement coverage of all I-100 Limited Industrial Zone uses shall be 50% of the lot.

§ 101-92 Warehouse and wholesale storage facilities.

Warehouse and wholesale storage facilities shall be permitted exclusively as accessory uses within the I-100 District in conforming with the Township's site plan requirements and subject to the following minimum standards:
A. 
Such facilities shall be within completely enclosed buildings.
B. 
No loading dock or service area may be on or visible from the lot line or any street frontage. Provisions for handling all freight shall be on those sides of any buildings which do not face on any street or proposed streets.
C. 
No accessory use shall be construed to permit open storage of materials or goods on the lot.
D. 
Rear and side yards shall be screened by a solid masonry wall and/or landscaped so as to provide an effective screen, at the time of planting, to obscure from view at ground level the permitted use from adjoining uses and streets.
E. 
The exterior design of all permitted buildings on lots which abut a residential district or any street opposite land in a residential district shall be in harmony with the general character of the residential neighborhood.

§ 101-93 Property adjoining other zones.

Wherever any property line bounding any lot in the I-100 Industrial Zone coincides with or lies within 50 feet of the boundary of a business or residence or rural zone, any side or rear yard lying along such property shall not be less than 150 feet in width.