Southampton Township
City Zoning Code
City Zoning Code
12-3.7 I
Industrial District.
[Amended by Ord. No. 2003-2; Ord. No. 2010-3; 2-20-2024 by Ord. No. 2024-01]
a.
Purpose. The purpose of the Industrial district is to permit appropriate industrial development consistent with the rural character of Southampton Township while discouraging development that degrades the environment and/or does not meet the goals and objectives of the Township Master Plan.
b.
Permitted uses.
1.
Wholesale business establishment.
2.
Storage or warehouses; packing, crating or hauling station; trucking yard or terminal.
3.
Custom shop for making articles or products sold at retail on the premises.
4.
Plumbing, heating, glazing, painting, paper hanging, roofing, ventilating, and electrical contractor; blacksmith shop; carpentry; soldering and welding shop.
5.
Yard for storage, sale and distribution of ice, coal, fuel oil, or building materials, but not including junkyard, salvage or wrecking yard, except when enclosed within a solid fence of not less than six feet in height and in conformance with the below standards.
[Amended 8-19-2014 by Ord. No. 2014-19]
(a)
Fence required. The yard shall be enclosed by either a cyclone or other fence approved by the Land Development Board, six feet high, provided with substantial gates and secure locks or screened from view by means of adequate shrubs or other plantings.
(b)
Distance to neighboring building. The yard shall not be located within 300 feet of any building.
(c)
Control of vermin. Proper precautions shall be taken to prevent rats, mice or other vermin or insects from being harbored or bred in the yard.
(d)
Hours of operation. No business shall be conducted at any yard before sunrise or after sunset. During the time the yard is closed, all doors and other openings affording access thereto shall be securely locked.
(e)
Open storage prohibited. No materials shall be permitted to accumulate or be placed, stored or deposited in the open, but they shall be stored, accumulated or placed only within the area constituting the yard as approved on the site plan.
(f)
Maintenance of premises. The premises shall be constantly maintained in a safe and sightly manner with due regard to the public safety and health.
(g)
Maximum area. No yard shall occupy an area greater than three acres.
6.
Commercial place of amusement, recreation or assembly.
7.
Bottling establishment.
8.
Manufacturing as follows:
(a)
Canvas and canvas products.
(b)
Clothing and other textile products, not including manufacturing of textiles.
(c)
Electrical equipment, appliances and supplies, manufacture and assembly of, not including heavy electrical machinery.
(d)
Food products, combining or processing of, not including meat and fish.
(e)
Jewelry, clocks and watches.
(f)
Leather products including luggage and shoes.
(g)
Medical, dental, drafting equipment, optical goods.
(h)
Musical instruments.
(i)
Compound of perfumes of pharmaceutical products.
(j)
Rubber products, small synthetic treated fabrics, not including rubber and synthetic processing.
(k)
Small products from the following previously prepared materials: bone, cork, feather, felt, fur, glass, hair, horn, paper, plastics, and shells.
(l)
Tool, dye and pattern making, and similar machine shops.
(m)
Wood products, including furniture and boxes.
(n)
Masonry and masonry products.
9.
Carpet and rug cleaning.
11.
Laboratory, research, experimental and testing.
12.
Airports.
13.
Industrial park complexes.
14.
Any use of the same general character as any of the above permitted uses when authorized as a special exception by the Land Development Board.
15.
Accessory use on the same lot with and customarily incidental to any of the above permitted uses.
c.
Prohibited uses.
1.
Abattoir, stockyard.
2.
Distillation of bones and wood.
3.
Incineration or reduction of garbage, offal and dead animals, except by municipal agents and on municipality owned lots.
4.
Junk yard, salvage or wrecking yard, or the bailing of rags or junk, except where enclosed within a building or within a solid fence of not less than six feet in height.
5.
Manufacture of:
(a)
Asphalt or asphalt products, including refining.
(b)
Explosives, fireworks, including storage.
(c)
Fertilizer, when manufactured from animal or vegetable refuse or materials.
(d)
Gypsum, cement, plaster, or plaster of paris.
(e)
Rubber or gutta percha (a whitish-to-brown substance resembling rubber but containing more resin and changing less on vulcanization).
(f)
Sulphurous, sulfuric, nitric, or hydrochloric or other noxious or corrosive acids.
6.
Wood pulp and fiber, reduction and processing.
d.
Accessory uses.
4.
Garages, storage buildings and toolsheds.
5.
Storage containers shall be permitted as an accessory use according to the standards established in Subsection 12-4.1e. Storage containers sited and existing at the time of adoption of these provisions shall be permitted as pre-existing, nonconforming uses subject to the provisions of Subsection 12-3.4.
6.
Employee cafeterias as part of a principal building or as the entire use of a principal building, provided that the cafeteria is limited in service to the employees of the principal use designated on the site plan as approved by the municipal agency.
7.
Recreational areas and parks for employees, provided that the facility is owned and operated by an associated industry.
e.
Development criteria.
Individual Uses | Lots within an Industrial Park Complex | ||
|---|---|---|---|
1. | Lot area | 2 acres | 1 acre |
2. | Lot frontage | 200 feet | 150 feet |
3. | Lot width | 200 feet | 150 feet |
4. | Lot depth | 300 feet | 150 feet |
5. | Side yard (each) | 25 feet | 20 feet |
6. | Side yard (agg.) | 75 feet | 60 feet |
7. | Front yard | 75 feet | 65 feet |
8. | Rear yard | 40 feet | 25 feet |
9. | Floor area ratio | 0.50 | 0.60 |
10. | Lot coverage | 50% | 60% |
11. | Maximum building height | 45 feet | 45 feet |
12. | On lots adjoining a residential district or an existing residential use, buffer or screen plantings per Subsection 12-5.2 having a minimum width of 50 feet shall be provided. | |||||
13. | In those circumstances where two adjacent property owners cooperate to share a common access driveway serving both properties and thereby eliminate an existing driveway access or do not propose a new access point to the roadway, then floor area ratio may be increased by 0.10 and the maximum lot coverage may be increased by 10%. | |||||
14. | The maximum floor area ratio shall be reduced in accordance with Subsection 12-3.6e. | |||||
15. | Minimum lot size shall be increased if the resultant lot size calculated from the steps below is greater than the minimum lot size for a standard lot two acres). The resultant lot size as determined by the steps below shall be considered the required minimum lot size. Refer to "A recharge based Nitrate Dilution Model for New Jersey" and "New Jersey Geological Survey, Geological Survey Report GSR-32: A method for evaluating ground water recharge areas in New Jersey," New Jersey Department of Environmental Protection. | |||||
(a) | DETERMINE INPUT FLOW VALUES FOR PROPOSED USE (Nitrate loading rate). The flow values for nonresidential development shall be determined based on the values contained in N.J.A.C. 7:9A-7.4, as amended, except that number of employees may not be utilized in calculating flow values for office uses. In the event that N.J.A.C. 7:9A-7.4 does not provide flow values for a specific use, but a flow value is assigned for that use in 7:14A-23.3(a), the flow value specified in N.J.A.C. 7:14A-23.3(a) shall be used in calculating flow. | |||||
(b) | DETERMINE YEARLY DILUTION VOLUME. 8.0 (Nitrate loading rate) x (input loading per year) = yearly dilution volume. (8.0 is the Nitrate concentration ratio of 40 mg/L to five mg/L) [Amended 2-16-2021 by Ord. No. 2021-04] | |||||
(c) | USE MODEL NJGS GSR-32 (New Jersey Geological Survey, Geological survey Report GSR-32: A method for evaluating ground water recharge areas in New Jersey) as implemented in the DEP EXCEL, spreadsheet "NJ-RECHARGE-v4.XLS." Provide the following information for calculating the recharge amount for the proposed use. | |||||
(1) | Land use cover code: 0. | |||||
(2) | Soil: Dependent on parcel location. If more than one soil type exists on the parcel, the resultant lot size shall be the sum of the total outputs for the soil areas. In the absence of on-site soil borings, the soil type shall be determined by utilizing the Burlington County Soil Survey mapping. If there is a discrepancy between on-site soil boring results and the Burlington County Soil Survey mapping, the results of at least 3 soil borings in the area of discrepancy shall be considered the correct input for the formula variable. Where multiple soil types are present, volumetric recharge shall be computed for each soil type and respective area and summed to determine total annual recharge volume. The NJDEP recharge model excludes hydric soils, wetlands, and waterways. When the NJDEP model is applied and the soil type does not result in a recharge value, a soil type with an equivalent recharge factor and recharge constant to the hydric soil or wetland may be substituted in the model. | |||||
(3) | Acreage: Size of parcel. See paragraph (d) below. | |||||
(4) | Township: Southampton code 126. | |||||
(d) | RECHARGE AREAS. Those areas considered to be watercourses and/or wetlands (except isolated wetlands) are not considered part of the acceptable recharge area and therefore shall not be permitted as contributing to the required area for minimum lot size. For isolated wetlands, when the NJDEP model is applied and the soil type does not result in a recharge value, a soil type with an equivalent recharge factor and recharge constant to the hydric, soil or wetland may be substituted in the model. | |||||
f.
General requirements.
1.
Any principal building may contain more than one use and/or organization provided that the total floor area ratio of the combined activities does not exceed the maximum floor area ratio specified for the district. Any lot may contain more than one principal building provided that the minimum lot size is at least five acres for the first additional building. Each additional building requires at least two acres. Bulk requirements shall apply for the aggregate lot size of the Industrial Park Complex.
2.
All buildings shall be compatibly designed, whether constructed all at one time or in stages over a period of time. All building walls facing any street or residential district line shall be suitably finished for aesthetic purposes.
3.
Unless otherwise specifically approved by the Board, no merchandise, products, equipment or similar material or objects shall be displayed or stored outside and all solid waste not stored within a building shall be stored within an enclosed container.
Uses which require the permanent outside display of merchandise for sale and/or storage, including garden centers, lumberyards, dealerships, boat sales, home improvement centers, fence sales, swimming pool sales, greenhouse dealers, and similar uses, must have a permanent sales or operations building and a site plan approval pursuant to § 12-10 of this chapter.
4.
Occasional outside displays of seasonal products or merchandise sale shall be permitted where it is impractical due to the size or nature of the seasonal product or merchandise within the permanent enclosed building; however, said occasional outside displays of seasonal products or merchandise shall be conducted only by the owner or tenant of the building and the regular employees of said business or use, and the products or merchandise shall be reasonably related to the primary business or use at the site.
5.
At least 80% of the parking area adjacent to any street line or lot line shall be obscured by buildings, landscape berms, natural ground elevations and plantings, or adequate existing vegetation.
6.
All areas between the parking area and the building shall be landscaped with trees, shrubs, and ground cover.
7.
A minimum of 15 feet of the front closest to the right-of-way shall be suitably landscaped.
8.
Entrances and exits upon a public street or road shall not be located within 100 feet of any street intersection, the distance to be measured from the intersection of the right-of-way lines at the corner of affected and the closest point of such proposed driveway. No entrance or exit, at the curbline only, shall be closer than 12 feet from a side lot line provided it is not a shared drive access. Entrance and exit sizes, locations and construction shall also be in accordance with requirements of the governmental agency having jurisdiction over the facility upon which the permitted use has frontage.
9.
A list of all chemicals to be used in any processes shall be submitted with the application for development.
10.
Uses that have the potential for introducing automotive pollutants such as, but not limited to service stations and repair garages, new and used auto, mobile home and recreation vehicle sales shall be required to have impermeable parking surfaces with collection devices that are properly serviced to prevent vehicle fluids from entering the aquifer or surface water.
11.
Uses that use a large volume of ground water (that which is in excess of the normal flow values associated with the proposed use as contained in N.J.A.C. 7:9A-7.4, as amended) shall return the excess water to the same aquifer from which it was extracted and with the same chemical composition. Additional chemicals shall not be added to the return water supply and the pH shall not be altered.