The regulations applicable to the residence
districts shall be as designated in the sections below.
[Amended 12-15-1986 by Ord. No. 86-35; 12-16-1991 by Ord. No. 91-34; 11-30-1992 by Ord. No. 92-35; 12-14-1992 by Ord. No. 92-38; 9-27-1993 by Ord. No. 93-27; 12-20-1993 by Ord. No. 93-38; 5-18-1998 by Ord. No. 98-10; 7-27-1998 by Ord. No. 98-19; 5-1-2000 by Ord. No. 2000-08; 3-25-2002 by Ord. No. 2002-05; 1-7-2008 by Ord. No. 2007-27]
A.
Permitted uses. In an RR/C District, no building or
premises shall be used and no building shall be erected or altered
on a lot which is arranged, intended or designed to be used, except
for one or more of the following uses:
(1)
Single-family detached dwelling.
(3)
Public and nonprofit parks, playgrounds, athletic
fields, recreation and community buildings, swimming pools and other
activities of a recreational character, such as golf and tennis clubs.
(6)
Temporary buildings, temporary construction offices
and temporary storage of materials, provided that such use is located
on the lot where construction is taking place or on a lot adjacent
to or part of the development site and that such temporary use is
to be terminated within 30 days of issuance of a final certificate
of occupancy for the total project or work is abandoned according
to N.J.S.A. 5:23-2.5(c)2.
(7)
Accessory uses and accessory buildings incidental
to the above uses and located on the same lot.
(8)
Community residences for the developmentally disabled, community shelters for victims of domestic violence. community residences for the terminally ill, and community residences for persons with head injuries serving not more than 15 persons and otherwise meeting the standards and criteria set forth in N.J.S.A. 40:55D-66.2, including being duly licensed pursuant to the statutes referenced therein. All requirements for single-family residences set forth in the Land Use Ordinance, Chapter 200 of the West Windsor Code, shall apply to such community residences. Review by the board of jurisdiction, except when variances are sought, shall not be required.
(9)
Building structures and uses owned and operated by
the Township of West Windsor.
(10)
Veterinary clinics in existence as of January
1, 2000. They shall be subject to the requirements for the RR/C District,
except as modified below, and to the following special requirements:
(a)
Minimum lot area: 3 1/3 acres.
(b)
The veterinary clinic shall be sited at least
150 feet from any residential use or zoning district.
(c)
Buildings housing animals shall be soundproofed
to a maximum transmission of 65 dB measured on the outside of the
exterior wall. Other soundproofing requirements may be imposed by
the board of jurisdiction, such as, but not limited to the following:
nonopening windows and forced-air ventilation, solid core doors and
sound-absorbent ceilings.
(d)
Proper and ample ventilation of all animal areas
in buildings shall be demonstrated to the satisfaction of the board
of jurisdiction and shall meet all state licensing requirements.
(e)
Animals may be kept overnight for medical reasons
only.
(f)
Animals shall be housed indoors and may be allowed
outside only for short periods under staff supervision for hygienic
or medical reasons. When they are outside, they shall be kept in a
completely enclosed area.
(g)
A maximum percentage of floor area for overnight
holding of animals shall be limited to 30% of the gross floor area
of the veterinary clinic/hospital building.
(h)
The veterinary clinic shall have frontage on
and primary access via an arterial roadway as defined in the Township's
Circulation Plan.
(i)
The building setback shall be twice that of
the zone: 100 feet for front yard and 60 feet for individual side
yards and rear yard.
(j)
A landscape buffer at least 50 feet wide within the one-hundred-fifty-foot standard set forth in Subsection A(10)(b) above, consisting of deciduous and evergreen plant material, shall be provided sufficient to screen parking and structures year round from all abutting side and rear yards. Such buffer may be waived by the board of jurisdiction where the applicant demonstrates to the board's satisfaction that natural on-site vegetation, existing topography or other existing conditions provide acceptable screening from any surrounding residential property. In such case, the board of jurisdiction shall require a conservation easement to preserve this buffer screening.
(k)
The veterinary clinic shall include a separate
dwelling unit for the owner of the clinic, spouse and children, and
such unit shall be attached to the clinic. The clinic shall be operated
by the owner of the dwelling unit and may be operated only if the
owner is residing in the unit.
(l)
Only one veterinary clinic is permitted on each
tract on which was located a veterinary clinic as of January 1, 2000.
(m)
No cremation or disposal of dead animals is
allowed on the premises. Disposal of used and contaminated veterinary
medical supplies shall meet low-level hazardous waste disposal requirements.
(n)
Maximum FAR for all uses: 9%.
(o)
Maximum improvement coverage for all uses: 20%.
[Amended 9-15-2008 by Ord. No. 2008-21]
(p)
Pitched roofs, residential building materials
(such as brick, wood and clapboard) and other architectural elements
shall be employed to make the veterinary structure compatible with
the portion housing the dwelling unit.
B.
Conditional uses. In an RR/C District, the following
uses may be permitted as conditional uses:
(2)
Church or other places of worship, parish house or
religious school building, subject to the following special requirements:
(a)
The location of access driveways, landscaping
and site plan design are compatible with the neighborhood in which
it is to be located.
(b)
No building or part thereof or any parking or
loading area shall be located nearer than 50 feet to any street line
or lot line.
(c)
A parish house, rectory or parsonage shall conform
to the requirements for a single-family dwelling.
(d)
The minimum lot area shall be 3 1/3 acres.
(e)
The maximum FAR for any such use shall be 13%.
(f)
The maximum improvement coverage (MIC) for any
such use shall be 40%.
[Amended 9-15-2008 by Ord. No. 2008-21]
(g)
A child-care center shall be considered an accessory and may be combined with this conditional use; however, the combined FAR and MIC of this conditional use and any child care shall not exceed the limits set above. In addition, any child-care use shall meet the requirements provided in Subsection B(9).
(5)
Social clubs, fraternal, veterans, social service,
union and civic organizations, subject to the following special requirements:
(6)
Water storage tank or tower, water reservoir, water
or sewer pumping station and water or sewage treatment plant, subject
to the following special requirements:
(a)
The project is designed to be structurally compatible
and in keeping with the architectural character of the neighborhood
in which it is to be located.
(b)
The project is in keeping with the Master Plan
or Utility Master Plan of the Township.
(c)
The project conforms with yard setbacks for
the district in which it is to be located.
(7)
Substations, electric and gas facilities and all other
public utilities, subject to the following requirements:
(8)
Transmission lines, transmitting and receiving antennae
or aerials, subject to the following special requirements:
(a)
None shall exceed 55 feet in height.
(b)
None shall be of such height or position that
aircraft warning lights are required by any governmental agency.
(c)
All shall be so located on a lot and aligned
as to be as inconspicuous as possible.
(d)
The design for freestanding antennae structures
shall be structurally compatible and in keeping with the character
of the neighborhood in which it may be located.
(9)
Child-care centers, day camps, kindergartens and
preschools, subject to the following special requirements:
(a)
At least 100 square feet of outdoor play space
per child shall be provided.
(b)
Outdoor play space shall be fenced or otherwise
enclosed on all sides and shall not include driveways, parking areas
or land unsuited by other usage or natural features for children's
active play space. Fencing or other enclosures shall be a minimum
height of four feet and shall be subject to all setback requirements
for the district in which it is located. Gate doors, where provided,
shall be equipped with safety locking devices so as to preclude inadvertent
opening of the fenced enclosures.
(c)
An outdoor play area shall be on the same lot
as the child care center.
(d)
The minimum lot area shall be 3 1/3 acres.
The maximum number of children shall not exceed 40 per lot.
(e)
No child-care center, day camp, kindergarten
or preschool shall be located within 1/4 mile radius of any similar
use.
(f)
The location of access driveways, landscaping
and site plan design are compatible with the neighborhood in which
it is to be located.
(g)
Such facilities shall be licensed by the New
Jersey Department of Human Services.
(h)
Undue traffic congestion on streets providing
access to the project is not created.
(j)
The hours of operation shall be limited to 6:00
a.m. to 8:00 p.m.
(k)
Maneuvering room must be provided on site for
parking and unloading/loading of children so as to preclude the necessity
for stacking or backing out onto a public street. No unsafe conditions
for pickup and dropoff of children shall be permitted.
(l)
There shall be a minimum of 35 square feet of
usable activity indoor floor space for each child. Areas for administrative
use, bathrooms, hallways, storage and kitchen areas shall not be counted
in the calculation of the minimum required indoor play space.
(10)
The taking in of nontransient boarders or roomers
by a family resident on the premises, subject to the following special
requirements:
(a)
There shall be no display or advertising on
the premises in connection with such use.
(b)
There shall not be more than two boarders or
roomers in any one dwelling.[1]
[1]
Editor's Note: Former Subsection B(11), regarding
community residences for the developmentally disabled, as amended
5-18-1998 by Ord. No. 98-10, and which immediately followed this subsection,
was repealed 3-25-2002 by Ord. No. 2002-05.
[Amended 5-18-1998 by Ord. No. 98-10; 1-7-2008 by Ord. No. 2007-27]
The following shall be the standards for the
RR/C District:
[Added 5-18-1998 by Ord. No. 98-10; amended 11-15-1999 by Ord. No. 99-29; 12-17-2007 by Ord. No. 2007-26]
A.
Permitted uses. In an R-1/C District, no building
or premises shall be used and no building shall be erected or altered
which is arranged, intended or designed to be used, except for one
or more of the following uses:
[Amended 1-7-2008 by Ord. No. 2007-27; 10-27-2008 by Ord. No. 2008-32]
(1)
Any use permitted in an RR/C District.
B.
Conditional uses. In an R-1/C District, the following
uses may be permitted as conditional uses:
(1)
Any use permitted by condition in an RR/C District,
as may be modified herein.
[Amended 1-7-2008 by Ord. No. 2007-27]
(2)
Nursing home, rest home or home for the aged, subject
to the following special requirements:
(a)
The minimum lot area required for each four
or remainder over a multiple of four resident patients or resident
guests shall be the same as the minimum lot area required for each
dwelling unit in the district in which the use is to be created.
(b)
Such buildings shall conform to the standards
issued by appropriate agencies of the State of New Jersey and be duly
licensed under appropriate state laws.
[Amended 5-18-1998 by Ord. No. 98-10; 9-7-1999 by Ord. No. 99-18; 12-17-2007 by Ord. No. 2007-26]
The following shall be the standards for the
R-1/C District:
[Added 12-17-2007 by Ord. No. 2007-26]
The use, bulk, and area regulations for the
R-1A District shall be the same as for the R-1/C District.
A.
Permitted uses. In an R-2 District, no building or
premises shall be used and no building shall be erected or altered
which is arranged, intended or designed to be used, except for one
or more of the following uses:
[Amended 2-25-1991 by Ord. No. 91-05; 1-7-2008 by Ord. No. 2007-27; 10-27-2008 by Ord. No. 2008-32]
(1)
Any use permitted in an RR/C District.
B.
Conditional uses. In an R-2 District, the following
uses may be permitted as conditional uses:
[Amended 8-22-1983 by Ord. No. 83-24; 9-27-1993 by Ord. No. 93-27; 12-20-1993 by Ord. No. 93-38]
(1)
Any use permitted by condition in an RR/C District,
as may be modified herein.
[Amended 1-7-2008 by Ord. No. 2007-27]
(2)
Nursing home, rest home or home for the aged, subject
to the following special requirements:
(a)
The minimum lot area required for each four
or remainder over a multiple of four resident patients or resident
guests shall be the same as the minimum lot area required for each
dwelling unit in the district in which the use is to be created.
(b)
Such buildings shall conform to the Manual of
Standards for Nursing Homes issued by the Department of Institutions
and Agencies of the State of New Jersey and be duly licensed under
appropriate state laws.
[Amended 9-27-1993 by Ord. No. 93-27; 12-20-1993 by Ord. No. 93-38]
The following shall be the standards for the
R-2 District:
A.
Minimum lot area: one acre.
B.
Minimum lot frontage: 85 feet.
C.
Minimum lot width: 175 feet.
D.
Minimum lot depth: 175 feet.
F.
Maximum FAR: 13%.
G.
Maximum improvement coverage: 17%.
[Amended 10-24-1994 by Ord. No.
94-35]
H.
Maximum building height: 2 1/2 stories, 35 feet.
J.
For lots with single-family residential structures
in existence as of the effective date of this subsection, the FAR,
MIC, and required yards shall be as follows:
[Added 1-7-2008 by Ord. No. 2007-27[3]]
[3]
Editor's Note: This ordinance provided for
an effective date of 1-27-2008.
[Added 10-27-2008 by Ord. No. 2008-32]
A.
Permitted uses. In an R-30 District, no building or
premises shall be used and no building shall be erected or altered
on a lot which is arranged, intended or designed to be used, except
for one or more of the following uses:
(1)
Single-family detached dwelling.
(3)
Parks, playgrounds, athletic fields, recreation
and community buildings, swimming pools and other activities of recreational
character, such as golf and tennis clubs.
(6)
Temporary buildings, temporary construction
offices and temporary storage of materials, provided that such use
is location on the lot where construction is taking place or on a
lot adjacent to or part of the development site and that such temporary
use is to be terminated within 30 days of issuance of a final certificate
of occupancy for the total project or work is abandoned according
to N.J.S.A. 5:23-2.5(c)2.
(7)
Accessory uses and accessory buildings incidental
to the above uses and located on the same lot.
(8)
Community residences for the developmentally disabled, community shelters for victims of domestic violence, community residences for the terminally ill and community residences for persons with head injuries serving not more than 15 persons and otherwise meeting the standards and criteria set forth in N.J.S.A. 40:55D-66.2, including being duly licensed pursuant to the statutes referenced therein. All requirements for single-family residences set forth in the Land Use Ordinance, Chapter 200 of the West Windsor Code, shall apply to such community residences. Review by the board of jurisdiction, except when variances are sought, shall not be required.
(9)
Building structures and uses owned and operated
by the Township of West Windsor.
(10)
Private, semipublic or public golf and country
clubs, provided that such facilities are located on a lot of at least
100 acres in size which is deed-restricted to recreational uses in
perpetuity.
(11)
Accessory uses and accessory buildings incidental to the use permitted by Subsection A(10) hereof, including the following:
(a)
Dining, bar, lounge and banquet facilities with
related kitchen and storage areas.
(b)
Pro shops, fitness centers, locker rooms, golf
cart and bag storage areas.
(c)
Meeting rooms and management offices.
(d)
Tennis and paddle tennis courts.
(e)
Swimming pool and cabana with locker rooms.
(f)
Maintenance building.
B.
Conditional uses. In an R-30 District, the following
uses may be permitted as conditional uses:
(1)
Church or other place of worship, parish house
or religious school building, subject to the following special requirements:
(a)
The location of access driveways, landscaping
and site plan design are compatible with the neighborhood in which
the use is to be located.
(b)
No building or part thereof or any parking or
loading area shall be located nearer than 50 feet to any street line
or lot line.
(c)
A parish house, rectory or parsonage shall conform
to the requirements for a single-family dwelling.
(d)
The minimum lot area shall be 3 1/3 acres.
(e)
The maximum FAR for any such use shall be 13%.
(f)
The maximum impervious coverage (MIC) for any
such use shall be 40%.
(g)
A child-care center shall be considered an accessory use and may be combined with this conditional use; however, the combined FAR and MIC of this conditional use and any child care shall not exceed the limits set above. In addition, any child-care use shall meet the requirements provided in Subsection B(8).
(4)
Social clubs, fraternal, veterans, social service,
union and civic organizations, subject to the following special requirements:
(b)
The project is designed to be in keeping with
the architectural character of the neighborhood in which it is to
be located.
(5)
Water storage tank or tower, water reservoir,
water or sewer pumping station and water or sewage treatment plant,
subject to the following special requirements:
(6)
Substations, electric and gas facilities and
all other public utilities, subject to the following requirements:
(7)
Transmission lines and transmitting and receiving
antennas or aerials, subject to the following special requirements:
(8)
Child-care centers, day camps, kindergartens
and preschools, subject to the following special requirements:
(a)
At least 100 square feet of outdoor play space
per child shall be provided.
(b)
Outdoor play space shall be fenced or otherwise
enclosed on all sides and shall not include driveways, parking areas
or land unsuited by other usage or natural features for children's
active play space. Fencing or other enclosures shall be a minimum
height of four feet and shall be subject to all setback requirements
for the district in which it is located. Gate doors, where provided,
shall be equipped with safety locking devices so as to preclude inadvertent
opening of the fenced enclosures.
(c)
An outdoor play area shall be on the same lot
as the child-care center.
(d)
The minimum lot area shall be 3 1/3 acres.
The maximum number of children shall not exceed 40 per lot.
(e)
No child-care center, day camp, kindergarten
or preschool shall be located within a radius of 1/4 mile of any similar
use.
(f)
The location of access driveways, landscaping
and site plan design shall be compatible with the neighborhood in
which they are to be located.
(g)
Such facilities shall be licensed by the New
Jersey Department of Human Services.
(i)
The hours of operation shall be limited to 6:00
a.m. to 8:00 p.m.
(j)
Maneuvering room must be provided on site for
parking and unloading/loading of children so as to preclude the necessity
for stacking or backing out onto a public street. No unsafe conditions
for pickup and dropoff of children shall be permitted.
(k)
There shall be a minimum of 35 square feet of
usable activity indoor floor space for each child. Areas for administrative
use, bathrooms, hallways, storage and kitchen areas shall not be counted
in the calculation of the minimum required indoor play space.
(9)
The taking in of nontransient boarders or roomers
by a family resident on the premises, subject to the following special
requirements:
(10)
Nursing home, rest home or home for the aged,
subject to the following special requirements:
(a)
The minimum lot area required for each four
or remainder over a multiple of four resident patients or resident
guests shall be the same as the minimum lot area required for each
dwelling unit in the district.
(b)
Such buildings shall conform to the standards
issued by appropriate agencies of the State of New Jersey and be duly
licensed under appropriate state laws.
[Added 10-27-2008 by Ord. No. 2008-32]
The following shall be the standards for the
R-30 District:
A.
Minimum lot area: 30,000 square feet.
B.
Minimum lot width: 150 feet.
D.
Maximum FAR: 13%.
E.
Maximum improvement coverage: 18%.
F.
Maximum building height: 2 1/2 stories, but not
greater than 35 feet.
G.
Bulk and area regulations for the uses permitted by § 200-162A(10) and (11) shall be as set forth in this § 200-163 with the exception of the requirement set forth in § 200-162A(10) and of the following specific standards:
[Added 10-27-2008 by Ord. No. 2008-33]
A.
Permitted uses. In an R-30A District, no building
or premises shall be used and no building shall be erected or altered
on a lot which is arranged, intended or designed to be used, except
for one or more of the following uses:
(1)
Single-family detached dwelling.
(3)
Parks, playgrounds, athletic fields, recreation
and community buildings, including fire houses and first aid squads,
swimming pools and other activities of recreational character, such
as golf and tennis clubs.
(6)
Temporary buildings, temporary construction
offices and temporary storage of materials, provided that such use
is located on the lot where construction is taking place or on a lot
adjacent to or part of the development site and that such temporary
use is to be terminated within 30 days of issuance of a final certificate
of occupancy for the total project or work is abandoned according
to N.J.S.A. 5:23-2.5(c)2.
(7)
Accessory uses and accessory buildings incidental
to the above uses and located on the same lot.
(8)
Community residences for the developmentally disabled, community shelters for victims of domestic violence, community residences for the terminally ill and community residences for persons with head injuries serving not more than 15 persons and otherwise meeting the standards and criteria set forth in N.J.S.A. 40:55D-66.2, including being duly licensed pursuant to the statutes referenced therein. All requirements for single-family residences set forth in the Land Use Ordinance, Chapter 200 of the West Windsor Code, shall apply to such community residences. Review by the board of jurisdiction, except when variances are sought, shall not be required.
(9)
Building structures and uses owned and operated
by the Township of West Windsor.
[Added 10-27-2008 by Ord. No. 2008-33]
The following shall be the standards for the
R-30A District:
[Added 10-27-2008 by Ord. No. 2008-34]
[Added 10-27-2008 by Ord. No. 2008-34]
The following shall be the standards for the
R-30B District:
[Added 10-27-2008 by Ord. No. 2008-35]
[Added 10-27-2008 by Ord. No. 2008-35]
The following shall be the standards for the
R-30C District:
[Added 10-27-2008 by Ord. No. 2008-36]
[Added 10-27-2008 by Ord. No. 2008-36]
The following shall be the standards for the
R-30D District:
[Added 10-27-2008 by Ord. No. 2008-37]
A.
Permitted uses. In an R-24 District, no building or
premises shall be used and no building shall be erected or altered
on a lot which is arranged, intended or designed to be used, except
for one or more of the following uses:
(1)
Any use permitted in an R-30A District.
B.
Conditional uses. In an R-24 District, the following
uses may be permitted as conditional uses:
(1)
Church or other place of worship, parish house
or religious school building, subject to the following special requirements:
(a)
The location of access driveways, landscaping
and site plan design are compatible with the neighborhood in which
the use is to be located.
(b)
No building or part thereof or any parking or
loading area shall be located nearer than 50 feet to any street line
or lot line.
(c)
A parish house, rectory or parsonage shall conform
to the requirements for a single-family dwelling.
(d)
The minimum lot area shall be 3 1/3 acres.
(e)
The maximum FAR for any such use shall be 13%.
(f)
The maximum impervious coverage (MIC) for any
such use shall be 40%.
(g)
A child-care center shall be considered an accessory use and may be combined with this conditional use; however, the combined FAR and MIC of this conditional use and any child care shall not exceed the limits set above. In addition, any child-care use shall meet the requirements provided in Subsection B(8).
(4)
Social clubs, fraternal, veterans, social service,
union and civic organizations, subject to the following special requirements:
(b)
The project is designed to be in keeping with
the architectural character of the neighborhood in which it is to
be located.
(5)
Water storage tank or tower, water reservoir,
water or sewer pumping station and water or sewage treatment plant,
subject to the following special requirements:
(6)
Substations, electric and gas facilities and
all other public utilities, subject to the following requirements:
(7)
Transmission lines and transmitting and receiving
antennas or aerials, subject to the following special requirements:
(8)
Child-care centers, day camps, kindergartens
and preschools, subject to the following special requirements:
(a)
At least 100 square feet of outdoor play space
per child shall be provided.
(b)
Outdoor play space shall be fenced or otherwise
enclosed on all sides and shall not include driveways, parking areas
or land unsuited by other usage or natural features for children's
active play space. Fencing or other enclosures shall be a minimum
height of four feet and shall be subject to all setback requirements
for the district in which it is located. Gate doors, where provided,
shall be equipped with safety locking devices so as to preclude inadvertent
opening of the fenced enclosures.
(c)
An outdoor play area shall be on the same lot
as the child-care center.
(d)
The minimum lot area shall be 3 1/3 acres.
The maximum number of children shall not exceed 40 per lot.
(e)
No child-care center, day camp, kindergarten
or preschool shall be located within a radius of 1/4 mile of any similar
use.
(f)
The location of access driveways, landscaping
and site plan design shall be compatible with the neighborhood in
which it is to be located.
(g)
Such facilities shall be licensed by the New
Jersey Department of Human Services.
(i)
The hours of operation shall be limited to 6:00
a.m. to 8:00 p.m.
(j)
Maneuvering room must be provided on site for
parking and unloading/loading of children so as to preclude the necessity
for stacking or backing out onto a public street. No unsafe conditions
for pickup and dropoff of children shall be permitted.
(k)
There shall be a minimum of 35 square feet of
usable activity indoor floor space for each child. Areas for administrative
use, bathrooms, hallways, storage and kitchen areas shall not be counted
in the calculation of the minimum required indoor play space.
(9)
The taking in of nontransient boarders or roomers
by a family resident on the premises, subject to the following special
requirements:
[Added 10-27-2008 by Ord. No. 2008-37]
The following shall be the standards for the
R-24 District:
[Added 10-27-2008 by Ord. No. 2008-38]
[Added 10-27-2008 by Ord. No. 2008-38]
The following shall be the standards for the
R-20 District:
[Added 3-16-2009 by Ord. No. 2009-07]
[Added 3-16-2009 by Ord. No. 2009-07]
The following shall be the standards for the R-20A District:
[Added 10-27-2008 by Ord. No. 2008-40]
[Added 10-27-2008 by Ord. No. 2008-40]
The following shall be the standards for the
R-20 District:
[Amended 8-22-1983 by Ord. No. 83-25; 12-5-1986 by Ord. No. 86-35; 9-27-1993 by Ord. No. 93-27; 12-20-1993 by Ord. No.
93-38; 5-18-1998 by Ord. No. 98-10; 3-31-2003 by Ord. No. 2003-10; 3-8-2004 by Ord. No. 2004-03; 12-17-2007 by Ord. No. 2007-26; 1-7-2008 by Ord. No. 2007-27]
A.
Application.
[Amended 9-12-2022 by Ord. No. 2022-19]
(1)
Open space cluster (OSC) planned development requirements may be applied in accordance with the provisions of this section to modify bulk and area requirements specified in the RR/C and R-1/C Residence Districts of this Part 4.
(2)
Open space cluster planned developments shall be required:
(a)
Where greenbelt as designated in the Conservation Element, Farmland
Preservation Plan Element, or the Open Space and Recreation Plan Element
of the Master Plan is present on the property, regardless of tract
size.
(b)
On tracts which adjoin preserved properties, regardless of tract
size.
(c)
On tracts which adjoin properties identified for preservation
by the Conservation Element, Farmland Preservation Element, or the
Open Space and Recreation Plan Element of the Master Plan, regardless
of tract size.
(d)
On tracts which adjoin properties containing greenbelt as designated
on the Conservation Element, Farmland Preservation Element, or the
Open Space and Recreation Plan Element of the Master Plan, regardless
of tract size.
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Table A
Open Space Cluster (OSC) Lot and Bulk Requirements
| |||||
|---|---|---|---|---|---|
|
Zoning District Basic Permitted Lot Size
|
OSC Permitted Reductions in Absence of Greenbelt 3 1/3
Acres
|
OSC Permitted Reductions in Absence of Greenbelt; Adjacent to
a Preserved Lot, a Lot Identified for Preservation, or a Lot Containing
Greenbelt
|
OSC Permitted Reductions in Absence of Greenbelt 1 2/3
Acres
|
OSC Permitted Reductions in Absence of Greenbelt; Adjacent to
a Preserved Lot, a Lot Identified for Preservation, or a Lot Containing
Greenbelt
|
OSC Permitted Reductions in Presence of Greenbelt 3 1/3
Acres and 1 2/3 Acres
|
|
Lot area1
|
50,000 square feet
|
1 1/3 acres
|
3/4 acre
|
1 acre
|
1/2 acre
|
|
Lot frontage (feet)
|
75
|
75
|
60
|
60
|
45
|
|
Lot width (feet)
|
150
|
150
|
125
|
125
|
100
|
|
Lot depth (feet)
|
150
|
150
|
125
|
125
|
100
|
|
Yards (feet)
| |||||
|
Front
|
40
|
40
|
30
|
30
|
25
|
|
Side
|
20
|
20
|
15
|
15
|
12
|
|
Rear
|
20
|
20
|
15
|
15
|
12
|
|
NOTES:
| |
|
1
|
The lot area reduction in the presence of designated greenbelt
or otherwise in the absence of designated greenbelt but adjacent to
a lot containing greenbelt to as low as 1/2 acre is mandatory to avoid
disturbance to the greenbelt. If such lots as are created under this
provision cannot meet the State of New Jersey standards for wells
and septic systems, then public water and/or public sewer must be
provided or, in the alternative that public water and/or public sewer
is not available, such lots may be increased by quarter-acre increments
to accommodate wells and septic systems.
|
B.
Minimum area. The minimum total area of a tract to
be developed as an OSC shall be 20 acres, except that, when designated
greenbelt is located on the tract or the tract is adjacent to preserved
property, there shall be no minimum tract area. Such area to be so
developed shall be as a single entity or under unified control.
[Amended 9-12-2022 by Ord. No. 2022-19]
C.
General procedures. Notwithstanding other provisions of this section, development proposals in accordance with this section shall only be approved by the board of jurisdiction if the record supports and such board makes the findings for planned developments set forth in § 200-234B and the proposal is in compliance with the applicable requirements Part 1, Site Plan Review, and Part 2, Subdivision, of this chapter. Further, nothing contained in this section shall relieve the owner or agent of the owner or the developer of an open space cluster from receiving subdivision plat approval in accordance with the provisions of Part 2, Subdivision, of this chapter.
D.
Maximum number of OSC lots. The number of individual
building lots created shall be no greater than if the tract were developed
as a conventional subdivision conforming to all Township zoning and
subdivision standards and the lots were not reduced in size.
E.
Area reductions permitted and other requirements with
respect thereto. In an OSC, single lots for single-family detached
dwelling units may be reduced in size as stipulated in Table A, Open
Space Cluster (OSC) Lot and Bulk Requirements. The permitted FAR and
MIC shall remain the same as if the lot were not reduced in size.
Further, lots may be reduced, provided that the land which would otherwise
be required for residential lots but which is not required under the
permitted lot area reduction provisions of this subsection shall be
devoted to common open space. The FAR and MIC for clustered subdivisions
in the R-20, R-20A, and R-20B Districts approved prior to December
1, 2008, shall be based on a lot area of 32,670 square feet, except
that the FAR and MIC shall be based on the actual lot area if the
lot is larger than 32,670 square feet. The FAR and MIC for clustered
subdivisions in the R-30, R-30A, R-30B, R-30C and R-30D Districts
approved prior to December 1, 2008, shall be based on a lot area of
43,560 square feet, except that the FAR and MIC shall be based on
the actual lot area if the lot is larger than 43,560 square feet.
[Amended 3-16-2009 by Ord. No. 2009-06]
F.
Common open space.
(1)
Area to be dedicated. The common open space area to
be dedicated shall not be less than the difference in lot sizes that
would have resulted in the application of conventional subdivision
standards and the standards as allowed for an open space cluster.
(2)
Location and configuration. The common open space
shall be in one compact and contiguous parcel to the maximum extent
practicable. Parcels of common open space unconnected to other parcels
and linear strips of open space, except those connecting parcels of
open space on- and off-tract and existing or proposed pedestrian and
bicycle paths and those along stream corridors, are discouraged. The
common open space shall maximize the sense of openness of the development
as seen from public rights-of-way and shall be contiguous to existing
or proposed open space on adjacent tracts, if possible. All greenbelt
designated in the conservation element of the Master Plan shall be
included in the common open space.
A.
Permitted uses. In an R-3 District, no building or
premises shall be used and no building shall be erected or altered
which is arranged, intended or designed to be used except for one
or more of the following uses:
B.
Conditional uses. In an R-3 District, the following
uses may be permitted as conditional uses:
(1)
Any use permitted by condition in an R-2 District.
(2)
A planned residential development containing a combination of residential dwellings as permitted under § 200-175A(2) of this article, subject to the following conditions and standards and conforming to the requirements for planned developments stipulated in Article XXXI of this Part 4.
(a)
Minimum development area: 25 acres in contiguous
parcels served by public water and sewer systems. For purposes of
this requirement, streets existing prior to the development of a planned
residential development shall not be deemed to divide acreage nor
be a part of the acreage.
(b)
Maximum permissible average gross density: three
dwelling units per acre shall be the basic average gross density permitted,
unless increases under the incentive options in § 200-175B(3)
herein are permitted by the Planning Board up to but not to exceed
five dwelling units per acre.
(c)
Incentive options for increased gross density.
Maximum permissible average gross density of a planned residential
development may be increased under the following options:
[1]
Open space: For each 1% of increased common
space above 30% acceptable to the Planning Board, the maximum permitted
basic average gross density may be increased by 3%, up to a maximum
density increase of 15%.
[2]
Least cost housing: For each dwelling unit of
nonsubsidized least cost housing provided above the permitted basic
average gross density and maintained as such thereafter, an additional
conventional dwelling unit may be built, up to a maximum increase
in the basic average gross density of 40%.
[3]
Planned development. Where the Planning Board
grants approval for a planned development, the maximum permitted basic
average gross density may be increased as follows:
|
Planned Development Acreage
|
Density Increase
| |
|---|---|---|
|
25 - 50
|
5%
| |
|
51 - 100
|
10%
| |
|
Over 100
|
15%
|
[4]
Increases under Subsections B(2)(c)[1], [2] and [3] above may be cumulative. However, the increases permitted shall not exceed the maximum permissible average gross density of five dwelling units per acre.
(d)
Minimum tract frontage: 150 feet in total as
measured along a public street which provides access to the planned
development.
(e)
Residential unit type distribution and net density.
There shall be a variety of housing types and densities within a planned
development and complying with the following:
[2]
Net density of particular types of dwelling
units shall be in accordance with the schedule below. In calculating
permitted net densities as outlined herein, the area of land covered
by such uses shall include internal local streets, parking areas and
all private yards, but not areas designated as common open space or
development collector streets.
[a]
The net density of single-family,
detached units shall not exceed four dwelling units per acre.
[b]
The net density of single-family,
patio homes and zero lot line dwellings shall not exceed five dwelling
units per acre.
[c]
The net density of townhouses shall
not exceed 10 dwelling units per acre.
(f)
Maximum improvement coverage: 40% of the area
of the planned development.
(g)
Bulk requirements.
[1]
Building heights shall not exceed 2 1/2
stories or 35 feet.
[2]
Lot sizes and dimensions, yard sizes and building arrangement may be freely disposed and arranged, provided that the planned development conforms to a development plan approved by the Planning Board pursuant to the applicable provisions contained in Part 1, Site Plan Review, Part 2, Subdivision, and Part 3, Subdivision and Site Plan Procedures, of this chapter. In review of such development plans, the Planning Board shall also be guided by the following design principles:
[Amended 4-19-1999 by Ord. No. 99-07]
[a]
No portion of a dwelling shall
be closer than 25 feet to the right-of-way of a local internal road
or 50 feet to a collector road or major thoroughfare, as designated
by the Township's Master Plan.
[b]
Along all boundary lines of any
R-3 District, except where they coincide with the right-of-way lines
of a state or county road, public utility right-of-way or public parks,
the same zoning provisions of the abutting district shall prevail
with respect to the side yards, rear yards, screen planting and such
other transitional feature.
[Added 2-25-1985 by Ord. No. 85-1]
A.
Permitted uses. In the R-3A District, no building
or premises shall be used and no building shall be erected or altered
which is arranged, intended or designed to be used except for one
or more of the following uses:
(1)
Any permitted use in an RR/C District, subject to
the bulk and area regulations of that district.
[Amended 1-7-2008 by Ord. No. 2007-27]
(2)
With sewer and public water: townhouse, patio house or single-family zero lot line detached dwellings within a planned development, provided that 20% of the total dwelling units that are the subject of a development application shall be low and moderate-income dwellings as required by Article XXXI, § 200-237, of this Part 4.
B.
Conditional uses. In an R-3A District, the following
uses may be permitted as conditional uses:
(1)
Any use permitted by condition in an R-2 District.
(2)
Garden apartment dwellings within a planned development
containing a minimum of 50 acres, except that in the case of planned
developments which include more than one permitted housing type and
a minimum of 20% of the total dwelling units that are the subject
of a development application as low- or moderate-income housing, the
aforesaid minimum 50 acre requirement shall be reduced to 45 acres.
[Amended 10-27-1986 by Ord. No. 86-28]
The following shall be the standards for the
R-3 District:
A.
Tract development.
(1)
Minimum tract area. For other than single-family detached
dwellings: five acres.
(2)
Minimum tract frontage. For other than single-family
detached dwellings: 150 feet.
(3)
Open space. For townhouses only, not less than 30% of the tract area designated for townhouse development shall contain green open space; individual residential lots or portions thereof shall not be construed as open space. Common open space shall conform to requirements for such open space, except as modified herein, as contained in § 200-190C of this article.
(4)
Maximum permissible development density. The average
gross density shall not exceed three dwelling units per acre.
(5)
Maximum improvement coverage: 40%.
(6)
Design: The standards and principles for design set forth in § 200-190A(2)(h)[2] of this article as well as those applicable provisions contained in Part 1, Site Plan Review, Part 2, Subdivision, and Part 3, Subdivision and Site Plan Procedures, of this chapter, shall be used in the design of residential uses permitted in this district.
B.
Individual lots. Requirements for individual lots
shall be as follows:
[Added 4-20-1990 by Ord. No. 90-12]
|
Single-Family Detached
|
Patio/Zero Lot Line
|
Townhouse
| ||
|---|---|---|---|---|
|
Minimum lot area (square feet)
|
14,000
|
7,500
|
2,000
| |
|
Minimum lot frontage (feet)
|
50
|
50
|
20
| |
|
Minimum lot width (feet)
|
85
|
60
|
20
| |
|
Minimum lot depth (feet)
|
85
|
60
|
--
| |
|
Minimum yards1 (feet)
| ||||
|
Front
|
20
|
20
|
20
| |
|
Rear
|
10
|
10
|
10
| |
|
Side
|
10
|
0,102
|
103
| |
|
Maximum floor area ratio (FAR)
|
20%
|
32%
|
--
| |
|
Maximum improvement coverage (MIC)
|
25%
|
35%
|
45%
| |
|
NOTES:
1Yards abutting arterial
streets shall be increased by 30 feet; those abutting collector streets
shall be increased by 10 feet.
2Ten feet if a patio
dwelling unit which may be on one side if also designed as an attached
or zero lot line dwelling; one side 10 feet if zero lot line dwelling.
3At end units only.
|
C.
Maximum building height: 2 1/2 stories, but not
to exceed 35 feet.
[Added 2-25-1985 by Ord. No. 85-1]
The following shall be the standards for the
R-3A District:
A.
Tract development.
(1)
Minimum tract area. For other than single-family detached
dwellings: five acres.
(2)
Minimum tract frontage. For other than single-family
detached dwellings: 150 feet.
(3)
Common open space. For townhouses and garden apartments only, not less than 25% of the tract area designated for a planned development shall contain green space. Individual residential lots or portions thereof shall not be construed as open space. Common open space shall conform to requirements for such open space, except as modified herein, as contained in § 200-190C of this article.
(4)
Maximum permissible development density.
(a)
The average gross density shall not exceed four
dwelling units per acre.
(b)
The net density of particular types of dwelling
units shall be in accordance with the schedule below. In calculating
permitted net densities as outlined herein, the area of land covered
by such uses shall include internal local streets, parking areas and
all private yards, but not areas designated as common open space or
development collector streets.
(5)
Residential unit type distribution. There shall be
a variety of housing types within a planned development containing
50 or more acres such that, at a minimum, two of the permitted housing
types shall be provided. Of the housing types provided, no one type
shall exceed 80% of the total market rate dwelling units within the
development. This unit type distribution requirement shall not apply
to units designated for low- and moderate-income housing.
(6)
Maximum improvement coverage: 40%.
(7)
Design: The standards and principles for design set forth in § 200-190A(2)(h)[2] of this article as well as those applicable provisions contained in Part 1, Site Plan Review, Part 2, Subdivision, and Part 3, Subdivision and Site Plan Procedures, of this chapter, shall be used in the design of residential uses permitted in this district.
B.
Individual lots. Requirements for individual lots
shall be as follows:
[Amended 4-20-1990 by Ord. No. 90-12]
|
Patio/Zero Lot Line
|
Townhouse
| ||
|---|---|---|---|
|
Minimum lot area (square feet)
|
5,000
|
2,000
| |
|
Minimum lot frontage (feet)
|
50
|
18
| |
|
Minimum lot width (feet)
|
50
|
18
| |
|
Minimum lot depth (feet)
|
50
|
--
| |
|
Minimum yards1 (feet)
| |||
|
Front
|
20
|
20
| |
|
Rear
|
10
|
10
| |
|
Side
|
0,102
|
103
| |
|
Maximum floor area ratio
|
35
|
35%
| |
|
Maximum improvement coverage
|
38%
|
35%
| |
|
NOTES:
1Yards abutting arterial
streets shall be increased by 30 feet; those abutting collector streets
shall be increased by 10 feet.
2Ten feet if a patio
dwelling unit which may be on one side if also designed as an attached
or zero lot line dwelling; one side 10 feet if zero lot line dwelling.
3At end units only.
|
C.
Maximum building height: three stories, but not to
exceed 35 feet.
[Added 10-27-2008 by Ord. No. 2008-41]
A.
Permitted uses. In an R-3.5 District, no building
or premises shall be used and no building shall be erected or altered
on a lot which is arranged, intended or designed to be used, except
for one or more of the following uses:
(1)
Dwelling units on three adjoining lots. Two
of the units shall share a common wall and the third may be either
attached or detached.
(2)
Any use permitted by § 200-156A(2) through (7).
[Added 10-27-2008 by Ord. No. 2008-41]
The following shall be the standards for the
R-3.5 District:
A.
B.
C.
Maximum building height: 2 1/2 stories, but not
to exceed 35 feet.
A.
Permitted uses. In an R-4 District, no building or
premises shall be used and no building shall be erected or altered
which is arranged, intended or designed to be used except for one
or more of the following uses:
B.
Conditional uses. In an R-4 District, the following
uses may be permitted as conditional uses:
(1)
Any use permitted by condition in an R-2 District.
(2)
A planned residential development containing a combination of residential dwellings as permitted under Subsection A(2) of this section, subject to the following conditions and standards and conforming to the requirements for planned developments stipulated in Article XXXI of this Part 4.
(a)
Minimum development area: 25 acres in contiguous
parcels served by public water and sewer systems. For purposes of
this requirement, streets existing prior to the development of a planned
residential development shall not be deemed to divide acreage nor
be part of the acreage.
(b)
Maximum permissible average gross density. Five
dwelling units per acre shall be the basic average gross density permitted,
unless increases under the incentive options in Subsection B(3) below
are permitted by the Planning Board, up to but not to exceed eight
dwelling units per acre.
(c)
Incentive options for increased gross density.
Maximum permissible average gross density of a planned development
may be increased under the following options:
[1]
Open space. For each 1% of increased common
open space above 40% acceptable to the Planning Board, the maximum
permitted basic average gross density may be increased by 2%, up to
a maximum density increase of 10%.
[2]
Least cost housing. For each dwelling unit of
nonsubsidized least cost housing provided above the permitted basic
average gross density and maintained as such thereafter, an additional
conventional dwelling unit may be built, up to a maximum increase
in the basic average gross density of 10%.
[3]
Low- or moderate-income housing. For each unit
of housing subsidized by a federal, state or private subsidy program
which provides units for low- or moderate-income families or individuals,
including senior citizens, and maintained as such thereafter, an additional
conventional dwelling unit may be built, up to a maximum increase
in the basic average gross density of 30%.
[4]
Planned development. Where the Planning Board
grants approval for a planned development, the maximum permitted average
gross density may be increased as follows:
|
Planned Development Acreage
|
Density Increase
| |
|---|---|---|
|
25 - 50
|
5%
| |
|
Over 50
|
10%
|
[5]
Increases under Subsection B(2)(c)[1], [2], [3] and [4] above may be cumulative. However, the increases permitted shall not exceed the maximum permissible average gross density of eight dwelling units per acre.
(d)
Minimum tract frontage: 100 feet in total as
measured along a public street which provides access to the planned
development.
(e)
Residential unit type; distribution and net
density. There shall be a variety of housing types and densities within
a planned development and complying with the following:
[1]
Residential unit distribution.
[2]
The net density of particular types of dwelling
units shall be in accordance with the schedule below. In calculating
permitted net densities as outlined herein, the area of land covered
by such uses shall include internal streets, parking areas and all
private yards, but not areas designated as common open space or development
collector streets.
[a]
The net density of single-family
patio homes and zero lot line dwellings shall not exceed five dwelling
units per acre.
[b]
The net density of townhouses shall
not exceed 10 dwelling units per acre.
[c]
The net density of garden apartments
shall not exceed 15 dwelling units per acre.
[d]
The net density of mid-rise apartments
shall not exceed 25 dwelling units per acre.
(f)
Maximum improvement coverage: 35%, except 40%
if at least 10% of the total dwelling units in a planned residential
development are single-family patio homes or zero lot line dwellings.
If less than 10% single-family uses is provided, the maximum improvement
coverage shall be adjusted proportionately.
(g)
Bulk requirements.
[1]
Building heights for all building types exclusive
of mid-rise apartments may vary from one to four stories, but in no
case shall they exceed 45 feet.
[2]
Building heights for mid-rise apartments may
vary from four to six stories, but in no case shall they exceed 70
feet.
[3]
Lot sizes and dimensions, yard sizes and building arrangement may be freely disposed and arranged, provided that the planned development conforms to a development plan approved by the Planning Board pursuant to the applicable provisions contained in Part 1, Site Plan Review, Part 2, Subdivision, and Part 3, Subdivision and Site Plan Procedures, of this chapter. In review of such development plans, the Planning Board shall also be guided by the design principles contained in § 200-190A(2)(h)[2] of this article.
[Added 2-25-1985 by Ord. No. 85-1]
A.
Permitted uses. In an R-4A District, no building
or premises shall be used and no building shall be erected or altered
which is arranged, intended or designed to be used except for one
or more of the following uses:
[Amended 9-26-1994 by Ord. No. 94-44]
(1)
Any permitted use in an RR/C District, subject to
the bulk and area regulations of that district.
[Amended 1-7-2008 by Ord. No. 2007-27]
(2)
With sewer and public water: patio house, single-family zero lot line detached dwelling, two-family and semidetached dwelling, townhouse, garden apartment dwelling within a planned residential development, provided that 20% of the total dwelling units that are the subject of a development application shall be low- and moderate-income dwellings as required by Article XXXI, § 200-237, of this Part 4. As an alternative to providing the required 20% low- and moderate-income housing on-site, an applicant, upon application to the Planning Board, may elect to transfer such obligation under the following conditions:
[Amended 7-17-1989 by Ord. No. 89-29; 4-19-1999 by Ord. No. 99-07]
(a)
A developer's agreement shall be approved by
the Township Committee upon recommendation of the Planning Board and
subject to the approval by a court maintaining jurisdiction of the
Township's Mt. Laurel program that governs, among other related items,
the following aspects of the senior citizen project: site and building
design criteria; development, operation and management guidelines;
staging of the senior citizen project construction in relation to
the market rate development contained in off-site R-4A Zone, including
financial contingency arrangements governing willful default by an
applicant of said staging program; and provisions for the continuation
of a portion of senior citizen units as affordable units beyond the
prescribed thirty-year time limit required of such units.
B.
Conditional uses. In an R-4A District, the following
uses may be permitted as conditional uses: Any use permitted by condition
in an R-2 District.
The following shall be the standards for the
R-4 District:
A.
Tract development.
(1)
Minimum tract area: five acres.
(2)
Minimum tract frontage: 150 feet.
(3)
Open space: For other than patio houses or single-family zero lot line detached dwellings, not less than 40% of the tract area shall contain green open space; individual lots or portions thereof shall not be construed as open space. Common open space shall conform to requirements for such open space as contained in § 200-190C of this article.
(4)
Maximum permissible development density. The average
gross density shall not exceed five dwelling units per acre.
(5)
Maximum improvement coverage: 40%.
(6)
Design: The standards and principles for design set forth in § 200-190A(2)(h)[2] of this article as well as those applicable provisions contained in Part 1, Site Plan Review, Part 2, Subdivision, and Part 3, Subdivision Site Plan Procedures, of this chapter, shall be used in the design of residential uses permitted in this district.
B.
Individual lots. Requirements for individual lots
shall be as follows:
|
Patio/Zero Lot Line
|
Townhouse
| ||
|---|---|---|---|
|
Minimum lot area (square feet)
|
7,500
|
2,000
| |
|
Minimum lot frontage (feet)
|
50
|
20
| |
|
Minimum lot width (feet)
|
60
|
20
| |
|
Minimum lot depth (feet)
|
60
|
--
| |
|
Minimum yards1 (feet)
| |||
|
Front
|
20
|
20
| |
|
Rear
|
10
|
10
| |
|
Side
|
0,102
|
103
| |
|
NOTES:
1Yards abutting arterial
streets shall be increased by 30 feet; those abutting collector streets
shall be increased by 10 feet.
2Ten feet if a patio
dwelling unit; one side 10 feet if zero lot line dwelling.
3At end units only.
|
[Added 2-25-1985 by Ord. No. 85-1]
The following shall be the standards for the
R-4A District:
A.
Tract development.
(1)
Minimum tract area: five acres.
(2)
Minimum tract frontage: 100 feet.
(3)
Open space: Except as otherwise provided herein, not less than the lesser of 25% of the development area, excluding the area of single-family lots, or 20% of the gross development area shall be designed as and devoted to common open space for use primarily by the residents of the planned development. Individual lots or portions thereof shall not be construed as open space. Common open space shall conform to requirements for such open space as contained in § 200-190C of this article.
(4)
Maximum permissible development density.
(a)
The average gross density shall not exceed six
dwelling units per acre.
(b)
Net density of particular types of dwelling
units shall be in accordance with the schedule below. In calculating
permitted net densities as outlined herein, the area of land covered
by such uses shall include internal streets, parking areas and all
private yards, but not areas designated as common open space or development
collector streets.
[1]
The net density of single-family patio homes
and zero lot line dwellings shall not exceed five dwelling units per
acre.
[2]
The net density of two-family and semidetached
units shall not exceed eight dwelling units per acre.
[3]
The net density of townhouses shall not exceed
10 dwelling units per acre.
[4]
The net density of garden apartments shall not
exceed 25 dwelling units per acre.
[5]
Residential unit type distribution. There shall
be a variety of housing unit types within a planned development such
that at a minimum, two of the permitted housing types shall be provided.
Of the housing types provided, no one type shall exceed 80% of the
total market rate dwelling units within the development. This unit
type distribution requirement shall not apply to units designated
for low- and moderate-income housing.
[6]
Maximum improvement coverage: 40%.
[7]
Design. The standards and principles for design set forth in § 200-190A(2)(h)[2] of this article as well as those applicable provisions contained in Part 1, Site Plan Review, Part 2, Subdivision, and Part 3, Subdivision and Site Plan Procedures, of this chapter, shall be used in the design of residential uses permitted in this district.
B.
Individual lots. Requirements for individual lots
shall be as follows:
|
Patio/Zero Lot Line
|
Townhouse
|
Two-Family Semidetached
| ||
|---|---|---|---|---|
|
Minimum lot area (square feet)
|
5,000
|
2,000
|
3,200
| |
|
Minimum lot frontage (feet)
|
50
|
18
|
40
| |
|
Minimum lot width (feet)
|
50
|
18
|
40
| |
|
Minimum lot depth (feet)
|
50
|
--
|
--
| |
|
Minimum yards1 (feet)
| ||||
|
Front
|
20
|
20
|
20
| |
|
Rear
|
10
|
10
|
10
| |
|
Side
|
0,102
|
103
|
103
| |
|
NOTES:
1Yards abutting arterial
streets shall be increased by 30 feet; those abutting collector streets
shall be Increased by 10 feet.
2Ten feet if a patio
dwelling unit; one side 10 feet if zero lot line dwelling.
3At end units only.
|
C.
Maximum building height. Three stories, but not to
exceed 35 feet.
[Added 2-25-1985 by Ord. No. 85-1]
A.
Permitted uses. In an R-4B District, no building or
premises shall be used and no building shall be erected or altered
which is arranged, intended or designed to be used except for one
or more of the following uses:
(1)
Any permitted use in an RR/C District, subject to
the bulk and area regulations of that district.
[Amended 1-7-2008 by Ord. No. 2007-27]
(2)
With sewer and public water: patio house, single-family zero lot line detached dwellings, two-family and semidetached dwellings, townhouses and garden apartment dwellings within a planned development, provided that 20% of the total dwelling units that are the subject of a development application shall be low- and moderate-income dwellings as required by Article XXXI, § 200-237, of this Part 4.
[Added 2-25-1985 by Ord. No. 85-1]
The following shall be the standards for the
R-4B District:
A.
Tract development.
(1)
Minimum tract area: five acres.
(2)
Minimum tract frontage: 100 feet.
(3)
Open space: Except as otherwise provided herein, not less than the lesser of 25% of the development area, excluding the area of single-family lots, or 20% of the gross development area shall be designed as and devoted to common open space for use primarily by the residents of the planned development. Common open space shall conform to requirements for such open space, except as modified herein, as contained in § 200-190C of this article.
[Amended 10-7-1985 by Ord. No. 85-25]
(4)
Maximum permissible development density.
(a)
The average gross density shall not exceed eight
dwelling units per acre.
(b)
The net density of particular types of dwelling
units shall be in accordance with the schedule below. In calculating
permitted net densities as outlined herein, the area of land covered
by given uses shall include internal streets, parking areas and all
private yards, but not areas designated as common open space or development
collector streets.
[1]
The net density of single-family patio homes
and zero lot line dwellings shall not exceed five dwelling units per
acre.
[2]
The net density of two-family and semidetached
units shall not exceed eight dwelling units per acre.
[3]
The net density of townhouses shall not exceed
10 dwellings per acre.
[4]
The net density of garden apartments shall not
exceed 25 dwelling units per acre.
(5)
Maximum improvement coverage: 40%.
(6)
Design: The standards and principles for design set forth in § 200-190A(2)(h)[2] of this article as well as those applicable provisions contained in Part 1, Site Plan Review, Part 2, Subdivision, and Part 3, Subdivision and Site Plan Procedures, of this chapter, shall be used in the design of residential uses permitted in this district.
B.
Individual lots. The standards for the R-4B District
shall be the same as those for the R-4A District.
C.
Maximum building height. The standards for the R-4B
District shall be the same as those for the R-4A District.
[Amended 2-25-1985 by Ord. No. 85-1]
A.
Permitted uses. In an R-5 District, no building or
premises shall be used and no building shall be erected or altered
which is arranged, intended or designed to be used except for one
or more of the following uses:
(1)
Any permitted use in an RR/C District, subject to
the bulk and area regulations of that district.
[Amended 1-7-2008 by Ord. No. 2007-27]
(2)
With sewer and public water: garden apartments, townhouses or maisonette dwelling units within a planned development, provided that 20% of the total dwelling units that are the subject of a development application shall be low- and moderate-income dwellings as required by Article XXXI, § 200-237, of this Part 4.
B.
Conditional uses. In an R-5 District, the following
uses may be permitted as conditional uses: Any use permitted by condition
in an R-2 District.
[Amended 2-25-1985 by Ord. No. 85-1]
The following shall be the standards for the
R-5 District:
A.
Tract development.
(1)
Minimum tract area: five acres.
(2)
Minimum tract frontage: 150 feet.
(4)
Maximum permissible development density. The average
gross density shall not exceed 10 dwelling units per acre. Net densities
shall conform to those established for the R-4B district. The net
density for a maisonette unit shall not exceed 25 dwelling units per
acre.
(5)
Maximum improvement coverage: 40%.
(6)
Design: The standards and principles for design set forth in § 200-190A(2)(h)[2] of this article as well as those applicable provisions contained in Part 1, Site Plan Review, Part 2, Subdivision, and Part 3, Subdivision and Site Plan Procedures, of this chapter, shall be used in the design of residential uses permitted in this district.
[Amended 12-23-1996 by Ord. No. 96-24]
C.
Maximum building height. Building heights may vary
from one to four stories, but in no case shall they exceed 45 feet.
A.
Permitted uses. In an R-5A District, no building or
premises shall be used and no building shall be erected or altered
which is arranged, intended or designed to be used except for one
or more of the following uses:
B.
Conditional uses. In an R-5A District, the following
uses may be permitted as conditional uses:
(1)
Any use permitted by condition in an R-2 District.
(2)
A planned residential development containing a combination of residential dwellings as permitted under Subsection A(2) above, conforming to the requirements for planned developments stipulated in Article XXXI of this Part 4.
[Amended 4-19-1999 by Ord. No. 99-07]
(a)
Residential unit type distribution and net density.
There shall be a variety of housing types, densities and costs within
a planned development and complying with the following:
[1]
Residential unit distribution.
[2]
The net density of particular types of dwelling
units shall be in accordance with the schedule below. In calculating
permitted net densities as outlined herein, the area of land covered
by such uses shall include internal local streets, parking areas and
all private yards, but not areas designated as common open space or
development collector streets.
[a]
The net density of mid-rise apartments
shall not exceed 25 dwelling units per acre.
(b)
Bulk requirements. Mid-rise apartments shall
not exceed six stories or 70 feet in height.
The following shall be the standards for the
R-5A District:
A.
Tract development.
(1)
Minimum tract area: five acres.
(2)
Minimum tract frontage: 150 feet.
(3)
Open space: Not less than 40% of the tract area shall contain green open space; individual lots or portions thereof shall not be construed as open space. Common open space shall conform to requirements for such open space, except as modified herein, as contained in § 200-190C of this article.
(4)
Maximum permissible development density. The average
gross density shall not exceed 10 dwelling units per acre.
(5)
Maximum improvement coverage: 40%.
(6)
Design: The standards and principles for design set forth in § 200-189A(2)(h)[2] of this article as well as those applicable provisions contained in Part 1, Site Plan Review, Part 2, Subdivision, and Part 3, Subdivision and Site Plan Procedures, of this chapter, shall be used in the design of residential uses permitted in this district.
C.
Maximum building height.
[Added 10-24-1994 by Ord. No. 94-53]
A.
Permitted uses. In an R-5B District, no building or
premises shall be used and no building shall be erected or altered
which is arranged, intended or designed to be used except for one
or more of the following uses: Any permitted use in an R-5 District,
subject to the bulk, area and other regulations of that district.
B.
Conditional uses. In an R-5B District, the following
uses may be permitted as conditional uses: Any use permitted by condition
in an R-5 District.
C.
Bulk and area regulations - R-5B District. The bulk
and area regulations of the R-5 District shall apply in the R-5B District,
except that the maximum permitted development density shall be as
follows: The average gross density shall not exceed 10 dwelling units
per acre, except that such gross density may be increased to 15 dwelling
units per acre if 40% of the additional units are low- and moderate-income
dwellings, and further provided that at least 30% of the total number
of units on-site are low- and moderate-income units. Net densities
shall conform to those established for the R-4B District. The net
density for a maisonette unit shall not exceed 25 dwelling units per
acre.
[Added 3-18-2019 by Ord.
No. 2019-04]
A.
General.
(1)
All regulations in Chapter 200 shall apply except for the following, which shall not apply: §§ 200-29C, 200-29M(2), 200-29M(5), 200-29M(8), 200-29O(2), 200-29P, 200-36.1, 200-91P(7)(f), 200-226E(2), and 200-227.
(2)
The standards set forth in § 200-189.2 shall apply in lieu of the following sections for the entire site §§ 200-27D(2), 200-29N(3), 200-30A-B, 200-32, 200-91P(6)(c)2[d], and 200-134C.
(4)
The District shall be developed in a comprehensive manner pursuant
to one development plan.
B.
Permitted uses.
(1)
Permitted uses. In the R-5C District, no building or premises
shall be used and no building shall be erected or altered which is
arranged, intended or designed to be used except for one or more of
the following uses:
(a)
With sewer and public water: mid-rise apartments which may be permitted on podiums where the podium counts as one story and which mid-rise apartments may include buildings in condominium ownership, and garden apartments, which may include buildings held in condominium ownership, are permitted, provided that the equivalent of 25% of the total dwelling units that are the subject of a development application shall be low- and moderate-income housing meeting all of the applicable standards and requirements for affordable units, including those set forth in the Uniform Housing Affordability Controls (UHAC), N.J.A.C. 5:80-26.1 et seq. and in § 200-237. At least 50% of the affordable units shall be affordable to low-income households, and at least 13% of all rental affordable units shall be affordable to very-low-income households earning 30% or less of the regional median household income by household size, which very-low-income units shall be included as part of the low income requirement. The remaining affordable units shall be made affordable to moderate-income households. The affordable units shall be located on-site and shall be reasonably dispersed throughout the development phased in accordance with the affordable housing construction schedule set forth in N.J.A.C. 5:97-6.4(d). The state-wide nonresidential development fee shall apply to the nonresidential portion of the development to the extent that it includes other than residential uses, except that it shall not apply to the management and leasing office and clubhouse.
(2)
Accessory uses. In the R-5C District, the following uses may
be permitted as accessory uses:
(a)
Parking, including structures and surface lots.
(b)
Community and recreational amenities, including clubhouse, rental
office, management office, and convenience market, except that no
gasoline dispensing provisions are permitted, cultural facilities,
day-care facilities, social services, supporting neighborhood retail
uses, fitness room, spa, pool, and play lot.
(c)
Dumpsters, trash compactors, and other trash, recycling, or
utility structures.
(d)
Street furnishings, planters, streetlights and exterior, garden-type
shade structures.
(e)
Fences and walls.
(f)
Decks, patios, and terraces.
(g)
Shelters for car sharing and shuttles.
(h)
Loading docks.
[Added 3-18-2019 by Ord.
No. 2019-04]
The following shall be the standards for the R-5C District:
A.
Tract development.
(1)
Minimum tract area: 60 acres.
(2)
Minimum tract frontage: 150 feet.
(4)
Minimum buffer from lot line to parking, drive aisle, or turnaround
area: zero feet when adjacent lots are in common or affiliated principal
ownership. Drive aisles may be located on Block 8, Lot 54 or 10.02
when the property is in common or affiliated principal ownership.
(5)
Modification to the proposed greenbelt easement on Block 8,
Lots 54 and 10.02 shall be permitted to provide for circulation and
fire safety.
(7)
Maximum improvement coverage to be determined on a tract-wide
basis - 40% of the tract. Additional improvement coverage up to a
total improvement coverage of 55% on Block 8, Lots 54 and 10.02 may
be permitted to allow for streets, paths, and emergency access serving
the development. Any increase in improvement coverage on such lots
shall be only for streets, paths, and emergency access serving the
development. The applicant shall provide calculations demonstrating
compliance with both the 40% and 55% improvement coverage requirements.
(8)
Maximum building height for mid-rise apartments and community
building: 85 feet.
(9)
Maximum building height for garden apartments: 50 feet.
(10)
Design criteria.
(a)
Distances between structures. In development groups (more than
one building or structure on the tract), the following distances shall
be maintained between structures:
[1]
Any building face to street curb or internal road
right of way: seven feet minimum from any front building face or two
feet from any side building face or corner.
[2]
Any building face or corner to parking area: five
feet minimum, or zero feet where a driveway is fronting a garage.
[3]
End wall to window wall: 25 feet minimum.
[4]
Window wall to window wall (separate buildings):
25 feet minimum.
[5]
Window wall to window wall (in same building):
20 feet minimum, exclusive of architectural accents, including, but
not limited to, nooks, notches, or bays.
(b)
Building site design principles.
[1]
Overall principles.
[a]
Parking stalls for residents and visitors shall
be located near dwelling unit entrances.
[b]
Screening of private outdoor living areas shall
be addressed and may be accomplished with plant materials, masonry
structures or wood fencing. Architectural elements such as masonry
walls and fences shall be compatible in both style and materials with
the dwelling unit of which it is part.
[c]
The design of all accessory uses, including but
not limited to street furnishings, planters, streetlights, exterior
garden-type shade structures, fences, walls, decks, patios, terraces,
and shelters for car sharing and shuttles, shall complement the architectural
style, type, and design of the buildings and the overall project design.
[2]
Garden apartments.
[a]
Each garden apartment structure shall be limited
to a maximum of 45 units and a length of 335 feet. Such structures
shall be grouped in clusters of consistent architectural design. Architectural
treatment, roof changes or vertical or horizontal offsets of a minimum
of two feet to create visual breaks on the exterior of buildings should
be provided.
[b]
Open balconies or outdoor private living spaces
for individual dwelling units should be provided. Balconies integrated
into the architectural facade shall be considered as architectural
offsets if more than two feet in depth.
[3]
Mid-rise apartments (which may include split-level
style and on podiums).
[a]
Mid-rise apartments shall be located on a site
directly adjacent to the major portions of common space or open space
in the development.
[b]
Open balconies, decks, patios, or garages at the
ground floor units should be provided. Balconies integrated into the
architectural facade shall be considered as architectural offsets
if more than two feet in depth.
[c]
Architectural treatment, roof or parapet changes,
or jogs of a minimum of two feet to create visual breaks on the exterior
of the buildings should be provided.
[d]
Architectural treatments, porticos and material
changes at points of principal entry should be provided.
[4]
Buildings may be permitted on podiums.
B.
Vehicular, bicycle, and pedestrian circulation.
(1)
Access. The street system shall be integrated with the existing
network of streets so that there are at least two points of unobstructed
access to and from the tract. Access drives or driveways shall be
provided in accordance with the criteria provided in this section.
(2)
General vehicular circulation design principles.
(a)
The street system should utilize, where appropriate, cul-de-sacs,
roundabouts, loop streets, and other suitable forms of street layout.
Varying street widths according to their intended traffic carrying
and parking purposes are encouraged.
(b)
An emergency access drive shall be provided. This access drive
may be fenced off or gated when not in use.
(c)
Connector road to Old Meadow Road. The owner of the tract shall
cause an easement to be provided granting one way access in from Old
Meadow Road through the existing access within the apartment community
on Block 8, Lot 10.02 leading to the R-5C District and providing access
in one direction for a future connection in one direction into Block
8, Lots 17, 24, and 30 on the West Windsor Township Tax Map as of
the effective date of this section. The one-way access connector road
shall be jointly maintained by the owners of the aforementioned properties
and the developer of Block 8, Lot 8.
(d)
Connector road to Route 1. Should the owner of Block 8, Lot
18 redevelop its property, the developer of Block 8, Lot 8 shall cause
an easement to be provided granting direct two way access from the
access road off of Route 1 to Block 8, Lot 18 on the West Windsor
Township Tax Map as of the effective date of this section. Should
Block 8, Lot 18 be redeveloped, the costs to upgrade and maintain
the access connector roadway and any modifications to the existing
curb, or as may be required by NJDOT, shall be paid by the owner of
Block 8, Lot 18. The portion of the connector roadway not already
completed shall be constructed by the owner of Block 8, Lot 18. An
easement so providing shall be a condition of development approval
in the R-5C District and shall become effective upon the demolition
of all structures and redevelopment of Block 8, Lot 18 as of the date
of the adoption of this section and redevelopment of such lot.
(e)
Road and driveway connections from main roads shall be located
at grade and not below the crest of vertical curves.
(f)
Vehicular connections to adjacent properties may be provided
where appropriate.
(g)
Access ways, but not parking spaces, are permitted on adjacent
lots when in common principal ownership. An easement shall be provided
therefor.
(i)
Bikeways. Bicycle access shall be combined with motor vehicle access and identified with an appropriate street marking such as a sharrow or striped shoulder outside of vehicle lanes or provided as a separate parallel system adjacent to motor vehicle access. Width and design guidelines for all bikeways shall be as provided in § 200-36C(3)(c)[2] of the West Windsor Township Land Use Ordinance.
(j)
A comprehensive bicycle and pedestrian plan shall be provided.
Consideration shall be given to linking pedestrian and bicycle circulation
features to adjoining open space; amenities, as determined, to be
appropriate and feasible.
(k)
The treatment of any crosswalk shall be designed with materials
that indicate the different traffic characteristics of intersecting
streets.
C.
Parking and loading requirements.
(1)
Off-street parking. The standards set forth in the RSIS shall govern all off-street parking, except for the standards that govern the size of parking spaces, circulation in parking structures, and compact parking, which shall conform to the standards in § 200-29M(6) of the West Windsor Land Use Ordinance.
(4)
Bicycle parking design principles.
(a)
Location. Bicycle parking facilities shall be located indoors
and outdoors.
(b)
Off-street loading requirements.
[1]
Mid-rise apartments that are on a podium: One loading
area shall be provided. Loading areas may be provided in designated
parking areas.
[2]
Mid-rise apartments, which include split-level
style and garden apartments: One loading area shall be provided for
every 50 apartment units. Driveways fronting garages may satisfy this
requirement.
D.
Open space and recreational facilities.
(1)
Open space distribution requirements are as follows:
(a)
Common active open space, including recreational facilities:
40,000 square feet minimum. Common active open space or recreational
space may include areas on top of structures such as parking garages.
Common active open space calculations shall not include lands in conservation
easements.
(b)
Natural open space. A minimum of 38 acres shall remain as a
green belt, defined as greenbelt consisting of natural features, significant
wooded areas, vegetation, channels, floodways or water bodies.
(c)
Recreational facilities.
[1]
Play lots. One play lot, minimum 3,500 square feet
in size, primarily for use by older children, is required. Facilities
may include swings, slides, play sculptures, and benches for parents.
A tot lot primarily for use by toddlers is not required, as long as
there is at least one tot lot accessible to residents on Block 8,
Lots 54 and 10.02. Accessibility shall be provided through a reciprocal
easement agreement.
[2]
Swimming pools. One swimming pool, minimum 1,800
square feet in size, is required.
[3]
Tennis courts, basketball courts, and play fields.
There are no requirements for tennis courts, basketball courts, or
play fields on-site, as long as there is at least one tennis court,
one half-sized basketball court, and a play field accessible to residents
on Block 8, Lots 54 and 10.02. Accessibility shall be provided through
a reciprocal easement agreement.
[4]
Multipurpose community facility. A recreation center
or multipurpose community facility, including space for permitted
accessory uses, is required. The facility may be a freestanding building
or integrated into a principal permitted building. The facility may
be multistory. The facility shall be within walking or easy biking
distance of the majority of residents it is intended to serve.
E.
Landscape standards.
(1)
Street trees. Street trees shall be provided in addition to
any buffer requirements for municipal or county streets, if any streets
are provided in the plan. Street trees shall be in accordance with
the West Windsor Land Use Ordinance and Township Comprehensive Master
Street Tree Plan standards for location, species selection and spacing.
Street trees along fire lanes are not required.
(2)
Landscape buffers. Buffers shall be provided along all site
edges as provided for herein:
(a)
Along property lines adjacent to parking areas or drive aisles
a planted three-foot-wide buffer of evergreen shrubs shall be provided.
Shrubs shall be a minimum of three feet in height at time of planting,
placed a maximum of three feet on center. Buffer plantings may be
located on the adjacent property when in common or affiliated principal
ownership. Loading areas shall be excluded from buffering requirements.
(b)
Along property lines where utility and/or sewer easements interfere,
a five-foot-wide buffer shall be provided. The buffer shall contain
a mix of evergreen shrubs planted at a maximum of three feet on center,
and plants planted in naturalistic groups of mixed plant varieties
to provide visual interest.
(3)
Parking areas.
(a)
All open parking areas and access ways thereto shall be properly
drained, and all such areas shall be a paved surface. Geo Grid, or
an acceptable alternative, shall be permitted for emergency vehicle
access ways.
(4)
Podium landscape standards.
(a)
Ground floor units. A hardscape or landscape screen shall be
provided between each ground floor apartment outdoor space and other
community spaces.
(b)
Deck material. Podium deck shall differentiate spaces by using
different materials or finish colors.
(c)
A variety of small plantings that can prosper in shallow soil
conditions shall be provided as landscape elements in outdoor community
spaces.
F.
Sign regulations.
(1)
Development in the R-5C District shall conform to the requirements
provided in this subsection.
(2)
General. Each site plan application shall include a signage
plan showing the specific design, location, size, height, construction,
and illumination of proposed signs in accordance with the regulations
contained herein.
(3)
Permitted signs. The following standards shall apply to all
signs in the R-5C District. No sign type other than those identified
below shall be permitted.
(a)
Monument signage.
[1]
Two monument signs shall be permitted (one at the
entrances on Old Meadow Road and Route 1).
[2]
The maximum monument sign area, excluding the base structure, shall be 60 square feet per side, of which no more than 50 square feet may be devoted to the LED sign permitted by Subsection F(3)(a)[4] hereof.
[3]
The maximum monument sign height, including structure
and sign area, for signs along Route 1 shall be 12 feet and for signs
along Old Meadow Road shall be six feet.
[4]
An electronically programmable and changeable digital
LED sign shall be permitted on the monument signs to display information
solely related to the development. The sign shall not be used for
third-party advertising of any kind except for announcements by the
Township, except that political signage shall not be permitted. The
LED changeable digital signage must conform to any applicable NJDOT
regulations.
(b)
Wayfinding signage.
[1]
One freestanding or wall wayfinding sign shall
be permitted for each building entrance.
[2]
Freestanding wayfinding signs shall be permitted,
to be spaced throughout the site for the purpose of wayfinding as
needed.
[3]
The maximum wayfinding sign area shall not exceed
nine square feet and the letter height shall not exceed four inches.
[4]
For freestanding signs, the maximum sign height,
including structure and sign area, shall be six feet above existing
grade.
[5]
One wall sign shall be permitted for the community
center. The maximum wall sign area shall not exceed 50 square feet.
(d)
Blade signs/banners.
[1]
A maximum of two blade signs per mid-rise apartment
building shall be permitted. The maximum sign area shall not exceed
60 square feet and may project up to three feet from the building.
[2]
Banner signs may be permitted as needed throughout
the site.
[3]
Blade signs and banners may be attached to buildings
or freestanding posts.
G.
Loading, refuse and recycling, and service utility areas.
(1)
All loading, refuse and recycling collection, service and utility
areas shall be sufficient in size to collectively serve the development.
The required method of screening for dumpsters, trash compactors,
recycling facilities or other outdoor storage areas shall conform
to the standards outlined in § 200-189.2B(5)(c).
(2)
Outside deposit areas shall not be permitted in any required
yard or setback area, nor shall they interfere with the operation
of off-street parking facilities.
(3)
Trash compactors, recycling facilities, and loading areas shall
be located on the site so as to provide clear and convenient access
for collection vehicles.
(4)
The applicant shall provide a waste management and recycling
plan, subject to Township review and approval. Such management plan
shall be submitted with an application for preliminary approval.
(5)
Transformers, telephone terminal boxes, and cable TV boxes located
on the ground shall be screened in the manner set forth in § 200-189.2B(5)(c).
(6)
Refuse and recycling requirements.
(a)
Outdoor storage areas.
[1]
A central area consisting of trash compactors and
recycling facility shall be provided to service the entire development.
This area shall be conveniently located for residential deposition
of waste and recyclables.
(b)
Dwelling unit storage.
[1]
Individual garden apartment dwelling units shall provide a location within the unit for storage of designated recyclable materials in compliance with § 200-134B of the West Windsor Land Use Ordinance. Garden apartment units for which a garage is rented may have such storage space within the attached garage structure.
[2]
A separate location for storage of designated recyclable
materials within individual mid-rise apartment building dwelling units
is not required, provided that each floor of the mid-rise apartment
building shall include a central room for trash and recycling with
bins for collection of recycling and a chute for trash terminating
in a collection area within the structure.
H.
Snow storage and removal. Procedures for snow storage and removal
shall be identified.
[Added 9-18-2019 by Ord.
No. 2019-05]
A.
Use and bulk standards. The use, bulk and other regulations governing
the R-5B District shall apply, except that:
(1)
Stacked flats/apartments attached to townhouses restricted to
units set aside for low- and moderate-income households are permitted.
(2)
Group homes in detached dwellings or attached to townhouse buildings
with a minimum capacity of three bedrooms intended for individuals
with development disabilities are permitted.
(3)
A commercial building or buildings not to exceed 10,000 square
feet in total gross floor area which may be occupied by any principal
use or conditional use as permitted in the P-3 Business District,
subject to the bulk and area regulations of that district, are permitted.
(4)
Twenty-five percent of the total dwellings that are the subject of the development application shall be low- and moderate-income housing meeting all of the applicable standards and requirements for affordable units, including those set forth in the Uniform Housing Affordability Controls (UHAC), N.J.A.C. 5:80-26.1 et seq., and in § 200-237. At least 50% of the affordable units shall be made affordable to low-income households and at least 13% of all rental affordable units shall be made affordable to very-low-income households earning 30% or less of the regional median household income by household size, which very-low-income units shall be included as part of the low-income requirement. The remaining affordable units shall be made available to moderate-income households. The affordable units shall be located on site and shall be reasonably dispersed throughout the residential component phased in accordance with the affordable housing construction schedule set forth in N.J.A.C. 5:97-6.4(d). Parking spaces shall be reserved for the affordable units.
(5)
In lieu of the net density requirements set forth in § 200-184A(4)(b), the following shall apply:
(a)
The net density of townhouses and stacked flats attached to
the townhouses shall not exceed 25 dwelling units per acre.
(6)
Accessory uses: street furniture, decks, patios, fences, walls,
pump stations and garbage corrals.
B.
Modifications of design standards. The design standards set forth in this Chapter 200 shall apply, except that:
(1)
Parking for a commercial building or buildings shall be permitted
within the front yard provided that a minimum forty-foot planted buffer
area be maintained to said parking area from the street right-of-way.
No separate off-street loading space shall be required for a commercial
building or buildings.
(2)
The minimum window wall to window wall requirement shall be
30 feet.
(3)
A minimum of 30 acres shall be preserved for open space.
(4)
Useable recreation facilities as set forth in § 200-36C(3)(c) shall be 2.5% of the gross tract area.
(5)
The following requirements as to recreational facilities shall
apply:
(a)
Play lots: One play lot shall be required with a minimum of
2,000 square feet for toddlers and up to 5,000 square feet for older
children.
(b)
Tennis: One court shall be required.
(c)
Swimming pools: Shall not be required.
(d)
Community building: Shall not be required.
(e)
Pickleball and bocce courts: Shall be permitted.
(6)
In lieu of the active recreation purpose requirement set forth in § 200-190C(1), the following shall apply:
(a)
Such designated open space shall include no less than two acres
of land developed for active recreation purposes.
C.
Snow storage and removal. Procedures for snow storage and removal
shall be identified.
D.
Bicycle and pedestrian accessibility.
(1)
A comprehensive bicycle and pedestrian circulation plan shall
be provided. Consideration shall be given to linking pedestrian and
bicycle circulation features to adjoining open space amenities, as
determined to be appropriate and feasible.
(2)
Pedestrian crossings in streets and alleys shall include special
ground texture treatment such as brick, stone, cobblestones and other
suitable material. The treatment of any crosswalk shall be designed
with materials that indicate the different traffic characteristics
of intersecting streets.
[Amended 2-25-1985 by Ord. No. 85-1; 10-7-1985 by Ord. No. 85-25]
A.
Permitted uses. In a PRN-1 District, no building or
premises shall be used and no building shall be erected or altered
which is arranged, intended or designed to be used except for one
or more of the following uses:
(1)
Any permitted use in a RR/C District, subject to the
bulk and area regulations of that district.
[Amended 1-7-2008 by Ord. No. 2007-27]
(2)
Single-family, zero lot line; single-family, detached; two-family, detached; single-family, semidetached; townhouse; maisonette; garden apartment dwellings; or senior citizen low- and moderate-income housing units within a planned residential neighborhood, provided that the low and moderate income dwellings shall be rental, family dwellings and 15% of the total dwelling units that are the subject of a development application shall be low- and moderate-income dwellings as required by Article XXXI, § 200-237, of this Part 4. A planned residential neighborhood, subject to the following standards conforming to the requirements for planned developments stipulated in Article XXXI of this Part 4:
[Amended 9-26-1994 by Ord. No. 94-44; 9-15-1997 by Ord. No. 97-21]
(a)
Minimum development area: 100 acres in contiguous
parcels served by sewer and public water systems. For purposes of
this requirement, streets existing prior to the development of a PRN
shall not be deemed to divide acreage nor be a part of the acreage.
(b)
Maximum permissible average gross density: 8 1/2
dwelling units per acre shall be the basic average gross density permitted.
(c)
Neighborhood convenience services. Neighborhood commercial uses, such as stores for retail sales and services, professional offices, restaurants, taverns and gasoline stations shall, in the discretion of the applicant, be permitted and shall be designed and intended primarily to serve the residents of the PRN. In no case shall such areas designated for commercial use and accessory uses thereto exceed 5% of the total planned development. Bulk controls with regard to FAR and maximum improvements coverage for such designated neighborhood convenience services areas shall conform to those regulations as set forth for the B-1 District, Article XXVIII, § 200-200, of this Part 4.
(d)
Public services. Public service facilities (e.g.,
schools, firehouses, etc.) may be located within the designed common
open space of an approved PRN, in the discretion of the applicant,
provided that such uses shall not exceed 7.5% of the total development
tract area of a PRN. The lands on which such public service facilities
are located shall be considered open space for purposes of the calculation
of the minimum required open space as set forth herein.
(e)
Minimum frontage: 300 feet in total as measured
along a public street which provides access to the PRN.
(f)
Residential unit type, distribution and net
density. In the PRN-1 District, there shall be a range of housing
types and densities in accordance with the requirements set forth
below:
[1]
Market rate dwelling units may be composed of
a single housing type. Low- and moderate-income dwelling units may
be composed of the same housing type as market rate dwelling units
or of one or more other permitted housing types.
[2]
Net density of particular types of dwelling
units shall be in accordance with the schedule below. In calculating
permitted net densities as outlined herein, the area of land covered
by such uses shall include internal local streets, parking areas and
all private yards and areas designated as common open spaces, but
not the development collector streets, nor areas that may be occupied
by commercial uses.
[a]
The net density of single-family
zero lot line and single-family detached dwellings shall not exceed
six dwelling units per acre.
[b]
The net density of semidetached
and two-family units shall not exceed eight dwelling units per acre.
[c]
The net density of a townhouse,
condominium or rental shall not exceed 15 dwellings per acre. Fee
simple townhouses shall not exceed 10 dwellings per acre.
[d]
The net density of garden apartment
and maisonette dwelling units shall not exceed 25 dwelling units per
acre.
[e]
The net density of senior citizen
mid-rise dwellings shall not exceed 45 dwelling units per acre.
(g)
Maximum improvement coverage.
[Amended 9-15-2008 by Ord. No. 2008-21]
[1]
Coverage requirements shall be 40% of the total
area of the PRN; 37% for the principal building located on individual
single-family detached lots, and 44% for all pervious and impervious
surfaces located on individual single-family detached lots; 56% for
the principal building located on a fee simple townhouse lot, and
75% for all pervious and impervious surfaces located on a fee simple
townhouse lot. Standing water bodies shall not be treated as having
surfaces subject to improvement coverage requirements. The maximum
improvement coverage shall relate to the usable lot area and exclude
wetland areas.
[2]
For purposes only of calculating the maximum
improvement coverage of a principal building located on a lot only,
such lot area will be deemed to include a portion of the wetland area
within said lot so that when such portion is added to the non-wetlands
portion lot area of said lot, the wetland area of the lot does not
exceed 10%. Wetlands subject to this provision need not be subject
to conservation easements. For example, if the usable portion of a
lot is 4,500 square feet, only 500 square feet of wetlands is included
in the lot area for the purposes of this calculation, even if the
total area of wetlands within the lot is greater than 500 square feet.
(h)
Bulk requirements.
[1]
Building heights may vary from one to four stories,
but in no case shall they exceed 45 feet. Senior citizen mid-rise
apartments may be six stories, but not to exceed 70 feet.
[2]
Lot sizes and dimensions, yard sizes and building
arrangement may be freely disposed and arranged, in accordance with
the following standards:
[a]
Except as provided for units constructed
pursuant to R-3A standards as set forth hereinafter, no portion of
a dwelling shall be closer than 20 feet to the right-of-way of a local
internal road or 50 feet to a collector road or major thoroughfare,
as designated by the Township's Master Plan.
[b]
Along all boundary lines of any
PRN District, except where they coincide with the right-of-way lines
of a state or county road, public utility right-of-way or public parks,
the same zoning provisions of the abutting district shall prevail
with respect to the side yards, rear yards, screen planting and such
other transitional feature.
[3]
B.
Conditional uses. In a PRN-1 District, the following uses may be permitted as conditional uses: Any use permitted by condition in an RR/C District, with the exception of § 200-156B(1),(3) and (4).
[Amended 10-27-2008 by Ord. No. 2008-43]
C.
Common open space.
[Amended 9-15-1997 by Ord. No. 97-21]
(1)
General requirements. Except as otherwise provided
herein, not less than the lesser of 25% of the development area, excluding
the area of single-family lots, or 20% of the gross development area
shall be designed as and devoted to common open space for use primarily
by the residents of the planned development or subject to conservation
easements restricting their development. Such designated open space
shall include no less than three acres of land developed for active
recreational purposes. Land in conservation easements shall not be
used in calculating MIC or building setbacks from lot lines.
(2)
Ownership requirements.
(a)
Such common open space, stormwater facilities,
rights-of-way, cartways, recreation facilities and lands and similar
infrastructure benefiting the development and/or the residents in
common may be conveyed to homeowners' associations or trusts or offered
for dedication to the Township or other governmental agency, in the
developer's discretion, which dedication shall be accepted if it is
established that the Township has previously accepted similar areas
or facilities. Lands contained within single-family detached lots
which otherwise would be considered common open space, such as lands
subject to conservation easements or deed restricted against use as
wetlands, shall be included in the calculation of lands set aside
for common open space. If such areas or facilities are not dedicated
and accepted by the Township or another governmental agency, the landowner
shall provide for and establish an organization for the ownership
and maintenance of any common recreation areas and open space, and
such organizations shall not be dissolved or shall it dispose of any
of the same by sale or otherwise (except to an organization conceived
and established to own and maintain such areas or facilities) without
first offering to dedicate the same to the Township or any other government
agency.
(b)
As to any such areas or facilities that the
Township is not required to accept pursuant to the foregoing, the
applicant proposes dedication to the Township, then the Planning Board
shall forward each request with its recommendation prior to the granting
of preliminary plan approval of a development application containing
open space to the Township Council.
(c)
If the Township Council does not approve such
dedication, the applicant may submit a cluster or planned development
plan providing only for ownership of such areas or facilities as outlined
herein.
(3)
Open space maintenance requirements.
(a)
In the event that the organization created for
open space management shall at any time after the establishment of
a planned development fail to maintain any open space or recreation
area in a reasonable order and condition in accordance with the plan,
the Township may serve written notice upon such organization or upon
the owners of the development setting forth the manner in which the
organization has failed to maintain said areas in reasonable condition,
and said notice shall include a demand that such deficiencies of maintenance
be cured within 35 days thereof and shall set the date and place of
a hearing thereon which shall be held within 15 days of the notice.
At such hearing the Township may modify the terms of the original
notice as to the deficiencies and may give an extension of time not
to exceed 65 days, within which they shall be cured.
(b)
If the deficiencies set forth in the original
notice or in modifications thereof shall not be cured within said
35 days or any extension thereof, the Township, in order to preserve
the open space and maintain the same for a period of one year, may
enter upon and maintain such land. Said entry and said maintenance
shall not vest in the public any rights to use the open space and
recreation areas, except when the same is voluntarily dedicated to
the public by the owners.
(c)
Before the expiration date of said year, the
Township shall, upon its initiative or upon the request of the organization
theretofore responsible for the the maintenance of said areas, call
a public hearing upon 15 days' written notice to such organization
and to the owners of the development to be held by the Township, at
which hearings such organization and owners of the development shall
show cause why such maintenance by the municipality shall not, at
the election of the Township, continue for a succeeding year. If the
Township shall determine that such organization is ready and able
to maintain said open space and recreation areas in reasonable condition,
the Township shall cease to maintain said open space and recreation
areas at the end of said year. If the Township shall determine such
organization is not ready and able to maintain said open space and
recreation areas in a reasonable condition, the Township may, in its
discretion, continue to maintain said open space and recreation areas
during the next succeeding year and, subject to a similar hearing,
a determination in each year thereafter. The decision of the Township
in any such case shall continue a final administrative decision subject
to judicial review.
(d)
The cost of such maintenance by the municipality
shall be assessed pro rata against the properties within the development
that have a right of enjoyment of the open space in accordance with
the assessed value at the time of imposition of the lien and shall
become a lien and tax on said properties and be added to and be a
part of the taxes to be levied and assessed thereon and enforced and
collected with interest by the Township and in the same manner as
other taxes.
[Amended 2-25-1985 by Ord. No. 85-1; 9-15-1997 by Ord. No. 97-21]
A.
The standards for the PRN-1 District for single-family
detached and zero lot line lots shall be the same as those ratio/zero
lot line lots in the R-3A District, except as otherwise specified
for a planned residential neighborhood. Notwithstanding the foregoing,
floor area ratio (FAR) restrictions shall not apply.
B.
The following provisions of other sections of this
chapter shall be applied to development in the PRN-1 District as set
forth below:
(2)
Zoning.
(a)
Section 200-233. Not applicable to development in the PRN-1, except that common open space shall not include: parking areas or accessways thereto or lands privately owned or in fee simple, except if subject to a conservation easement restricting development. Land in conservation easements shall not be used in calculating MIC or building setbacks from lot lines.
(b)
Section 200-237. Where inconsistent with the terms hereof, the provisions of any applicable COAH regulation shall apply and be substituted for the provisions hereof.
(c)
Section 200-237A. In the PRN-1 District, the applicable percentage of affordable housing shall be as set forth in the provisions relating thereto. Of the total affordable housing dwelling units, 50% shall be low-income units and 50% shall be moderate income units.
(d)
Section 200-237C. Distribution and locational criteria. Notwithstanding the foregoing, in the PRN-1 District, subject to reasonable zoning and planning considerations, rental affordable units need not be dispersed among for sale units such as single-family detached and townhouse units. Further, subject to reasonable zoning and planning considerations, affordable housing units may be of a single product type, such as garden apartments, and clustered in the area of the tract devoted to such use; that is, for example, garden apartment uses.
[Added 2-25-1985 by Ord. No. 85-1]
A.
Permitted uses. In an EH District, no building or
premises shall be used and no building shall be erected or altered
which is arranged, intended or designed to be used except for one
or more of the following uses:
(1)
Any permitted use in an RR/C District, subject to
the bulk and area regulations of the district.
[Amended 1-7-2008 by Ord. No. 2007-27]
B.
Conditional uses. In an EH District, the following
uses may be permitted as conditional uses:
(1)
Any use permitted by condition in an R-2 District.
(2)
Professional offices, not to exceed 25,000 square
feet in gross floor area as part of a mixed use site plan containing
senior citizen affordable housing and public safety fire house facility,
subject to the following requirements:
[Amended 7-17-1989 by Ord. No. 89-29]
(b)
A developer's agreement shall be approved by
the Township Council upon recommendation by the Planning Board and
subject to the approval by a court maintaining jurisdiction of the
Township's Mt. Laurel program that governs, among other related items,
the following aspects of a mixed-use development program to be undertaken
by different parties: procedures governing the conveyance of two parcels
of land to the Township, which are to be subdivided from a tract to
be developed with professional offices for subsequent use and development
by others as a fire company facility and an affordable housing senior
citizen project on the respective parcels; provisions regarding no
cost for the future fire company parcel and a cost of $150,000 for
the senior citizen parcel; grant of drainage easements and the establishment
of cost sharing and reimbursement arrangements regarding a common
detention facility to service the uses envisioned for the overall
tract of which the professional offices are a part; and provision
through site plan design of one access point for the professional
office parcel, together with an easement and interconnection to the
senior citizen parcel for emergency vehicle access.
[Added 2-25-1985 by Ord. No. 85-1]
A.
Tract development.
(1)
Minimum tract area: five acres.
(2)
Minimum tract frontage: 150 feet.
(3)
Maximum permissible development density.
(a)
The average gross density shall not exceed 20
dwelling units per acre.
(b)
The net density for various unit types shall
conform to those stipulated for the R-5 District.
(c)
Maximum improvement coverage: 40%.
(d)
Design: The standards and principles for design set forth in § 200-190A(2)(h)[2] of this article as well as those applicable provisions contained in Part 1, Site Plan Review, Part 2, Subdivision, and Part 3, Subdivision and Site Plan Procedures, of this chapter, shall be used in the design of residential uses permitted in this district.
C.
Maximum building height: 2 1/2 stories or 35
feet.
[Added 10-24-1994 by Ord. No. 94-54]
A.
Purpose. The purpose of the Planned Residential Retirement
Community (PRRC) District is to provide for a variety of dwelling
unit types and services for the elderly population, which is growing
both locally and in the State of New Jersey. Dwelling units in the
PRRC District are intended for mature adults, 55 years of age or older,
and contain a variety of housing types and services to satisfy a wide
range of life-styles.
B.
Permitted uses. In a Planned Residential Retirement
Community, no building or premises shall be used and no building shall
be erected or altered which is arranged, intended or designed to be
used except for one or more of the following uses:
(1)
Any permitted use in the RR/C District, subject to the bulk and area regulations of that district as set forth in § 200-157.
[Amended 1-7-2008 by Ord. No. 2007-27]
(2)
A planned residential retirement community subject
to the requirements set down herein and conforming to the findings
for a planned development as defined by the N.J.S.A. 40:25D-45, provided
that the following minimum requirements shall be met:
(a)
Minimum tract area. A planned residential retirement
community, hereinafter referred to as "PRRC," is defined as a community
having one or more parcels of land with a total acreage of at least
400 acres forming a land block to be dedicated for the use of a planned
residential retirement community. For the purposes of determining
total parcel acreage, public streets located between properties under
the control of the planned residential retirement community do not
constitute a break in parcel continuity.
(b)
Age restrictions. Through its corporations,
association or owners, said land shall be restricted by bylaws, rules,
regulations and restrictions of record to use by permanent residents
55 years of age or older, with the following exceptions:
[1]
A member of a couple under the age of 55 years
who is residing with his/her partner who is 55 years of age or over.
[2]
Emancipated children (as defined under New Jersey
law) residing with their parents or parent where one of the parents
with whom the child or children are residing is 55 years of age or
over.
[Amended 9-15-2008 by Ord. No. 2008-21]
[3]
One adult under 55 years of age will be admitted
as a permanent resident if it is established that the presence of
such person is essential to the physical care of one or more of the
adult occupants who shall be 55 years of age or older.
(c)
Minimum open space accessible to the public.
A minimum of 30% of the total tract area must be in open space accessible
to the public. The open space to be preserved shall include Block
33, Lot 1, between Village Road and the JCP right-of-way, so as to
serve as an open space buffer between the PRRC and the remainder of
the RR/C Zone.
[Amended 10-27-2008 by Ord. No. 2008-43]
(d)
Public water and sewer service. All uses will
be serviced by public water and sewer systems.
(e)
Affordable housing required. A minimum of 15% of the total dwelling units shall be low- and moderate-income residential units as required by Article XXXI, § 200-237, of this Part 4. Total dwelling units shall be defined as conventional individual residences/apartments plus bedrooms in assisted living facilities (such as congregate care, continuing care, nursing home). The method of accomplishing the required affordable housing shall be established at the time a development application is made for a PRRC.
(f)
Maximum permissible density. Maximum gross density in a PRRC
is 1.45 dwelling units per acre. For the purpose of calculating maximum
permissible density, individual beds and units in a congregate care,
congregate housing, nursing home, continuing care facility, extended
care facility or outpatient clinic are not considered units. The PRRC
shall have no more than 500 total beds and 306 dwelling units in congregate
care, continuing care, extended and outpatient care facilities.
[Amended 3-18-2019 by Ord. No. 2019-02]
(g)
Permitted residential uses. The following residential uses are principal permitted uses in a PRRC, provided that they meet the standards of Subsection C of this section.
(h)
Accessory uses and accessory buildings incidental
to a PRRC development.
[1]
Recreational, cultural and religious facilities
for the sole use of the residents and their guests.
[2]
Garages and storage sheds off residential lots
for recreational vehicles or household goods for resident use only.
[3]
Accessory uses and buildings customarily associated with residential uses in conformance with § 200-226.
[4]
Medical services not to exceed 10,000 square
feet in floor area.
[5]
Restaurant use designed as part of the planned
development and not exceeding 5,000 square feet in floor area.
[6]
Elder and day-care centers.
C.
Bulk and area regulations for PRRC District.
(1)
The following shall be the standards for PRRC developments:
(a)
Minimum tract area: 400 acres.
(b)
Minimum building and parking setbacks from Old
Trenton Road: 100 feet.
(c)
Minimum building and parking setbacks from tract
boundaries: 50 feet and 100 feet from existing residential lot lines.
(d)
Maximum improvement coverage for total PRRC
tract area: 25%.
[Amended 9-15-2008 by Ord. No. 2008-21]
(e)
Common open space: 60% of the PRRC must be set
aside in common open space. Common open space calculations may include
all environmental constrained lands and land set aside for public
open space.
(f)
Maximum building height. No single-family detached
dwelling unit or nonresidential use shall exceed two stories or 35
feet, and no multifamily unit or congregate care facility shall exceed
three stories or 45 feet in height.
(2)
The following shall be the standards for residential
unit types permitted in PRRC developments:
(a)
Single-family detached:
(b)
Two-family semidetached:
(c)
Single-family zero lot line:
(d)
Zero lot line semidetached:
(e)
Townhouse (fee simple):
(f)
Condominium/garden apartments:
(g)
Congregate care facility/continuing care/extended
care facility/outpatient facility:
[1]
Minimum lot area: five acres or one acre per
each 42 beds, whichever is greater.
[2]
Minimum lot frontage: 100 feet.
[3]
Minimum lot depth: 500 feet.
[4]
Minimum front yard setback from internal roads:
50 feet.
[5]
Minimum side yards: 50 feet.
[6]
Minimum rear yards: 50 feet.
[7]
Maximum improvement coverage: 70%.
[Amended 9-15-2008 by Ord. No. 2008-21]
[8]
Minimum distance between buildings: same as
condominium/garden apartments, except for front yard setback.
[9]
Maximum floor area ratio: 45%.
(3)
The following shall be the standards for all nonresidential
uses permitted in a PRRC development:
D.
Design requirements for a PRRC.
(1)
A comprehensive design plan shall be prepared for
the entire PRRC which creates a series of distinct neighborhoods,
each featuring a communal meeting area or neighborhood focal point
developed with seating areas, landscaping, decorative pavement and
lighting and structural features such as picket fencing, masonry walls,
a gazebo, etc. A minimum of 250 square feet of developed open space
shall be set aside in the form of neighborhood greens or parks per
each residential unit approved in a PRRC.
(2)
The development plan for the site, its developed facilities
and the interior of residential units in a PRRC must be specifically
designed to meet the potential physical and social needs and visual
auditory, ambulatory and other impairments that may affect older persons,
particularly as residents age in place.
(a)
There should be provided a safe and convenient
system of walks accessible to all occupants. Due consideration should
be given in planning walks and ramps to prevent slipping or stumbling.
Handrails and ample space for rest should be provided. All walks,
paths and risers shall be designed according to the requirements of
the Americans with Disabilities Act (ADA).
(b)
Artificial lighting shall be provided along
all walks and interior roads and driveways and in all off-street parking
areas, with sufficient illumination for the safety and convenience
of older age residents, depending on anticipated nighttime use.
(c)
A PRRC shall provide developed open space and
common recreational or community facilities for the exclusive use
of its residents.
[1]
There shall be not less than six square feet
of floor space per dwelling unit provided in community or clubhouse
buildings. Such facilities shall be designed and equipped to meet
the social and recreational needs of the anticipated residents. This
may include hobby and craft rooms, lounge areas, meeting rooms, card
rooms, rooms providing support facilities for outdoor recreation facilities
or other similar facilities.
[2]
Not less than 5% of the developable area of
the PRRC and excluding developable public open space lands shall be
developed for outdoor recreational use. This may include swimming
pools and related facilities, shuffleboard and horseshoe courts, tennis
courts and other appropriate facilities.
(d)
The interior of a residential unit in a PRRC
shall be designed to accommodate the reasonable physical impairments
of residents as they evolve from independence to limited functioning.
Among the features which may be considered in unit design are skidproof
floors, emergency call systems, elevated switches and electrical outlets
that do not require the user to bend or crouch, grab bars at bathtubs
and toilets, doors wide enough to accommodate wheelchairs, appliances
that are front-mounted with easy to read dials and gauges and avoidance
of barriers such as high doorsteps, uneven walking surfaces, hard
to open doors (use lever handles) and difficult to operate plumbing
fixtures.
(e)
An on-site security and maintenance service
system may be provided for a PRRC, including an entrance gatehouse,
fences, walls and supporting service buildings.
(3)
The entire planned residential retirement development
shall be designed and constructed to provide utility services, including
stormwater drainage, electric, telephone and, where desired, CATV
cables, all of which shall be installed underground.
E.
Off-street parking. Off-street parking spaces shall
be provided in a PRRC as follows: one attached garage space plus one
space in the driveway for each single-family detached dwelling unit;
and for multifamily unit dwellings, 1.25 parking spaces for each one-bedroom
unit, 1.75 parking spaces for each two-bedroom unit and two parking
spaces for each three-bedroom unit. Adequate parking facilities for
residents, employees and visitors of a congregate care facility shall
be provided. For congregate care and continuing care/extended care
facilities, there shall be 0.5 off-street parking space per bedroom
in addition to one off-street parking space for each employee on the
largest shift. All parking areas for congregate care, continuing care/extended
care facilities and nonresidential accessory uses shall be visually
defined along their perimeter by a fence, wall, hedge, tree line or
landscaped berm, or some combination of the above. Screening shall
be at least four feet in height to soften the pedestrian's view of
a large number of parked cars.
F.
Application procedure and development standards. The procedural requirements and standards for planned residential retirement community developments are those required for all major development applications as specified in this Part 4, Part 1, Site Plan Review, and Part 3, Subdivision and Site Plan Procedures, of this chapter, except where otherwise provided in this section, and a developer seeking approval of a planned residential retirement community development shall submit to the Planning Board a general development plan as outlined and described in § 200-115 of Part 3, Subdivision and Site Plan Procedures, of this chapter, prior to the submission of any application for preliminary approval.
G.
Other provisions.
[Added 3-18-2019 by Ord.
No. 2019-02]
(1)
For any development application filed for vacant land within the congregate care component of the PRRC District as of the date of this ordinance, at least 51 of the units shall be low- and moderate-income housing meeting all the applicable standards and requirements for affordable units, including those set forth in the Uniform Housing Affordability Controls (UHAC), N.J.A.C. 5:80-26.1 et seq., and § 200-237. At least 50% of the affordable units shall be made affordable to low-income households, and at least 13% of all rental affordable units shall be made affordable to very-low-income households earning 30% or less of the regional median household income by household size, which very-low-income units shall be included as part of the low-income requirement. The remaining affordable units shall be made available to moderate-income households. The affordable units shall be located on-site and shall be reasonably dispersed throughout the development phased in accordance with the affordable housing construction schedule set forth in N.J.A.C. 5:97-6.4(d). The state-wide nonresidential development fee shall apply to the nonresidential portion of the development to the extent that it includes other than residential uses.
[Added 9-8-2003 by Ord. No. 2003-22]
A.
Purpose. The purpose of the Planned Residential Retirement
Community-1 (PRRC-1) District is to provide congenial dwelling opportunities
for the elderly population, which is growing both locally and in the
State of New Jersey. Dwelling units in the PRRC-1 District are intended
for mature adults, 55 years of age or older.
B.
Permitted uses. In a PRRC-1 District, no building
or premises shall be used and no building shall be erected or altered
which is arranged, intended or designed to be used except for one
or more of the following uses:
(1)
Any permitted use in the RR/C District, subject to the bulk and area regulations of that district as set forth in § 200-157.
[Amended 1-7-2008 by Ord. No. 2007-27]
(2)
A planned residential retirement community subject
to the requirements set down herein and conforming to the findings
for a planned development as defined by N.J.S.A. 40:55D-45, provided
that the following minimum requirements are met.
(a)
Minimum tract area: 150 acres.
(b)
Age restrictions. Through its corporations,
associations or owners, said land shall be restricted by bylaws, rules,
regulations and restrictions of record to use by permanent residents
55 years of age or older, with the following exceptions:
[1]
A member of a couple under the
age of 55 years who is residing with his/her partner who is 55 years
of age or older.
[2]
Emancipated children (as defined
under New Jersey law) residing with their parents or parent where
one of the parents with whom the child or children are residing is
55 years of age or older.
[3]
One adult under 55 years of age
will be admitted as a permanent resident if it is established that
the presence of such person is essential to the physical care of one
or more of the adult occupants 55 years of age or older.
(c)
Public water and sewer service. All uses within
the planned residential retirement community shall be serviced by
public water and sewer systems.
(d)
Affordable housing required. A minimum of 15% of the total dwelling units shall be low- and moderate-income residential units meeting the requirements of Article XXXI, § 200-237, of this Part 4. A minimum of 1/5 of the total low- and moderate-income units shall be provided on site. They may all be moderate-income units and shall be architecturally and aesthetically integrated into the development. Any units transferred off site shall not be age-restricted but shall be available to income-qualified households of all ages.
(e)
Maximum permissible density. Maximum gross density
in a planned residential retirement community is 0.955 dwelling unit
per acre for market units. Low- and moderate-income units shall not
be counted for density purposes under this subsection.
(f)
Permitted residential uses. The following residential uses are the principal permitted uses in a planned residential retirement community, provided they meet the standards of Subsection C of this section.
(g)
Accessory uses and accessory buildings incidental
to a planned residential retirement community development are:
[1]
Recreational, cultural and religious
facilities for the sole use of the residents and their guests.
[2]
Garages and storage sheds off residential
lots for recreational vehicles or household goods for resident use
only.
[3]
Accessory uses and buildings customarily associated with residential uses in conformance with § 200-226.
[4]
Medical services not to exceed
10,000 square feet in floor area.
C.
Bulk, area and other regulations for the PRRC-1 District.
(1)
The following shall be the standards for planned
residential retirement communities:
(a)
Minimum tract area: 150 acres.
(b)
Minimum building and parking setbacks from public
roads existing at the time of adoption of this section: 100 feet.
(c)
Minimum building and parking setbacks from tract
boundaries: 100 feet.
(d)
Maximum improvement coverage for total PRRC-1
tract area: 18%.
[Amended 9-15-2008 by Ord. No. 2008-21]
(e)
Preservation of Greenbelt. There shall be no
disturbance to the Greenbelt as designated on the Conservation Element
of the Master Plan.
(f)
Common open space. Sixty-seven percent of the planned residential retirement community shall be set aside in common open space. All environmentally constrained land, as defined by § 200-238A(1), all of the Greenbelt as designated on the Conservation Element of the Master Plan, and all developed recreational open space shall be included in the areas set aside as common open space. The open space to be preserved shall include lands contiguous to Zaitz Park. The applicant is encouraged to make common open space external to the planned residential development accessible to the public in a manner consistent to the Conservation Element of the Master Plan.
(g)
The applicant shall provide a nature center
of at least 2,725 square feet or make a contribution to the Township
for such a center in West Windsor. The contribution shall be in the
amount of $1,000 per market unit, payable on a pro rata basis at the
time a certificate of occupancy is issued for each market unit.
(h)
Maximum building height. No dwelling unit or
nonresidential use shall exceed two stories and 35 feet.
(2)
The following shall be the standards for residential-unit
types permitted in planned residential development communities:
(a)
Single-family:
[1]
Minimum lot area: 5,000 square
feet.
[2]
Minimum lot frontage and width:
50 feet.
[3]
Minimum front yard setback: 20
feet.
[4]
Minimum side yard setback: five
feet, except that there must be at least 15 feet between adjoining
units.
[5]
Minimum rear yard setback: 25 feet.
[6]
Maximum improvement coverage: 45%.
[Amended 9-15-2008 by Ord. No. 2008-21]
(b)
Two-family:
[1]
Minimum lot area: 6,500 square
feet.
[2]
Minimum lot frontage and width:
80 feet.
[3]
Minimum front yard setback: 20
feet.
[4]
Minimum side yard setback: five
feet, except that there must be at least 15 feet between adjoining
units.
[5]
Minimum rear yard setback: 25 feet.
[6]
Maximum improvement coverage: 45%.
[Amended 9-15-2008 by Ord. No. 2008-21]
(c)
Single-family zero lot line:
(d)
Semidetached zero lot line:
(e)
Townhouse:
(3)
The following shall be the standards for all
nonresidential uses permitted in a planned residential retirement
community:
(a)
Medical services shall follow the area and bulk
controls of the B-2 District.
(b)
Off-residence garages, storage sheds and parking
for recreational vehicles or household goods:
(c)
Recreational, cultural and religious facilities
shall be subject to the same height and setback requirements as a
single-family dwelling unit. The applicant shall demonstrate to the
Planning Board the appropriateness of the proposed size of such facilities
and the sufficiency of the proposed parking.
D.
Design requirements for a planned residential retirement
community:
(1)
A comprehensive design plan shall be prepared
for the entire planned residential retirement community which creates
a series of distinct neighborhoods, each featuring a communal meeting
area or neighborhood focal point developed with seating areas, landscaping,
decorative pavement and lighting and structural features such as picket
fencing, masonry walls, a gazebo, etc. A minimum of 250 square feet
of developed open space per each residential unit approved in a planned
residential retirement community shall be set aside in the form of
neighborhood greens or parks.
(2)
The development plan for the site, its developed
facilities and the interior of residential units in a planned residential
retirement community must be specifically designed to meet the potential
physical and social needs and visual, auditory, ambulatory and other
impairments that may affect older persons, particularly as residents
age in place.
(a)
There shall be provided a safe, convenient and
continuous system of internal walks connecting residences, neighborhoods,
community facilities, and adjacent properties accessible to all occupants.
Due consideration should be given in planning walks and ramps to prevent
slipping or stumbling. Handrails and ample space for rest shall be
provided. All walks, paths and risers shall be designed according
to the requirements of the Americans with Disabilities Act (ADA).
(b)
Artificial lighting shall be provided along
all walks and interior roads and driveways and in all off-street parking
areas, with sufficient illumination for the safety and convenience
of older residents, depending on anticipated nighttime use.
(c)
A planned residential retirement community shall
provide developed open space and common recreational or community
facilities for the exclusive use of its inhabitants.
[1]
There shall be not less than 10,000
square feet of floor space provided in community or clubhouse buildings.
Such facilities shall be designed and equipped to meet the social
and recreational needs of the anticipated residents. This may include
hobby and craft rooms, lounge areas, meeting rooms, card rooms, rooms
providing support facilities for outdoor recreation facilities or
other similar facilities.
[2]
Not less than 5% of the developable
area (excluding Greenbelt and environmentally constrained areas) of
the planned residential retirement community shall be developed for
outdoor recreational use. This may include swimming pools and related
facilities, shuffleboard and horseshoe courts, tennis courts and other
appropriate facilities.
(d)
The interior of a residential unit in a planned
residential retirement community shall be designed to accommodate
the reasonable physical impairments of residents as they evolve from
independence to limited functioning. Among the features which may
be considered in unit design are skid-proof floors, emergency call
systems, elevated switches and electrical outlets that do not require
the user to bend or crouch, grab bars at bathtubs and toilets, doors
wide enough to accommodate wheelchairs, appliances that are front-mounted
with easy-to-read dials and gauges and avoidance of barriers such
as high doorsteps, uneven walking surfaces, hard-to-open doors (use
lever handles) and difficult-to-operate plumbing fixtures.
(3)
The entire planned residential retirement community
shall be designed and constructed to provide utility services, including
stormwater drainage, electric, telephone, and, where desired, CATV
cables, all of which shall be installed underground.
(4)
Section 200-67 shall apply to the single-family, two-family, single-family zero lot line, and semidetached dwelling units, except that the distance requirement in § 200-67B shall not apply. In lieu thereof, the § 200-67 standards shall apply so that substantially similar dwelling units shall not be located on lots that are next to each other or on lots across the street from each other or on both sides of such lots.
E.
Off-street parking. Off-street parking spaces shall
be provided in a planned residential retirement community as follows:
one attached garage space plus one space in the driveway for each
single-family detached or attached dwelling unit. All parking spaces
for nonresidential accessory uses shall be visually defined along
their perimeters by a fence, wall, hedge, tree line or landscaped
berm, or some combination of the above. Screening shall be at least
four feet in height to soften the pedestrian's view of a large number
of parked cars.
F.
Application procedure and development standards. The procedural requirements and standards for planned residential retirement community developments are those required for all major development applications as specified in Part 1, Site Plan Review, and Part 3, Subdivision and Site Plan Procedures, of this chapter, except where otherwise provided in this section.
[Added 11-9-2020 by Ord. No. 2020-22[1]]
A.
Purpose.
The purpose of the Residential Retirement Community (RRC) District
is to provide for dwelling opportunities for the elderly population,
which is growing both locally and in the State of New Jersey. Dwelling
units in the RRC District are intended for mature adults, 55 years
of age or older.
B.
Permitted
uses. In an RRC District, no building or premises shall be used and
no building shall be erected or altered which is arranged, intended
or designed to be used except for a Residential Retirement Community
subject to the requirements set down herein, provided that the following
minimum requirements shall be met:
(1)
Minimum tract area: 40 acres.
(2)
Age restrictions. Through its corporations, associations or owners,
said land shall be restricted by bylaws, rules, regulations and restrictions
of record to use by permanent residents 55 years of age or older,
with the following exceptions:
(a)
A member of a couple under the age of 55 years who is residing with
his/ her partner who is 55 years of age or older.
(b)
One adult under 55 years of age will be admitted as a permanent resident
if it is established that the presence of such person is essential
to the physical care of one or more of the adult occupants 55 years
of age or older.
(3)
Public water and sewer service. All uses within the Residential Retirement
Community shall be serviced by public water and sewer systems.
(5)
Maximum permissible density. Maximum gross density in a Residential
Retirement Community is 2.0 dwelling units per acre, with the total
number of units not to exceed 88 dwelling units.
(6)
Permitted residential uses. The following residential uses are the principal permitted uses in a Residential Retirement Community, provided they meet the standards of Subsection C of this section. Townhouse and stacked townhouse requirements herein shall supersede any conflicting requirements in the West Windsor Land Use Ordinance. For the purposes of the RRC District, a townhouse building shall contain at least three connected dwelling units. Townhouse and stacked townhouse units shall be permitted within the same building, provided that no building shall exceed a total of 10 units.
(7)
Permitted accessory uses. The following accessory uses and buildings
are permitted, incidental to a Residential Retirement Community:
(a)
Recreational facilities and structures for the sole use of the residents
and their guests, including but not limited to a clubhouse building,
pavilion structure, swimming pool, and sport courts.
(b)
Accessory uses and buildings customarily associated with residential
uses in conformance with § 200- 226.
C.
Bulk
and area standards for the RRC District.
(1)
Standards applicable to the total development tract area:
(a)
Minimum building and parking setbacks from the ultimate right of
way of Old Trenton Road: 70 feet, except that where the side of a
residential building faces Old Trenton Road, this setback may be reduced
to no less than 60 feet.
(b)
Minimum building and parking setbacks from all other tract boundaries
and from the ultimate right of way of frontage roads (other than Old
Trenton Road): 40 feet.
(c)
Maximum improvement coverage for total RRC tract area: 40%.
(d)
Preservation of Greenbelt. There shall be no disturbance to the Greenbelt
as designated on the Conservation Element of the Master Plan. The
Greenbelt area shall be preserved through a conservation easement.
(e)
Common open space. Fifty percent of the Residential Retirement Community shall be set aside in common open space. All environmentally constrained land, as defined by § 200-238A(1), all preserved floodplain and associated buffer land, all of the Greenbelt as designated on the Conservation Element of the Master Plan, and all active recreational open space shall be included in the areas set aside as common open space. Stormwater management areas shall be included in the common open space calculation when they are designed as open space features such as naturalized ponds and rain gardens.
(f)
Maximum building height. No dwelling unit or nonresidential use shall
exceed three stories and 38 feet.
(2)
Standards applicable to residential uses:
(a)
Townhouse and stacked townhouse in condominium arrangement:
[1]
Minimum front building setback from curb of internal roadways:
25 feet.
[2]
Minimum side building setback from curb of internal roadways
and parking: 12 feet.
[3]
Minimum building separation, side to side: 20 feet.
[4]
Minimum building separation, side to rear or rear to rear: 40
feet.
[5]
Minimum building separation, front-to-front: 50 feet.
[6]
Minimum building separation, front-to-side: 50 feet.
(b)
Patios, decks, unenclosed porches with roofs, bay windows, chimneys,
and similar architectural features are permitted to protrude up to
five feet into all required building separation areas, provided structures
maintain the minimum separation to meet applicable building and fire
codes.
(3)
Standards applicable to nonresidential uses: Recreational facilities
shall be subject to the same height and setback requirements as residential
uses.
D.
Design
requirements for a Residential Retirement Community:
(1)
A comprehensive site plan shall be prepared for the entire Residential
Retirement Community.
(2)
A Residential Retirement Community shall provide active recreational
open space and facilities for the exclusive use of its inhabitants.
A minimum of 250 square feet of active recreational open space per
each residential unit approved in a Residential Retirement Community
shall be set aside in the form of neighborhood greens, parks, trails,
and recreation facilities. The required active recreational open space
area shall include a clubhouse with at least 2,000 square feet of
building area and a swimming pool. Walking trails, regardless of surface
material, can be counted toward active recreational open space area
at a rate of 12 square feet for per one linear foot of trail centerline.
Walking trails shall include seating areas at a minimum rate of one
bench per 500 linear feet of trail; bench locations may be clustered
together or spaced out along the trail, provided the minimum total
number of benches is met.
(3)
There shall be provided a safe, convenient and continuous system
of internal walks connecting residences, neighborhoods, community
facilities, and adjacent properties accessible to all occupants. Projects
within the Residential Retirement Community district shall provide
sidewalks on at least one side of all proposed streets and at least
1,000 linear feet of trails.
(4)
Bike lanes shall not be required in the Residential Retirement Community
District, provided sidewalks and walking trails are installed per
the above requirements of this section.
(5)
The entire Residential Retirement Community shall be designed and
constructed to provide utility services, including stormwater drainage,
electric, telephone, and, where desired, CATV cables, all of which
shall be installed underground.
E.
Off-street
parking shall be provided in accordance with N.J.A.C. 5:21, Residential
Site Improvement Standards (RSIS). Townhouse units shall meet the
requirements for three-bedroom townhouses in RSIS and stacked townhouses
shall meet the requirements for two-bedroom garden apartments in RSIS.
In addition, off-street parking shall be provided for the clubhouse
at a rate of one space for every eight housing units approved.
F.
Application procedure and development standards. The procedural requirements and standards for Residential Retirement Community developments are those required for all major development applications as specified in Part 1, Site Plan Review, and Part 3, Subdivision and Site Plan Procedures, of this chapter, except where otherwise provided in this section.
G.
In
the event of any conflict between the provisions and requirements
of this section and the provisions and requirements of any other section
of this chapter, the provisions and requirements of this section shall
govern.
[Added 11-23-2009 by Ord. No. 2009-22]
A.
Purpose. The Planned Mixed Use Neighborhood (PMN) District is intended
to provide for a village-style center convenient to the evolving residential
neighborhood along Bear Brook Road and proximate to the train station
and surrounding commercial employment centers. It is intended to be
bicycle and pedestrian friendly by permitting a compact mix of modest-sized
stores, personal and professional services, corporate suites, market-rate
residential dwelling units, and plazas. The PMN District is also intended
to provide a compatible setting for affordable housing close to mass
transit services and employment opportunities.
B.
Planned comprehensive development, development application requirements
and required uses. Any development application in the PMN District
shall be submitted as a planned development, in the nature of a preliminary
site plan application, for the entire district. Such application shall
describe any phasing of the proposal, together with any on-site and
off-tract improvements needed to support such phases. The application
for preliminary site plan approval may also include a request for
final approvals with respect to such phase or phases. The following
shall apply:
(1)
A Planned Mixed Use Neighborhood development shall be subject
to the requirements of this district and to the mandatory findings
for a planned development as required by the Municipal Land Use Law,
N.J.S.A. 40:55D-45.
(2)
Ten acres shall be dedicated for the use of a municipally sponsored
affordable housing development in accordance with Subsection I(2).
(3)
A roundabout shall be installed at the intersection of Bear
Brook Road and Old Bear Brook Road, and the main access road to the
development shall run from the fourth point of such roundabout. Such
access road shall be primarily retail in character.
(4)
A minimum of 20,000 square feet of nonresidential space shall
be required. A convenience food store food outlet is strongly encouraged
but not required to be part of the required nonresidential floor area.
[Amended 8-19-2019 by Ord. No. 2019-24]
(5)
A minimum of 70 residential units, market and affordable, other
than the units of a municipally sponsored affordable housing development,
of which a minimum shall be 15 apartments above retail stores or offices,
shall be provided.
C.
Principal permitted uses. In the PMN District, no building or premises
shall be used and no building shall be erected or altered which is
arranged, intended or designed to be used except for one or more of
the following uses:
(1)
Neighborhood retail uses providing for the sale of goods and
services, not exceeding 40,000 square feet of floor area, including
but not limited to convenience food stores, pharmacies, restaurants
(excluding curb-service establishments and drive-through facilities),
cafes, luncheonettes, and delicatessens, indoor recreation facilities,
including instructional studios and fitness centers, repair and servicing,
indoors only, of any article for sale which is permitted in this district,
attended laundry and retail dry-cleaning services (not including bulk
processing and, in the case of dry-cleaning establishments, not providing
for the storage of more than five gallons of flammable or toxic cleaning
fluid on the premises), book, newspaper, periodical and stationery
stores and copy centers, parcel package shipping store or mailing
center, bicycle shops and bicycle rental facilities, museums, art
galleries and other cultural facilities of a similar nature, banks,
and personal services establishments (e.g., barber or beauty salon
and spa and massage services). Game rooms and parlors and drive-throughs
are prohibited.
(2)
Corporate suites, which are defined as "hotels" in § 200-4 and contain 10 or more units of dwelling space or have sleeping facilities for 25 or more persons and are kept, used, maintained, advertised as, or held out to be a place where sleeping or dwelling accommodations are available to transient or long-term guests in one or more buildings. The minimum size of such suites shall be not less than 350 square feet of climate-controlled space and shall include facilities for living, sleeping, eating, cooking, and sanitation. No such suite shall have more than two bedrooms. The facility may include accessory structures and garages, mail facilities, a pool, and a business center, which may contain a computer center, video conferencing facilities, telecommunications facilities, copy/production facilities, a theater with permanent seating for not more than 35 people, multimedia presentation facilities, meeting rooms and conference facilities, a fitness center, not more than 1,000 square feet of retail space, and other business support areas, all of which facilities are intended for the exclusive use of occupants and their guests.
(3)
General and administrative offices as well as professional offices
(e.g., physicians, lawyers and architects); small commercial offices
(e.g., realtors and travel agencies); small governmental offices (e.g.,
Social Security); and offices incidental to uses permitted in this
section.
(4)
Townhouse dwellings, two-family dwellings, apartments over retail or office, and live-work dwelling units not exceeding 100 total units. The number of market-priced townhouses shall be limited to 51 dwelling units. The market residential units shall be subject to a twenty-percent low- and moderate-income housing set aside in accordance with Subsection I.
(5)
Affordable housing meeting all standards of the Council on Affordable
Housing and in accordance with Subsection I(1).
D.
Permitted accessory uses.
(1)
Recreational and/or open space facilities, including, but not
limited to, walkways, courtyards, plazas, community centers, and community
gardens.
(2)
Off-street parking and loading located to the rear of the principal
use it serves and designed in an aesthetically appealing manner in
terms of layout and materials. Such parking and loading shall not
block the alley, aisle or roadway.
(3)
Signs.
(4)
Street furniture, planters, approved public art elements, gazebos,
information kiosks, and waste/recycling receptacles.
(5)
Sidewalk cafes associated with permitted restaurants.
(6)
Fences and walls, which shall complement the architectural style,
type and design of the building and the overall project design. They
shall be constructed in accordance with a fence and wall design plan
approved by the Planning Board.
(7)
Decks, patios and terraces, which shall complement the architectural
style, type and design of the building and the overall project design.
They shall be constructed in accordance with a deck, patio, and terrace
design plan approved by the Planning Board.
(8)
Walk-up ATMs.
E.
Minimum tract size. The minimum tract area shall be the Planned Mixed
Use Neighborhood District.
F.
Location of retail and other uses. Retail uses shall be located primarily on the main access road described in Subsection B(3). They shall not be located within 200 feet of the front of any existing single-family detached residential building on Old Bear Brook Road except where the entryway and interior of the retail use are not visible from the first floor of the existing residential building because of the building design, the creation of a corner plaza, placement of nonretail buildings, or landscaping. Only townhouse dwellings, two-family dwellings, corporate suites, and affordable housing may be located on that portion of Old Bear Brook Road east of the extension of the existing easterly boundary line of Block 9.02, Lot 3. The applicant will be required to provide landscaping and/or berming on its property or in the public right-of-way to ameliorate the impact of the roundabout and retail uses on Block 9.02, Lot 3. With the written consent of the owner of Block 9.02, Lot 3, the applicant shall take such steps as to landscaping and berming on such lot as the Planning Board finds reasonable to ameliorate the impact on such lot of the roundabout and retail uses. Retail service areas shall not be visible from residential units.
G.
Building orientation and setbacks from existing public roads. All
buildings situated on Bear Brook Road shall have their front facade
and main entry facing the public road. All buildings adjacent to Old
Bear Brook Road shall be set back 35 feet from the right-of-way, and
within such setback a landscape buffer shall be provided.
H.
Maximum improvement coverage for district. The maximum improvement
coverage for the Planned Mixed Use Neighborhood District shall be
60% for the district.
I.
Greenbelt preservation. No development other than stormwater management
facilities shall be permitted in the Greenbelt as depicted in the
Conservation Plan Element of the Master Plan. The facilities shall
be designed so as to enhance the Greenbelt.
J.
Affordable housing.
(1)
Twenty percent of the residential component shall be low- and
moderate-income housing meeting all COAH requirements. It shall be
located on site in apartments.
(2)
The developer, at its option, may make payments in lieu of providing
affordable units pursuant to N.J.A.C. 5:97-6.4(e) at $152,227 per
unit, or as such amount is modified by COAH from time to time, equivalent
to the fair market value of 10 developable acres for a municipally
sponsored affordable housing development in a location within the
district acceptable to the Township, such location to be shown on
such plan as will be approved by the Planning Board, and as reduced
by the amount that will be generated by application of the nonresidential
fee of 2.5% required by the Statewide Nonresidential Development Fee
Act, if such fee is required at the time of approval. Such fair market
value shall be based on the number of market-rate garden apartments
that can be accommodated on such 10 acres at the permitted density
of 7.5 units per acre. If it chooses such option, the developer shall
enter into a developer's agreement with the Township as to the payment
and such other matters as the developer and Township deem appropriate.
The developer's agreement shall include terms requiring that the developer
convey such ten-acre parcel, providing that the fee of 2.5%, if applicable,
and in-lieu payments in a number to be identified will be a credit
against and constitute payment in full of the purchase price, and
providing that the developer shall have no further affordable housing
obligation other than the provision of the additional affordable units
necessary to satisfy the set-aside obligation. Upon receipt by the
developer of unappealable preliminary subdivision and site plan approval
for the overall mixed-use project, including subdividing off a separate
lot for the ten-acre parcel, or at an earlier date if agreeable to
the Township and the developer, the developer shall deliver a deed
and normal affidavit of title to the ten-acre parcel to the Township,
and the Township shall deliver a document to the developer acknowledging
that the developer's obligations with respect to the nonresidential
fee and said in-lieu payments have been discharged in full.
K.
Public activity area. The Planned Mixed Use Neighborhood development
shall contain a centrally located public space associated with the
retail space. The public space shall have a minimum area of 5,000
square feet, which shall be designed as a public activity focus for
the development. Design elements, which may include patterns in the
pavement, a fountain, gazebo, sculpture, bollards, sitting areas and
landscaping, shall be incorporated into this public space.
L.
Area, bulk, and other regulations for fee simple lots.
(1)
Residential.
(a)
Townhouse dwellings.
[1]
Lot area: minimum of 1,800 square feet per dwelling
unit; maximum of 4,500 square feet per dwelling unit.
[2]
Lot width: at front yard setback line, minimum
of 20 feet per dwelling unit; maximum of 30 feet per dwelling unit.
[3]
Minimum lot depth: 75 feet.
[4]
Yard dimensions:
[a]
Setback line from Old Bear Brook Road: 35 feet.
[b]
Build-to line from Bear Brook Road and internal
streets: 25 feet on Bear Brook Road; 15 feet on internal streets.
[c]
Side yard (each end of row): minimum of eight feet;
maximum of 15 feet.
[d]
Rear yard: minimum of 25 feet, except that there
need not be a setback for the garage.
[5]
First finished floor level must be a minimum of
two feet above sidewalk grade.
[6]
Maximum building height: 38 feet, but no more than
2 1/2 stories.
[7]
Maximum impervious surface: 70%.
[8]
Maximum building size: six dwelling units in a
row, except that 10 dwelling units in a row shall be permitted on
local streets.
[9]
Rear yard garage and alley required. No front yard
driveways or garages are permitted.
(b)
Two-family dwellings.
[1]
Lot area: minimum of 3,000 square feet per dwelling
unit; maximum of 5,000 square feet per dwelling unit.
[2]
Lot width. At front yard setback line: minimum
of 30 feet per dwelling unit; maximum of 50 feet per dwelling unit.
[3]
Minimum lot depth: 75 feet.
[4]
Yard dimensions:
[a]
Setback line from Old Bear Brook Road: 35 feet,
but no more than 2 1/2 stories.
[b]
Build-to line from Bear Brook Road and internal
streets: 25 feet on Bear Brook Road; 15 feet on internal streets.
[c]
Side yard (one side): minimum of eight feet; maximum
of 12 feet.
[d]
Rear yard: minimum of 25 feet.
[5]
First finished floor level must be a minimum of
two feet above sidewalk grade.
[6]
Maximum building height: 38 feet, but no more than
2 1/2 stories.
[7]
Maximum impervious coverage: 70%.
[8]
Rear yard parking and alley required. No front
yard driveways or garages are permitted.
(c)
Live/Work units.
[1]
Lot area: minimum of 3,000 square feet per dwelling
unit with attached office and retail; maximum of 6,000 square feet
per dwelling with attached office and retail.
[2]
Lot width. At front yard setback line: minimum
of 40 feet per dwelling unit; maximum of 65 feet per dwelling unit.
[3]
Minimum lot depth: 100 feet.
[5]
Maximum building height: 38 feet, but no more than
2 1/2 stories.
[6]
Maximum impervious coverage: 70%.
[7]
Rear yard or side yard parking required; alley
access optional. No front yard driveways or garages are permitted.
(d)
Municipally sponsored affordable housing.
[1]
Lot area: 10 acres.
[2]
Yard dimensions:
[a]
Setback line from Old Bear Brook Road: 35 feet.
[b]
Build-to line from Bear Brook Road and internal
streets: 25 feet on Bear Brook Road; 15 feet on internal streets.
[c]
Front yard: minimum of 10 feet; maximum of 20 feet.
[d]
Side yard: minimum of 15 feet.
[e]
Rear yard: minimum of 25 feet.
[f]
Building spacing: a minimum of 30 feet of distance
between an end wall to window wall, and a minimum of 75 feet of a
window wall to window wall structural arrangement.
[3]
Maximum building height: 38 feet, but no more than
2 1/2 stories.
[4]
Maximum impervious coverage: 70%.
[5]
Maximum building size: eight attached dwelling
units or 225 feet of building length.
[6]
Maximum gross density: 7.5 units per acre, based
on the entire acreage conveyed to the Township or its designated affordable
housing provider.
(2)
Nonresidential.
(a)
Corporate suites.
[1]
Lot area: minimum of five acres.
[2]
Lot width: minimum of 250 feet.
[3]
Minimum lot depth: 750 feet.
[5]
Maximum building height: 40 feet or three stories,
whichever is less, on Bear Brook Road and the main retail access drive;
50 feet or four stories, whichever is less, on other streets; within
250 feet of Old Bear Brook Road, 38 feet.
[6]
Maximum impervious coverage: 70%.
[7]
Parking shall be behind building or screened from
public view in side or front yards, except on-street parking associated
with village center.
(b)
Commercial uses and mixed-use buildings.
[1]
Yard dimensions:
[a]
Setback line from Old Bear Brook Road: 35 feet.
[b]
Build-to line from Bear Brook Road and internal
streets: 25 feet on Bear Brook Road; 15 feet on internal streets.
[c]
Side yard (each side): minimum of zero feet, if
attached to an adjacent building, or a minimum of five feet if not
attached to an adjacent building; maximum of 20 feet.
[2]
The majority of the building must be at the build-to
line, but at least 15% of the facade shall be set back a minimum of
10 feet therefrom to create one or more alcoves enclosed on three
sides. Outdoor dining and arcades are permitted within such alcove
areas.
[3]
There shall be an overhang or arcade along all
front facades.
[4]
Building overhangs, including canopies and balconies,
can project up to five feet over the build-to line.
[5]
Nonresidential uses are required on the first floor.
Apartments are permitted only on the second, third, or fourth floor.
[Amended 8-19-2019 by Ord. No. 2019-24]
[6]
[1]At least 75% of the buildings shall be three stories.
[1]
Editor's Note: Former Subsection L(2)(b)[6], regarding maximum
store size, was repealed 8-19-2019 by Ord. No. 2019-24. This ordinance
also renumbered former Subsection L(2)(b)[7] through [10] as Subsection
L(2)(b)[6] through [9], respectively.
[7]
The maximum building height shall be three stories
or 40 feet, whichever is less, except that up to 15% of the facade
may be at a height of four stories or 50 feet, whichever is less,
provided that such additional height accommodates either space for
mechanicals or for lofts for third floors of apartments and is not
located on Old Bear Brook Road.
[8]
All affordable units above the retail shall be
rental, and the market units may be for sale or rental.
[9]
Parking shall be located behind the building and
screened from public view from streets. No parking shall be located
between a building and a street. On-street parking on internal roads
shall be permitted. Alleys are recommended.
(3)
All buildings in the Planned Mixed Use Neighborhood District
shall be set back a minimum of 50 feet from any existing residential
lot not separated by a public road if adequate buffering, as determined
by the Planning Board, is provided. If such adequate buffering is
not provided, the setback shall be 75 feet from such property line.
The existing wooded area within such buffer shall be preserved to
the extent feasible.
M.
Required off-street and on-street parking.
(1)
All streets in the Planned Mixed Use Neighborhood development
shall be designed to accommodate two travel lanes and parking on both
sides of the street.
(2)
In lieu of the standards set forth in § 200-27B, the following off-street parking standards shall apply:
(3)
Except for the municipally sponsored affordable housing development
and the hotel and corporate residential suites, off-street parking
lots shall be prohibited in any front yard setback area, shall be
located at the rear of buildings on the interior of lots and shall
be accessed by means of common driveways, preferably from side streets
or lanes. Cross-access easements for adjacent lots with interconnected
parking lots shall be required. Shared parking facilities are encouraged
where possible. Where off-street parking areas are visible from existing
public or internal streets of the development, they shall be buffered
by landscaping or a low masonry wall.
N.
Pedestrian and bicycle accessibility.
(1)
A comprehensive bicycle and pedestrian-/bicycle-friendly circulation
system shall be provided between all uses, along roads, and through
the open space.
(2)
The developer shall provide paved pedestrian/bicycle linkages,
including crosswalks, to all off-tract adjacent residential developments
on the project side of Bear Brook Road and Old Bear Brook Road as
well as a sidewalk linkage or path to Alexander Road.
(3)
Pedestrian crossings in streets and alleys shall include special
ground texture treatment such as brick, stone, cobblestones and other
suitable material. The treatment of the crosswalk at the intersection
of Bear Brook Road and Old Bear Brook Road should be designed with
materials which indicate the different traffic characteristics of
these two streets.
O.
Signs. A comprehensive sign plan shall be prepared for all use types proposed within the Planned Mixed Use Neighborhood development. The signs shall be compatible in design and integral to the architectural design. A mix of wall and hanging signs is required. The sign standards set forth in § 200-258D shall apply.
P.
Architectural design standards and guidelines.
(1)
Buildings shall generally relate in scale and design features
to the surrounding buildings in the development and off-tract. Buildings
shall reflect a continuity of treatment obtained by maintaining the
building scale or by subtly graduating changes; by maintaining base
courses; by continuous use of front porches on residential buildings;
by maintaining cornice lines in buildings of the same height; by extending
horizontal lines of fenestration; and by reflecting architectural
styles and details, design themes, building materials, and colors
used in surrounding buildings.
(2)
Corner buildings shall be designed to appear as landmark buildings,
since they have at least two front facades visibly exposed to the
street. One possible treatment to achieve this goal would have buildings
designed with additional height or architectural embellishments, such
as corner towers, to emphasize their location.
(3)
Buildings shall avoid long, monotonous, uninterrupted walls
or roof planes. Building wall offsets, including projections such
as balconies, canopies, and signs, recesses, and changes in floor
level, shall be used in order to add architectural interest and variety
and to relieve the visual effect of a simple, long wall. Similarly,
roofline offsets, dormers, or gables shall be provided in order to
provide architectural interest and variety to the massing of a building
and to relieve the effect of a single, long roof.
(4)
The architectural treatment of the front facade shall be continued
in its major features around all visibly exposed sides of a building.
All sides of a building shall be architecturally design to be consistent
with regard to style, materials, colors, and details. Blank wall or
service area treatment of side and/or rear elevations visible from
the public viewshed is discouraged.
(5)
All visibly exposed sides of a building shall be articulated
with a base course and cornice. For example, the base course may align
with either the kickplate or sill level of the first story. The cornice
may terminate or cap the top of a building wall, may project horizontally
from the vertical building wall plane, and may be ornamented with
moldings, brackets, and other details. The middle section of a building
may be horizontally divided at the floor, lintel or sill levels with
belt or string courses.
(6)
Gable roofs with a minimum pitch of 9/12 shall be used to the
greatest extent possible. Where hipped roofs are used, it is recommended
that the minimum pitch be 6/12. Both gable and hipped roofs shall
provide overhanging eaves on all sides that extend a minimum of one
foot beyond the building wall. Flat roofs are permitted only as part
of a green roof or renewable energy system, provided that all visibly
exposed walls have an articulated cornice that projects horizontally
from the vertical building wall plane. Other roof types shall be appropriate
to the building's architecture. Mansard roofs are prohibited on buildings
less than three stories in height. Architectural embellishments that
add visual interest to roofs, such as dormers, belvederes, masonry
chimneys, cupolas, clock towers, and other similar elements, are encouraged.
(7)
Fenestration shall be architecturally compatible with the style,
materials, colors, and details of the building. Windows shall be vertically
proportioned wherever possible. To the extent possible, upper-story
windows shall be vertically aligned with the location of windows and
doors on the ground level.
(8)
All entrances to a building shall be defined and articulated
by architectural elements such as lintels, pediments, pilasters, columns,
porticoes, porches, overhangs, railings, balustrades, and others,
where appropriate. Any such element utilized shall be architecturally
compatible with the style, materials, colors, and details of the building
as a whole, as shall the doors.
(9)
In mixed-use buildings, the difference between ground-floor
commercial uses and entrances for upper-level commercial or apartment
uses shall be reflected by differences in facade treatment or a canopy.
Storefronts and other ground-floor entrances shall be accentuated
through architectural elements. Further differentiation can be achieved
through distinct but compatible exterior materials, signs, awnings,
and exterior lighting.
(10)
Ground-floor retail, services, and restaurant uses shall have
large-pane display windows. Such windows shall be framed by the surrounding
wall and shall not exceed 75% of the total ground-level facade area.
(11)
Natural materials such as wood and masonry are recommended.
High-quality artificial siding and metal roof materials are permitted.
Other roof materials, whether asphalt or other materials, must mimic
slate or tile. Stucco or similar treatment may be used as an accent.
Materials manufactured from local or regional manufacturers and from
recycled or renewable resources shall be considered. A description
of the source for all construction materials shall be provided for
review by the Township.
(12)
Heating, ventilating and air-conditioning (HVAC) systems, utility
meters and regulators, exhaust pipes and stacks, satellite dishes
and other telecommunications receiving devices shall be screened or
otherwise specially treated to be, as much as possible, inconspicuous
as viewed from the public right-of-way and adjacent properties.
(13)
Street furniture such as benches, street lamps, bicycle racks,
receptacles for litter, including mandatory recycling receptacles,
bus stops, landscape planters and hanging baskets shall be provided.
A standard street furnishing plan shall be established for the entire
district. Options shall be established in order to permit variety.
Furnishings manufactured from recycled materials shall be considered.
Furnishings manufactured from local or regional sources shall be considered.
(14)
All ground-level residential units are encouraged to have clearly
defined front yards using landscaping, hedging, fencing or brick,
stone, or masonry walls, none of which, except for approved planting,
shall exceed three feet in height.
[Added 3-18-2019 by Ord.
No. 2019-06]
A.
Purpose. The Planned Mixed Use Neighborhood-1 (PMN-1) District is
intended to encourage a mix of residential development in conjunction
with appropriately scaled and compatible commercial development consisting
of retail sales and services, a hotel, corporate suites, general and
administrative offices, fitness and instructional studios and similar
uses with convenient access to Route 1 and proximate to the train
station and surrounding commercial employment centers such as Carnegie
Center. It is intended to be bicycle and pedestrian friendly and permit
a compact mix of restaurants, commercial, market-rate and affordable
residential dwelling units and plazas, and a limited service hotel.
The PMN-1 District is intended to provide a compatible setting for
affordable housing close to mass transit services and employment opportunities.
B.
Planned comprehensive development, development application requirements
and required uses. Any development application in the PMN-1 District
shall be submitted as a planned development, in the nature of a preliminary
site plan application, for the entire district. Such application shall
describe any phasing of the proposal, together with any on-site and
off-tract improvements needed to support such phases. The application
for preliminary site plan approval may also include a request for
final approvals with respect to such phase or phases. The following
shall apply:
(1)
A PMN-1 development shall be subject to the requirements of
this district and to the mandatory findings for a planned development
as required by the Municipal Land Use Law, N.J.S.A. 40:55D-45.
(2)
A minimum of 15,000 square feet of nonresidential floor area
shall be devoted to neighborhood retail commercial goods and services.
(3)
A minimum of 600 residential units, market and affordable, shall
be provided.
(4)
A limited service hotel with a minimum of 120 rooms shall be
provided.
(5)
A roundabout is preferred for the intersection of Meadow Road
and Carnegie Center Drive.
C.
Principal permitted uses. In the PMN-1 District, no building or premises
shall be used and no building shall be erected or altered which is
arranged, intended or designed to be used except for one or more of
the following uses:
(1)
Neighborhood retail uses providing for the sale of goods and
services, not exceeding 30,000 square feet of floor area, including
but not limited to convenience food stores, pharmacies, restaurants
(excluding curb-service establishments and drive-through facilities),
cafes, luncheonettes and delicatessens, indoor recreation facilities,
including instructional studios and fitness centers, attended laundry
and retail dry-cleaning services (not including bulk processing and,
in the case of dry-cleaning establishments, not providing for the
storage of more than five gallons of flammable or toxic cleaning fluid
on the premises), book, newspaper, periodical and stationery stores,
copy centers, parcel package shipping stores or mailing centers, bicycle
shops and bicycle rental facilities, banks, and personal services
establishments (e.g., barber or beauty salon and spa and massage services).
(2)
A hotel.
(3)
General and administrative offices and professional offices
(e.g., physicians, lawyers and architects); small commercial offices
(e.g., realtors and travel agencies); and offices incidental to uses
permitted in this section.
D.
Permitted accessory uses.
(1)
Recreational, clubhouse, swimming pool, recycling buildings,
and open space facilities, including, but not limited to, walkways,
courtyards, plazas, community centers, and community gardens.
(2)
Off-street parking and loading designed in an aesthetically
appealing manner in terms of layout and materials.
(3)
Signs.
(4)
Street furniture, planters, approved public art elements, gazebos,
information kiosks, and waste/recycling receptacles.
(5)
Sidewalk cafes associated with permitted restaurants.
(6)
Fences and walls, which shall complement the architectural style,
type and design of the building and the overall project design. They
shall be constructed in accordance with a fence and wall design plan
approved by the board of jurisdiction.
(7)
Decks, patios and terraces, which shall complement the architectural
style, type and design of the building and the overall project design.
They shall be constructed in accordance with a deck, patio, and terrace
design plan approved by the board of jurisdiction.
(8)
Walk-up ATMs.
(9)
Garages for use by tenants.
E.
Minimum tract size. The minimum tract area shall be comprised of
Block 9, Lots 12.01 and 12.03, and Block 9.03, Lot 12.02, as shown
on the tax maps of the Township of West Windsor.
F.
Location of nonresidential uses. Nonresidential uses shall be located
on Block 9, Lot 12.01 within 700 feet of the Route 1 North Service
Road right-of-way.
G.
Maximum improvement coverage. The maximum improvement coverage shall
be 70%.
H.
Greenbelt preservation. No development other than walking trails
shall be permitted in the greenbelt as depicted in the Conservation
Plan Element of the Master Plan, except that the greenbelt on Block
9.03, Lot 12.02 may be modified at the time of development application
review based upon the Delaware and Raritan Canal Commission buffer
line. An easement shall be provided for all greenbelt shown on the
approved plans not already subject to greenbelt easements. Any walking
trail shall be designed so as to enhance the greenbelt.
I.
Affordable housing. Twenty-five percent of the residential component shall be low- and moderate-income housing meeting all of the applicable standards and requirements for affordable units, including those set forth Uniform Housing Affordability Controls (UHAC), N.J.A.C. 5:80-26.1 et seq., and § 200-237. At least 50% of the affordable units shall be made affordable to low-income households, and at least 13% of all rental affordable units shall be made affordable to very-low-income households earning 30% or less of the regional median household income by household size, which very-low-income units shall be included as part of the low-income requirement. The remaining affordable units shall be made affordable to moderate-income households. The affordable units shall be located on site and shall be reasonably dispersed throughout each residential component phased in accordance with the affordable housing construction schedule set forth in NJAC 5:97-6.4(d). The state-wide nonresidential development fee shall apply to the nonresidential portion of the development to the extent that it includes other than residential uses.
J.
Public activity area. The PMN-1 development shall contain a public
space on Block 9, Lot 12.01. The public space shall have a minimum
area of 10,000 square feet, which shall be designed as a public activity
focus for the development. Design elements, which may include patterns
in the pavement, a fountain, gazebo, sculpture, bollards, sitting
areas and landscaping, shall be incorporated into this public space.
K.
Residential unit standards.
(1)
The average gross density shall not exceed 12 dwelling units
per acre for the entire tract.
(2)
Of the housing types provided, no one type shall exceed 75%
of the total dwelling units to be developed.
(3)
Building heights for all dwellings may not exceed four stories
and 55 feet.
(4)
Yard dimensions:
(a)
Front yard: minimum of 15 feet on internal streets and drives
and 25 feet on public streets measured from the property line. Paved
areas for access to garages and parking lots are permitted in front
yards.
(b)
For dwellings that front Carnegie Center Drive, the yard setback
shall be a minimum of 15 feet from the property line.
L.
Area, bulk, and other regulations for nonresidential uses on fee
simple lots.
(1)
Hotel.
(a)
Lot area: minimum of one acre.
(b)
Lot width: minimum of 200 feet.
(c)
Minimum lot depth: 200 feet.
(d)
Yard dimensions:
[1]
Front yard: minimum of 15 feet on internal streets
and drives, and 35 feet on public streets, measured from the property
line. Paved areas for access to garages and parking lots are permitted
in front yards.
[2]
Side yard (each side): minimum of 15 feet, exclusive
of any canopy.
[3]
Rear yard: minimum of 20 feet on internal streets
and drives, measured from the property line.
(e)
Maximum building height: 60 feet or five stories, whichever
is less.
(f)
Maximum improvement coverage: 75%.
(2)
Commercial other than hotel and office.
(3)
Office.
(a)
Area, bulk, and other regulations for office uses on fee simple
lots shall be in accordance with the standards enumerated in the ROM-1
Zoning District.
(4)
All nonresidential buildings shall be set back a minimum of
20 feet from any existing residential lot not separated by a public
road.
M.
Required off-street and on-street parking.
(1)
All streets shall be designed to accommodate two travel lanes.
(2)
The off-street parking standards set forth in § 200-27B shall apply, except as follows:
(a)
Off-street parking for the hotels shall be one space per room
plus 0.5 parking space/employee.
(b)
Off-street parking for all retail or office uses shall be a
minimum of one space per each 500 square feet of gross floor area.
The applicant shall demonstrate that parking is sufficient for each
use.
(3)
Except for the hotel and retail, off-street parking lots shall
be prohibited in any front yard setback from a public street and shall
be accessed by means of common driveways, preferably from side streets
or lanes. Cross-access easements for adjacent lots with interconnected
parking lots shall be provided where necessary. Shared parking facilities
are encouraged where possible. Where off-street parking areas are
visible from existing public streets of the development, they shall
be buffered by landscaping or a low masonry wall.
N.
Pedestrian and bicycle accessibility.
(1)
A comprehensive bicycle and pedestrian circulation system shall
be provided between all uses, along roads, and through the open space.
(2)
The developer shall provide paved pedestrian/bicycle linkages,
including crosswalks, to all off-tract adjacent residential developments
on the project side of Meadow Road as well as a sidewalk linkage or
path to Old Meadow Road and Carnegie Center Drive.
(3)
Pedestrian crossings in streets and alleys shall include special
ground texture treatment such as brick, stone, cobblestones, concrete
and other suitable material and shall be 10 feet in width. The treatment
of any crosswalk shall be designed with materials that indicate the
different traffic characteristics of intersecting streets.
(4)
Safe and secure bicycle parking shall be provided.
O.
Signs. A comprehensive sign plan shall be prepared for all use types proposed within the PMN-1 District. The signs shall be compatible in design and integral to the architectural design. A mix of wall and hanging signs is required. The sign standards set forth in § 200-258D shall apply.
P.
Architectural design standards and guidelines.
(1)
Buildings shall generally relate in scale to the surrounding
buildings in the development and off-tract. Buildings shall reflect
a continuity of treatment obtained by maintaining the building scale
or by subtly graduating changes; by maintaining base courses; by maintaining
cornice lines in buildings of the same height; by extending horizontal
lines of fenestration; and by reflecting architectural styles and
details, design themes, building materials, and colors used in surrounding
buildings.
(2)
Buildings shall avoid long, monotonous, uninterrupted walls
or roof planes. Building wall offsets, including projections such
as balconies, canopies, and signs, recesses, and changes in floor
level, shall be used in order to add architectural interest and variety
and to relieve the visual effect of a simple, long wall. Similarly,
roofline offsets, dormers, or gables shall be provided in order to
provide architectural interest and variety to the massing of a building
and to relieve the effect of a single, long roof.
(3)
The architectural treatment of the front facade shall be continued
in its major features around all visibly exposed sides of a building.
All sides of a building shall be architecturally designed to be consistent
with regard to style, materials, colors, and details. Blank wall or
service area treatment of side and rear elevations visible from the
public views is discouraged.
(4)
For residential units, gable roofs with a minimum pitch of 6/12
shall be used to the greatest extent possible. Where hipped roofs
are used, it is recommended that the minimum pitch be 6/12. Both gable
and hipped roofs shall provide overhanging eaves on all sides that
extend a minimum of one foot beyond the building wall. Flat roofs
are permitted, provided that all visibly exposed walls have an articulated
cornice that projects horizontally from the vertical building wall
plane. Other roof types shall be appropriate to the building's architecture.
Mansard roofs are prohibited on buildings less than three stories
in height. Architectural embellishments that add visual interest to
roofs, such as dormers, belvederes, masonry chimneys, cupolas, clock
towers, and other similar elements, are encouraged.
(5)
Fenestration shall be architecturally compatible with the style,
materials, colors, and details of the building. Windows shall be vertically
proportioned wherever possible. To the extent possible, upper-story
windows shall be vertically aligned with the location of windows and
doors on the ground level.
(6)
All entrances to a building shall be defined and articulated
by architectural elements such as lintels, pediments, pilasters, columns,
porticoes, porches, overhangs, railings, balustrades, or others, where
appropriate. Any such element utilized shall be architecturally compatible
with the style, materials, colors, and details of the building as
a whole, as shall the doors.
(7)
Ground-floor retail, services, and restaurant uses shall have
large-pane display windows. Such windows shall be framed by the surrounding
wall and shall not exceed 75% of the total ground-level facade area.
(8)
For residential units, natural materials such as wood, stone
and masonry are recommended. High-quality artificial siding and metal
roof materials are permitted. Other roof materials, whether asphalt
or other material, must mimic slate or tile. Stucco or similar treatment
may be used as an accent. Materials manufactured from local or regional
manufacturers and from recycled or renewable resources shall be considered.
(9)
Heating, ventilating and air-conditioning (HVAC) systems, utility
meters and regulators, exhaust pipes and stacks, satellite dishes
and other telecommunications receiving devices shall be screened or
otherwise specially treated to be, as much as possible, inconspicuous
as viewed from the public right-of-way and adjacent properties.
(10)
Street furniture such as benches, street lamps, bicycle racks,
receptacles for litter, including mandatory recycling receptacles,
bus stops, landscape planters and hanging baskets shall be provided.
A standard street furnishing plan shall be established for the entire
district. Options shall be established in order to permit variety.
Furnishings manufactured from recycled materials shall be considered.
Furnishings manufactured from local or regional sources shall be considered.
(11)
All ground-level residential units are encouraged to have clearly
defined front yards using landscaping, hedging, fencing or brick,
stone, or masonry walls, none of which, except for approved planting,
shall exceed three feet in height. Wood and chain link fences are
not permitted.
Q.
Snow storage and removal. Procedures for snow storage and removal
shall be identified.
[Added 7-27-1998 by Ord. No. 98-19]
A.
Permitted uses. In an R-1/O District, no building
or premises shall be used and no building shall be erected or altered
which is arranged, intended or designed to be used, except for one
or more of the following uses:
(1)
Any permitted use in an RR/C District, subject to
the bulk, area and other regulations of that district.
[Amended 10-27-2008 by Ord. No. 2008-43]
(2)
Offices for professional, financial, administrative
and service activities, such as, but not limited to, medical, dental,
real estate, insurance, travel, legal, accounting, architecture, engineer,
tax and financial advisers and similar uses.
(3)
Accessory uses and accessory buildings, incidental
to the above uses located on the same lot and within the same zoning
district permitting the principal use.
[Added 7-27-1998 by Ord. No. 98-19; amended 10-27-2008 by Ord. No. 2008-43]
Except for the RR/C uses noted above, the following
shall be the standards for the R-1/O District:
A.
Minimum lot area: 50,000 square feet.
B.
Minimum lot frontage: 150 feet.
C.
Minimum lot width: 200 feet.
D.
Minimum yards:
(1)
Front yard: 50 feet.
(2)
Rear yard: 15 feet.
(3)
Side yard: There shall be two side yards with a minimum
of 15 feet each.
(4)
Yards abutting residential uses or districts: except
for one front yard, the above yards shall be increased by 25 feet
in those instances where they abut, wholly or in part, a residential
district or lot line.
F.
Maximum improvement coverage: 60%.
G.
Maximum building height: 2 1/2 stories or 35 feet.
[Added 7-27-1998 by Ord. No. 98-19]
A.
For all nonresidential development in the R-1/O District, the developer shall provide in the manner set forth in Subsection B below the number of low- and moderate-income units equal to the quotient derived from dividing the floor area of all uses by 6,600 square feet.
B.
The board of jurisdiction shall determine the manner
in which the low- and moderate-income units are provided for from
among one or more of the following:
(1)
On-site construction.
(2)
Through a regional contribution agreement.
(3)
Through a fee to the Township, pursuant to a developer's
agreement, in an amount equal to the number of low-and moderate-income
units required multiplied by the per unit regional contribution agreement
rate established by the Council on Affordable Housing or its successor.
The amount of the per square foot fee shall be established at the
time of preliminary approval and shall be adjusted to reflect increases
or decreases in the cost of building construction as set forth in
the Dodge Building Costs Indexes for United States and Canadian Cities,
utilizing the average of the Philadelphia area and the New York Metropolitan
area or, if such index ceases to be published, another suitable index.
Such fee may be used only to provide low- and moderate-income units
in addition to those units which sites in the Township's affordable
housing program are designed to generate, assuming maximum development
of the sites, except that, if such funds are used for a site for which
a development proposal is pending, they may be used to provide low-
and moderate-income units in addition to those proposed.
C.
In addition, the applicant may propose one or more of the following, in which case the board of jurisdiction may choose from among such proposals and from the methods set forth in Subsections B(1) through (3) in deciding the manner in which the applicants' obligation to provide low-and moderate-income housing shall be met.
(1)
Off-site construction on a site zoned for low- and
moderate-income housing, provided that the low- and moderate-income
units proposed are in addition to the number of such units the site
is designated or proposed to generate. If no development proposal
is pending for the site at the time the application for the nonresidential
development is approved, the number of low- and moderate-income units
for which the site is designed shall be determined by assuming the
maximum development of the site. If a development proposal is pending,
the number of low- and moderate-income units proposed shall govern.
(2)
Off-site construction on a site not zoned for low-
and moderate-income housing, provided that the site is acceptable
to the board of jurisdiction.
(3)
An on- or off-site land donation which shall be utilized
for providing low- and moderate-income housing. Such donation may
be made in lieu of all or part of the cash contribution.
D.
The low- and moderate-income units shall comply with the affordability and other standards set forth in § 200-237.
E.
If the low- and moderate-income units are provided on site, they shall meet the requirements of § 200-209A(8)(a)[6][c], whether or not such units are part of a planned development. In addition, such units shall be accessible to the common open space; be buffered in the manner set forth in § 200-227; and be provided with active recreational facilities consistent with § 200-36C.
F.
If the board of jurisdiction determines that a cash
contribution shall be made in lieu of construction of the units, a
regional contribution agreement, or land contribution 10% of the contribution
due for each building, shall be due prior to issuance of the building
permit of the building in question. The contribution for each building
shall be calculated by multiplying the average per square foot of
floor area contribution for the development as a whole by the square
footage of the building. Any land which the board of jurisdiction
agrees to accept in lieu of all or part of the cash contribution shall
be conveyed to the Township prior to the issuance of the first building
permit.
G.
As the R-1/O District regulations provide for the
on-site construction of low- and moderate-income housing at the board
of jurisdiction's option for proposed nonresidential use, the basic
rights of an R-1/O nonresidential development shall be 100%.
