Part 5 Princeton Junction Redevelopment Plan Regulatory Provisions

Goal: The Redevelopment Plan will be tax positive or tax neutral consistent with the desires of the residents of West Windsor.

Policies.

Policy 1: The Redevelopment Plan proposes a balance of uses that can pay for desired traffic and public improvements.

Policy 2: The implementation of the Redevelopment Plan will be evaluated to assure that the development in the Redevelopment Area will generate sufficient tax revenues to pay for the municipal and school services it requires and also provide or pay for the public improvements required to implement redevelopment plan policies. State and federal financial assistance will be sought for public improvements such as roads and bikeways necessary to serve regional and state needs, but no development in the redevelopment area may proceed unless infrastructure sufficient to service it is installed. Necessary roadway infrastructure is set forth in the table entitled "Required Roadway and Bikeway Infrastructure for Redevelopment Area Districts," Maps N through U,[1] and Goal 4, Policy 2. Where infrastructure constructed by a developer has greater capacity than is needed to service the development, the developer will be entitled to subsequent fair share payments from other developers inside or outside the district utilizing that capacity. Such payments can be made at the Township's option through its off-tract fund. As per the Master Plan, bicycle and pedestrian facilities are considered to be an integral part of the roadway structure and as such are an important part of the capital improvement program. The cost of such facilities should be included in the Off-Tract Road Assessment Program.

Editor's Note: Maps N through U are included at the end of this chapter.

Policy 3: A fiscal impact report is required to articulate future demand on municipal services generated by redevelopment, including school costs, and any other financial impacts on the municipality. The fiscal report must show details of the projection of property tax revenues that will accrue to the municipality, county and school district according to an agreed-upon redevelopment phasing plan. The report must show that at all times there will not be a negative economic impact on the municipality due to the proposed redevelopment.

Policy 4: A fiscal impact report is required for each development to articulate future demand on municipal services generated by redevelopment of the property that is the subject of such development, including school costs and any other fiscal impacts on the municipality. The fiscal impact report must show details on the projection of property tax revenues that will accrue at the municipality, county, and school district according to an agreed-upon redevelopment phasing plan, if any. The report must show that at all times there will not be a negative impact on the municipality due to the proposed redevelopment and that the development will advance Goal 1, except that a development that has a fiscally negative impact may proceed if the developer can demonstrate that the overall Redevelopment Plan will have a positive fiscal impact and that the developer's project is essential to accomplish the Redevelopment Plan's goals. The fiscal impact report must be a component of the redeveloper's agreement required for each project.

Policy 5: The Township and Planning Board will work closely with the West Windsor-Plainsboro Regional School District in assessing the impact of increased student enrollment from the redevelopment area.

Policy 6: A financing report will be provided to define, review and analyze the financing mechanisms for achieving the economic goals of the redevelopment plan. This policy shall not apply to the RP-1 District.

[Amended 3-7-2011 by Ord. No. 2011-5]

Goal 2.

Goal: The Redevelopment Plan will be scaled to be consistent with the desires of the residents of West Windsor, including the number and diversity of housing units.

Policies.

1: Residential development should be sited in the Redevelopment Area in accordance with the following guidelines:

Dwelling units should be buffered from the railroad and traffic generated by rail commuters to the greatest extent possible.

Context-sensitive road design and traffic calming techniques should be employed to soften the impact of regional through traffic in residential areas of the Redevelopment Area.

Residential units should be placed in close proximity to retail services, civic uses and open space amenities.

Except as provided for in Policy 1[5], all residential development in the Redevelopment Area should occur in mixed-use structures.

Market-rate housing units and affordable housing units are to be integrated together in any housing areas. The only exceptions to this policy would be for municipally sponsored projects such as Project Freedom, mixed-use developments where the number of affordable units is de minimis, and small all-affordable developments not greater than 25 units in District 10. Clusters of rental affordable units within buildings are acceptable, provided that no more than 35% of the units in the building are affordable.

[Amended 9-19-2011 by Ord. No. 2011-16]

2: Flats will be marketed as for-sale units, except that affordable rental units may be provided for municipally sponsored projects such as Project Freedom or in a project where the number of such units is de minimis, or in a project where the market rate units and affordable units are integrated and some or all of the affordable units may be rental units.

[Amended 9-19-2011 by Ord. No. 2011-16]

Goal 3.

[Amended 3-7-2011 by Ord. No. 2011-05; 3-18-2019 by Ord. No. 2019-10]

Goal: As a general matter, a 20% affordable housing set-aside should be imposed upon the residential component of mixed use developments in which residential units are permitted, and affordable housing units are to be visually and geographically integrated with all market-rate housing consistent with longstanding Township policy.

Policies.

1: Development within the Redevelopment Area will accommodate all of its affordable housing obligations within the Redevelopment Area, dispersed throughout market-rate housing and be architecturally indistinguishable from market-rate housing.

2: The affordable housing obligation will be integrated with market residential units when market units are otherwise permitted in the district.

Goal 4.

Goal: The Redevelopment Plan will remediate the traffic congestion within, around and through the redevelopment area, will incorporate Vaughn Drive as a principal collector serving both local and through traffic, will utilize traffic calming on roadways where potential conflicts with bicyclists and/or pedestrians exist, will include sidewalks and bicycle lanes, and will encourage public transit.

Policies.

1: Traffic improvements planned for the Redevelopment Area will provide traffic benefits compared to existing traffic conditions and traffic projected for development permitted by right under current zoning and background traffic conditions in the absence of redevelopment infrastructure proposals. Traffic improvements planned for the Redevelopment Area will provide an improved level of service for non-peak-hour and weekend traffic but projected background traffic growth from regional sources will cause failing peak-hour level of service at certain intersections. Planned traffic improvements will, however, improve traffic distribution and relieve current congestion in the Station Core Area. Assessment of the Redevelopment Plan traffic impacts should focus on improvement in traffic circulation over existing conditions and the potential full build-out of development achievable under current zoning.

2: Street, roadway and bikeway infrastructure.

Street, roadway infrastructure and associated bikeway infrastructure will be planned and constructed in an orderly sequence that is tied to both the staging of land development within the Redevelopment Area and the availability of funding as discussed in Policy 6. The table entitled "Required Roadway and Bikeway Infrastructure for Redevelopment Area Districts," the map entitled "Conceptual Bicycle/Pedestrian Plan," and seven maps entitled "Roadway and Bikeway Staging" illustrate the roadway and bikeway segments and intersection improvements that will be required in conjunction with development in each of the Redevelopment Districts. Separate bike lanes shall not be required in the RP-1 District, except for Vaughn Drive and the road connnecting Vaughn Drive and the farmers' market. With respect to such roads, the bike lanes may be provided off-road. The streets in the RP-1 District, other than such roads, will utilize a shared space concept oriented toward pedestrians that will result in slow automobile speeds, therefore accommodating bicycle traffic, and will necessitate slower speeds for bicycles. A comprehensive bicycle and pedestrian/bicycle-friendly circulation system, consistent with the shared space concept, that safely accommodates road users shall be provided between all uses, along roads, and through the open space.[2]

[Amended 3-7-2011 by Ord. No. 2011-5]

Reconstruction and extension of Vaughn Drive to Washington Road will be required to support development within Districts 1, 4 and 6. It is unclear at this time what the floodplain, flood hazard area, DRRC buffer, and wetlands restrictions are along the proposed alignment of Vaughn Drive from the existing Vaughn Drive to the Dinky, and consultation with NJDEP will be necessary to resolve that. North of the Dinky, it is the objective of the Plan that the proposed alignment of Vaughn Drive will be outside the floodplain, flood hazard area, DRRC buffer, and wetlands zone.

Realignment and reconstruction of Washington Road west of the railroad will be required to support development within Districts 1, 2, 3, and 10. The realignment is consistent with that proposed by New Jersey Department of Transportation for the Penns Neck EIS and Vaughn Drive improvements and provides additional developable acreage for the District 3 properties.

Local streets within District 1 are required primarily to support development of that district. Selected street segments are also needed if construction proceeds in Districts 2, 3, 4, and/or the northern portion of District 6.

Extension of the Promenade (street segment M) and construction of drop-off and pick-up facilities in the core station area are required in conjunction with development of District 4.

Streets within District 6 include the completion of the Promenade from the Dinky southward to meet Vaughn Drive; construction of a new roadway roughly paralleling the railroad tracks and intersecting Alexander Road in the vicinity of Old Bear Brook Road (it is an objective to close Old Bear Brook Road on the south side of Alexander Road to vehicular traffic, while maintaining pedestrian and bicycle access to the Old Bear Brook Road neighborhood); the connection (segment G) linking Old Bear Brook Extension to Vaughn Drive; and various NJ TRANSIT station core facilities, including the Bus Rapid Transit (BRT) platforms and loop, pick-up and drop-off areas, and station/parking access drives. These facilities are needed in conjunction with development in Districts 4 and 6.

Improvements to Route 571 between the railroad and Clarksville Road are being planned and designed by Mercer County with funding by the Delaware Valley Regional Planning Commission. These improvements are needed in conjunction with redevelopment of the "Main Street" properties along this section of Route 571.

[g]

The Sarnoff Connector and driveway to Sarnoff are required in conjunction with development of the Sarnoff property, as designated in the General Development Plan for Sarnoff.

Editor's Note: These maps and tables are included at the end of this chapter.

The above description and table and maps provide a general framework for provision of roadway infrastructure. The sequence by which specific properties will be developed will emerge as redevelopment proceeds, and therefore there will of necessity be flexibility in the sequencing of roadway construction. Subelements of each district will require less than the full implementation of roadways for that district as described herein, and the Township will work with the respective property developers to achieve the optimal timing and sequencing of improvements.

The Township will periodically reevaluate the location, design and timing of street and roadway infrastructure to ensure consistency with the pattern of development that is actually occurring.

3: Redevelopment-related traffic congestion can be mitigated by innovative congestion management strategies such as a Township-wide van or shuttle service subsidized by Redevelopment Area funding. The yearly cost of subsidizing van or shuttle service should be evaluated for its financial feasibility.

4: Continuous sidewalk/path and bicycle connections should be provided throughout the Redevelopment Area and to adjacent neighborhoods and open space.

Bicycle lanes as part of the street structure shall be installed for all roads designated as arterials or collectors, according to the definitions in the Township Master Plan's Circulation Element. Based on these definitions, roads or streets shall be designated as collectors or arterials if they regularly carry traffic that serves other than local residents; for example, commuters going to or from parking garages shall be designed or customers of retail merchants. Bike lanes in a configuration that places the bike lanes between the sidewalk and parked or moving cars and includes a two-foot marked buffer space between the bike lanes and the cars shall be provided. Separate bike lanes shall not be required in the RP-1 District except along Vaughn Drive and the road connecting Vaughn Drive to the farmers' market. Bike lanes on these two roads may be provided off-road.

[Amended 3-7-2011 by Ord. No. 2011-5]

The Conceptual Bicycle/Pedestrian Plan outlines the required pedestrian and bicycle facilities, which shall be constructed concurrently with the associated or adjacent roadway.

A nonautomobile connection, wide enough to serve two-way bicycle and pedestrian traffic, between the east and west sides of the railroad is essential to creating a sense of place in Princeton Junction.

Continuous and wide sidewalks and pedestrian ways shall be provided on both sides of all streets and roadways of the Redevelopment Area, including Route 571, to ensure that pedestrian circulation and mobility are enhanced throughout the area, meeting the standards of the NJDOT Smart Transportation Guidebook and the Americans with Disabilities Act Accessibility Guidelines. Multiuse trails can substitute for a sidewalk on one side of the street, but not both.

Multiuse trails shall be constructed according to the Conceptual Bicycle/Pedestrian Plan. Per the Township Master Plan guidelines, they are appropriate "along roads with more than two travel lanes," in "locations with relatively few driveway and roadway intersections" and "along railroad tracks, in parks, along river or stream banks, and similar areas," but they do not substitute for bike lanes, due to the higher risk of collisions at driveway and roadway intersections, among other reasons.

Consistent with Policy 5 of this Goal 4 and Goal 5, pedestrian and bicycle connectivity to adjacent neighborhoods shall be constructed such that bicyclists and pedestrians have safe access to and from the Redevelopment Area.[3]

Access to the Penn's Neck neighborhood shall be improved by constructing a multiuse path from the Penn's Neck neighborhood along the Dinky tracks to meet the multiuse path along Vaughn Drive, as shown on the Conceptual Bicycle/Pedestrian Plan. Pedestrian crossings from the Main Street promenade area to this path must be designed to enable safe access to the open space.

Pedestrian and bicycle access to the neighborhoods bordering Bear Brook Road shall be maintained in the event a cul-de-sac is constructed on Old Bear Brook Road near Alexander Road, so that bicyclists and pedestrians have direct access from Old Bear Brook Road to Alexander Road.

Editor’s Note: Former Subsection D(2)(d)[6], regarding bicycle and pedestrian facilities, was repealed 3-7-2011 by Ord. No. 2011-5. This ordinance also provided for the redesignation of former Subsection D(2)(d)[7] as Subsection D(2)(d)[6].

5: As site plans are developed for the Redevelopment Area, specific consideration should be given to the provision of safe and efficient crossing of streets for both pedestrians and bicycles, accounting for the presence of sidewalks and trails and bike lanes and recognizing the need for access for the physically disabled. The site plans shall also show how the Redevelopment Area will be safely linked to each of the adjacent neighborhoods.

6: The Redevelopment Area should be planned to serve as a major Central Jersey transportation hub incorporating all modes of travel: commuter rail, Dinky, Bus Rapid Transit, local bus and shuttles, taxis, Kiss and Ride, and short-term parking; provided, however, that any plans to serve as a major Central Jersey transportation hub shall not be implemented without the prior commitment of state and/or federal resources to pay for the improvements needed to accomplish this objective. West Windsor encourages New Jersey Transit to provide platform improvements and other station amenities consistent with its status as a major transportation hub.

State and federal financial assistance and cooperation are essential to fulfill Princeton Junction's public transit hub requirements. The Princeton Junction train station, especially with future bus rapid transit service, is expected to be an important element in New Jersey's mass transit network, whose ridership is expected to substantially increase. Additional pedestrian crossings of the railroad are needed to facilitate station access for rail commuters from planned commuter parking areas and to improve neighborhood and station area pedestrian circulation and connectivity. State and federal financial assistance will be essential for creating better station access, including an additional east-west pedestrian crossing of the tracks and increased capacity platform.

Sufficient area should be devoted to multimodal Station Core Area activities such as right-of-way for the BRT and area for convenient drop-off and pickup and short-term waiting areas for taxis, buses, shuttles and automobiles. Core Area circulation and activities will be subject to further analysis and refinement as parking is expanded and detailed plans are developed for specific portions of the Redevelopment Area.

7: Funding.

Funding of new roadways and bikeways and roadway and bikeway improvements will be from a variety of sources, including state and federal funding through New Jersey Department of Transportation (NJDOT), NJ TRANSIT, Mercer County, and Delaware Valley Regional Planning Commission (DVRPC), the Township's off-tract roadway assessment program, and on-site improvements required of Redevelopment Area developers. A framework of responsibilities for funding roadway improvements is illustrated in the map entitled "Funding of Roadway Infrastructure."[4]

NJDOT has identified Vaughn Drive and Washington Road west of the rail line as a major project through its Penns Neck EIS and has in the past allocated funding to the project. The Redevelopment Plan continues to indicate Vaughn Drive as a state-funded project, although the original proposal has been modified to produce an alignment that is more compatible with the land development plan, and to eliminate the costly grade separations proposed at Washington Road. Further adjustments may be needed to respond to traffic service, design, and environmental factors. These components of the Plan will be subject to more detailed analysis early in the next phase of planning and engineering.

Mercer County and DVRPC are planning and designing improvements to Route 571 between the railroad and Clarksville Road.

Both Washington Road and Alexander Road are periodically closed by flooding along Little Bear Brook. A program shall be established, and funding, including federal and state local assistance, should be sought to improve the Washington Road and Alexander Road crossings over Little Bear Brook.

Improvements to the station core area (pick-up and drop-off areas and related station facilities), and implementation of the BRT and related platforms and routes, could be funded and implemented by NJ TRANSIT, the developers of properties owned by NJ TRANSIT, and/or other state and federal sources.

On-site improvements will be required to be implemented by Redevelopment Area developers. These will include the system of streets needed to serve the respective project areas, as well as related streets and intersections needed to access the regional road system. Within the Redevelopment Area, bicycle and pedestrian facilities, including sidewalks and crosswalks, should be considered part of the standard street infrastructure for funding and implementation purposes. Outside the Redevelopment Area, the Township's Circulation Plan and Capital Improvement Program should be evaluated to ensure that appropriate connectivity to existing neighborhoods is provided.

Sarnoff will be required to construct the Sarnoff Connector as a provision of the General Development Plan (GDP) for that property.

[g]

West Windsor Township's Off-Tract Roadway Assessment Program is an established mechanism for collecting developers' pro rata share of costs for off-tract roadway improvements. Funds have already been collected from prior developments in the Township for improvements within the Redevelopment Area, and the future developers of properties within the Redevelopment Area will be subject to the requirements of the program as well.

Editor's Note: See Map U, included at the end of this chapter.

Consistent with Goal 1, the variety of available funding sources will ensure that traffic improvements will be paid for without imposing a financial burden on Township residents.

8: Mayors in neighboring municipalities and other appropriate public officials should be encouraged to work to provide more shuttle service to the train station, including service in conjunction with satellite parking areas.

9: Pedestrian access to Berrien City and other adjacent neighborhoods shall be improved by narrowing the Scott Avenue roadway and effecting other necessary improvements to achieve continuous sidewalks and lighting on both sides of Scott Avenue between Wallace Road and Alexander Road. In addition, the pedestrian crossing at Scott Avenue and Wallace Road shall be relocated to the west side of Scott Avenue, crossing Wallace Road on the west side of the Kiss and Ride driveway, and continuous sidewalk connections shall be provided between this crossing and Scott Avenue. Sidewalks shall be provided on both sides of Wallace Road between Alexander Road and Route 571. Traffic calming on Wallace Road shall be further improved by the addition of bicycle lanes and a marked two-foot buffer, and a prominent mid-block crossing from the station area across Wallace Road. Any new design of the Kiss and Ride on the east side of the tracks should minimize potential conflicts between pedestrians, bicyclists and motorists by the extensive use of traffic-calming techniques.

Goal 5.

Goal: The Redevelopment Plan will at least preserve, if not strengthen, the neighborhoods in and around the Redevelopment Area.

Policies.

1: Retain the West Windsor Wallace Road commuter parking lot directly across from the Berrien City neighborhood as surface parking.

2: The size, scale and aesthetic design of development on the east side of the railroad shall be consonant with the surrounding neighborhoods and shall be kept to 2 1/2 stories. Three stories may be permitted for the properties bordering the Acme Woods, where there is a sufficient dense buffer.

3: A smooth transition should be created between the existing neighborhoods and new development. This shall include buffer zones such as green areas, bike and pedestrian paths and a gradual increase in building height and mass between established neighborhoods and the redevelopment area.

4: Preservation of green spaces and park lands and the greenbelt corridors will be emphasized to mitigate the negative effects of traffic, density, noise and air pollution and to enhance aquifer recharge, wildlife habitat, and runoff and floodwater storage. Traffic will be minimized to the extent feasible through better distribution using higher order, arterial and collector roads.

5: To protect the Old Bear Brook Road neighborhood south of Alexander Road and the future Maneely development, close Old Bear Brook Road to through traffic by constructing a cul-de-sac at the north end of the roadway adjacent to Alexander Road. Also, provide mountable curbing and appropriate raised pavement to permit emergency vehicle access from Alexander Road to Old Bear Brook Road.

6: In order to provide more efficient and timely emergency services on the west side of the rail line, add an emergency services substation at an appropriate location in the Redevelopment Area.

Goal 6.

Goal: The Redevelopment Plan will provide more parking for West Windsor residents. Adequate replacement parking shall be provided during construction to ensure that the parking demands are being fully and continuously served.

Policies.

1: Provide additional commuter parking spaces for West Windsor residents as determined in consultation with the Parking Authority and New Jersey Transit.

2: Provide for more convenient short-term parking and Kiss and Ride parking on both the east and west sides of the station.

Goal 7.

Goal: The Redevelopment Plan should facilitate the location of parking garages serviced by the Dinky and the BRT.

Policies.

1: Parking structures will be constructed only after consultation with the West Windsor Parking Authority.

Goal 8.

Goal: The Redevelopment Plan will maximize preservation of open space, protect environmentally sensitive land, and minimize impervious cover consistent with compact town center development and smart growth principles for transit villages as set forth in New Jersey Transit's Planning for Transit-Friendly Land Use.

Policies.

1: Preserve the Millstone River Corridor and the Little Bear Brook Corridor, as shown on the Land Use Map.

2: Isolated wetlands required for parking or circulation should be mitigated by the creation of new wetlands at a rate of two acres for every one acre filled within the Redevelopment Area as governed by New Jersey Department of Environmental Protection regulations or as otherwise specified in a New Jersey Department of Environmental Protection wetlands permit. The mitigation may be within or outside of the Redevelopment Area.

3: All or the majority of Block 6, Lot 48, should be acquired for open space, public parkland, stormwater management and wetland restoration and mitigation.

4: The amount of preserved open space would vary in each section of the Redevelopment Area, but the goal should be that overall approximately one-half of the Redevelopment Area, including constrained and developable land, should be maintained as open space. The Township's public policy is to preserve as much developable land as possible.

5: To the extent practicable, adopt innovative and progressive stormwater best management practices that embrace ecosystem-based, natural and sustainable principles versus artificial and high-maintenance means of treating stormwater quality at the conceptual design phase (e.g., rain gardens and bioretention swales and basins). A stormwater management plan in accordance with the Redevelopment Area watershed configurations shall be designed and shall include a regional detention facility, preferably in District 5 and with a cost-sharing arrangement and compensation to the owner of the land on which the facility is located.

6: Adopt landscape and stormwater maintenance specifications that employ integrated pest management practices.

7: Specify only indigenous plant species within the Redevelopment Area; completely avoid exotic and invasive plant species.

8: Open space acquisition should be accomplished by a combination of redevelopment area financing, state green acre grants, county grants and matching funds, federal grants, private donations of land, private donations of cash, open space tax funds and other resources.

9: The impact of road and parking construction on the greenbelt should be limited to the maximum extent practicable. Greenbelt impacts should be mitigated by preservation of District 5 and a continuous open space corridor through District 10 and along the Millstone River as shown on the Land Use Map.

10: Preserve the Sarnoff Woods through implementation of a program transferring development rights, including those relating to office and affordable housing, through use of a TDR or other scheme for transferring development from the area to District 6 and use of some or all of the other mechanisms available, including land acquisition, land swaps, the possible transferring of development rights to District 3, and reconfiguration of the Sarnoff General Development Plan to shift development toward Route One. A TDR program with District 10 as the sending zone and the northerly portion of District 3 as the receiving zone or another program achieving similar results should be explored.

11: Information about and the regulatory impact of threatened and endangered species shall be provided and addressed at the site plan stage.

12: Certain environmental conditions within the Redevelopment Area (e.g., freshwater wetlands and associated buffers, open waters, the one-hundred-year floodplain, and contaminated sites) may constrain critical elements of the proposed Plan. As portions of the Plan are further defined, more detailed environmental analysis will be required, perhaps necessitating adjustments to both the conceptual building configurations and to the circulation system as currently illustrated in the Plan.

Goal 9.

Goal: The Redevelopment Plan will strive to remediate contaminated sites within the designated area through the use of private capital, and/or state or federal government funding.

Policy: Remediate contaminated sites consistent with future land use goals through the use of private capital, state and federal funds. Those brownfield sites are located in Districts 3, 6, 7, and 9.

Goal 10.

Goal: The size, scale and aesthetic design of the Redevelopment Area will be sensitive to adjacent neighborhoods.

Policies.

1: The height of buildings in the Redevelopment Area should be limited to four stories in District 1, with retail on the first floor; four stories in District 2 and 4; four stories in District 3 as part of a density transfer program to eliminate existing development in District 5; 2 1/2 stories in District 7, except that three stories are permitted for properties abutting the Acme Woods; and three stories in District 10.

2: Parking structures would be limited to four stories and five levels. Increases in capacity beyond what is shown on the Conceptual Land Use Plan should be accomplished by increasing the structures' footprints. Rooftop elements shall be exempt from height restrictions.

3: Commuter parking on Wallace Road shall remain as surface parking.

4: Structured parking would feature liner buildings or aesthetic treatment where structures front on public streets.

5: All parking structures shall be designed with documented attention to both passive (sight lines, open and defensible space, open stairways, avoiding interior wing walls and corners, etc.) and active (code blue type call boxes, video systems, etc.) security measures.

Goal 11.

Goal: The Redevelopment Plan will create iconic and active public spaces for the West Windsor community and a pedestrian-oriented street life. The most prominent one will be the Main Street promenade. No streets will cross through the promenade, leaving a continuous open space and four local roads that end in a T intersection on the square. The promenade shall be created between bordering streets, creating a town square, and traffic shall be routed one-way around this continuous open space.

Policies.

1: The Redevelopment Area will provide for a central public gathering space a promenade which features public art, gardens and structures for public events. The central public gathering space, the specific features and structures, as well as responsibility for financing and constructing those features and structures, shall be fully defined with particularity prior to the issuance of any permits for construction (other than permits for parking garages) in Districts 1 and 3.

Provide for the farmers' market, including utilities, storage, a plaza with a porous surface, provided that such surface meets the needs of the farmers' market, and a building to accommodate the sale of produce, to be constructed by the redeveloper. Private restrooms within a commercial building on the Promenade shall be made available for use by the general public subject to reasonable restrictions on such public use, which restrictions shall be subject to the review and approval of the Township Council, which approval shall not be unreasonably withheld. The specific accommodations for the farmers' market, as well as the timing of construction of those accommodations, shall be fully defined in a redeveloper's agreement. A portable stage will be used for public events in lieu of a permanent structure, which would not be used much of the time and would not animate the space.

[Amended 3-7-2011 by Ord. No. 2011-5]

3: Provide a layout of buildings, open spaces and parking lot edges that encourage pedestrian and bicycle circulation with sidewalk and pathway interconnections. To facilitate bicycle usage by cyclists of all levels of experience and age, a roadway configuration that places bike lanes between the sidewalk and parked or moving cars and includes a two-foot marked buffer space between the bike lanes and the cars and provides connectivity to adjacent neighborhoods shall be used. Separate bike lanes shall not be required in the RP-1 District except along Vaughn Drive and the road connecting Vaughn Drive to the farmers' market. Bike lanes on these two roads may be provided off-road.

[Amended 3-7-2011 by Ord. No. 2011-5]

4: Provide for focal points such as small parks or squares and other open spaces, as appropriate, such that a sense of place is enhanced and strengthened.

5: Encourage a mix of residences, stores and shops, personal service establishments, offices, workplaces and civic uses that are interwoven within a traditional mixed-use village neighborhood, all in close proximity.

6: Encourage a mix of uses that provides for predominately retail stores, restaurants and personal service uses on the first floor or street level with office and residential uses located on upper floors.

7: Prohibit the development of new single-story, single-use structures except for liner buildings used to continue the street wall. This policy shall not apply to the RP-1 District.

[Amended 3-7-2011 by Ord. No. 2011-5]

8: Promote the design and arrangement of buildings in a manner that advances "green building" concepts to achieve sustainability.

9: Provide unobstructed access from sidewalks to buildings used by the general public.

10: Provide safe and easy passage from the public realm into individual buildings.

11: Provide interest for the pedestrian at the ground level of buildings by limiting unembellished solid walls.

12: Provide interest for the pedestrian at the ground level of buildings through detailing at close view.

13: Allow sufficient room for pedestrian passage and additional use of sidewalk such as cafe tables.

14: Create shaded sidewalks and vertical landscape throughout the redevelopment area. Street trees and well-integrated landscape improvements shall be provided throughout the Redevelopment Area.

15: Streets and sidewalks must be lined with buildings rather than parking lots or parking structures.

16: Parking must be located behind buildings.

17: Parking garages must contribute to pedestrian life through ground level use, scale and detail.

(r)

18: Use a traditional town center grid of streets and alleys for maximum pedestrian choice and activity. If the traditional street grid is broken because of development requirements, pedestrian connections shall be established. These connections shall be a continuation of the existing grid and allow for service access.

(s)

19: Visually extend the pedestrian's realm and provide interest along the sidewalk, as well as allowing people inside opportunity to observe the passing street scene.

(t)

20: Establish a continuous street wall defining the public space of the street, with variety provided in building width and height.

(u)

21: Corner buildings shall relate to the activities of the intersection and encourage activity through their design.

(v)

22: Provide a safe and appealing nighttime environment for the Redevelopment Area.

(w)

23: Create pedestrian interest by using public art, sidewalk patterns, signs, lighting fixtures and street furniture that create a distinctive appearance for the Redevelopment Area.

(x)

24: In District 9, consider constructing an iconic power-generating windmill that is designed and scaled in such a way as to pay homage to West Windsor's agricultural past while symbolizing the future's green energy.

(y)

25: Standalone structures intended as public amenities in iconic and active public spaces will be contracted individually and separately with public or private entities unless a detailed financial analysis demonstrates that tax-increment financing will be more advantageous to West Windsor taxpayers than other private or public sector options for constructing such structures.

(z)

26: In addition, for the village area along Route 571 all development should reflect traditional village planning and design principles and should:

Promote the creation of a district with architectural facade design and building scale typical for a mixed-use village neighborhood.

Promote the transition of existing development into a new district that exhibits the design features of a traditional mixed-use village neighborhood promoting pedestrian circulation, social gathering and interaction amongst commercial establishments supporting and servicing the residents of the community.

Limit automotive service and financial institution uses to those presently existing.

Create an improvement district to facilitate circulation, road, streetscape and open space improvements.

Promote cross access and shared access to reduce the number of driveways along Route 571.

(aa)

27: The Acme Center with a grocery store may be retained. If the owner wishes to retain the current building, the sidewalk in front of the buildings shall be widened and the sidewalk linkage to the current Route 571 sidewalk shall be enhanced, in order to facilitate better pedestrian movement and create a continuous "Main Street" from 571 to Alexander Road. Enhanced landscaping and/or a kiosk at the corner of the entrance on Route 571 is encouraged. Liner buildings may be constructed to create a more active street life. The liner buildings shall not go across the entire frontage, so as to minimize or obstruct views of buildings in the rear from Route 571.

(bb)

28: The Parking Authority should consider creating a public open space by making a pocket park at the train station pond.

(cc)

29: Architectural elevations and renderings shall be provided with all site plan applications.

Goal 12.

Goal: The Township will strive to incorporate input from all key stakeholders during implementation of the Redevelopment Plan, including any amendments to it and development applications filed pursuant thereto.

Policies.

1: The general public, especially key stakeholders such as residents and property owners, both within and outside the Redevelopment Area, is encouraged to contribute ideas and amendments during the Redevelopment Plan implementation phases at public meetings and through written correspondence to the governing body and Planning Board.

2: All concept, preliminary, final, and amended plans will be posted on the developer's website with a link from the Township's.

Goal 13.

Goal: The Township will strive to mitigate the effects of the Redevelopment Plan on the West Windsor-Plainsboro Regional School system.

Policies.

1: All residential units to be constructed shall have an average of no more than two bedrooms, with no other available space within a unit to be used as sleeping quarters. Bedrooms include any room above the main living or kitchen area whether they have a closet or a door or not. Square footage that can be used as a bedroom will be treated as a bedroom and subject to the two-bedroom limitation. The bedroom mix for affordable units will be as per the COAH rules.

[Amended 3-7-2011 by Ord. No. 2011-5]

2: The Township will meet regularly with school district officials to review the ongoing impact of redevelopment on school capacity and related issues as well as provide advice with respect to the assumptions used to assess the impact of redevelopment on the school system.

Goal 14.

Goal: The Redevelopment Plan will incorporate economic, environmental, and social sustainability urban planning principles as outlined in the LEED-ND (Leadership in Environmental and Energy Design — Neighborhood Design) standards, or such future standards as are adopted in their stead, for conservation of West Windsor's natural resources.

Policies.

1: LEED-ND policy objectives.

The US Green Building Council's Leadership in Energy and Environmental Design (LEED) for Neighborhood Development (ND) Rating System integrates the principles of smart growth, urbanism and green building into a nationally recognized system for neighborhood design. The rating system encourages smart growth and new urbanist best practices, promoting the location and design of neighborhoods that reduce vehicle miles traveled and communities where jobs and services are accessible by foot or public transit. Adhering to LEED for neighborhood development project criteria will help ensure that the redevelopment of Princeton Junction will successfully protect and enhance the overall health, natural environment, and quality of life of our community.

The policy objectives of LEED-ND that the redevelopment of Princeton Junction shall support and conform to are:

Reduce urban sprawl.

[i]

In order to reduce the impacts of urban sprawl, or unplanned, uncontrolled spreading of urban development into areas outside of the metropolitan region, and create more livable communities, LEED for Neighborhood Development communities are:

[A]

Locations that are closer to existing town and city centers.

[B]

Areas with good transit access.

[C]

Infill sites.

[D]

Previously developed sites.

[E]

Sites adjacent to existing development.

[ii]

Typical sprawl development, low-density housing and commercial uses located in automobile-dependent outlying area, can harm the natural environment in a number of ways. It can consume and fragment farmland, forests and wildlife habitat; degrade water quality through destruction of wetlands and increased stormwater runoff; and pollute the air with increased automobile travel.

Encourage healthy living. LEED for Neighborhood Development emphasizes the creation of compact, walkable, vibrant, mixed-use neighborhoods with good connections to nearby communities. Research has shown that living in a mixed-use environment within walking distance of shops and services results in increased walking and biking, which improve human cardiovascular and respiratory health and reduce the risk of hypertension and obesity.

Protect threatened species. Fragmentation and loss of habitat are major threats to many imperiled species. LEED encourages compact development patterns and the selection of sites that are within or adjacent to existing development to minimize habitat fragmentation and also help preserve areas for recreation.

Increase transportation choice and decrease automobile dependence. These two things go hand-in-hand; convenient transportation choices such as buses, trains, car pools, bicycle lanes and sidewalks, for example, are typically more available near downtowns, neighborhood centers and town centers, which are also the locations that produce shorter automobile trips.

2: Implement LED lighting fixtures for site lighting fixtures; consider solar electric generation for pedestrian-scale lighting systems and/or project signs.

Implement green roof planting on flat roofing of multistory buildings or light color for roof surfaces.

Development in the Redevelopment Area shall provide for energy conservation opportunities, including designing and constructing train station parking so as to facilitate the future installation of plug-in hybrid electric vehicles and electric vehicle infrastructure. The parking spaces so provided shall be preferential so as to raise the public's awareness of such vehicles.

Solar photovoltaic systems on parking decks are encouraged.

Goal 15.

Goal: In keeping with the Township Master Plan Circulation Element Goals B and C, encourage alternate circulation modes and networks (e.g., pedestrian, bicycle, and bus transit) to minimize local auto traffic trips and to increase opportunities for recreational bicycling and walking. The pedestrian and bikeway system should make walking and cycling a viable alternative to driving, improve bicyclist and pedestrian safety, and create a comfortable environment for all bicyclist levels through such techniques as minimizing crossing distances, providing for slow vehicular speeds, and maximizing traffic calming.

Policies.

1: The plan incorporates by reference all policies of the Township Master Plan Circulation Element Goals B, Policies 1 through 3, and C, Policies 1 through 8.[5]

§ 200-258 Standards applicable to all districts.

Editor’s Note: Former Subsection O(2)(b), regarding bicycle and pedestrian facilities, which immediately followed this subsection, was repealed 3-7-2011 by Ord. No. 2011-5.

Article XXXIV Land Use Controls

[Amended 3-7-2011 by Ord. No. 2011-5]

The districts must be developed in accordance herewith, except that the standards herein shall not apply to the RP-1 District, the regulations for which include standards in lieu of those herein. All development must be substantially consistent with the primary road configuration on the Roads and Circulation Plan and the Promenade shown on the Conceptual Plan. All standards set forth in the Township Land Use Code, other than district regulations, shall continue to apply except when inconsistent with the design standards set forth below and with the goals and policies set forth in this Redevelopment Plan. In addition, all redevelopers in the Redevelopment Area shall satisfy such goals and policies, except when a modification thereof appears specifically herein, and shall comply with the following standards. Notwithstanding any provisions of this plan to the contrary, no design standards shall apply to commuter parking facilities developed, financed and/or sponsored by public entities such as the West Windsor Parking Authority and New Jersey Transit and shall be determined cooperatively with the redevelopment entity, the West Windsor Parking Authority, and New Jersey Transit. Section 200-243.2 of the West Windsor Township Code shall not apply.

Traffic circulation and parking.

On-site parking and service access shall be designed to avoid the backing in and out of vehicles onto street rights-of-way.

Sidewalk widths shall measure between 10 feet and 15 feet in the core retail and town center area in District 1 and shall be a minimum of five feet wide in all other areas. With respect to the latter, the need for wider sidewalks should be reviewed at site plan. All sidewalks should be durably paved and smoothly surfaced to provide for the free movement of pedestrians. A minimum width of off-road bike lanes should be eight feet.

All sidewalks and pathways must be designed to provide access for the physically disabled. Access ramps shall be conveniently placed and sloped to provide easy connection to streets and sidewalks, in conformance with the Americans with Disabilities Act.

The applicable parking requirement may be reduced where it can be demonstrated to the satisfaction of the Planning Board that such reductions are justified by reason of proximity to public transportation and/or documented arrangements for shared parking supported by analyses consistent with the Urban Land Institute's Shared Parking Analysis or such other generally accepted standards applicable to shared parking.

Per New Jersey Department of Transportation Bicycle Compatible Roadways and Bikeways design guidelines, bicycle storage lockers shall be located near each boarding location, and bike racks shall be located under a shelter. All facilities that provide parking to the public shall provide parking for bicycles at the rate of one bicycle parking space per 10 automobile parking spaces for the first 100 parking stalls and one bicycle space for every 20 automobile parking spaces beyond that. In addition, sheltered bike storage racks shall be provided on each block within the main street retail area and for each separate office or retail building within the Redevelopment Area.

Landscape treatments and guidelines.

All plants, trees and shrubs shall be installed in accordance with a landscape plan and schedule provided by the developer, subject to the approval of the Planning Board.

Provide aesthetic treatments considering decorative materials and/or patterns for all nonvehicular or shared paved surfaces. Pavements should be specifically designed to emphasize the creation of spaces and transition between spaces or zones and to provide visual clues to pedestrians and motorists to reinforce the use or function of the area. More refined pavements should be utilized to emphasize and enhance areas designed for larger volumes of pedestrian activity such as building entrances, plazas and terraces, nodes, drop-off and pick-up zones and crosswalks. A palette of compatible decorative pavements and/or pavement patterns should be developed for the entire redevelopment zone.

Landscape shall be provided throughout the redevelopment area to create spatial definition or separation, shade, visual interest, seasonal color, visual buffering, microclimatic enhancement, and habitat and to improve safety.

Any landscaping which is not resistant to the environment, or that dies within five years of planting, shall be replaced by the developer.

In public spaces, use passive systems such as cisterns and water gardens that collect rainwater for irrigation to the extent feasible.

Gray water shall be reused to the extent practicable.

Soil moisture-sensing irrigation systems shall be used.

Architectural and landscape architectural guidelines. The creation of a cohesive built environment where existing and proposed commercial and residential development are integrated is essential to this Redevelopment Plan. The following are architectural and streetscape standards for all new construction and renovations within the Redevelopment Area.

New buildings within the Redevelopment Area should be considered an integral part of the overall site design and developed with appropriate consideration for both proposed and existing buildings with respect to height, mass, siting, location, materials, orientation, signs, lighting and use. New buildings should be of materials, scale and colors to harmonize with the general look and feel desired for the particular location in the Redevelopment Area.

Buildings shall be oriented toward and close to and front on public streets to provide form and function to the streetscape. The streetscape should be continuous and varied through the use of street furniture, landscaping, building articulation, building frontage setbacks and changes in sidewalk types and textures. Long buildings should be divided at a scale comparable to that of other buildings on the rest of the block. Driveway intersections with the public street should be minimized to avoid excessive interruptions in the streetwall.

Buildings shall be designed so as to be attractive from all vantage points.

Unless the redeveloper proposes a specific use that requires a unique building, buildings should be designed utilizing base, middle and top forms as the primary method relating buildings to each other.

The base shall be considered the first story of the facade facing a public street, depending on the overall heights of the building. The design of the base, as well as the quality and durability of its materials, should be emphasized to create visual interest and support pedestrian activity. The building's base should be presented to the Planning Board at a larger scale of drawing and greater detail than the remainder of the facade to ensure it meets the building design objectives.

In addition to the base, the exterior design shall include a middle field section and a cap on the top. The middle of the building shall be differentiated from the base by a horizontal transition line. The transition line's specific location shall be determined primarily by the overall height of the building and that of any adjacent buildings. If adjacent buildings are lower than the proposed building, then the transition line should relate to such adjacent building. A horizontal transition line should also be established separating the middle field from the cap or top of the buildings.

The base transition line should range from one-fifth to one-quarter of the overall height. The upper transition line, articulating the cap, should be placed approximately one-eighth of the overall height from the top. Transition lines may consist of a continuous, shallow balcony, a shallow recess, an articulated trim course cornice, a water table, fenestration or other appropriate means. The transition should be supported by a change of window rhythm or size and a change in material, color or texture.

All materials and colors shall be approved by the Planning Board.

The predominant material of all street walls on primary and secondary streets shall be brick, precast, wood and finished masonry block, or curtain wall. Stucco may be used as an accent.

Shop fronts should have a kick plate that ranges in height from 18 inches to 42 inches running continuously beneath the required fenestration.

Masonry units may be turned at the wall opening to visually create a thick wall and should be used in the design of balconies, loggias and larger openings.

Awnings, which add visual richness to the commercial corridor while enhancing the quality of public walkways, are encouraged for all storefronts. Awnings shall have fixed or retractable metal framework, with vinyl laminated polyester base scrim awning fabric to blend with storefront paint colors.

(13)

Canopies, unlike awnings, are nonretractable. They shall be constructed of wood or metal framing, standing-seam metal roof, plywood and molded millwork trim. Canopies shall incorporate signage and down lighting. Security shall be implemented so that it cannot be seen, and security grille housing is specifically prohibited.

(14)

Continuous covered walkways shall be provided to the extent feasible. All awnings and canopies shall be securely attached to the building so that the lowest part of the awning or canopy is mounted a minimum of eight feet and a maximum of 12 feet above the sidewalk at the storefront.

(15)

Large areas of glass curtain walls or strip windows of more than 15 feet in length are discouraged, as are tinted and highly reflective glass. Window openings shall have sills and heads of masonry or stone. These may be of precast concrete, limestone, granite, brick soldier courses, or slabs exposed only for the length of the window.

(16)

Lighting levels along paved portions of public walks shall be an average of no less than one footcandle for commercial areas and 0.5 footcandle for residential areas. Solar and LED lighting shall be used whenever feasible.

(17)

Fixtures serving to light streets shall be at a height of no greater than 20 feet above the adjacent roadway surface. The light center of a fixture for a pedestrian walkway shall be mounted at a height of 12 feet to 14 feet above the adjacent surface of the walkway. The fixtures shall include attachments to accommodate such amenities as banners and flower pots.

(18)

Parking and other automobile facilities should be designed as an integral part of site development with careful regard to safety, topography, landscaping, sight lines and access.

(19)

Mechanical equipment located on building roofs shall be screened so as not to be visible from the ground level from adjacent developments and from public streets and spaces. Mechanical equipment at ground level shall be screened and in the rear.

(20)

Luminaries shall provide adequate lighting in as energy-efficient manner as possible (e.g., solar-powered LED to coordinate the lighting with the time of day); implement high-efficiency lighting technologies such as LED lighting fixtures for site lighting fixtures; implement solar electric generation for pedestrian-scale lighting systems and/or project signs.

(21)

Provide street furnishings that serve the anticipated occupants or users of all exterior spaces, including, but not limited to: benches, gazebos, trash and recycling receptacles, bicycle racks, bird houses, drinking fountains, kiosks, sculptural elements, children's play elements, decorative fountains, bollards, decorative fences, seat walls, and pedestrian-scale lighting. A palette of compatible site furnishings should be developed for the entire redevelopment zone.

(22)

Community bulletin boards, such as kiosks, shall be provided at strategic locations.

(23)

Green roof planting on flat roofing of multistory buildings or provide light color for roof surface shall be implemented, and solar photovoltaic systems on roofs and parking decks shall be provided to the extent practicable.

(24)

Excepting the antenna itself, all parts and components of personal communications antennas, satellite dishes, and television and radio antennas shall be screened from view regardless of elevation, or shall be disguised within an enclosed structure. The screening shall be designed as part of the overall design theme of the building to which it is associated.

(25)

Dish antennas may not exceed 12 feet in diameter.

(26)

Outdoor cafes, where permitted by the land use regulations, may extend onto the public right-of-way upon issuance of a license by the Township. Such encroachment shall convey no rights to the licensee beyond those enumerated in the license. Outdoor cafes shall be delineated from the public way by planters and metal fencing with no more than two entrances to the cafe seating area. A clear width of at least four feet shall be maintained between any outward portion of the cafe and the closest street furniture and equipment.

(27)

Public access to commercial and governmental buildings shall be provided at sidewalk grade. The primary floor of and access to residential structures may be elevated.

(28)

The front doors of all buildings shall be visible from the street. If located more than 10 feet from the front building line, their location must be reinforced with additional graphics, lighting, marquees or canopies.

(29)

Blank walls in excess of 25% or 10 continuous feet of the frontage of the property shall not be used at the street level. Blank walls must contain architectural relief such as expressive details, blind windows, murals, etc.

(30)

All buildings shall provide scale-defining architectural elements or details at the first two floor levels minimum, such as windows, spandrels, awnings, porticos, pediments, cornices, pilasters, columns and balconies.

(31)

Width of sidewalks shall be maximized within the available right-of-way. A minimum of 48 inches of the sidewalk must be clear of any obstruction for the entire length of the property.

(32)

Surface parking cannot be between the building and the front property line. When a continuous street wall is not practicable, parking between the building and the side lot line must be screened from the street by a solid fence or wall at a minimum height of 48 inches. At least 15% of the ground area of parking lots (including driveways) shall be devoted to landscaping along the street right-of-way.

(33)

Parking garages must have a minimum of 30% of the ground floor sidewalk frontage along the street (excluding the ingress and egress) designed as retail, commercial or office space. The first floor, floor-to-ceiling height, shall be designed to accommodate future retail, commercial or office uses. There is no minimum depth required for retail, commercial or office uses. Interim uses could include newsstands, flower shops, ATMs, display windows, telephone booths, payment boxes, etc.

(34)

Ground-floor retail, services, and restaurant uses shall have large transparent windows, preferably divided-light. Such windows shall be framed by the surrounding wall and shall be a minimum of 75% of the total ground-level facade area adjoining the sidewalk. The window wall facade area may be reduced if, due to a particular use or settings, the provision of windows will present concerns for aesthetic design or security. However, the facade design should employ an arrangement of materials that reflects the required window area and/or lines to be compatible with the intent of these guidelines.

(35)

The street facade of buildings may be set back a maximum of 12 feet to 15 feet from the front lot line. In general, it is preferred to keep the street facade built to the property line, in alignment with adjacent buildings.

(36)

A minimum of one facade element shall align horizontally with adjacent buildings. Facade elements include, but are not limited to, rooftops, cornices, signs, storefront windows, windows above the first floor and awnings. Awnings are encouraged. There should be a balance between variety and harmony of building facades. Maintain the similarity in the building width. New or larger buildings on parcels shall incorporate architectural elements which reflect the width of adjacent buildings. Successful methods for achieving this include, but are not limited to, window pattern and detail placement.

(37)

Appropriate design of the corner shall include one of the following patterns:

Operating the space at ground level for people to walk around the corner, with the building mass above redefining the corner.

A recessed entry at the corner such as the familiar angled wall with an entry door.

A corner window with an important view into the building.

(38)

The design for a proposed facade must consider the appearance of the building in the evening and develop an exterior lighting plan that includes display window lighting, building lighting, and pedestrian-scaled lighting for both buildings and pedestrian areas within the site. Lighting shall be warm in color, with control of glare for the pedestrian.

(39)

Building exteriors shall have vertical and/or horizontal offsets to create visual breaks on the exterior. Long, monotonous, uninterrupted walls or roof planes shall be avoided. Building wall offsets, including projections such as balconies, canopies, awnings, 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.

(40)

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/or rear elevations visible from public view shall be avoided.

(41)

The exteriors of all buildings in the development, including any permitted accessory buildings, shall be architecturally compatible and be constructed of complementary materials. Design guidelines for proposed and future modification of the building design shall be prepared by the applicant for developments that include multiple (three or more) buildings or tracts greater than three acres in size.

(42)

All entrances to a building, except service and emergency egress doors, shall be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, porticoes, porches, overhangs, railings, balustrades and other elements, 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. The main entrance shall face the street on which the property fronts.

(43)

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.

(44)

The developer shall demonstrate that the project conforms to the Environmental Sustainability Element of the Master Plan.

(45)

Freestanding newspaper and advertising dispensers shall not be permitted in the right-of-way of primary streets and shall be incorporated into approved buildings or pavilions.

(46)

All retail and office space shall be located in mixed-use buildings.

Signage.

The temporary display of signs, banners, flags, pennants and similar devices, in connection with special events or activities of a public or nonprofit nature, or upon the occasion of the opening of a new business use, shall be permitted, provided such display shall not exceed 14 days and shall not occur more than four times per calendar year.

Existing nonconforming signs shall be removed from these districts within a period of 12 months after plan approval.

All signs within the project area shall be part of the overall total design scheme and in keeping with the architectural character of the district in which the sign is located.

Each type of signage shall be permitted on the same site, provided that the standards set forth below are satisfied.

Wall signage.

The following types of wall signs shall be permitted:

Internally lit raised letters.

Backlit raised letters.

Signage board with gooseneck lighting.

Individual cut letters with gooseneck lighting.

The maximum sign area shall be 80% of the linear tenant frontage, with a maximum of 50 square feet.

The letter height shall be:

	Linear Tenant Frontage (feet)	Letter Height (inches)
	0 to 25	10
	26 to 50	12
	51 to 75	14
	76 and greater	18

Hanging signs.

One hanging sign shall be permitted per business.

The maximum sign area shall be 10 square feet.

The letter and logo height shall be a maximum of six inches.

Street address signage.

Street address signage shall be provided on each building or for each individual tenant.

Street address numbers shall have a maximum height of eight inches.

Monument signage.

One monument sign shall be permitted for buildings, but only for buildings set back more than 50 feet from the right-of-way.

The maximum monument sign area shall be 30 square feet.

The maximum monument sign height shall be six feet above existing grade.

The base of the monument sign shall be landscaped with plants that extend a minimum of two feet in all directions.

Awnings and canopies.

Awnings and canopies shall be architecturally compatible with the building.

Awnings and canopies shall be kept in good order.

One sign on an awning or canopy shall be permitted, provided that:

The letter logo height does not exceed 50% of the awning or canopy height.

The letter and logo height is located on the vertical flap and does not exceed eight inches.

The letter and logo area does not exceed 50% of the area of the diagonal portion of the awning or canopy.

Window lettering and signs. Window lettering and signs shall be permitted, provided that they:

Are inside the window

Do not exceed 15% of the window area.

Pertain only to the establishment occupying the premises where the window is located

§ 200-259 General district regulations.

Variable message boards and other devices outside of parking facilities and in association with Kiss and Ride areas are permitted when the public authority having jurisdiction over same determines that they are appropriate for managing, directing, and controlling traffic flow.

Redeveloper agreements. Pursuant to N.J.S.A. 40A:12A-9, all agreements, leases, deeds, and other instruments to or with a redeveloper shall contain a covenant running with the land requiring that the owner or assignee shall construct only the uses established in the redevelopment plan and the approved redevelopment agreement.

[Added 9-19-2011 by Ord. No. 2011-16]

The following district regulations shall apply to the district for which they are set forth and shall supersede the underlying district regulations of the zoning district in place prior to the adoption of this Plan.

§ 200-260 RP-1 District.

[Amended 3-7-2011 by Ord. No. 2011-5; 9-19-2011 by Ord. No. 2011-16; 6-11-2018 by Ord. No. 2018-17; 12-10-2018 by Ord. No. 2018-29; 1-27-2020 by Ord. No. 2020-04; 6-22-2020 by Ord. No. 2020-13; 2-22-2021 by Ord. No. 2021-03; 3-3-2025 by Ord. No. 2025-01]

RP-1 District use regulations.

Purpose. The RP-1 District is envisioned as the core of the Redevelopment Area on the west side of the rail line where a mix of residential, retail, office and civic space can be designed as a distinctive walkable center with a sense of place for Princeton Junction.

Principal permitted uses. In the RP-1 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:

Multifamily dwellings, townhouses, stacked townhouses, senior housing and live-work units, including affordable housing meeting all Uniform Housing Affordability Controls ("UHAC") standards. Residential structures will comply with all federal and state accessibility laws. "Senior housing" is defined as housing consisting of a bed and/or unit in one or more of the following housing arrangements: nursing home, senior citizen housing, age-restricted units (independent living), assisted-living residence (which may include memory and/or dementia care), and any other housing designed for persons aged 55 and older.

Civic spaces and uses, including a farmer's market.

One hotel.

Stores and shops for the conduct of any retail business, including specialty and gift shops and boutiques, excluding drive-through facilities.

Personal service establishments (e.g., tailor, barbershop, or beauty salon).

Offices for professional services (e.g., physicians, lawyers, financial advisors or architects); commercial offices (e.g., realtors or travel agencies); governmental offices (e.g., post office branch); and offices incidental to uses permitted in this section.

Restaurants, cafes, luncheonettes and delicatessens, excluding curb service establishments and drive-through facilities but not excluding walk-up services and outdoor dining.

Indoor recreation facilities, including instructional studios and fitness centers.

Banks and similar financial institutions, including walk-up automated teller machines (ATM), provided that such are compatible with the design of the building and are appropriately located at the side or rear of a building. ATMs located within a building or vestibule are not subject to this restriction. Drive-through facilities serving such uses are not permitted.

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 stores or mailing centers.

Artisan studios, craftsman workshops, and art galleries.

Museums and other cultural and civic facilities of a similar nature.

Parks and plazas.

Buildings and uses for municipal purposes owned or operated by West Windsor Township or not-for-profits designated by the Township.

Taverns, limited breweries, and brew pubs.

(r)

Pet day-care facilities.

Permitted accessory uses.

Recreational and open space facilities, including, but not limited to, pools, walkways, courtyards and plazas.

Off-street parking and loading, including parking structures attached to buildings with principal permitted uses, appropriately screened from public view.

Signs.

Street furnishings, planters, street lights, and exterior, garden-type shade structures.

Sidewalk cafes and outdoor dining facilities associated with permitted restaurants, cafes, luncheonettes, and delicatessens.

Fences and walls, which shall complement the architectural style, type and design of the building and the overall project design.

Decks, patios and terraces (including rooftop facilities), which shall complement the architectural style, type and design of the building and the overall project design.

Public service facilities.

Accessory uses customarily incidental to permitted principal uses, including structured parking, management and maintenance offices, fitness and other resident amenities, stormwater management facilities and structures.

Open-air structures such as gazebos, pavilions, children's play areas and pet parks.

Kiosks, which may have restrooms.

Conditional uses. In the RP-1 District, the following uses may be permitted as conditional uses: Child-care centers meeting the standards set forth in § 200-241, except that i) they shall not be permitted in freestanding buildings, ii) the minimum standards applicable to a freestanding child-care center in § 200-241A(1), (3) and (4) shall not be applicable and iii) the provisions related to an outdoor play area center in § 200-241A(8) and (9) shall not be applicable, if one is not provided as permitted by the New Jersey Department of Human Services.

RP-1 District intensity, bulk and other regulations. The following shall be the standards for the RP-1 District:

Minimum tract area: The entirety of the District, which shall be conceptually planned in a comprehensive integrated manner showing the proposed development for the entire District. Individual components of the District may be shown conceptually to allow for the District to be developed in phases.

Number of dwelling units: The redeveloper may construct up to 800 dwelling units as of right, at least 95 of which shall be senior housing. 16.5% of the dwelling units constructed shall be set aside as affordable units complying with all UHAC regulations. If a hotel is constructed, the maximum number of dwelling units shall remain at 800 units. If a hotel is not constructed, a maximum of 68 additional dwelling units may be constructed anywhere within the RP-1 District, and 25% of such additional dwelling units constructed shall be set aside as affordable units complying with all UHAC regulations and the distribution of such additional affordable units may be located within any residential component of the development. At least 37% of the affordable units shall be made available to low-income households and at least 13% shall be made available to very-low-income households as defined by the New Jersey Fair Housing Act,[1] and such very-low-income households may be located within any residential component of the development. The remaining affordable units shall be made available to moderate-income households. The affordable units within each residential component of the development shall be dispersed throughout such component.

Editor's Note: See N.J.S.A. 52:27D-307.

Amount of indoor nonresidential square footage: At least 17,000 square feet of indoor nonresidential space shall be constructed by the redeveloper. Nonresidential uses may be located on the first floor of multiuse buildings, except that freestanding one- or two-story nonresidential structures are permitted to be located within the promenade as kiosks or fronting the promenade in a corner location as a nonresidential building. Kiosks and commercial uses within a hotel shall not be counted towards the minimum indoor nonresidential square footage requirement.

Required outdoor civic space and uses: Consistent with Exhibit E of the Settlement and Redeveloper's Agreement, civic uses shall include a minimum of 50,000 square feet contained in the promenade and shall be provided, owned and maintained by the redeveloper at its cost in perpetuity. It may be used for a farmer's market and other public events sponsored by civic organizations which shall be according to a schedule of availability and rules of usage established by the redeveloper in cooperation with the Township. The promenade shall include a sheltered public gathering space permanently affixed and constructed primarily of glass or other transparent material subject to the approval of the Township. The promenade shall also include a plaza, utilities, and shall be located at a place where the streets could be closed for vehicular traffic at appropriate locations. If necessary, the redeveloper shall provide public use easements allowing the public to use and enjoy the promenade.

A hotel may be constructed and shall be fronting the promenade.

Maximum improvement coverage: 95%.

Maximum building height: Four stories with the exception of:

Mixed-use buildings with nonresidential uses on the ground floor can be up to five stories, provided that the fifth floor facade is stepped back a minimum of six feet from the fourth floor facade below.

Senior housing buildings may be up to five stories and 70 feet.

One hotel may be up to six stories and 85 feet, plus open or partially covered rooftop terraces and outdoor dining facilities. If a hotel is not constructed, one or more other principal permitted uses may be located in its place at the terminus of the promenade and may be up to six stories and 85 feet, plus open or partially covered rooftop terraces.

Parking structures attached to buildings with principal permitted uses may be up to six levels and 70 feet. Parking levels located below grade shall not be counted in calculating the number of levels or height. In those instances where a side of a garage is not attached to a building, a parapet shall be provided in order to shield from view any parked vehicles.

In accordance with New Jersey Building Code (N.J.A.C. 5:23-3.14), "building height" shall be defined as the vertical distance from grade plane to the average height of the highest roof surface. A "grade plane" shall be defined as a reference plane representing the average of finished ground level adjoining the building at exterior walls. Where the finished ground level slopes away from the exterior walls, the reference plane shall be established by the lowest points within the area between the building and the lot line or, where the lot line is more than six feet from the building, between the building and a point six feet from the building. In this district, height limitation references to footage and number of stories are intended to limit building height to the specified maximum footage and number of stories within said footage. Building height calculations shall exclude building service equipment (e.g., mechanical services, elevator penthouses, condensers, exhaust fans, air-conditioning and similar equipment), stair enclosures, skylights or atrium structures, roof-access stairwells and amenities on a rooftop terrace (e.g., decking, landscaping, railing, walls, furniture, lighting, pergolas and similar amenities), and architectural enhancements and appurtenances (e.g., parapets, chimneys, cupolas, steeples, spires, belfries, towers, corner towers, flagpoles and similar elements).

Section 200-229F of Chapter 200 of the Township's Code relating to height exceptions shall not apply.

Mezzanines and lofts that qualify as mezzanines under the International Building Code (Section 505.2) shall not constitute a story or half story and shall be considered part of the story below.

Minimum parking requirements.

1.4375 off-street parking spaces per residential unit are to be provided within the district except for senior housing and townhouses.

2.0 off-street parking spaces per townhouse unit shall be provided.

Senior housing requires 0.7 off-street parking spaces per unit.

Nonresidential uses may rely on shared parking and, if available, commuter parking spaces during off-hours and on weekends without the provision of dedicated parking except for employees at a ratio of 1.0 space per 1,000 square feet of nonresidential square footage excluding hotels.

Parking serving hotel guests and employees shall be provided at the rate of 0.6 spaces per room, except that the required number of spaces may be reduced if a shared parking analysis demonstrates that a lower number of spaces will be sufficient.

The applicable parking requirement may be reduced where it can be demonstrated to the satisfaction of the Planning Board that such reductions are justified by reason of proximity to public transportation and/or documented arrangements for shared parking supported by analyses consistent with the Urban Land Institute's Shared Parking Analysis or other generally accepted standards applicable to shared parking.

Other standards:

No development shall proceed in the District without a redeveloper's agreement with the Township.

There shall be no FAR (floor area ratio) or MIC (maximum improvement coverage) requirements for individual lots, such requirements applying only district-wide regardless of subdivisions created to separate buildings, uses, ownership or financing within the overall RP-1 District. Setback and building distance standards are not applied in order to maximize flexibility of the design and to achieve the goals of the RP-1 District as a compact, walkable center with an active public space and street life.

Procedures for snow storage and removal shall be identified.

Additional standards pertaining to pet-day care facilities. The following standards shall apply to pet day-care facilities in the RP-1 District.

Buildings and/or tenant spaces housing animals shall be soundproofed to a maximum transmission of 40 dB as measured on the outside of the exterior wall or of any ceiling. Other soundproofing requirements may be imposed by the board of jurisdiction, such as, but not limited to, the following: non-opening windows and forced-air ventilation, solid core doors, and sound-absorbent ceilings.

All buildings shall be of adequate construction, maintained in good repair, and secured in order to protect animals from injury or escape.

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 regulations and local licensing requirements.

All animals housed in the facility shall be kept within the confines of a building between the hours of 9:00 p.m. and 8:00 a.m.

Provisions shall be made for the removal and proper disposal of animal food, waste, bedding, and debris in disposal areas which shall be separate from residential disposal collection areas.

No outdoor facilities shall be permitted.

RP-1 District design standards. The RP-1 District is intended to promote redevelopment to achieve the goals of the District as a compact, walkable center with active street life and a promenade as the primary public space. The creation of a cohesive built environment where existing and proposed commercial and residential development are integrated is essential to this district. These design standards are intended to maximize flexibility of the design to achieve the goals of the district. All standards set forth in the Township Land Use Code, other than District regulations, shall continue to apply except when inconsistent with the design standards set forth below.

Promenade public space (which is shown conceptually in Exhibit E of the Settlement and Redeveloper's Agreement).

The promenade shall be designed to include passive areas and active public gathering space that can host a farmer's market and other public events.

If applicable, the farmer's market shall include stall areas, an open-air pavilion structure, a plaza and utilities such as electric and water. It shall be located on the promenade at a place where the streets could be closed to vehicular traffic at appropriate locations.

The promenade shall utilize shared space principles that combine movement and other civic functions of streets and public space. This includes aesthetic treatments considering decorative materials and/or patterns for all vehicular, pedestrian and shared paved surfaces. Pavements should be specifically designed to emphasize the creation of spaces and transition between spaces or zones and to provide visual clues to pedestrians, bicyclists and motorists to reinforce the use and function of the area as a low speed pedestrian-oriented public space through which motor vehicles travel and park. Bollards or visual clues (including, but not limited to, pavement, colors/textures, pedestrian/bicycle symbols and/or signage, planters, landscaping, street trees, ground cover landscaping, street furniture, lampposts and other street lighting techniques, fixed benches and moveable seating, and outdoor café zones) shall be utilized for defining separation of pedestrian circulation from vehicular travel lanes and on-street parking. More refined pavements should be utilized to emphasize and enhance areas designed for larger volumes of pedestrian activity such as building entrances, plazas and terraces, nodes, drop-off and pick-up zones and crosswalks. A palette of compatible decorative pavements and/or pavement patterns should be developed for the entire promenade.

Circulation and parking.

Streets may include on-street parallel or angled parking in order to promote pedestrian street activity, lower vehicular speeds, and provide convenient access to retail uses and the promenade.

Off-street parking and service access shall be designed to avoid the backing in and out of streets to the greatest extent possible.

Roadway identified on the concept plan as Road A shall be contained in a maximum right-of-way of 50 feet.

Sidewalk widths shall measure at least 10 feet in the core retail and promenade area in the RP-1 District and shall be a minimum of five feet wide in all other areas (except where vehicle parking overhang of a sidewalk area can occur wherein the width of the sidewalk area is to be a minimum of six feet). All sidewalks should be durably paved and smoothly surfaced to provide for the free movement of pedestrians. All sidewalks and pathways must be designed to provide access for the physically disabled in accordance with state and federal regulations. Access ramps shall be conveniently placed and sloped to provide easy connection to streets and sidewalks, in conformance with the applicable accessibility standards.

The minimum width for off-road bike lanes is eight feet.

Surface parking cannot be located between the building and the front property line. Where surface parking may be located along a street frontage, such must be screened from the street by a solid fence or wall at a minimum height of 48 inches.

Structured parking may be contained within, under or attached to buildings. Parking structures or podium-type parking under buildings may not front toward the promenade public space. Where parking structures front on public streets, such may feature liner buildings which are shallow commercial or residential buildings on the facades of parking structures or ground floor space along the sidewalk designed as amenity, utility, retail, commercial or office space.

There shall be one bicycle parking space per 10 automobile parking spaces for the first 100 parking stalls allocated to nonresidential uses for the public, and one bicycle space for every 20 automobile parking spaces allocated to nonresidential uses for the public beyond that.

A minimum of two spaces will be provided for parking for shared car services.

Loading for nonresidential uses fronting on the promenade may be accommodated by collective provision for loading facilities that allow for sharing of such facilities among two or more uses and may be located in either on-street loading zones or off-street loading areas, which may be located within a building or a parking structure. A hotel shall provide an off-street loading area.

Landscape architectural treatments and guidelines.

All plants, trees, shrubs, pedestrian pavements and streetscape elements shall be installed in accordance with a landscape plan and schedule provided by the redeveloper, subject to the approval of the Planning Board.

Landscape architectural treatments shall be provided throughout the redevelopment area to create spatial definition or separation, shade, visual interest, seasonal color, visual buffering, microclimatic enhancement, and habitat and to improve safety.

Indigenous plant species shall be primarily specified within the District and invasive exotic species shall be avoided. Any landscaping that is not resistant to the environment, or that dies, shall be replaced by the redeveloper in accordance with the maintenance guarantee provisions of the municipal land use law.

In landscaped spaces, passive systems such as cisterns and water gardens that collect rainwater for irrigation or recharge are encouraged.

Soil moisture-sensing irrigation systems shall be used.

Building orientation, massing and facade composition.

New buildings within the District should be considered an integral part of the overall site design and developed with appropriate consideration for both proposed and existing buildings with respect to height, mass, siting, location, materials, orientation, signs, lighting and use.

Buildings shall front on the promenade and public streets to provide form and function to the streetscape. The streetscape should be continuous and varied through the use of street furniture, landscaping, building articulation, building frontage setbacks and changes in sidewalk types and textures. Driveway intersections with the public street should be minimized to avoid excessive interruptions in the streetwall.

Buildings shall be designed to present an articulated facade from all vantage points. Parking structures shall not front on the promenade. Parking structures or that portion of a building containing a parking structure that is not fronting on the promenade may have an exterior clad in a vine-covered trellis, graphic panels, solar panels, a window-like facade treatment, liner buildings or ground floor space along the sidewalk designed as retail, commercial, residential or office space.

The architectural treatment of the front facade shall be continued in its major features around all visibly exposed sides of a building with the exception of parking structures or that portion of a building containing a parking structure. 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/or rear elevations visible from public view shall be avoided.

Unless the redeveloper proposes a specific use that requires a unique building, such as a hotel, buildings should be designed utilizing base, middle and top forms as the primary method relating buildings to each other.

In addition to the base, the exterior design of mixed-use residential buildings shall include a middle field section and a cap on the top. The middle of the building shall be differentiated from the base by a horizontal transition line. A horizontal transition line should also be established separating the middle field from the cap or top of the buildings.

The base transition line should generally be defined at the water table, sill of the ground floor windows or top of the ground floor. The upper transition line articulating the cap should generally be defined by a cornice, projecting overhang or other appropriate means that defines the cap of the building.

For townhouses or stacked townhouses, buildings may contain a maximum of 12 townhouse dwellings or stacked townhouse modules (24 stacked townhouses) in a single row and shall not require any facade, height or roofline offsets. The base of townhouses or stacked townhouses should generally be defined at the water table, sill of the ground floor windows or top of the ground floor and the cap should generally be defined by a cornice or overhanging eave line. Townhouses or stacked townhouses shall have a front entry that faces a street, courtyard, mews or other open space, with garages accessed from the rear (via a driveway and/or alley), and are not required to have private outdoor space at the ground level.

In general, it is preferred to keep the street facade parallel to the property line in alignment with adjacent buildings.

Blank walls must contain architectural relief such as expressive details, blind windows, murals, etc.

Windows for residential buildings shall be primarily vertically proportioned. Tinted and highly reflective glass are discouraged.

Ground-floor retail, services, and restaurant uses shall have large transparent windows. Such windows shall be framed by the surrounding wall and shall be a minimum of 75% of the total ground-level facade area adjoining the sidewalk. The window wall facade area may be reduced if, due to a particular use or settings, the provision of windows will present concerns for aesthetic design or security. However, the facade design should employ an arrangement of materials that reflects the required window area and/or lines to be compatible with the intent of these guidelines.

The predominant material of all street walls on primary and secondary streets shall be brick, precast, cement-board siding, wood, metal storefront, tile, stone, stone veneer, resin panels, composites, metal panels and finished masonry block, or curtain wall. Stucco may be used as an accent. All materials, colors and elevations shall be approved by the Planning Board.

Shop fronts may have a kick plate that ranges in height from eight inches to 42 inches running continuously beneath the required fenestration.

(r)

Public access to commercial and governmental buildings shall be provided at sidewalk grade. The primary floor of and access to residential structures may be elevated.

(s)

The front doors of all buildings shall be visible from the street unless fronting on a courtyard, mews or other open space. If located more than 10 feet from the front building line, their location must be reinforced with additional graphics, signage, lighting, marquees or canopies.

(t)

All entrances to a building, except service and emergency egress doors, shall be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, porticoes, porches, overhangs, railings, balustrades, canopies, awnings, and other elements, where appropriate. Any such element utilized, including doors, shall be architecturally compatible with the style, materials, colors and details of the building as a whole. The main entrance shall face the street on which the property fronts.

(u)

(v)

Canopies, unlike awnings, are nonretractable. They shall be constructed of wood or metal framing, standing-seam metal roof or glass roof as solid canopies or semi-open trellises. Canopies may incorporate signage and down lighting. Security shall be implemented so that it cannot be seen, and security grille housing is specifically prohibited. For flat solid panel clad canopies, a membrane could be used if concealed from pedestrian view.

(w)

All awnings and canopies shall be securely attached to the building so that the lowest part of the awning or canopy is mounted a minimum of eight feet above the sidewalk at the storefront. Awnings and canopies may project over a sidewalk and/or in the public right-of-way.

(x)

Buildings directly fronting the promenade shall be designed to appear as landmark buildings. 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.

(y)

Appropriate design of the corner of mixed-use buildings directly fronting the promenade shall include one of the following patterns:

Opening the space at ground level for people to walk across the corner, with the building mass above redefining the corner.

A recessed entry at the corner such as the familiar angled wall with an entry door.

A corner window with an important view into the building.

Balconies or bay windows that wrap the corner.

A tower element.

(z)

Multistory buildings with flat roofs shall provide light color roof surfaces. Green roof plantings and solar photovoltaic systems on roofs and parking decks shall be permitted.

(aa)

(bb)

Dish antennas may not exceed 12 feet in diameter.

(cc)

Lighting.

Lighting levels along paved portions of public walks shall be an average of no less than one footcandle for commercial areas and 0.5 footcandle for residential areas.

Fixtures serving to light streets shall be at a height of no greater than 20 feet above the adjacent roadway surface. The light center of a fixture for a pedestrian walkway shall be mounted at a height of 12 feet to 14 feet above the adjacent surface of the walkway, except for bollard fixtures, footlight fixtures and other low-mounted fixtures. The fixtures may include attachments to accommodate such amenities as banners, seasonal lighting, and flower pots.

Streetscape.

A palette of compatible site furnishings should be developed for the entire District. Street furnishings may include elements such as benches, gazebos, trash and recycling receptacles, bicycle racks, bird houses, drinking fountains, kiosks, sculptural elements, decorative fountains, bollards, decorative fences, seat walls, and pedestrian-scale lighting.

Community bulletin boards, such as kiosks, may be provided at strategic locations, including on the promenade.

Freestanding newspaper and advertising dispensers shall not be permitted in the right-of-way of primary streets and shall be incorporated into approved buildings or pavilions.

Outdoor cafes may extend onto the public right-of-way upon issuance of a license by the Township. Such encroachment shall convey no rights to the licensee beyond those enumerated in the license. Outdoor cafes may be delineated from the public way by planters and/or barriers such as metal fencing. A clear width of at least four feet shall be maintained for pedestrians to pass either outboard or inboard.

Signage. In lieu of § 200-258D, the following shall apply:

The temporary display of signs, banners, flags, pennants and similar devices in connection with special events or activities of a public or nonprofit nature shall be permitted, provided that temporary signs which are displayed between one and 89 days shall not occur more than 12 times per calendar year and temporary signs that are displayed between 90 and 120 days shall not occur more than six times per calendar year. The materials for temporary signage shall consist of vinyl, mesh, fabric, or other durable material. Such temporary signs shall be permitted in the RP-1, RP-4, and RP-6 Districts.

The temporary display of signs, banners, flags, pennants and similar devices, in connection with the opening of a new business use or reopening of an existing business use shall be permitted provided such display shall not exceed three months for nonresidential uses and 15 months for hotel and residential uses.

Existing nonconforming signs shall be removed from this District within a period of 12 months after building permit issuance.

All signs within the project area shall be part of the overall total design scheme and in keeping with the architectural character of the District in which the sign is located.

Each type of signage shall be permitted on the same site, provided that the standards set forth below are satisfied.

Wall signage.

The following types of wall signs shall be permitted:

[i]

Internally lit raised letters.

[ii]

Backlit raised letters.

[iii]

Signage board with gooseneck lighting.

[iv]

Individual cut letters with gooseneck lighting.

The maximum sign area shall be no greater than 5% of the total tenant wall area.

Hanging signs and blade signs.

One hanging sign or blade sign is allowed per 25 linear feet of frontage with a maximum of two signs per frontage.

The maximum sign area shall be 10 square feet per side.

The letter and logo height shall be a maximum of 18 inches.

Hanging signs may project a maximum of five feet over a sidewalk and/or in the public right-of-way. A blade sign may only project beyond five feet if attached to the underside of a tenant's canopy but may not exceed the canopy projection or an overall projection of eight feet, whichever is less.

Hanging signs and blade signs must have a clearance height of eight feet above the sidewalk and shall not be mounted above a tenant façade.

Hanging signs and blade signs may be externally or internally lit.

Banner signs.

One banner sign shall be permitted per 50 linear feet of frontage with a maximum of two banners per frontage with the exception of residential and hotel entries, which can have one per entry and one for each exterior building corner.

The maximum sign area shall be 100 square feet per side.

Banner signs shall have a maximum projection of eight feet.

Banner signs must have a clearance height of 10 feet above the sidewalk.

Banner signs may be mounted to the base building above the ground floor but shall not exceed an overall height of 50 feet above the finished sidewalk.

Letters are limited to 24 inches in height.

[g]

Banner signs may be externally or internally lit.

[h]

Banner signs may project over a sidewalk and/or in the public right-of-way.

Street address signage.

Street address signage shall be provided on each building or for each individual tenant.

Street address numbers shall have a maximum height of eight inches.

Kiosk signage.

Freestanding signs such as Parisian-style kiosks and interactive digital kiosks shall be permitted in order to identify the promenade and individual uses located in the District to passersby on major roads at the edges of the District as well as within or leading to the promenade and to advertise local events.

The maximum kiosk sign area shall be 30 square feet, as measured on each face.

The maximum kiosk sign height shall be 16 feet above finished grade.

Kiosks may be located in a paved sidewalk area including within the public right-of-way of streets and sidewalks.

The base of the kiosk sign shall be landscaped with plants that extend a minimum of two feet in all directions unless such kiosk is located within a paved sidewalk area.

Awnings and canopies.

Awnings and canopies shall be architecturally compatible with the building or retail tenant.

Awnings and canopies shall be kept in good order.

One sign on an awning or canopy shall be permitted, provided that:

[i]

The letter logo height does not exceed 50% of the main area of the awning or canopy.

[ii]

The letter and logo area may be located on the valance of the awning or face of the canopy and shall not exceed 12 inches in height.

[iii]

The letter and logo area may be located above the canopy and shall not exceed 12 inches in height.

[7]

Window lettering and signs. Window lettering and signs shall be permitted, provided that they:

Are inside the window.

Do not exceed 15% of the window area if solid and 25% of the window area if die-cut.

Pertain only to the establishment occupying the premises where the window is located except when premises are unleased/empty.

Temporary construction and sales signage.

Signage shall be removed within the later of a) three years of the issuance of a sign permit or b) one year of the time of the final certificate of occupancy. One sign per each road frontage shall be permitted. However, construction signs which contain noncommercial messages, such as signs identifying individual lots, construction ingress and/or egress, or safety protocols, shall be permitted.

Temporary contractor signage. Only one sign shall be permitted identifying lenders, architects, engineers or contractors doing work on the site. Such sign shall be a maximum of four square feet per entity, but not to exceed 25 square feet. This sign shall be removed when work ceases or is abandoned or when a final certificate of occupancy for the project is issued, whichever occurs sooner.

Billboards are prohibited.

A signage package shall be submitted as a part of any application for final site plan approval.

§ 200-261 RP-2 District.

RP-2 District use regulations.

Purpose. The RP-2 District, an area of privately owned land between Station Drive and the rail line, is envisioned as a place for public or private structured parking with retail and professional office service on the first floor.

Principal permitted uses. In an RP-2 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:

Public parking.

Stores and shops for the conduct of any retail business, including specialty and gift shops and boutiques, excluding drive-through facilities.

Personal service establishments (e.g., tailor, barbershop or beauty salon).

Offices for professional services (e.g., physicians, lawyers, financial advisors or architects); small commercial offices (e.g., realtors or travel agencies); small governmental offices (e.g., post office branch); and offices incidental to uses permitted in this section.

Restaurants, cafes, luncheonettes and delicatessens, excluding curb service establishments and drive-through facilities but not excluding walk-up services and outdoor dining.

Indoor recreation facilities, including instructional studios and fitness centers.

Banks and similar financial institutions, including walk-up automated teller machines (ATM), provided that such are compatible with the design of the building. Drive-through facilities serving such uses are not permitted.

Book, newspaper, periodical and stationery stores and copy centers.

Parcel package shipping stores or mailing centers.

Parks and plazas.

Buildings and uses for municipal purposes owned or operated by West Windsor Township or not-for-profits designated by the Township.

Permitted accessory uses.

Recreational and/or open space facilities, including, but not limited to, walkways, courtyards and plazas.

Off-street parking and loading located to the rear of principal buildings or appropriately screened from public view.

Signs.

Street furnishings, planters, street lights, and exterior, garden type, shade structures (gazebos).

Sidewalk cafes associated with permitted restaurants.

Fences and walls, which shall complement the architectural style, type and design of the building and the overall project design.

Decks, patios and terraces, which shall complement the architectural style, type and design of the building and the overall project design.

Public service facilities.

Accessory uses customarily incidental to permitted principal uses, including structured parking for residential dwelling units.

RP-2 District intensity, bulk and other regulations. The following shall be the standards for the RP-2 District:

Minimum tract area: the entirety of the district, which shall be planned and developed in a comprehensive manner as a single integrated entity with one development application showing the proposed development for the entire district.

Maximum FAR: 0.14 for retail and office uses and 5.0 for structured parking.

Maximum improvement coverage: 0.80 for retail and office uses and 0.95 for parking.

Minimum and maximum building height: The minimum building height shall be two stories, and the maximum building height shall be four stories, with five levels for parking structures.

Off-street parking: one space for every 750 square feet of retail and office floor area.

Principal permitted uses in Subsection A(2)(b) through (j) and (l) shall be permitted only on the first floor of structured parking.

No development shall proceed in the district without a redeveloper's agreement with the Township or redevelopment entity.

§ 200-262 RP-3 District.

RP-3 District use regulations.

Purpose: District RP-3 is intended to be a retail and office development serving as a visual connection and facilitating pedestrian and bicycle linkage between the retail developments in Districts 7 and 1. It will serve as a receiving area for development rights, shifted from District 5 in order to facilitate the demolition of the existing building in that district and that district's conversion to a public park.

[Amended 3-18-2019 by Ord. No. 2019-10]

Principal permitted uses. In an RP-3 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:

Stores and shops for the conduct of any retail business, including specialty and gift shops and boutiques, excluding drive-through facilities.

Personal service establishments (e.g., tailor, barbershop or beauty salon).

Offices for professional services (e.g., physicians, lawyers, financial advisors or architects); small offices (e.g., realtors or travel agencies); small governmental offices (e.g., post office branch); and offices incidental to uses permitted in this section.

Restaurants, cafes, luncheonettes and delicatessens, excluding curb service establishments and drive-through facilities but not excluding walk-up services and outdoor dining.

Indoor recreation facilities, including instructional studios and fitness centers.

Book, newspaper, periodical and stationery stores and copy centers.

Parcel package shipping stores or mailing centers.

Museums, art galleries and other cultural and civic facilities of a similar nature.

Parks and plazas.

Buildings and uses for municipal purposes owned or operated by West Windsor Township or not-for-profits designated by the Township.

Affordable housing meeting all COAH standards, provided that it shall be located on the upper floor of mixed-use buildings.

Permitted accessory uses.

Recreational and/or open space facilities, including, but not limited to, walkways, courtyards and plazas.

Off-street parking and loading located to the rear of principal buildings, including attached parking structures, or appropriately screened from public view.

Signs.

Street furnishings, planters, street lights, and exterior, garden-type, shade structures (gazebos).

Sidewalk cafes associated with permitted restaurants.

Fences and walls, which shall complement the architectural style, type and design of the building and the overall project design.

Decks, patios and terraces, which shall complement the architectural style, type and design of the building and the overall project design.

Public service facilities.

Accessory uses customarily incidental to permitted principal uses, including structured parking for residential dwelling units.

RP-3 District intensity, bulk and other regulations. The following shall be the standards for the RP-3 District:

Yards.

Rear yard: 10 feet.

Front yard: 15 feet. The front yard shall be treated as the yard fronting on the promenade and the minor street along the border with District 1.

Side yard: 0 feet.

Maximum FAR: 0.15 for individual lots and 0.40 if the entire district is assembled and all development rights from District 5 that can be accommodated in District 3, including by the use of structured parking, are secured.

Maximum improvement coverage: 60% for buildings up to three stories and 90% for four-story buildings.

Minimum and maximum building height: The minimum building height shall be three stories, with a fourth permitted using development rights from District 5. Parking garages attached to buildings with principal permitted uses may be up to four stories and five levels.

Off-street parking: one space for every 700 square feet of retail and office floor area.

Other standards:

The promenade in District 1 shall be extended to Washington Road, although the roads framing it need not be.

[1]An area at least eight feet nine inches wide gradually graded for a bicycle and pedestrian path over the rail line shall be provided.

Editor’s Note: Former Subsection B(6)(b), regarding growth share, was repealed 3-18-2019 by Ord. No. 2019-10. This ordinance also renumbered former Subsection B(6)(c) and (d) as Subsection B(6)(b) and (c), respectively.

No development shall proceed in the district without a redeveloper's agreement with the Township or redevelopment entity.

§ 200-263 RP-4 District.

RP-4 District use regulations.

Purpose. The RP-4 District, which is owned entirely by New Jersey Transit, is intended as a location for commuter parking with supplementary retail uses to maintain an active street life.

Principal permitted uses. In an RP-4 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:

Commuter parking and station transportation facilities.

Stores and shops for the conduct of any retail business, including specialty and gift shops and boutiques, excluding drive-through facilities.

Personal service establishments (e.g., tailor, barbershop or beauty salon).

Restaurants, cafes, luncheonettes and delicatessens, excluding curb service establishments and drive-through facilities but not excluding walk-up services and outdoor dining.

Indoor recreation facilities, including instructional studios and fitness centers.

Banks and similar financial institutions including walk-up automated teller machines (ATM), provided that such are compatible with the design of the building. Drive-through facilities serving such uses are not permitted.

Book, newspaper, periodical and stationery stores and copy centers.

Parcel package shipping stores or mailing centers.

Museums, art galleries and other cultural and civic facilities of a similar nature.

Parks and plazas.

Buildings and uses for municipal purposes owned or operated by West Windsor Township or not-for-profits designated by the Township.

Permitted accessory uses.

Recreational and/or open space facilities, including, but not limited to, walkways, courtyards and plazas.

Off-street parking and loading located to the rear of principal buildings or appropriately screened from public view.

Signs.

Street furnishings, planters, street lights, and exterior, garden-type, shade structures (gazebos).

Sidewalk cafes associated with permitted restaurants.

Fences and walls, which shall complement the architectural style, type and design of the building and the overall project design.

Decks, patios and terraces, which shall complement the architectural style, type and design of the building and the overall project design.

Public service facilities.

Accessory uses customarily incidental to permitted principal uses, including structured parking for residential dwelling units.

Conditional uses. In an RP-1 District, the following uses may be permitted as conditional uses: child-care centers meeting the standards set forth in § 200-241, except that they shall not be permitted in freestanding buildings.

RP-4 District intensity, bulk and other regulations. The following shall be the standards for the RP-4 District:

Floor area ratio: 0.10 for retail uses and 5.0 for parking garages.

Maximum retail square footage: 24,000 square feet.

Maximum improvement coverage: 90%.

Minimum and maximum building height: The minimum building height shall be two stories and the maximum building height shall be three stories, except that parking garages may be three stories with four levels if the retail building is two stories and four stories with five levels if the retail building is three stories.

On-street parking and shared parking with commuter parking spaces shall be treated as satisfying the parking requirement in this district.

Other standards:

There shall be no FAR or MIC requirements for individual lots, such requirements applying only district-wide. Setback and building distance standards are not applied in order to maximize flexibility of the design and to achieve the goals of the district as part of a compact, walkable center with an active public space and street life.

No development other than public parking shall be permitted unless the public entity that currently owns the land within the district reaches an agreement with COAH exempting such other nonresidential development, which is permitted in order to finance the public parking, from growth share and any other affordable housing requirements.

No development shall proceed in the district without a redeveloper's agreement with the Township or redevelopment entity.

§ 200-264 RP-5 District.

[Amended 11-13-2017 by Ord. No. 2017-29]

RP-5 District use regulations.

Purpose. District RP-5 is intended to facilitate the planned development of uses that are harmonious with and complement the civic, retail, and residential uses in the RP-1 District and reinforce the character of District RP-1 as a pedestrian-oriented walkable community with a vibrant street life and active civic space. As an alternative to a stand-alone development of the RP-5 District, the development intensity, represented by the floor area of the existing building, including a bonus increase in floor area as an inducement, may be utilized as part of a planned, noncontiguous cluster development that links the RP-3 District and the RP-5 District. This scenario would require all development to occur within the RP-3 District while reserving the entirety of the RP-5 District for public parkland, wetlands mitigation, and stormwater management.

Principal permitted uses. In an RP-5 District, no building or premises shall be used and no buildings shall be erected or altered on a lot which is arranged, intended or designed to be used, except for the following uses:

A planned commercial development containing one or more of the following uses:

Public park uses, wetlands mitigation, and stormwater management facilities serving a broader area.

Health and fitness centers.

General, corporate, research, professional, and medical and dental offices and commercial offices (e.g., realtors or travel agencies).

Research, testing and analytical and product development laboratories and pilot plan facilities not involving the manufacturing, sale, processing, warehousing, distribution or fabrication of material, products or goods, except as incidental to the permitted principal uses.

Data processing and computer centers.

Indoor recreation facilities, which may include instructional studios and fitness centers.

[7]

[8]

Museums, art galleries and other cultural and civic facilities of a similar nature.

[9]

Buildings and uses for municipal purposes owned or operated by West Windsor Township or not-for-profits approved by the Township.

[10]

Fast food operations, including drive-throughs, provided that it fronts on the road separating districts RP-1 and -5.

Manufacture of specialty epoxies, film adhesives and other electronic materials for the semiconductor and electronics industry and of voting machines, software development, RFID, safety and security monitoring systems, integrated electronic system and solution for different applications, subject to the following conditions:

Such manufacturing shall be undertaken only within the existing building, the footprint of which (as of the effective date of this section) may be expanded by not more than 25%. The bulk standards therefor shall be the same as those for the RO-1 District, except that the building may be expanded to be coterminous with the existing limits of the southerly facade without the need for a front or side yard variance. The existing setbacks from Washington Road and the southerly property line may not be reduced. If the existing building is expanded pursuant to this section, it shall remain a one-story expansion.

The Township may use a portion of the site for stormwater management and wetlands mitigation, subject to an agreement between the property owner and Township as to the details of the stormwater management and wetlands program to be put in place. The portion of the property expected to be so used is identified on the map attached hereto, "Environmental Constraints Map of Block 6 Lot 48," as Area D.[1] Area D is an approximation and shall be subject to a detailed engineering assessment. Nothing herein shall prohibit the property owner from using all or a portion of Area D.

Editor's Note: Said map is included as an attachment to this chapter.

Pursuant to N.J.S.A. 40:55D-68, the existing use/structure as of the date of the adoption of this section may be continued indefinitely in the absence of any changes to the building, site, intensification of use or abandonment of the uses in existence at the time of adoption of this section. The property owner shall have no obligation to allow the Township to use a portion of the site for stormwater management and wetlands mitigation unless and until the property owner files an application with the West Windsor Planning Board, seeking approval of a planned development pursuant to § 200-264A(2)(a) or to expand the existing building in accordance with § 200-264A(2)(b)[1]. The property owner may sublease a portion of its property for any of the uses permitted by § 200-264A without incurring an obligation to allow the Township to use a portion of the site for stormwater management and wetlands mitigation.

[Amended 3-26-2018 by Ord. No. 2018-10]

Permitted accessory uses.

The same as in the RP-1 District, except for the accessory uses permitted by § 200-260A(3)(1), but only as part of a planned commercial development permitted by § 200-264A(2)(a).

Conditional uses.

Child-care centers meeting the standards set forth in § 200-241, except that they shall not be permitted in freestanding buildings. They shall only be permitted as part of a planned commercial development permitted by § 200-264A(2)(a).

RP-5 District intensity, bulk and other regulations. The following shall be the standards for the RP-5 District except when the existing use/structure is continued or an expansion of the existing building is proposed pursuant to § 200-264A(2)(b):

Minimum tract area and comprehensive plan: The minimum tract area shall be the entirety of the District, which shall be planned and developed in a comprehensive manner as a single integrated entity. To demonstrate that the district has been planned in a comprehensive manner, the first development application for the RP-5 District shall include an overall site plan for the development of the entire district, except that, if the developer intends to develop the district in phases, an overall concept plan may be submitted in addition to the first phase site plan as an alternative to a site plan for the entire district. The concept plan shall clearly show that the site plan for the initial phase fits within the overall district development scheme from a standpoint of infrastructure and other site elements. There shall also be a demonstration that the initial site plan can be developed independently of the remaining phases. All land in the district to be dedicated to the Township for public parkland purposes, stormwater management, and wetlands mitigation by fee simple conveyance or easement shall be shown on the site plan or concept plan, as the case may be.

Open space development and dedication: The portion of the site not proposed to be developed with the principal permitted uses set forth in § 200-264A(2)(a)[2] through [10], accessory uses therefor, and the conditional use set forth in § 200-264A(4)(a) shall either be developed for park purposes open to the general public, wetlands mitigation, and regional stormwater management as the Planning Board shall choose or, in the alternative, may be dedicated to the Township in lieu of such development. As a condition of approval of an application for the planned commercial development permitted by § 200-264A(2)(a) or the clustering of development on noncontiguous parcels pursuant to § 200-264B(10), such site area shall be restricted to public park, wetlands mitigation, and stormwater management purposes through an easement running to the Township and permitting public access to parkland, in the case of private ownership, or through a fee simple dedication to the Township. If the restriction to public open space is by easement, the development application shall show complete plans for how the public open space is to be developed after consultation with the Township. The execution and recording of the easement or the deed conveying fee simple title, as the case may be, shall be a condition of approval of the development application, and such recording shall be effected prior to the issuance of any construction permits for the planned commercial development or, in the case of a noncontiguous cluster development, upon approval of the development application therefor. There shall be no minimum open space requirement other than that which results from the application of the maximum improvement coverage requirement to the portion of the site proposed to be developed. The area that is not to be devoted to open space shall be governed by the bulk regulations set forth in this subsection.

Maximum building height: three stories, but not to exceed 45 feet.

Maximum improvement coverage: 95% of the area of the site that is not environmentally constrained and that may be developed consistent with applicable regulatory controls.

Setback and building distance standards: Except as is set forth in § 200-264B(7), such standards shall not be applied in order to maximize flexibility in the design and to achieve the goals of the district as complementary to the development in the RP-1 District.

Parking requirements:

Uses permitted in this § 200-264 except as otherwise provided below shall comply with the parking requirements specified under § 200-27.

Health clubs and indoor recreational facilities shall provide a minimum of one parking space for each 250 square feet of gross floor area and a maximum not to exceed one parking space for each 150 square feet of gross floor area.

Drive-through requirements for fast food operations:

Drive-up windows shall provide at least 160 feet of stacking space for each facility, as measured from the window or unit to the entry point into the drive-up lane.

Each drive-through entrance/exit shall be at least 50 feet from an intersection of public rights-of-ways, measured at the closest intersection curbs and at least 25 feet from any internal intersection.

Each entrance to an aisle and the direction of traffic flow shall be clearly designated by signage and pavement markings.

Each drive-through aisle shall be separated from the circulation routes necessary for ingress or egress to and from the property.

Any pedestrian areas located in the vicinity of a drive-through facility shall be clearly delineated by raised sidewalk areas, painted crosswalks, distinct paving materials, or any combination thereof.

Two internally illuminated menu boards not to exceed 12 square feet in area may be provided.

Section 200-238 shall not apply.

Redeveloper's agreement: No development pursuant to § 200-264A(2)(a) or B(10) shall proceed in the district without a redeveloper's agreement with the Township or redevelopment entity.

Noncontiguous cluster: As an alternative to a planned commercial development of the RP-5 District permitted by § 200-264A(2)(a), the development intensity, represented by the floor area of the existing buildings, including a bonus increase in floor area as an inducement, may be utilized within a planned, noncontiguous cluster development that links the RP-3 District and the RP-5 District, subject to the following regulations:

Clustered floor area bonus: The additional floor area that may be clustered in the RP-3 District, in addition to that which is already permitted as-of-right, is 104,326 square feet. The amount of developable or constrained land in the RP-5 District, due to any regulatory controls, shall have no bearing on the amount of floor area that may be transferred from the RP-5 District to the RP-3 District.

Comprehensive plan: A planned development that includes both the RP-3 and RP-5 Districts requires the approval of a site plan showing the clustered development in the RP-3 District and proposed uses as per § 200-264B(10)(c) in the RP-5 District.

Development in the RP-5 District: The site plan for the noncontiguous cluster development shall show the demolition and removal of all improvements in the RP-5 District in existence at the time of the application and shall propose the dedication by fee simple conveyance of the entirety of the District to the Township. The plan shall show all of the land in the RP-5 District converted to uses permitted by § 200-264A(2)(a)[1]. Required civic space and uses shall be negotiated as part of the redeveloper's agreement with the developer responsible for the demolition, removal of existing structures, and any necessary remediation and development in accordance with the approved site plan and shall be installed at such time as the land is converted to a principal permitted use.

Principal permitted uses, accessory uses, and other regulations in the RP-3 District: Principal permitted and accessory uses and all other development controls for the portion of the noncontiguous cluster in the RP-3 District shall be as are set forth in the RP-3 District regulations.

Dedication of the RP-5 District shall be made to the Township upon approval of the site plan by the board of jurisdiction and may be accepted at the Township's option with such conditions as the Township may require. A Phase I investigation shall be done prior to and submitted as part of the site plan application to the board of jurisdiction, and such board shall require any remediation necessary. Such remediation shall be done prior to acceptance of dedication by the Township. A Phase II investigation shall also be undertaken if so indicated by the Phase I report.

§ 200-265 RP-6 District.

RP-6 District use regulations.

Purpose. The intent of District RP-6 is to accommodate existing office development in the Vaughn Drive and Alexander Road area, to provide for office development to be used as a means of facilitating the development of public parking structures for commuters, to provide for retail and restaurant uses along Main Street and Vaughn Drive in order to create a more active street life, to accommodate a future BRT, to serve as the location for a hotel conference center and to serve as a receiving area for transfer of development rights from the Sarnoff Woods portion of District RP-10.

Permitted uses. In an RP-6 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:

All uses permitted in the ROM-2 District, except that limited manufacture, conversion of existing residential structures, and home occupations shall not be permitted.

Commercial and public commuter parking.

Transportation facilities, including a BRT station and attendant improvements.

A hotel conference center with at least 100 rooms.

Stores and shops for the conduct of any retail business, including specialty and gift shops and boutiques, excluding drive-through facilities.

Personal service establishments (e.g., tailor, barbershop or beauty salon).

Restaurants, cafes, luncheonettes and delicatessens, excluding curb service establishments and drive-through facilities but not excluding walk-up services and outdoor dining.

Indoor recreation facilities, including instructional studios and fitness centers.

Book, newspaper, periodical and stationery stores and copy centers.

Parcel package shipping stores or mailing centers.

Museums, art galleries and other cultural and civic facilities of a similar nature.

Parks and plazas.

Buildings and uses owned or operated by West Windsor Township or not-for-profits designated by the Township for municipal purposes.

Township public safety facilities.

Permitted accessory uses.

Recreational and/or open space facilities, including, but not limited to, walkways, courtyards and plazas.

Off-street parking and loading, including parking structures attached to buildings with principal permitted uses, located to the rear of principal buildings or appropriately screened from public view.

Signs.

Street furnishings, planters, street lights, and exterior, garden-type, shade structures (gazebos).

Sidewalk cafes associated with permitted restaurants.

Fences and walls, which shall complement the architectural style, type and design of the building and the overall project design.

Decks, patios and terraces, which shall complement the architectural style, type and design of the building and the overall project design.

Public service facilities.

Accessory uses customarily incidental to permitted principal uses, including structured parking for residential dwelling units.

RP-6 District intensity, bulk and other regulations. The following shall be the standards for the RP-6 District:

Minimum tract area: The ROM-2 bulk standards shall continue to apply to all privately owned properties fronting on Alexander Road and Vaughn Drive. The requirement that buildings be oriented to and front along the street set forth in the architectural and landscape architectural guideline in Subsection C(2) of § 200-258, Standards applicable to all districts, shall not apply to such area.

For all other areas within the RP-6 District, the following standards shall apply:

All land under common ownership shall be planned and developed in a comprehensive manner as a single integrated entity, with one development application showing the proposed development for the entire district.

Maximum FAR: 0.21, except that the FAR may be increased up to 0.35 to accommodate 130,000 square feet of office space approved for development in the Sarnoff Woods portion of District 10. The FAR can be further increased an additional 0.05 to accommodate 200,000 square feet of hotel/conference space approved for such area. The bonus FAR of 0.40 shall apply only to the publicly owned land in the RP-6 District.

Maximum improvement coverage: 0.90, except that areas with environmental constraints shall be excluded from the MIC calculation.

Maximum building height: up to three stories, with up to two additional stories using approved development rights transferred from District 10. Parking garages may be up to four stories and five levels.

Off-street parking: as per § 200-29.

Other standards:

A cul-de-sac shall be located at the current connection of Old Bear Brook Road with Alexander Road with mountable curbing and appropriate raised pavement so as to permit emergency access from Alexander Road to Old Bear Brook Road.

Buildings on publicly owned land shall be oriented toward and close to and front on Vaughn Drive and Main Street.

No development on publicly owned land other than public parking shall be permitted unless the public entity that currently owns the land within the district reaches an agreement with COAH exempting such other nonresidential development, which is permitted in order to finance the public parking, from growth share and any other affordable housing requirements.

No development shall proceed in the district without a redeveloper's agreement with the Township or redevelopment entity.

§ 200-266 RP-7 District.

RP-7 District use regulations.

Purpose. The RP-7 District is intended to create a "Main Street" on the eastern side of the rail line through small-scale, lot-by-lot incremental development so as to transform the existing more strip commercial form of development into a village form with buildings close to the street and bicycle access. The object is to achieve a desirable mix of commercial, office, civic and residential land uses within a vibrant, pedestrian-friendly, village environment with an emphasis on uses that service local needs. The village is intended to encourage pedestrian flow throughout the area by generally permitting stores and shops and personal service establishments on the ground floor of buildings and promoting the use of upper floors for offices and residential dwelling units. The mechanisms to do this include sharing off-street parking and stormwater detention opportunities; having well-landscaped and appropriate building setbacks from surrounding roads; providing off-street parking that is well screened from public view; controlling means of vehicular access and coordinating internal pedestrian and vehicular traffic flows relating to existing and proposed development patterns; and ensuring design compatibility with existing development that considers building height, materials, colors, landscaping and signage.

Permitted principal uses. In the RP-7 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 areas:

Stores and shops for the conduct of any retail business, including specialty and gift shops and boutiques, excluding drive-through facilities.

Personal service establishments (e.g., tailor, barbershop or beauty salon).

Restaurants, cafes, luncheonettes and delicatessens, excluding curb service establishments and drive-through facilities but not excluding walk-up services and outdoor dining.

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, except that automotive service stations in existence as of the date of adoption of this Part 5 shall be permitted.

Banks and similar financial institutions existing in the district or for which development applications have been approved as of the date of adoption of this Part 5, either on their sites at the time of adoption of this Part 5 or on other sites in the district. Banks may include walk-up automated teller machines (ATM), provided that such are compatible with the design of the building and are appropriately located at the side or rear of a building. Drive-through facilities serving such uses shall be permitted, provided that the scale of the drive-through windows and lanes is compatible with the design of the building and site design. A maximum of three drive-through lanes shall be permitted (inclusive of lanes for ATMs).

Book, newspaper, periodical and stationery stores and copy centers.

Parcel package shipping stores or mailing centers.

Museums, art galleries and other cultural and civic facilities of a similar nature.

Parks and plazas.

Buildings and uses for municipal purposes owned or operated by West Windsor Township or not-for-profits designated by the Township.

Apartments over retail and live-work dwelling units, including affordable housing meeting all COAH standards.

Veterinary clinics.

[Added 8-12-2024 by Ord. No. 2024-15]

Permitted accessory uses.

Recreational and/or open space facilities, including, but not limited to, walkways, courtyards and plazas.

Off-street parking and loading located to the rear of principal buildings or appropriately screened from public view.

Signs.

Street furnishings, planters, street lights, and exterior, garden-type, shade structures (gazebos).

Sidewalk cafes associated with permitted restaurants.

Fences and walls, which shall complement the architectural style, type and design of the building and the overall project design.

Decks, patios and terraces, which shall complement the architectural style, type and design of the building and the overall project design.

Public service facilities.

Accessory uses customarily incidental to permitted principal uses, including structured parking for residential dwelling units.

RP-7 District intensity, bulk and other regulations.

Maximum FAR: 0.25. For the purposes of calculation FAR, upper story residential units shall not be considered "floor area."

[Amended 8-12-2024 by Ord. No. 2024-15]

Maximum improvement coverage: 85%.

[Amended 8-12-2024 by Ord. No. 2024-15]

Yards.

Build-to line: 15 feet from curb.

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.

Except for new buildings which are constructed within shopping centers that existed prior to the adoption of the Princeton Junction Redevelopment Plan, 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. For new buildings constructed within shopping centers that existed prior to the adoption of the Princeton Junction Redevelopment Plan, the new building setback shall be consistent with the setback of the existing building.

[Amended 8-12-2024 by Ord. No. 2024-15]

Building overhangs, including canopies and balconies, can project up to five feet over the build-to line.

Minimum and maximum building height: The minimum and maximum building height shall be 2 1/2 stories, except that the maximum building height shall be three stories for properties abutting the Acme Woods (which is the wooded portion of Block 6.20 Lot 22 in the R-1/C District).

[Amended 8-12-2024 by Ord. No. 2024-15]

First-floor use. Retail or personal service uses, or veterinary clinics, or small commercial offices are required on the first floor. Office or apartments are permitted only on the top floor.

[Amended 8-12-2024 by Ord. No. 2024-15]

Parking standards.

In lieu of the standards set forth in § 200-27B, the following off-street parking standards shall apply: one space for every 350 square feet of nonresidential use and one space per apartment or the residential part of the live-work unit.

Off-street parking lots shall be accessed by means of common driveways to the extent practicable. Cross-access easements for adjacent lots with interconnected parking lots shall be required. Shared parking facilities are encouraged where possible.

Affordable housing. At least 20% of the residential units 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. 5:26.1 et seq. At least 37% of the affordable units shall be made available to low-income households and at least 13% shall be made available to very-low-income households as defined by the New Jersey Fair Housing Act.[1] 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 nonresidential development fee authorized by the Statewide Non-Residential Development Fee Act[2] shall apply to the nonresidential portion of mixed use developments containing residential components.

[Amended 3-18-2019 by Ord. No. 2019-10]

Editor’s Note: See N.J.S.A. 52:27D-301 et seq.

Editor's Note: See N.J.S.A. 40:55D-8.1 et seq.

[3]Architectural and site design standards. In addition to the standards applicable to all districts[4] and the goals and policies,[5] the following shall apply:

The front facade of principal structures constructed on vacant lots or on lots on which the existing structures have been or will be demolished shall be 15 feet from the right-of-way, except that this provision shall not apply to the extent front yard space is used for a gateway feature or outdoor restaurant seating or to accommodate sight distance at intersections. There shall be setbacks and indents in the facade to the extent necessary to satisfy the architectural and landscape architectural guidelines.[6]

Editor's Note: See § 200-258C.

For buildings constructed on vacant lots or on lots on which the existing structures have been or will be demolished, the side yard setbacks for each side shall be as follows: 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.

Architectural detail, style, color, proportion and massing shall reflect the features of a traditional village center. Buildings shall reflect a continuity of treatment through the district, 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 (windows); and by reflecting architectural styles and details, design themes, building materials and colors used in surrounding buildings. To the extent possible, upper-story windows shall be vertically aligned with the location of windows and doors on the ground level. However, a variety of building setbacks, roof lines, color schemes, elevations and heights shall be developed, relative to adjacent structures, to avoid a repetitious and monotonous streetscape.

Signage and lighting shall be designed in a manner complementary to the building's architecture and in keeping with the goal of achieving a traditional village center.

Pitched roofs (6/12 to 12/12) are recommended. Both gable and hipped roofs shall provide overhanging eaves on all sides that extend a minimum of one foot beyond the building wall. Generally, flat and mansard-type roofs should be avoided; however, such roof treatments may be allowed if the architectural detail, style, proportion and massing is complementary of adjacent structures and consistent with a small-scale village character. Buildings may have flat roofs, provided that all visibly exposed walls have an articulated cornice that projects horizontally from the vertical building wall plane and presents a two-story facade.

Except for new buildings which are constructed within shopping centers that existed prior to the adoption of the Princeton Junction Redevelopment Plan, the building facade shall be along a minimum of 2/3 of the length of street frontage to create a defining wall along the streetscape. Covered archways (minimum eight feet wide and maximum 50 feet wide) connecting buildings, enabling pedestrian circulation, shall be permitted to achieve the defining wall. The building facade length may be reduced if, due to particular site constraints, compliance with the requirements set forth herein is impracticable. For new buildings constructed within shopping centers that existed prior to the adoption of the Princeton Junction Redevelopment Plan, the new building facade shall be consistent with the facade of the existing buildings.

[Amended 8-12-2024 by Ord. No. 2024-15]

There shall be shared parking and cross-easements to the maximum extent practicable. Shared driveways shall be provided for access to Princeton-Hightstown Road and Alexander Road unless the applicant demonstrates that such is not practicable.

[Amended 8-12-2024 by Ord. No. 2024-15]

Connections and appropriate improvements, as determined by Township officials, shall be made to Carlton Place to provide safe and efficient access.

Bedrooms in all apartments shall have at least one window and shall otherwise comply with the requirements of the Uniform Construction Code.

[Added 8-12-2024 by Ord. No. 2024-15]

Editor's Note: Former Subsection B(10), regarding a multiuse trail, was repealed 8-12-2024 by Ord. No. 2024-15. This ordinance also renumbered former Subsection B(11) as Subsection B(10).

Editor's Note: See § 200-258.

Editor's Note: See Art. XXXIII.

Veterinary clinics. In addition to those standards identified above, veterinary clinics shall be subject to the following regulations.

Tenant spaces 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: non-opening windows and forced-air ventilation, solid core doors and sound-absorbent ceilings.

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.

Animals may be kept overnight for medical reasons only.

Animals shall be housed indoors and may be allowed outside only for short periods under staff supervision for hygienic or medical reasons.

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.

No cremation or disposal of dead animals is allowed on the premises. Disposal of used and contaminated veterinary medical supplies shall comply with applicable State regulations governing waste disposal.

Signage shall be installed to provide that pets shall be curbed in a designated area.

No development shall proceed in the district without a developer's agreement with the Township or redevelopment entity.

[Amended 8-12-2024 by Ord. No. 2024-15]

§ 200-266.1 RP-7A District.

[Added 3-9-2026 by Ord. No. 2026-09]

Purpose. The purpose of the RP-7A District is three-fold: to contribute to the "Main Street" environment envisioned by the RP-7 District by providing additional residential units within walking distance to the Princeton Hightstown Road corridor; to create an attractive mixed-use center within walking distance to the train station which will serve as a community space for residents and commuters alike; and to serve as a transition area between the mixed-use nature of the Princeton Hightstown Road corridor to the south and the residential character of Cranbury Road to the east.

An objective of this district is to achieve a desirable mix of commercial, office, civic, and residential uses within a vibrant, pedestrian-friendly, village environment with an emphasis on uses which service local needs. It is intended to encourage pedestrian flow through the area by permitting stores, shops, offices, and personal service establishments as well as residential units. This district does not envision that the ground floors of all buildings within the district will be used for commercial purposes. Rather, mixed-use buildings with ground floor commercial space are encouraged nearer the intersection of Princeton Hightstown Road and Cranbury Road, while newly constructed buildings further from this intersection may be fully residential in nature.

Ultimately, it is anticipated that the RP-7A District and the adjoining RP-7B District will be developed in a comprehensive, complementary and integrated manner.

Permitted principal uses. In the RP-7A 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. Unless otherwise noted, all uses shall be located on the first floor.

Stores and shops for the conduct of any retail business, including specialty and gift shops and boutiques, excluding drive-through facilities.

Personal service establishments (e.g., tailor, barbershop, spa, or beauty salon).

Offices for professional services (e.g., lawyers, financial advisors, land use planners, or architects); small commercial offices (e.g., realtors or travel agencies); small governmental offices (e.g., post office branch); and offices incidental to uses permitted in this section. Medical offices shall not be permitted.

Restaurants, cafes, coffee and tea shops (including on-site roasting), luncheonettes and delicatessens, excluding curb service establishments and drive-through facilities but not excluding walk-up services and outdoor dining.

Brew pubs and limited breweries.

Indoor recreation facilities, including but not limited to instructional studios, maker spaces, fitness centers, yoga studios, and sports and wellness facilities.

Repair and servicing, indoors only, of any article for sale which is permitted in this district.

Banks and similar financial institutions. Banks shall include walk-up automated teller machines (ATM), provided that such are compatible with the design of the building and are appropriately located at the side or rear of a building. Drive-throughs shall not be permitted.

Book, newspaper, periodical and stationery stores and copy centers.

Parcel package shipping stores or mailing centers.

Museums, art galleries and other cultural and civic facilities of a similar nature.

Parks and plazas.

Buildings and uses for municipal purposes owned or operated by West Windsor Township or not-for-profits designated by the Township.

Residential units which may be located on any floor as established herein, including affordable housing meeting all the standards established herein.

Permitted accessory uses.

Recreational and/or open space facilities, including, but not limited to, walkways, courtyards and plazas.

Off-street parking and loading, including ground-floor and basement parking.

Signs.

Street furnishings, planters, street lights, and exterior, garden- type, shade structures (gazebos).

Sidewalk cafes associated with permitted restaurants.

Fences and walls, which shall complement the architectural style, type and design of the building and the overall project design.

Decks, patios and terraces, which shall complement the architectural style, type and design of the building and the overall project design.

Public service facilities.

Accessory uses customarily incidental to permitted principal uses, including structured parking for uses on-site or immediately adjacent to the RP-7A District.

RP-7A District intensity, bulk and other regulations.

Maximum FAR: 0.30. Residential units and associated residential spaces shall not be included in the FAR calculation.

Maximum improvement coverage: 80%.

Maximum density. The maximum density for RP-7A District shall not exceed 8.5 units per acre, which shall result in no more than 26 total residential units.

Yards, as measured from the district boundary line.

Minimum front yard setback: eight feet.

Minimum setback to curb: 12 feet.

Minimum side or rear yard (each): minimum of zero feet, if attached to an adjacent building, or a minimum of five feet if not attached to an adjacent building.

Individual lot requirements. There shall be no maximum FAR or limitation on maximum improvement coverage for individual lots within the RP-7A District. Lot widths, frontages, rear yards, side yards, front yards, lot dimensions, parking lot locations and building distances may be freely arranged and disposed of within the District. A lot need not front on a street and there are no minimum building distances for individual lots in the same building. The intent of this provision is to permit individual buildings and/or associated parking areas to exist as separate lots either through subdivision or via condominium arrangements. However, each individual lot shall be subject to and may only be improved in accordance with the final subdivision and/or site plan approval for the RP-7A in accordance with these district regulations. The board of jurisdiction shall condition final approval upon submission by the applicant and approval by the board attorney of a declaration of covenants and restrictions or other suitable instrument setting forth the mechanisms by which and providing adequate assurances that security, outside cleaning and other routine external maintenance, external repainting, maintenance of the common open space, garbage collection, snow removal and other appropriate items will be provided.

Maximum building height:

For buildings setback less than 245 feet from Cranbury Road, the maximum building height shall be 3 stories.

For buildings setback greater than 245 feet from Cranbury Road, the maximum building height shall be 4 stories above a basement and/or cellar.

First-floor use.

Retail or personal service uses or commercial uses are required on the first floor of existing buildings along Cranbury Road, with office or residential units only permitted on the top floor(s).

For all new buildings or building additions constructed after the adoption of this Redevelopment Plan, residential units and/or associated residential spaces and parking garages may be constructed on the first floor.

Parking standards.

In lieu of the standards set forth in § 200-27B, the following off-street parking standards shall apply: one space for every 375 square feet of nonresidential use and one space per residential unit.

Off-street parking lots shall be accessed by means of common driveways to the extent practicable. Cross-access easements for adjacent lots with interconnected parking lots or drive aisles shall be required. Shared parking facilities are encouraged where possible.

A portion of the required off-street parking may be met through spaces in immediately adjacent districts provide that easements are provided dedicating such spaces.

Tandem parking shall be permitted in basement or first floor structured parking provided that it does not exceed 10% of the overall parking required for the District.

Affordable housing.

Twenty percent of all previously approved residential units as well as 25% of all residential units approved thereafter within the RP-7A District shall be very-low-, low-, and moderate-income housing. This shall result in no less than six affordable units. Affordable units shall meet all of the applicable standards and requirements, including those set forth in the Uniform Housing Affordability Controls, 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.

Architectural and site design standards. In addition to the standards applicable to all districts and the goals and policies, the following shall apply:

Signage and lighting shall be designed in a manner complementary to the building's architecture and in keeping with the goal of achieving a traditional village center.

A unified design with the RP-7B District is encouraged to the greatest extent feasible.

There shall be shared parking, drive aisles, sidewalks, and cross- easements with the RP-7B District to the maximum extent practicable. Uses in the RP-7A District may also be permitted to share parking with properties in the RP-12 District.

Open space. In lieu of the standards set forth in § 200-36C, the following open space standards shall apply.

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.

The developers of the RP-7A and RP-7B Districts shall be responsible for improving the open space property identified as Block 5 Lot 15 recreational use.

(13)

No development shall proceed in the district without a redeveloper's agreement with the Township or redevelopment entity.

§ 200-266.2

[Added 3-9-2026 by Ord. No. 2026-09]

RP-7B District use regulations.

Purpose. The purpose of the RP-7B District is two-fold: to contribute to the "Main Street" environment envisioned by the RP-7 District by providing additional residential units within walking distance to the Princeton Hightstown Road corridor and to serve as a transition area between the mixed-use nature of the Princeton Hightstown Road corridor to the south and the residential character of Cranbury Road to the east.

This district is designed to permit a multifamily development consisting of townhouses. Ultimately, it is anticipated that this district and the adjoining RP-7A District will be developed in a comprehensive, complementary, and integrated manner.

Permitted principal uses. In the RP-7B 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.

Townhouses.

Stacked townhouses.

Permitted accessory uses.

Recreational and/or open space facilities, including, but not limited to, walkways, courtyards and plazas.

Off-street parking and loading located to the rear of principal buildings or appropriately screened from public view.

Signs.

Street furnishings, planters, street lights, and exterior, garden- type, shade structures (gazebos).

Fences and walls, which shall complement the architectural style, type and design of the building and the overall project design.

Decks, patios and terraces, which shall complement the architectural style, type and design of the building and the overall project design.

Public service facilities.

Accessory uses customarily incidental to permitted principal uses, including structured parking for residential dwelling units.

RP-7B District intensity, bulk and other regulations.

Maximum improvement coverage: 80%.

Maximum density. The maximum density for RP-7B District shall not exceed 25 units per acre, which shall result in no more than 37 total residential units.

Yards, as measured from the district boundary line.

Minimum front yard setback: eight feet. A front yard setback of six feet may be permitted, provided a setback of 15 feet to a curb is provided.

Minimum setback to curb: 15 feet, provided a setback of five feet to a parking stall shall be permitted.

Minimum side or yard (each):

Where the building facade is parallel to the district boundary line: 10 feet.

Where the corner of the building is tangent to the district boundary line: eight feet.

Individual lot requirements. There shall be no limitation on maximum improvement coverage for individual lots within the RP-7B District. Lot widths, frontages, rear yards, side yards, front yards, lot dimensions, parking lot locations and building distances may be freely arranged and disposed of within the District. A lot need not front on a street and there are no minimum building distances for individual lots in the same building. The intent of this provision is to permit individual buildings and/or associated parking areas to exist as separate lots either through subdivision or via condominium arrangements. However, each individual lot shall be subject to and may only be improved in accordance with the final subdivision and/or site plan approval for the RP-7B District in accordance with these district regulations. The board of jurisdiction shall condition final approval upon submission by the applicant and approval by the board attorney of a declaration of covenants and restrictions or other suitable instrument setting forth the mechanisms by which and providing adequate assurances that security, outside cleaning and other routine external maintenance, external repainting, maintenance of the common open space, garbage collection, snow removal and other appropriate items will be provided.

Maximum building height:

For buildings setback less than 75 feet from Cranbury Road, the maximum building height shall be three stories.

For buildings setback greater than 75 feet from Cranbury Road, the maximum building height shall be four stories.

Parking standards. The number of parking spaces shall conform to the requirements set forth by the Residential Site Improvement Standards (RSIS). Visitor parking shall be permitted within the adjoining public right- of-way.

Affordable housing.

Twenty-five percent of all residential units constructed within the RP-7B District shall be very-low-, 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, N.J.A.C. 5:80-26.1 et seq., and § 200-237.

Architectural and site design standards. In addition to the standards applicable to all districts and the goals and policies, and in lieu of the standards established in §§ 200-30A and 200-36B(2), the following shall apply:

Signage and lighting shall be designed in a manner complementary to the building's architecture and in keeping with the goal of achieving a traditional village center.

Pitched roofs (5/12 to 12/12) are recommended. Both gable and hipped roofs shall provide overhanging eaves on all sides that extend a minimum of one foot beyond the building wall. Generally, flat and mansard-type roofs should be avoided; however, such roof treatments may be allowed if the architectural detail, style, proportion and massing is complementary of adjacent structures and consistent with a small-scale village character. Buildings may have flat roofs, provided that all visibly exposed walls have an articulated cornice that projects horizontally from the vertical building wall plane.

A maximum of 10 dwelling units in a single row with a minimum offset of two to four feet between every two dwelling units are encouraged. The front facade of no more than six dwelling units should be permitted in a straight line.

A minimum distance of 20 feet shall be established between buildings, exclusive of architectural accents including but not limited to nooks, notches, or bays.

Each dwelling unit shall have not less than two exposures (i.e. two window walls).

A unified design with the RP-7A District is encouraged to the greatest extent feasible.

There shall be shared parking, drive aisles, sidewalks, and cross- easements with the RP-7A District to the maximum extent practicable.

Open space. In lieu of the standards set forth in § 200-36C, the following open space standards shall apply.

The developers of the RP-7A and RP-7B District shall be responsible for improving the open space property identified as Block 5 Lot 15 for the recreational amenities shown on the Open Space Improvement Plan prepared by ACT Engineers, dated December 15, 2018, attached as an exhibit in the Appendix of the RP-7A and RP-7B Redevelopment Plan, subject to prior written consent and approval by the owner(s) of Lot 15 and approval(s) from governmental agencies having jurisdiction thereof.

As a condition of future final site plan approval, the applicant shall be responsible for providing a financial contribution for the construction of a tot lot consisting of one play structure, two to three benches, one bike rack, and rubber surfacing, for the amount specified in the redeveloper's agreement.

Stormwater. Where it can be demonstrated at the time of Township land use board review that such on-site stormwater management measure location within the zoning district permitting that use is impractical due to engineering feasibility factors, then the Township land use board of jurisdiction may permit such measure to be located off-tract and/or out of the zoning district, provided that the following requirements are met:

All of the conditions noted in Article XXI are met, in addition to § 200-226.

Location of the measure does not hinder or discourage the appropriate development and use of the property on which it is located or the use of adjacent land and buildings.

Permanent access and easement to the measure shall be provided for preservation and for maintenance purposes.

Location of the measure shall be referenced in the deed notice required under § 200-101M and a separate deed notice shall be provided and recorded for the property upon which the measure is located.

Utilization of other nearby off-tract stormwater management facilities is not feasible or practicable as determined by the developer's engineer, subject to confirmation by the Township Engineer.

No development shall proceed in the district without a redeveloper's agreement with the Township or redevelopment entity.

§ 200-267 RP-8 District.

RP-8 District use regulations.

Purpose. The intent of the RP-8 District is to recognize and continue the existing uses, including the rail station, associated surface parking, Kiss and Ride and power station, but to improve traffic circulation, including at the Kiss and Ride, improve pedestrian and bicycle circulation and safety by the installation of sidewalks and crossings along Wallace Road between Princeton-Hightstown Road and Circle Drive, mitigate the visual impacts of surface parking and the power station, and create public open space associated with the existing pond.

Permitted uses. In an RP-8 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:

Transportation-related facilities.

Public and commercial surface parking, including both structured and surface parking, except that no structured parking shall be permitted south of Circle Drive.

Mechanisms intended to screen or enhance the visual attraction of the power station.

A public park.

RP-8 District intensity, bulk and other regulations. The following shall be the standards for the RP-8 District:

No standards shall apply. The design of the Kiss and Ride facility shall be determined cooperatively with the Township, the West Windsor Parking Authority, and New Jersey Transit. No development shall proceed in the District without a redeveloper's agreement with the Township or redevelopment entity.

§ 200-268 RP-9 District.

[Amended 5-19-2025 by Ord. No. 2025-06

RP-9 District use regulations.

Purpose. The intent of the RP-9 District is to convert the former bus depot site into an area that will better serve the public, consisting of commuter parking for the Princeton Junction Train Station adjacent to a public park mirroring the PNC corner park on Township land set aside for Wallace Road and Princeton Hightstown Road. Furthermore, in order to better promote a more efficient use of land, it is envisioned that a shared parking arrangement be implemented. Finally, it is anticipated that the district can also be utilized as a gathering event space for community functions, including but not limited to food trucks, swap meets, flea markets, and art showings.

Permitted uses. In an RP-9 District, no building and no 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:

Public park uses.

Mechanisms intended to screen or enhance the visual attraction of the power station.

Off-street public parking.

Training facilities for public transportation providers.

Monument signage.

Street furnishings, planters, street lights, and exterior, garden-type shade structures (gazebos).

Permitted accessory uses.

Fences and walls, which shall complement the overall project design.

Accessory uses customarily incidental to permitted principal uses.

RP-9 District intensity, bulk and other regulations. The following shall be the standards for the RP-9 District:

Minimum tract area: the entirety of the district with the exception of Block 59 Lot 3, which shall be planned and developed in a comprehensive manner as a single integrated entity with one development application showing the proposed development for the entire district.

Maximum improvement coverage: 90%.

Yards for parking and circulation aisles, as measured from the district boundary line:

From Wallace Road: 18 feet.

From Princeton-Hightstown Road: two feet.

From all other district boundary lines: five feet.

Irrespective of the standards above, improvements shall be permitted to extend into the remaining Old Washington Road right-of-way.

Landscaping. In addition to the standards set forth in § 200-258B, the following landscaping standards shall apply.

The developer shall be responsible for providing and constructing at their cost a public park mirroring the PNC corner park on Township land set aside on Wallace Road and Princeton Hightstown Road.

The public park shall comprise a minimum area of 6,000 square feet.

At a minimum, the public park shall consist of a shade structure (such as a gazebo), seating area, and at least four picnic tables and chairs or similar appurtenances.

Street furnishings, such as planters, refuse containers, and decorative thematic lighting, shall be provided.

Monument signage standards. Irrespective of the regulations set forth in § 200-258D(4)(d), the following standards shall apply.

One monument sign shall be permitted.

The maximum monument sign area shall be 48 square feet.

The maximum monument sign height shall be six feet above grade.

The base of the monument sign shall be landscaped with plants that extend a minimum of two feet in all directions.

Shared parking.

To promote the efficient use of land, shared parking during nighttime and weekend hours on site for those residents residing in the RP-7A District is encouraged.

Shared parking shall be reserved for such use by deed covenants and/or agreements which subject their control to the Township under conditions approved by the Township attorney. Such conditions may include, but not be limited to, the installation and regulation of lighting and the prevention of glare to abutting property, determination of the location and adequacy of entrances and exits to a street, provision of planting and fencing and operating arrangements.

The developer of Lots 1 and 2 must enter into a lease agreement with West Windsor Township for the utilization of the property prior to any development taking place. This shall not exclude any demolition or excavation activities.

§ 200-269 RP-10 District.

RP-10 District use regulations.

Purpose. The RP-10 District is intended to both recognize the existing R&D zoning and the general development plan that was approved as part of the broader R&D District while at the same time encouraging a transfer of development potential from District 10 to District 6 in order to preserve the Sarnoff Woods.

Permitted uses. In an RP-10 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:

All uses permitted in the R&D District.

Affordable housing meeting all COAH standards.

Conditional uses. In an RP-10 District, the following uses may be permitted as conditional uses.

All conditional uses permitted in the R&D District.

RP-10 District intensity, bulk and other regulations. The following shall be the standards for the RP-10 District:

The bulk and area regulations set forth for the R&D District shall apply.

Other standards:

Square footage from approved but unbuilt development within the RP-10 District shown on the Conceptual Plan may be transferred to any property in District 6, provided that a redeveloper's agreement is entered into between the RP-10 District owner, the owner of land to which the development rights are being transferred, and the Township with respect thereto. Such redeveloper's agreement shall specify the development transfer mechanism to be used.

[1]Any all-affordable development in the district shall be no greater than 25 units.

Editor’s Note: Former Subsection B(2)(b), regarding growth share, was repealed 3-18-2019 by Ord. No. 2019-10. This ordinance also renumbered former Subsection B(2)(c) and (d) as Subsection B(2)(b) and (c), respectively.

No development shall proceed in the district without a redeveloper's agreement with the Township or redevelopment entity.

§ 200-269.1 RP-11 District.

[Added 3-27-2017 by Ord. No. 2017-10]

RP-11 District use regulations.

Purpose. The goal of the RP-11 District is to develop the property in the RP-11 District with an attractive, high-quality, 100% municipally sponsored affordable housing project which shall help meet the Township's goal of providing for a wide range of housing densities and housing types to meet the varied income level needs of the community.

Description of the RP-11 District. The RP-11 District shall constitute Block 10, Lot 108.01, as identified in the Township of West Windsor's municipal tax records.

Principal permitted uses. In an RP-11 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:

Multifamily dwellings, which shall consist entirely of affordable housing meeting all of the standards and requirements of the New Jersey Council on Affordable Housing and the Uniform Housing Affordability Controls, N.J.A.C. 5:80-26.1 et seq., as it may from time to time be amended.

Permitted accessory uses.

Recreational and/or open space facilities, including, but not limited to, walkways, courtyards, plazas, and clubhouses.

Off-street parking and loading.

Signs.

Street furnishings, planters, streetlights, and exterior, garden-type shade structures such as gazebos and pavilions.

Fences and walls, which shall complement the architectural style, type and design of the building and the overall project design.

Decks, patios and terraces, which shall complement the architectural style, type and design of the building and the overall project design.

Community bulletin or message boards, including electronic signs with changeable type only for the purpose of conveying information about community events. However, animated-type signs and other signs prohibited by § 200-32C, except for Subsections C(3), (8), and (11) thereof, shall not be permitted.

Prohibited uses. Any use or structure other than those uses or structures permitted by this section shall be prohibited.

RP-11 District intensity, bulk, and other regulations. The following standards shall apply to the RP-11 District:

Minimum lot size: 10 acres.

Minimum yards:

Front yard: 40 feet.

Side yard: 15 feet.

Rear yard: 50 feet.

Number of dwelling units: The developer may construct up to 72 dwelling units as of right. All of the dwelling units to be constructed on site shall be reserved for affordable households, pursuant to the standards and requirements as set forth by the New Jersey Council on Affordable Housing and the Uniform Housing Affordability Controls, N.J.A.C. 5:80-26.1 et seq., as it may from time to time be amended.

Maximum building height: two stories, but not to exceed 40 feet.

Building spacing: A minimum of 30 feet shall be provided between buildings.

Maximum improvement coverage: 35%.

Off-street parking: The parking and loading standards for the RP-11 District shall conform with those standards as established in § 200-29 of the Township's Land Use Code, as well as § 200-258A, which deals with traffic circulation and parking in the Township's Redevelopment Plan Districts.

Signage. Signage requirements for the RP-11 District shall be consistent with § 230-258D of the Township's Land Use Code, which governs signs in the Redevelopment Area. However, the RP-11 District shall also permit direction signs. Directional signs shall be permitted to have a height of four feet and a width of four feet.

Landscaping. Landscaping shall be in conformance with the landscape treatments and guidelines as established in § 200-258B of the Township's Land Use Code.

Architectural and landscape architectural guidelines. Architectural and landscape architectural designs shall be in conformance with those guidelines relating to residential uses as established in § 200-258C of the Township's Land Use Code.

§ 200-269.2 RP-11-Overlay District.

[Added 2-27-2017 by Ord. No. 2017-06]

RP-11-Overlay District use regulations.

Purpose. The goal of the RP-11-Overlay District is to provide an overlay zone to permit multifamily housing as a development alternative to those uses that are permitted by the District's ROM-2 zoning designation.

Description of the RP-11-Overlay District. The RP-11-Overlay District shall constitute Block 10, Lots 2 and 33, as identified in the Township of West Windsor's municipal tax records.

Principal permitted uses. In an RP-11-Overlay 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:

Multifamily dwellings and townhouses, provided that 25% of such units are affordable housing meeting all of the standards and requirements of the New Jersey Council on Affordable Housing and the Uniform Housing Affordability Controls, N.J.A.C. 5:80-26.1 et seq., as it may from time to time be amended.

Auto service center and plumbing and heating supply uses.

Those uses permitted in the ROM-2 District, as set forth in § 200-211A.

Permitted conditional uses. The following conditional uses shall be permitted in the RP-11-Overlay District:

Those conditional uses permitted in the ROM-2 District, as set forth in § 200-211B.

Permitted accessory uses.

Recreational and/or open space facilities, including, but not limited to, walkways, courtyards, and plazas.

Off-street parking and loading.

Signs.

Street furnishings, planters, streetlights, and exterior, garden-type shade structures such as gazebos and pavilions.

Fences and walls, which shall complement the architectural style, type and design of the building and the overall project design.

Decks, patios and terraces, which shall complement the architectural style, type and design of the building and the overall project design.

Prohibited uses. Any use or structure other than those uses or structures permitted by this section shall be prohibited.

RP-11-Overlay District intensity, bulk, and other regulations. The following standards shall apply to the RP-11-Overlay District:

Minimum Lot Size: 2.75 acres.

Minimum yards:

Front yard: 40 feet.

Side yard: 15 feet.

Rear yard: 20 feet.

Maximum density: A maximum density of 7.5 units per acre shall be permitted.

Maximum building height: three stories, but not to exceed 40 feet.

Building spacing: A minimum of 30 feet of distance shall be provided between buildings.

Maximum improvement coverage: 65%.

Off-street parking: The parking and loading standards for the RP-11-Overlay District shall conform with those standards as established in § 200-29 of the Township's Land Use Code, as well as § 200-258A, which deals with traffic circulation and parking in the Township's Redevelopment Plan Districts.

Signage. Signage requirements for the RP-11-Overlay District shall be consistent with § 230-258D of the Township's Land Use Code, which governs signs.

Landscaping. Landscaping shall be in conformance with the landscape treatments and guidelines as established in § 200-258B of the Township's Land Use Code.

§ 200-269.3 RP-12 District.

[Added 4-1-2019 by Ord. No. 2019-07r]

RP-12 District use regulations.

Purpose. The goal of the RP-12 District is to develop the property in the RP-12 District with attractive, multifamily housing, to include 20% affordable housing.

Comprehensive development. The District shall be comprehensively developed in accordance with one development application for the entire district.

Permitted principal uses. In the RP-12 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 the following use:

Multifamily dwellings, provided that 20% of such units are affordable 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 § 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 dispersed throughout the building or buildings. Affordable housing shall be architecturally indistinguishable from market-rate housing. Ordinance 2019-03 shall not apply.

Permitted accessory uses.

Recreational and open space facilities, including, but not limited to, walkways, courtyards and plazas.

Off-street parking and loading associated with multifamily dwellings and townhouses.

Signs.

Street furnishings, planters, streetlights, and exterior, garden-type shade structures such as gazebos and pavilions.

Fences and walls, which shall complement the architectural style, type and design of the building and the overall project design.

Decks, patios and terraces, which shall complement the architectural style, type and design of the building and the overall project design.

Stand-alone on-grade garages, trash enclosures, stand-alone storage facilities for apartment tenants, and office and maintenance areas for onsite rental business operations.

Accessory uses customarily incidental to permitted principal uses.

RP-12 District intensity, bulk and other regulations.

Maximum improvement coverage: 80%.

Minimum yards.

Front yard: 10 feet.

Side yard: five feet.

Rear yard: five feet.

Number of dwelling units: The developer may construct up to 180 dwelling units.

Maximum building height:

The maximum building height shall be four stories above garage, but no greater than 80 feet.

Building spacing: A minimum of 30 feet shall be provided between buildings if there is more than one building.

Parking standards.

In lieu of the standards set forth in § 200-27B, the following off-street parking standards shall apply: a minimum of 1.0 spaces per dwelling.

Off-street parking lots shall be accessed by means of common driveways to the extent practicable. Cross-access easements with adjacent lots shall be required. Shared parking facilities are encouraged where possible.

Sidewalks.

In lieu of the standards set forth in § 200-258A sidewalk widths shall be a minimum of four feet wide, except where sidewalk borders head-in parking stalls, the sidewalk shall be a minimum of six feet wide.

All internal sidewalks and pathways shall be designed to provide access for the physically disabled. Access ramps shall be conveniently placed and sloped to provide easy connection to streets and sidewalks, in conformance with the Americans with Disabilities Act. This requirement does not apply to connections to Block 5, Lot 20. A minimum of one accessible route shall be provided to the RP-12 development from the public street and sidewalk, through Block 5, Lot 20.

Landscaping.

All § 200-91P standards shall apply except that:

In lieu of the standards set forth in § 200-91P(4), the following shall apply: Stormwater management facilities shall be designed in accordance with the guidelines set forth in the New Jersey Stormwater Best Management Practices Manual.

Section 200-91P(5), Open space shall not apply.

Section 200-91P(6)(c), Filtered buffer shall not apply to locations where internal drives and parking adjoin the building or buildings.

Section 200-91P(6)(d)(4) is amended to allow a solid fence or wall serving as a sound barrier 10 feet high. Such a fence or wall is only required along a portion of the property line between the building or buildings and the railroad tracks. Any fence or fences constructed along the railroad (Block 5, Lot 14) serving as a sound barrier shall not be considered a structure.

Section 200-91P(7)(a), (b), (c), (d), (e), and (f) shall not apply.

Existing trees over five inches DBH that are within 10 feet of property lines shall be located and preserved to the extent possible. All other existing trees will be cleared and are not required to be relocated.

Architectural and site design standards. In lieu of the standards set forth in § 200-258C, the following shall apply:

Architectural detail, style, color, proportion and massing shall reflect the features of a traditional village center. The building or buildings shall reflect a continuity of treatment through the district, obtained by maintaining the building scale or by subtly graduating changes; by maintaining base courses; by maintaining cornice lines in buildings, if more than one, 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. To the extent possible, upper-story windows shall be vertically aligned with the location of windows and doors on the ground level. A variety of building setbacks, roof lines, color schemes, elevations and heights shall be developed, relative to adjacent structures, to avoid a repetitious and monotonous streetscape.

Any sound barrier along the railroad right-of-way may not be higher than 10 feet.

Signage and lighting shall be designed in a manner complementary to the building's architecture and in keeping with the goal of achieving a traditional village center.

Pitched roofs (6/12 to 12/12) are required. Both gable and hipped roofs shall provide overhanging eaves on all sides that extend a minimum of one foot beyond the building wall.

Signage.

Street address signage. In lieu of the standards set forth in § 200-258D(4)(c) the following shall apply:

Street address signage shall be provided on the building or, if more than one building, each building.

Street address numbers shall have a maximum height of 24 inches.

Monument signage. In lieu of the standards set forth in § 200-258D(4)(d), the following shall apply:

Two monument signs shall be permitted for the RP-12 District. One of the two signs shall be an identification sign along Cranbury Road at the entrance to the Ellsworth Center.

The maximum monument sign area for each sign shall be 40 square feet.

The maximum monument sign height for each sign shall be six feet above existing grade.

Internal streets.

Geometry of streets shall be sufficient for Township emergency vehicles and private waste removal.

Street names shall not duplicate or nearly duplicate the names of existing streets in the municipality or contiguous communities. The continuation of an existing street shall have the same name.

Endings of proposed street names shall reflect street classification for a cul-de-sac: lane, court, place, or circle.

Other standards.

No development shall proceed in the district without a redeveloper's agreement with the Township or redevelopment entity.

Section 200-20, Common open space shall not apply.

The standards set forth in § 200-23 requiring an environmental appraisal of the property are not applicable.

Interconnection with Block 5, Lot 20 for storage or other complimentary service uses is allowed.

In lieu of the standards set forth in § 200-25B(2), steps shall be taken to minimize indoor noise levels. Building code requirements shall be met.

In lieu of the standards set forth in § 200-25C(2), steps shall be taken to minimize vibration levels.

(13)

Pedestrian and bicycle circulation.

Pedestrian crossing 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.