[Added 3-23-2009 by Ord. No. 2009-04[1]]
[1]
Editor's Note: This ordinance also redesignated former Part
5, Flood Damage and Prevention, as Part 6.
The first phase of redevelopment planning occurred during the
beginning of 2007 during which three public workshops were conducted.
The following goals for redevelopment are the result of the public
process. These goals were subsequently endorsed by the Township Council.
Policies are set forth with the intent of implementing these goals.
A.
Goal 1.
(1)
Goal: The Redevelopment Plan will be tax positive or tax neutral
consistent with the desires of the residents of West Windsor.
(2)
Policies.
(a)
Policy 1: The Redevelopment Plan proposes a balance of uses
that can pay for desired traffic and public improvements.
(b)
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.
[1]
Editor's Note: Maps N through U are included at the end of
this chapter.
(c)
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.
(d)
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.
(e)
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.
(f)
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]
B.
Goal 2.
(1)
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.
(2)
Policies.
(a)
1: Residential development should be sited in the Redevelopment
Area in accordance with the following guidelines:
[1]
Dwelling units should be buffered from the railroad and traffic
generated by rail commuters to the greatest extent possible.
[2]
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.
[3]
Residential units should be placed in close proximity to retail
services, civic uses and open space amenities.
[4]
Except as provided for in Policy 1[5], all residential development
in the Redevelopment Area should occur in mixed-use structures.
[5]
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]
(b)
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]
C.
Goal 3.
[Amended 3-7-2011 by Ord.
No. 2011-05; 3-18-2019 by Ord. No. 2019-10]
(1)
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.
(2)
Policies.
(a)
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.
(b)
2: The affordable housing obligation will be integrated with
market residential units when market units are otherwise permitted
in the district.
D.
Goal 4.
(1)
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.
(2)
Policies.
(a)
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.
(b)
2: Street, roadway and bikeway infrastructure.
[1]
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]
[a]
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.
[b]
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.
[c]
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.
[d]
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.
[e]
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.
[f]
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.
[2]
Editor's Note: These maps and tables are included at the end
of this chapter.
[2]
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.
[3]
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.
(c)
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.
(d)
4: Continuous sidewalk/path and bicycle connections should be
provided throughout the Redevelopment Area and to adjacent neighborhoods
and open space.
[1]
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]
[2]
The Conceptual Bicycle/Pedestrian Plan outlines the required
pedestrian and bicycle facilities, which shall be constructed concurrently
with the associated or adjacent roadway.
[3]
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.
[4]
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.
[5]
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.
[6]
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]
[a]
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.
[b]
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.
[3]
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].
(e)
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.
(f)
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.
[1]
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.
[2]
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.
(g)
7: Funding.
[1]
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]
[a]
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.
[b]
Mercer County and DVRPC are planning and designing
improvements to Route 571 between the railroad and Clarksville Road.
[c]
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.
[d]
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.
[e]
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.
[f]
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.
[4]
Editor's Note: See Map U, included at the end of this chapter.
[2]
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.
(h)
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.
(i)
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.
E.
Goal 5.
(1)
Goal: The Redevelopment Plan will at least preserve, if not
strengthen, the neighborhoods in and around the Redevelopment Area.
(2)
Policies.
(a)
1: Retain the West Windsor Wallace Road commuter parking lot
directly across from the Berrien City neighborhood as surface parking.
(b)
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.
(c)
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.
(d)
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.
(e)
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.
(f)
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.
F.
Goal 6.
(1)
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.
H.
Goal 8.
(1)
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.
(2)
Policies.
(a)
1: Preserve the Millstone River Corridor and the Little Bear
Brook Corridor, as shown on the Land Use Map.
(b)
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.
(c)
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.
(d)
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.
(e)
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.
(f)
6: Adopt landscape and stormwater maintenance specifications
that employ integrated pest management practices.
(g)
7: Specify only indigenous plant species within the Redevelopment
Area; completely avoid exotic and invasive plant species.
(h)
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.
(i)
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.
(j)
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.
(k)
11: Information about and the regulatory impact of threatened
and endangered species shall be provided and addressed at the site
plan stage.
(l)
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.
I.
Goal 9.
(1)
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.
(2)
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.
J.
Goal 10.
(1)
Goal: The size, scale and aesthetic design of the Redevelopment
Area will be sensitive to adjacent neighborhoods.
(2)
Policies.
(a)
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.
(b)
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.
(c)
3: Commuter parking on Wallace Road shall remain as surface
parking.
(d)
4: Structured parking would feature liner buildings or aesthetic
treatment where structures front on public streets.
(e)
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.
K.
Goal 11.
(1)
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.
(2)
Policies.
(a)
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.
(b)
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]
(c)
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]
(d)
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.
(e)
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.
(f)
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.
(g)
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]
(h)
8: Promote the design and arrangement of buildings in a manner
that advances "green building" concepts to achieve sustainability.
(i)
9: Provide unobstructed access from sidewalks to buildings used
by the general public.
(j)
10: Provide safe and easy passage from the public realm into
individual buildings.
(k)
11: Provide interest for the pedestrian at the ground level
of buildings by limiting unembellished solid walls.
(l)
12: Provide interest for the pedestrian at the ground level
of buildings through detailing at close view.
(m)
13: Allow sufficient room for pedestrian passage and additional
use of sidewalk such as cafe tables.
(n)
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.
(o)
15: Streets and sidewalks must be lined with buildings rather
than parking lots or parking structures.
(p)
16: Parking must be located behind buildings.
(q)
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:
[1]
Promote the creation of a district with architectural facade
design and building scale typical for a mixed-use village neighborhood.
[2]
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.
[3]
Limit automotive service and financial institution uses to those
presently existing.
[4]
Create an improvement district to facilitate circulation, road,
streetscape and open space improvements.
[5]
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.
L.
Goal 12.
(1)
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.
(2)
Policies.
(a)
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.
(b)
2: All concept, preliminary, final, and amended plans will be
posted on the developer's website with a link from the Township's.
M.
Goal 13.
(1)
Goal: The Township will strive to mitigate the effects of the
Redevelopment Plan on the West Windsor-Plainsboro Regional School
system.
(2)
Policies.
(a)
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]
(b)
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.
N.
Goal 14.
(1)
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.
(2)
Policies.
(a)
1: LEED-ND policy objectives.
[1]
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.
[2]
The policy objectives of LEED-ND that the redevelopment of Princeton
Junction shall support and conform to are:
[a]
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:
[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.
[b]
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.
[c]
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.
[d]
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.
(b)
2: Implement LED lighting fixtures for site lighting fixtures;
consider solar electric generation for pedestrian-scale lighting systems
and/or project signs.
(c)
Implement green roof planting on flat roofing of multistory
buildings or light color for roof surfaces.
(d)
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.
(e)
Solar photovoltaic systems on parking decks are encouraged.
O.
Goal 15.
(1)
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.
(2)
Policies.
(a)
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]
[5]
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.
[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.
A.
Traffic circulation and parking.
(1)
On-site parking and service access shall be designed to avoid
the backing in and out of vehicles onto street rights-of-way.
(2)
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.
(3)
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.
(4)
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.
(5)
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.
B.
Landscape treatments and guidelines.
(1)
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.
(2)
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.
(3)
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.
(4)
Any landscaping which is not resistant to the environment, or
that dies within five years of planting, shall be replaced by the
developer.
(5)
In public spaces, use passive systems such as cisterns and water
gardens that collect rainwater for irrigation to the extent feasible.
(6)
Gray water shall be reused to the extent practicable.
(7)
Soil moisture-sensing irrigation systems shall be used.
C.
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.
(1)
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.
(2)
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.
(3)
Buildings shall be designed so as to be attractive from all
vantage points.
(4)
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.
(5)
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.
(6)
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.
(7)
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.
(8)
All materials and colors shall be approved by the Planning Board.
(9)
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.
(10)
Shop fronts should have a kick plate that ranges in height from
18 inches to 42 inches running continuously beneath the required fenestration.
(11)
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.
(12)
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:
(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.
D.
Signage.
(1)
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.
(2)
Existing nonconforming signs shall be removed from these districts
within a period of 12 months after plan approval.
(3)
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.
(4)
Each type of signage shall be permitted on the same site, provided
that the standards set forth below are satisfied.
(a)
(d)
Monument signage.
[1]
One monument sign shall be permitted for buildings, but only
for buildings set back more than 50 feet from the right-of-way.
[2]
The maximum monument sign area shall be 30 square feet.
[3]
The maximum monument sign height shall be six feet above existing
grade.
[4]
The base of the monument sign shall be landscaped with plants
that extend a minimum of two feet in all directions.
(5)
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.
E.
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.
[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]
A.
RP-1 District use regulations.
(1)
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.
(2)
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:
(a)
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.
[Amended 1-27-2020 by Ord. No. 2020-04; 2-22-2021 by Ord. No. 2021-03]
(b)
Civic spaces and uses, including a farmer's market.
(c)
One hotel.
(d)
Stores and shops for the conduct of any retail business, including
specialty and gift shops and boutiques, excluding drive-through facilities.
(e)
Personal service establishments (e.g., tailor, barbershop, or
beauty salon).
(f)
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.
(g)
Restaurants, cafes, luncheonettes and delicatessens, excluding
curb service establishments and drive-through facilities but not excluding
walk-up services and outdoor dining.
(h)
Indoor recreation facilities, including instructional studios
and fitness centers.
(i)
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.
[Amended 6-22-2020 by Ord. No. 2020-13]
(j)
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.
(k)
Book, newspaper, periodical and stationery stores and copy centers.
(l)
Parcel package shipping stores or mailing centers.
(m)
Artisan studios, craftsman workshops, and art galleries.
(n)
Museums and other cultural and civic facilities of a similar
nature.
(o)
Parks and plazas.
(p)
Buildings and uses for municipal purposes owned or operated
by West Windsor Township or not-for-profits designated by the Township.
(q)
Taverns, limited breweries, and brew pubs.
[Added 1-27-2020 by Ord. No. 2020-04]
(3)
Permitted accessory uses.
(a)
Recreational and open space facilities, including, but not limited
to, pools, walkways, courtyards and plazas.
(b)
Off-street parking and loading, including parking structures
attached to buildings with principal permitted uses, appropriately
screened from public view.
(c)
Signs.
(d)
Street furnishings, planters, street lights, and exterior, garden-type
shade structures.
(e)
Sidewalk cafes and outdoor dining facilities associated with
permitted restaurants, cafes, luncheonettes, and delicatessens.
(f)
Fences and walls, which shall complement the architectural style,
type and design of the building and the overall project design.
(g)
Decks, patios and terraces (including rooftop facilities), which
shall complement the architectural style, type and design of the building
and the overall project design.
(h)
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 shall not be
permitted.
(i)
Public service facilities.
(j)
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.
(k)
Open-air structures such as gazebos, pavilions, children's play
areas and pet parks.
(l)
Kiosks, which may have restrooms.
(4)
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.
B.
RP-1 District intensity, bulk and other regulations. The following
shall be the standards for the RP-1 District:
(1)
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.
(2)
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.
[Amended 1-27-2020 by Ord. No. 2020-04; 2-22-2021 by Ord. No. 2021-03]
[1]
Editor's Note: See N.J.S.A. 52:27D-307.
(3)
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.
[Amended 2-22-2021 by Ord. No. 2021-03]
(4)
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.
[Amended 2-22-2021 by Ord. No. 2021-03]
(5)
A hotel may be constructed and shall be fronting the promenade.
(6)
Maximum improvement coverage: 95%.
(7)
Maximum building height: Four stories with the exception of:
[Amended 1-27-2020 by Ord. No. 2020-04]
(a)
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.
(b)
Senior housing buildings may be up to five stories and 70 feet.
(c)
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.
[Amended 2-22-2021 by Ord. No. 2021-03]
(d)
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.
[Amended 6-22-2020 by Ord. No. 2020-13]
(e)
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).
(8)
Minimum parking requirements.
[Amended 1-27-2020 by Ord. No. 2020-04; 6-22-2020 by Ord. No. 2020-13]
(a)
1.4375 off-street parking spaces per residential unit are to be provided
within the district except for senior housing and townhouses.
(b)
2.0 off-street parking spaces per townhouse unit shall be provided.
(c)
Senior housing requires 0.7 off-street parking spaces per unit.
(d)
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.
(e)
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.
(f)
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.
(9)
Other standards:
(a)
No development shall proceed in the District without a redeveloper's
agreement with the Township.
(b)
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.
(c)
Procedures for snow storage and removal shall be identified.
C.
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.
(1)
Promenade public space (which is shown conceptually in Exhibit
E of the Settlement and Redeveloper's Agreement).
(a)
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.
(b)
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.
(c)
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.
[Amended 1-27-2020 by Ord. No. 2020-04]
(2)
Circulation and parking.
(a)
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.
[Amended 6-22-2020 by Ord. No. 2020-13]
(b)
Off-street parking and service access shall be designed to avoid
the backing in and out of streets to the greatest extent possible.
[Amended 6-22-2020 by Ord. No. 2020-13]
(d)
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.
[Amended 1-27-2020 by Ord. No. 2020-04; 6-22-2020 by Ord. No. 2020-13; 2-22-2021 by Ord. No. 2021-03]
(e)
The minimum width for off-road bike lanes is eight feet.
(f)
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.
(g)
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.
[Amended 2-22-2021 by Ord. No. 2021-03]
(h)
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.
[Amended 1-27-2020 by Ord. No. 2020-04]
(i)
A minimum of two spaces will be provided for parking for shared
car services.
(j)
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.
[Amended 1-27-2020 by Ord. No. 2020-04]
(3)
Landscape architectural treatments and guidelines.
(a)
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.
(b)
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.
(c)
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.
(d)
In landscaped spaces, passive systems such as cisterns and water
gardens that collect rainwater for irrigation or recharge are encouraged.
(e)
Soil moisture-sensing irrigation systems shall be used.
(4)
Building orientation, massing and facade composition.
(a)
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.
(b)
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.
(c)
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.
(d)
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.
(e)
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.
(f)
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.
(g)
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.
(h)
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.
(i)
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.
(j)
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.
[Amended 1-27-2020 by Ord. No. 2020-04; 2-22-2021 by Ord. No. 2021-03]
(k)
In general, it is preferred to keep the street facade parallel
to the property line in alignment with adjacent buildings.
(l)
Blank walls must contain architectural relief such as expressive
details, blind windows, murals, etc.
(m)
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.
(n)
Windows for residential buildings shall be primarily vertically
proportioned. Tinted and highly reflective glass are discouraged.
(o)
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.
(p)
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.
[Amended 1-27-2020 by Ord. No. 2020-04]
(q)
Shop fronts may have a kick plate that ranges in height from
eight inches to 42 inches running continuously beneath the required
fenestration.
[Amended 1-27-2020 by Ord. No. 2020-04]
(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.
[Amended 2-22-2021 by Ord. No. 2021-03]
(u)
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.
(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.
[Amended 2-22-2021 by Ord. No. 2021-03]
(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:
[1]
Opening the space at ground level for people to walk across
the corner, with the building mass above redefining the corner.
[2]
A recessed entry at the corner such as the familiar angled wall
with an entry door.
[3]
A corner window with an important view into the building.
[4]
Balconies or bay windows that wrap the corner.
[5]
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)
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.
(bb)
Dish antennas may not exceed 12 feet in diameter.
(cc)
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.
(5)
Lighting.
(a)
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.
(b)
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.
[Amended 2-22-2021 by Ord. No. 2021-03]
(c)
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.
(6)
Streetscape.
(a)
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.
(b)
Community bulletin boards, such as kiosks, may be provided at
strategic locations, including on the promenade.
(c)
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.
(d)
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.
[Amended 1-27-2020 by Ord. No. 2020-04]
(7)
Signage. In lieu of § 200-258D, the following shall apply:
(a)
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.
[Amended 1-27-2020 by Ord. No. 2020-04]
(b)
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.
(c)
Existing nonconforming signs shall be removed from this District
within a period of 12 months after building permit issuance.
(d)
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.
(e)
Each type of signage shall be permitted on the same site, provided
that the standards set forth below are satisfied.
[1]
[2]
Hanging signs and blade signs.
[Amended 1-27-2020 by Ord. No. 2020-04]
[a]
One hanging sign or blade sign is allowed per 25
linear feet of frontage with a maximum of two signs per frontage.
[b]
The maximum sign area shall be 10 square feet per
side.
[c]
The letter and logo height shall be a maximum of
18 inches.
[d]
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.
[e]
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.
[f]
Hanging signs and blade signs may be externally or internally
lit.
[Amended 6-22-2020 by Ord. No. 2020-13]
[3]
Banner signs.
[Added 1-27-2020 by Ord. No. 2020-04[3]]
[a]
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.
[b]
The maximum sign area shall be 100 square feet per side.
[c]
Banner signs shall have a maximum projection of eight feet.
[d]
Banner signs must have a clearance height of 10 feet above the
sidewalk.
[e]
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.
[f]
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.
[3]
Editor's Note: This ordinance also redesignated former Subsection
C(7)(e)[3] through [6] as Subsection C(7)(e)[4] through [7], respectively.
[5]
Kiosk signage.
[a]
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.
[Amended 1-27-2020 by Ord. No. 2020-04; 2-22-2021 by Ord. No. 2021-03]
[b]
The maximum kiosk sign area shall be 30 square
feet, as measured on each face.
[c]
The maximum kiosk sign height shall be 16 feet
above finished grade.
[d]
Kiosks may be located in a paved sidewalk area
including within the public right-of-way of streets and sidewalks.
[Amended 1-27-2020 by Ord. No. 2020-04]
[e]
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.
[6]
Awnings and canopies.
[a]
Awnings and canopies shall be architecturally compatible
with the building or retail tenant.
[Amended 1-27-2020 by Ord. No. 2020-04]
[b]
Awnings and canopies shall be kept in good order.
[c]
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:
[a]
Are inside the window.
[b]
Do not exceed 15% of the window area if solid and
25% of the window area if die-cut.
[Amended 1-27-2020 by Ord. No. 2020-04]
[c]
Pertain only to the establishment occupying the
premises where the window is located except when premises are unleased/empty.
[Amended 1-27-2020 by Ord. No. 2020-04]
(f)
Temporary construction and sales signage.
[Amended 1-27-2020 by Ord. No. 2020-04]
[1]
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.
[2]
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.
(g)
Billboards are prohibited.
(h)
A signage package shall be submitted as a part of any application
for final site plan approval.
[Added 1-27-2020 by Ord. No. 2020-04]
A.
RP-2 District use regulations.
(1)
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.
(2)
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:
(a)
Public parking.
(b)
Stores and shops for the conduct of any retail business, including
specialty and gift shops and boutiques, excluding drive-through facilities.
(c)
Personal service establishments (e.g., tailor, barbershop or
beauty salon).
(d)
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.
(e)
Restaurants, cafes, luncheonettes and delicatessens, excluding
curb service establishments and drive-through facilities but not excluding
walk-up services and outdoor dining.
(f)
Indoor recreation facilities, including instructional studios
and fitness centers.
(g)
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.
(h)
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.
(i)
Book, newspaper, periodical and stationery stores and copy centers.
(j)
Parcel package shipping stores or mailing centers.
(k)
Parks and plazas.
(l)
Buildings and uses for municipal purposes owned or operated
by West Windsor Township or not-for-profits designated by the Township.
(3)
Permitted accessory uses.
(a)
Recreational and/or open space facilities, including, but not
limited to, walkways, courtyards and plazas.
(b)
Off-street parking and loading located to the rear of principal
buildings or appropriately screened from public view.
(c)
Signs.
(d)
Street furnishings, planters, street lights, and exterior, garden
type, shade structures (gazebos).
(e)
Sidewalk cafes associated with permitted restaurants.
(f)
Fences and walls, which shall complement the architectural style,
type and design of the building and the overall project design.
(g)
Decks, patios and terraces, which shall complement the architectural
style, type and design of the building and the overall project design.
(h)
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 shall not be
permitted.
(i)
Public service facilities.
(j)
Accessory uses customarily incidental to permitted principal
uses, including structured parking for residential dwelling units.
B.
RP-2 District intensity, bulk and other regulations. The following
shall be the standards for the RP-2 District:
(1)
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.
(2)
Maximum FAR: 0.14 for retail and office uses and 5.0 for structured
parking.
(3)
Maximum improvement coverage: 0.80 for retail and office uses
and 0.95 for parking.
(4)
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.
(5)
Off-street parking: one space for every 750 square feet of retail
and office floor area.
(7)
No development shall proceed in the district without a redeveloper's
agreement with the Township or redevelopment entity.
A.
RP-3 District use regulations.
(1)
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]
(2)
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:
(a)
Stores and shops for the conduct of any retail business, including
specialty and gift shops and boutiques, excluding drive-through facilities.
(b)
Personal service establishments (e.g., tailor, barbershop or
beauty salon).
(c)
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.
(d)
Restaurants, cafes, luncheonettes and delicatessens, excluding
curb service establishments and drive-through facilities but not excluding
walk-up services and outdoor dining.
(e)
Indoor recreation facilities, including instructional studios
and fitness centers.
(f)
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.
(g)
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.
(h)
Book, newspaper, periodical and stationery stores and copy centers.
(i)
Parcel package shipping stores or mailing centers.
(j)
Museums, art galleries and other cultural and civic facilities
of a similar nature.
(k)
Parks and plazas.
(l)
Buildings and uses for municipal purposes owned or operated
by West Windsor Township or not-for-profits designated by the Township.
(m)
Affordable housing meeting all COAH standards, provided that
it shall be located on the upper floor of mixed-use buildings.
(3)
Permitted accessory uses.
(a)
Recreational and/or open space facilities, including, but not
limited to, walkways, courtyards and plazas.
(b)
Off-street parking and loading located to the rear of principal
buildings, including attached parking structures, or appropriately
screened from public view.
(c)
Signs.
(d)
Street furnishings, planters, street lights, and exterior, garden-type,
shade structures (gazebos).
(e)
Sidewalk cafes associated with permitted restaurants.
(f)
Fences and walls, which shall complement the architectural style,
type and design of the building and the overall project design.
(g)
Decks, patios and terraces, which shall complement the architectural
style, type and design of the building and the overall project design.
(h)
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 shall not be
permitted.
(i)
Public service facilities.
(j)
Accessory uses customarily incidental to permitted principal
uses, including structured parking for residential dwelling units.
B.
RP-3 District intensity, bulk and other regulations. The following
shall be the standards for the RP-3 District:
(2)
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.
(3)
Maximum improvement coverage: 60% for buildings up to three
stories and 90% for four-story buildings.
(4)
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.
(5)
Off-street parking: one space for every 700 square feet of retail
and office floor area.
(6)
Other standards:
(a)
The promenade in District 1 shall be extended to Washington
Road, although the roads framing it need not be.
(b)
[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.
[1]
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.
(c)
No development shall proceed in the district without a redeveloper's
agreement with the Township or redevelopment entity.
A.
RP-4 District use regulations.
(1)
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.
(2)
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:
(a)
Commuter parking and station transportation facilities.
(b)
Stores and shops for the conduct of any retail business, including
specialty and gift shops and boutiques, excluding drive-through facilities.
(c)
Personal service establishments (e.g., tailor, barbershop or
beauty salon).
(d)
Restaurants, cafes, luncheonettes and delicatessens, excluding
curb service establishments and drive-through facilities but not excluding
walk-up services and outdoor dining.
(e)
Indoor recreation facilities, including instructional studios
and fitness centers.
(f)
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.
(g)
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.
(h)
Book, newspaper, periodical and stationery stores and copy centers.
(i)
Parcel package shipping stores or mailing centers.
(j)
Museums, art galleries and other cultural and civic facilities
of a similar nature.
(k)
Parks and plazas.
(l)
Buildings and uses for municipal purposes owned or operated
by West Windsor Township or not-for-profits designated by the Township.
(3)
Permitted accessory uses.
(a)
Recreational and/or open space facilities, including, but not
limited to, walkways, courtyards and plazas.
(b)
Off-street parking and loading located to the rear of principal
buildings or appropriately screened from public view.
(c)
Signs.
(d)
Street furnishings, planters, street lights, and exterior, garden-type,
shade structures (gazebos).
(e)
Sidewalk cafes associated with permitted restaurants.
(f)
Fences and walls, which shall complement the architectural style,
type and design of the building and the overall project design.
(g)
Decks, patios and terraces, which shall complement the architectural
style, type and design of the building and the overall project design.
(h)
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 shall not be
permitted.
(i)
Public service facilities.
(j)
Accessory uses customarily incidental to permitted principal
uses, including structured parking for residential dwelling units.
B.
RP-4 District intensity, bulk and other regulations. The following
shall be the standards for the RP-4 District:
(1)
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.
(2)
Floor area ratio: 0.10 for retail uses and 5.0 for parking garages.
(3)
Maximum retail square footage: 24,000 square feet.
(4)
Maximum improvement coverage: 90%.
(5)
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.
(6)
On-street parking and shared parking with commuter parking spaces
shall be treated as satisfying the parking requirement in this district.
(7)
Other standards:
(a)
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.
(b)
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.
(c)
No development shall proceed in the district without a redeveloper's
agreement with the Township or redevelopment entity.
[Amended 11-13-2017 by Ord. No. 2017-29]
A.
RP-5 District use regulations.
(1)
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.
(2)
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)
A planned commercial development containing one or more of the
following uses:
[1]
Public park uses, wetlands mitigation, and stormwater management
facilities serving a broader area.
[2]
Health and fitness centers.
[3]
General, corporate, research, professional, and medical and
dental offices and commercial offices (e.g., realtors or travel agencies).
[4]
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.
[5]
Data processing and computer centers.
[6]
Indoor recreation facilities, which may include instructional
studios and fitness centers.
[7]
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.
[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.
(b)
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:
[1]
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.
[2]
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.
[1]
Editor's Note: Said map is included as an attachment to this chapter.
[3]
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]
(3)
Permitted accessory uses.
(a)
The same as in the RP-1 District, except for the accessory uses permitted by § 200-260A(1), but only as part of a planned commercial development permitted by § 200-264A(2)(a).
(4)
Conditional uses.
(a)
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).
B.
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):
(1)
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.
(2)
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.
(3)
Maximum building height: three stories, but not to exceed 45
feet.
(4)
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.
(5)
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.
(6)
(7)
Drive-through requirements for fast food operations:
(a)
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.
(b)
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.
(c)
Each entrance to an aisle and the direction of traffic flow
shall be clearly designated by signage and pavement markings.
(d)
Each drive-through aisle shall be separated from the circulation
routes necessary for ingress or egress to and from the property.
(e)
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.
(f)
Two internally illuminated menu boards not to exceed 12 square
feet in area may be provided.
(9)
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.
(10)
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:
(a)
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.
(b)
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.
(c)
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.
(d)
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.
(e)
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.
A.
RP-6 District use regulations.
(1)
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.
(2)
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:
(a)
All uses permitted in the ROM-2 District, except that limited
manufacture, conversion of existing residential structures, and home
occupations shall not be permitted.
(b)
Commercial and public commuter parking.
(c)
Transportation facilities, including a BRT station and attendant
improvements.
(d)
A hotel conference center with at least 100 rooms.
(e)
Stores and shops for the conduct of any retail business, including
specialty and gift shops and boutiques, excluding drive-through facilities.
(f)
Personal service establishments (e.g., tailor, barbershop or
beauty salon).
(g)
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.
(h)
Restaurants, cafes, luncheonettes and delicatessens, excluding
curb service establishments and drive-through facilities but not excluding
walk-up services and outdoor dining.
(i)
Indoor recreation facilities, including instructional studios
and fitness centers.
(j)
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.
(k)
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.
(l)
Book, newspaper, periodical and stationery stores and copy centers.
(m)
Parcel package shipping stores or mailing centers.
(n)
Museums, art galleries and other cultural and civic facilities
of a similar nature.
(o)
Parks and plazas.
(p)
Buildings and uses owned or operated by West Windsor Township
or not-for-profits designated by the Township for municipal purposes.
(q)
Township public safety facilities.
(3)
Permitted accessory uses.
(a)
Recreational and/or open space facilities, including, but not
limited to, walkways, courtyards and plazas.
(b)
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.
(c)
Signs.
(d)
Street furnishings, planters, street lights, and exterior, garden-type,
shade structures (gazebos).
(e)
Sidewalk cafes associated with permitted restaurants.
(f)
Fences and walls, which shall complement the architectural style,
type and design of the building and the overall project design.
(g)
Decks, patios and terraces, which shall complement the architectural
style, type and design of the building and the overall project design.
(h)
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 shall not be
permitted.
(i)
Public service facilities.
(j)
Accessory uses customarily incidental to permitted principal
uses, including structured parking for residential dwelling units.
B.
RP-6 District intensity, bulk and other regulations. The following
shall be the standards for the RP-6 District:
(1)
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.
(2)
For all other areas within the RP-6 District, the following
standards shall apply:
(a)
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.
(3)
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.
(4)
Maximum improvement coverage: 0.90, except that areas with environmental
constraints shall be excluded from the MIC calculation.
(5)
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.
(7)
Other standards:
(a)
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.
(b)
Buildings on publicly owned land shall be oriented toward and
close to and front on Vaughn Drive and Main Street.
(c)
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.
(d)
No development shall proceed in the district without a redeveloper's
agreement with the Township or redevelopment entity.
A.
RP-7 District use regulations.
(1)
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.
(2)
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:
(a)
Stores and shops for the conduct of any retail business, including
specialty and gift shops and boutiques, excluding drive-through facilities.
(b)
Personal service establishments (e.g., tailor, barbershop or
beauty salon).
(c)
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.
(d)
Restaurants, cafes, luncheonettes and delicatessens, excluding
curb service establishments and drive-through facilities but not excluding
walk-up services and outdoor dining.
(e)
Indoor recreation facilities, including instructional studios
and fitness centers.
(f)
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.
(g)
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).
(h)
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.
(i)
Book, newspaper, periodical and stationery stores and copy centers.
(j)
Parcel package shipping stores or mailing centers.
(k)
Museums, art galleries and other cultural and civic facilities
of a similar nature.
(l)
Parks and plazas.
(m)
Buildings and uses for municipal purposes owned or operated
by West Windsor Township or not-for-profits designated by the Township.
(n)
Apartments over retail and live-work dwelling units, including
affordable housing meeting all COAH standards.
(3)
Permitted accessory uses.
(a)
Recreational and/or open space facilities, including, but not
limited to, walkways, courtyards and plazas.
(b)
Off-street parking and loading located to the rear of principal
buildings or appropriately screened from public view.
(c)
Signs.
(d)
Street furnishings, planters, street lights, and exterior, garden-type,
shade structures (gazebos).
(e)
Sidewalk cafes associated with permitted restaurants.
(f)
Fences and walls, which shall complement the architectural style,
type and design of the building and the overall project design.
(g)
Decks, patios and terraces, which shall complement the architectural
style, type and design of the building and the overall project design.
(h)
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 shall not be
permitted.
(i)
Public service facilities.
(j)
Accessory uses customarily incidental to permitted principal
uses, including structured parking for residential dwelling units.
B.
RP-7 District intensity, bulk and other regulations.
(1)
Maximum FAR: 0.25.
(2)
Maximum improvement coverage: 80%.
(4)
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.
(5)
Building overhangs, including canopies and balconies, can project
up to five feet over the build-to line.
(6)
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.
(7)
First-floor use. Retail or personal service uses or small commercial
offices are required on the first floor. Office or apartments are
permitted only on the top floor.
(8)
Parking standards.
(a)
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.
(b)
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.
(9)
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]
(10)
The multiuse trail through the Crawford/Acme Woods shown on
the Conceptual Plan shall be constructed by any developer developing
the land upon which the path is located as part of a development approval
in order to facilitate access to Berrien City and Circle Drive from
Sherbrook Estates and The Gables.
(11)
Architectural and site design standards. In addition to the
standards applicable to all districts[3] and the goals and policies,[4] the following shall apply:
(a)
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.[5]
(b)
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.
(c)
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.
(d)
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.
(e)
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.
(f)
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.
(g)
There shall be shared parking and cross-easements to the maximum
extent practicable. Shared driveways shall be provided for access
to Princeton-Hightstown Road unless the applicant demonstrates that
such is not practicable.
(h)
Connections and appropriate improvements, as determined by Township
officials, shall be made to Carlton Place to provide safe and efficient
access.
(12)
No development shall proceed in the district without a redeveloper's
agreement with the Township or redevelopment entity.
A.
RP-8 District use regulations.
(1)
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.
(2)
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:
(a)
Transportation-related facilities.
(b)
Public and commercial surface parking, including both structured
and surface parking, except that no structured parking shall be permitted
south of Circle Drive.
(c)
Mechanisms intended to screen or enhance the visual attraction
of the power station.
(d)
A public park.
B.
RP-8 District intensity, bulk and other regulations. The following
shall be the standards for the RP-8 District:
(1)
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.
A.
RP-9 District use regulations .
(1)
Purpose. The intent of the RP-9 District is to convert the existing
Regional School Board bus depot into an area that will better serve
the public, consisting of a public park mirroring the PNC corner park,
with land set aside for Wallace Road improvements and pedestrian and
bicycle access to a crossing of the rail line at the Princeton-Hightstown
Road bridge.
(2)
Permitted uses. In an RP-9 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:
B.
RP-9 District intensity, bulk and other regulations. No development
shall proceed in the district without a redeveloper's agreement with
the Township or redevelopment entity.
A.
RP-10 District use regulations.
(1)
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.
(2)
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:
B.
RP-10 District intensity, bulk and other regulations. The following
shall be the standards for the RP-10 District:
(1)
The bulk and area regulations set forth for the R&D District
shall apply.
(2)
Other standards:
(a)
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.
(b)
[1]Any all-affordable development in the district shall be
no greater than 25 units.
[1]
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.
(c)
No development shall proceed in the district without a redeveloper's
agreement with the Township or redevelopment entity.
[Added 3-27-2017 by Ord.
No. 2017-10]
A.
RP-11 District use regulations.
(1)
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.
(2)
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.
(3)
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:
(a)
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.
(4)
Permitted accessory uses.
(a)
Recreational and/or open space facilities, including, but not
limited to, walkways, courtyards, plazas, and clubhouses.
(b)
Off-street parking and loading.
(c)
Signs.
(d)
Street furnishings, planters, streetlights, and exterior, garden-type
shade structures such as gazebos and pavilions.
(e)
Fences and walls, which shall complement the architectural style,
type and design of the building and the overall project design.
(f)
Decks, patios and terraces, which shall complement the architectural
style, type and design of the building and the overall project design.
(g)
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.
(5)
Prohibited uses. Any use or structure other than those uses
or structures permitted by this section shall be prohibited.
B.
RP-11 District intensity, bulk, and other regulations. The following
standards shall apply to the RP-11 District:
(1)
Minimum lot size: 10 acres.
(3)
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.
(4)
Maximum building height: two stories, but not to exceed 40 feet.
(5)
Building spacing: A minimum of 30 feet shall be provided between
buildings.
(6)
Maximum improvement coverage: 35%.
(8)
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.
[Added 2-27-2017 by Ord.
No. 2017-06]
A.
RP-11-Overlay District use regulations.
(1)
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.
(2)
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.
(3)
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:
(a)
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.
(b)
Auto service center and plumbing and heating supply uses.
(5)
Permitted accessory uses.
(a)
Recreational and/or open space facilities, including, but not
limited to, walkways, courtyards, and plazas.
(b)
Off-street parking and loading.
(c)
Signs.
(d)
Street furnishings, planters, streetlights, and exterior, garden-type
shade structures such as gazebos and pavilions.
(e)
Fences and walls, which shall complement the architectural style,
type and design of the building and the overall project design.
(f)
Decks, patios and terraces, which shall complement the architectural
style, type and design of the building and the overall project design.
(g)
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.
(6)
Prohibited uses. Any use or structure other than those uses
or structures permitted by this section shall be prohibited.
B.
RP-11-Overlay District intensity, bulk, and other regulations. The
following standards shall apply to the RP-11-Overlay District:
(1)
Minimum Lot Size: 2.75 acres.
(3)
Maximum density: A maximum density of 7.5 units per acre shall
be permitted.
(4)
Maximum building height: three stories, but not to exceed 40
feet.
(5)
Building spacing: A minimum of 30 feet of distance shall be
provided between buildings.
(6)
Maximum improvement coverage: 65%.
(8)
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.
[Added 4-1-2019 by Ord.
No. 2019-07r]
A.
RP-12 District use regulations.
(1)
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.
(2)
Comprehensive development. The District shall be comprehensively
developed in accordance with one development application for the entire
district.
(3)
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:
(a)
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.
(4)
Permitted accessory uses.
(a)
Recreational and open space facilities, including, but not limited
to, walkways, courtyards and plazas.
(b)
Off-street parking and loading associated with multifamily dwellings
and townhouses.
(c)
Signs.
(d)
Street furnishings, planters, streetlights, and exterior, garden-type
shade structures such as gazebos and pavilions.
(e)
Fences and walls, which shall complement the architectural style,
type and design of the building and the overall project design.
(f)
Decks, patios and terraces, which shall complement the architectural
style, type and design of the building and the overall project design.
(g)
Stand-alone on-grade garages, trash enclosures, stand-alone
storage facilities for apartment tenants, and office and maintenance
areas for onsite rental business operations.
(h)
Accessory uses customarily incidental to permitted principal
uses.
B.
RP-12 District intensity, bulk and other regulations.
(1)
Maximum improvement coverage: 80%.
(3)
Number of dwelling units: The developer may construct up to
180 dwelling units.
(4)
Maximum building height:
(a)
The maximum building height shall be four stories above garage,
but no greater than 80 feet.
(5)
Building spacing: A minimum of 30 feet shall be provided between
buildings if there is more than one building.
(6)
Parking standards.
(a)
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.
(b)
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.
(7)
Sidewalks.
(a)
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.
(b)
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.
(8)
Landscaping.
(a)
All § 200-91P standards shall apply except that:
[1]
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.
[2]
Section 200-91P(5), Open space shall not apply.
[3]
Section 200-91P(6)(c), Filtered buffer shall not apply to locations where internal drives and parking adjoin the building or buildings.
[4]
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.
[6]
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.
(9)
Architectural and site design standards. In lieu of the standards set forth in § 200-258C, the following shall apply:
(a)
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.
(b)
Any sound barrier along the railroad right-of-way may not be
higher than 10 feet.
(c)
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.
(d)
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.
(10)
Signage.
(a)
Street address signage. In lieu of the standards set forth in § 200-258D(4)(c) the following shall apply:
(b)
Monument signage. In lieu of the standards set forth in § 200-258D(4)(d), the following shall apply:
[1]
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.
[2]
The maximum monument sign area for each sign shall
be 40 square feet.
[3]
The maximum monument sign height for each sign
shall be six feet above existing grade.
(11)
Internal streets.
(a)
Geometry of streets shall be sufficient for Township emergency
vehicles and private waste removal.
(b)
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.
(c)
Endings of proposed street names shall reflect street classification
for a cul-de-sac: lane, court, place, or circle.
(12)
Other standards.
(a)
No development shall proceed in the district without a redeveloper's
agreement with the Township or redevelopment entity.
(c)
The standards set forth in § 200-23 requiring an environmental appraisal of the property are not applicable.
(d)
Interconnection with Block 5, Lot 20 for storage or other complimentary
service uses is allowed.
(e)
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.
(f)
In lieu of the standards set forth in § 200-25C(2), steps shall be taken to minimize vibration levels.
(13)
Pedestrian and bicycle circulation.
(a)
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.
(b)
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.
(c)
There shall be a dedicated interior space or an enclosed room
for storage of bicycles. Such a space may be located within a parking
garage.
