[Amended 12-27-1982 by Ord. No.
82-54; 2-14-1983 by Ord. No. 83-02; 2-28-1983 by Ord. No. 83-07; 12-15-1986 by Ord. No. 86-35; 7-27-1987 by Ord. No. 87-20; 12-27-1988 by Ord. No. 88-51; 2-11-1991 by Ord. No. 91-01; 8-12-1991 by Ord. No. 91-18; 2-16-1993 by Ord. No. 93-01; 6-20-1994 by Ord. No. 94-16; 5-30-1995 by Ord. No. 95-13; 10-15-1996 by Ord. No. 96-25; 4-28-1997 by Ord. No. 97-9; 12-15-1997 by Ord. No. 97-27; 4-19-1999 by Ord. No. 99-07; 5-1-2000 by Ord. No. 2000-07; 5-1-2000 by Ord. No. 2000-08; 4-22-2002 by Ord. No. 2002-09]
The regulations applicable to the industrial
districts are as designated in the following sections.
A.
Permitted uses. In a ROM-1 District, no building or premises shall be used and no building shall be erected or altered which is arranged, intended or designed to be used except for one or more of the following uses, and all such uses shall be subject to the performance standards set forth in Part 1, Site Plan Review, of this chapter:
(1)
Research, testing, analytical and product development
laboratories and pilot plant facilities not involving the manufacturing,
sale, processing, warehousing, distribution or fabrication of material,
products or goods, except as incidental to the principal permitted
uses.
(2)
General, corporate, administrative and professional
offices.
(3)
Data processing and computer centers.
(4)
Limited manufacturing associated with such specialty
industry groupings as agriculture, aerospace, computers, telecommunications,
instrumentation, biomedical, medical, pharmaceutical and electronics.
(6)
Accessory uses and accessory buildings on the same
lot and within the same zoning district with and customarily incidental
to any of the permitted principal uses, which may include but shall
not be limited to:
(a)
A restaurant or cafeteria primarily for supplying
meals only to employees and guests of the principal use; and newsstand,
post office, automated banking facilities and similar conveniences
serving primarily employees and guests of the principal use, provided
that there shall be no external evidence of such use, with the exception
of directional signage.
(b)
In-service training schools for employees.
(c)
Custodial living quarters.
(d)
Indoor and outdoor recreation facilities, provided
that all such accessory buildings and uses shall be planned as an
integral part of the principal use development.
(e)
Overnight lodgings for visitors to any permitted
principal uses, provided that such facilities are not open to the
general public.
(f)
Assembly halls for meetings incidental to the
business of the principal use.
(g)
Maintenance, utility and storage facilities
incidental to the principal use.
(h)
Sale of products incidental or accessory to
the principal use.
(i)
Warehouse facilities and wholesale storage within
a completely enclosed building, the latter being incidental and accessory
to a permitted or conditional use.
(j)
Branch banks, provided that they are located
within the principal building housing the offices of a banking organization
or financial institution. Drive-up banking facilities related to the
branch bank may be permitted, provided that such facilities do not
adversely impede or conflict with the safe traffic flow required by
the principal use on or off site.
(k)
A helistop located a minimum of 1,000 feet from
any street line and 1,500 feet from any residential property line.
Such helistop shall also be subject to the New Jersey Department of
Transportation Division of Aviation approval, and its hours of operation
shall be limited to between 7:00 a.m. and 8:00 p.m.
(7)
Building structures and uses owned and operated by
the Township of West Windsor.
(8)
Mixed-use planned development, notwithstanding any
other requirements of this Part 4, except as changed herein, shall
also be subject to the following special requirements:
(a)
Permitted uses:
[1]
All those permitted and accessory uses within
the ROM-1 District.
[2]
Research and business development incubator
facilities, providing flexible designed spaces that can accommodate
shared administrative, laboratory, computer and related research support
services, including limited manufacturing facilities.
[3]
Conference center.
[4]
Hotel.
[5]
Business support uses primarily intended to
service the mixed use park tenant needs, to include but not be limited
to health clubs, child-care facilities, convenience retail, professional
offices and service uses, branch banks (excluding drive-through facilities),
restaurants, package shipment collection points, business libraries,
travel agencies, recreational facilities and similarly related activities.
[6]
Affordable housing as an integral part of a
mixed use planned development, subject to the following provisions:
[c]
There shall be no more than one
affordable housing project located within any one mixed use planned
development.
[d]
Location of housing within a planned
development shall be conducive to fostering a residential neighborhood
environment and shall be accessible to the development's common open
space and public facilities or shopping services, if provided.
[e]
Recreational uses shall be appropriately buffered from nonresidential uses within the planned development and shall comply with landscape buffer requirements contained in Part 3, Subdivision and Site Plan Procedures, of this chapter. To the extent practicable, residential uses shall be in proximity to other residentially zoned areas of comparable dwelling unit type and density which may be adjacent to the ROM-1 District. Accessibility to public transportation or provisions for such accessibility shall be provided within the overall site design of such residential uses.
(b)
Minimum mixed use planned development area:
20 acres in contiguous parcels not separated by an existing street
and served by public water and sewer systems.
(c)
Minimum lot area within mixed use development:
four acres.
(d)
Minimum mixed use development and lot frontage:
300 feet.
(e)
Mixed use development design, building arrangement,
lot width, frontage, depth and yards.
[1]
The mixed use design shall be based on a planned
development concept providing for a unified Master Plan governing
the land use, circulation, open space and utility needs of the development.
Comprehensive design guidelines for building and site layout as well
as landscape treatment shall be provided along with provision for
maintenance of common areas and spaces. The Plan shall also contain
a staging component to ensure the orderly completion of the project
in relationship to the capacity of the existing or planned infrastructure
to absorb a particular stage or stages of the development. Such staging
component shall be consistent with any Township timed growth control
ordinance that may be in effect.
[2]
Buildings, lots, yard sizes and dimensions may be freely disposed and arranged and shall conform to the provisions of Part 1, Site Plan Review, of this chapter, and subject to the minimum standards below. The Planning Board may reduce the following standards for setback requirements from internal access roads of a mixed use development based on an approved Master Plan for the planned development, provided that such reduction does not create undesirable visual and spatial impacts on abutting properties or when viewed from the public right-of-way.
[a]
Minimum setback from the street
line: 100 feet for lots located along a mixed use development internal
access road with a fifty-foot landscape area at the street right-of-way;
and 125 feet with a seventy-five-foot landscape area at the street
right-of-way when located along arterial roads as designated on the
Township's Circulation Master Plan.
[b]
Minimum setback from side and rear
property lines: 40 feet, except where such yards are located on the
perimeter of the mixed use development, they shall be 50 feet. Yards
that abut a residential zone district line shall be increased according
to the requirements set forth within the bulk standards for the ROM-1
District.
[Amended 8-12-1991 by Ord. No. 91-18]
[c]
Where more than one structure is
located on a lot within the planned development, the structures shall
be no closer to each other than 35 feet or the average height of the
structure, whichever is greater.
(f)
Maximum building height and placement: six stories,
but not more than 75 feet, provided that four or more storied buildings
conform to the following standards, notwithstanding other provisions
of this article to the contrary:
[1]
Four or more storied buildings shall be located
only within a band 1,800 feet in width as measured from the right-of-way
line of Route 1. An optional band width plan may be proposed to achieve
an average width across the entire development tract of 1,800 feet,
provided that such optional plan does not exceed 2,000 feet at its
widest when measured parallel to the Route 1 right-of-way line. However,
where such an averaging plan is proposed, those portions of a development
tract abutting or opposite the plan projection of a residential zone
district shall be located in a band width containing not more than
1,800 feet.
[2]
The minimum setback requirements from arterial
or collector roads as designated in the Township's Circulation Master
Plan shall be increased an additional three feet of setback for every
one foot of building height which exceeds 45 feet.
[Amended 8-12-1991 by Ord. No. 91-18]
[3]
Building heights may vary up to six stories,
provided that the maximum floor area of the stories above a three-storied
building shall not exceed 25% of the total FAR for the planned development
as may be approved on a preliminary development application.
(g)
Common open space design covenants, conditions and restrictions: The organization, administration and financial arrangements and guaranties governing the common open space or other common facilities which may be a part of the park shall be subject to the requirements set forth for planned residential developments in Article XVII of this Part 4. Furthermore, a document containing the design covenants, conditions and restrictions governing the internal implementation of the mixed use Master Plan shall be prepared by the applicant, addressing the following items: regulation of operations and uses permitted within the planned development, design guidelines for site improvements and buildings, a design review procedure, restrictions during construction and maintenance guidelines and standards regarding common open space, on-site landscaping and all paved surfaces.
(h)
Development staging program.
[1]
A program identifying the various stages of
the development, including the necessary on-site, off-site and off-tract
improvements to support each stage of the development shall be prepared
by an applicant. In addition, the plan shall include:
[a]
Adequate protection to ensure the
completion of each stage through the use of maintenance and performance
guaranties, covenants and other formal agreements.
[b]
Proof that the stage is substantially
self-functioning and self-sustaining with regard to access, utility
services, parking, common open space, all amenities and other similar
physical features. Further, each stage shall be capable of occupancy,
operation and maintenance upon completion of construction and development
of that stage or, in the case of subsequent stages, such subsequent
stages shall likewise be in harmony with those under construction
or in place. It is not intended that the creation of a tract-wide
stormwater management system or other common elements be precluded
by the above individual stage self-sustaining requirement. If a particular
stage is dependent upon a common detention system located in another
stage, then adequate assurances are to be provided so that its construction
supports the development stage for which approval is being sought.
[c]
Proof that each stage is properly
related to every other segment of the planned development and to the
community as a whole and to all necessary community services which
are available or which may be needed to serve the planned development
in the future.
[d]
A description of the off-tract
and off-site improvements that would be necessitated by each respective
stage and proposed responsibility for construction of such improvements,
including pro rata share computations, according to the Township's
Off-Tract Improvement Ordinance, if appropriate. If the proposed development
is located within a designated transportation improvement district
(TID), then the applicable regulations of that TID shall govern the
calculation of the pro rata share for off-tract road improvements.
[2]
The Planning Board in its review of the adequacy
of the length and timing of the staging program and the extent of
off-site and off-tract improvements associated with the initial stage
of development or a subsequent stage seeking final approval shall
be guided by any Township timed growth control ordinance as well as
traffic management or trip reduction policies and/or ordinances that
may be in effect.
[Amended 8-12-1991 by Ord. No. 91-18]
(i)
Affordable housing incentives:
[1]
At least 100 affordable housing units may be
provided within a mixed use planned development. For every unit constructed
on-site, an additional 550 square feet of nonresidential use over
and above the maximum development program proposed by an applicant
shall be permitted. Such additional nonresidential square footage
shall not be utilized in the calculation of either off-tract improvement
obligations or pro rata contributions for off-tract infrastructure
improvements.
[2]
In lieu of on-site affordable housing construction,
dedication to the Township of a suitable area for such housing construction
by a Township designee of at least 15 acres for each 100 affordable
units or portion thereof within the planned development may be offered.
For the provision of such a site area, an additional 50 square feet
of nonresidential use over and above the maximum development program
proposed by an applicant shall be permitted for each dwelling unit
to be constructed. Such additional nonresidential square footage development
potential shall not be utilized in the calculation of either off-tract
improvement obligations or pro rata contributions for off-tract infrastructure
improvements.
(9)
Veterinary clinics meeting the following special
requirements:
[Added 5-1-2000 by Ord. No. 2000-08]
(a)
Minimum lot area: 3 1/3 acres.
(b)
The veterinary clinic shall be sited at least
150 feet from any residential use or zoning district.
(c)
Buildings housing animals shall be soundproofed
to a maximum transmission of 65 dB measured on the outside of the
exterior wall. Other soundproofing requirements may be imposed by
the board of jurisdiction, such as, but not limited to the following:
nonopening windows and forced-air ventilation, solid core doors and
sound-absorbent ceilings.
(d)
Proper and ample ventilation of all animal areas
in buildings shall be demonstrated to the satisfaction of the board
of jurisdiction and shall meet all state licensing requirements.
(e)
Animals may be kept overnight for medical reasons
only.
(f)
Animals shall be housed indoors and may be allowed
outside only for short periods under staff supervision for hygienic
or medical reasons. When they are outside, they shall be kept in a
completely enclosed area.
(g)
A maximum percentage of floor area for overnight
holding of animals shall be limited to 30% of the gross floor area
of the veterinary clinic/hospital building.
(h)
A landscape buffer at least 50 feet wide within the one-hundred-fifty-foot standard set forth in Subsection A(9)(b) above, consisting of deciduous and evergreen plant material, shall be provided sufficient to screen parking and structures year round from all abutting side and rear yards. Such buffer may be waived by the board of jurisdiction where the applicant demonstrates to the board's satisfaction that natural on-site vegetation, existing topography, or other existing conditions provide acceptable screening from any surrounding residential property. In such case, the board of jurisdiction shall require a conservation easement to preserve this buffer screening.
(i)
Where the veterinary clinic abuts residential
uses or residentially zoned land, pitched roofs, residential building
materials (such as brick, wood and clapboard) and other architectural
elements shall be employed to make the veterinary clinic compatible
with residential building types.
(j)
No cremation or disposal of dead animals is
allowed on the premises. Disposal of used and contaminated veterinary
medical supplies shall meet low-level hazardous waste disposal requirements.
(10)
The conversion of hotels in existence as of April 1, 2020, into assisted
living facilities, provided that 15% of the beds be set aside for
low- and moderate-income households.
[Added 8-17-2020 by Ord. No. 2020-18]
B.
Conditional uses in ROM-1 District. In a ROM-1 District,
the following uses may be permitted as conditional uses:
(2)
Public utilities (e.g., electric, gas, telephone, water, sewer, etc.) substation, electric and gas facilities subject to the requirements contained in Article XXVIII, § 200-156B, of this Part 4, except those utilities which are necessary to service the permitted uses.[1]
[1]
Editor's Note: Original Subsection 22-7.1.2c,
as amended 8-12-1991 by Ord. No. 91-18, which immediately followed
this subsection and dealt with retail commons, was deleted by Ord.
No. 96-1.
[Amended 2-16-1993 by Ord. No. 93-01]
The following shall be the standards for the
ROM-1 District:
A.
Minimum lot area: seven acres.
B.
Minimum lot frontage: 350 feet.
C.
Minimum lot width: 400 feet.
D.
Minimum lot depth: not applicable.
E.
Minimum yards:
(1)
Front yard: 125 feet with a seventy-five-foot landscape
area at the street right-of-way.
(2)
Rear yard: 40 feet.
(3)
Side yards: There shall be two side yards with a minimum
of 40 feet each.
(4)
Yards abutting residential districts.
[Amended 8-12-1991 by Ord. No. 91-18]
(a)
The above yards, including the landscape transition
buffer and screen requirements, shall be increased by 35 feet in those
instances where they abut, in whole or in part, a residential zone
district or lot line.
(b)
Furthermore, in those instances involving greater
than a two-story building or structure with an associated parking
facility for both nonresidential and residential uses, the minimum
setbacks as measured to the nearest residential district zone line
shall be as set forth below. These increased setback requirements
shall apply only to a development application which contains a planned
commercial development.
(c)
The Planning Board may reduce these setback
standards, but in no event shall the setback be reduced by more than
50%, upon a satisfactory showing by the applicant that, through the
provision of berming and landscaping, or in combination with building
site placement, a complete visual screen of the nonresidential uses
is achieved when viewed from existing grade level at an adjacent residential
property line. The following criteria shall be used as a guide by
the Planning Board in its review of a request to relax the increased
setback standards:
[1]
The height of berm and its associated landscaping, including the density of plant material on the berm, shall be increased above the minimum buffer requirements established by the Township's landscape standards contained in § 200-91P of Part 3, Subdivision and Site Plan Procedures, of this chapter. Such increase in berm height or plant materials or combinations thereof shall be provided so that the proposed structure is not visible above the proposed buffer at the reduced setback line when viewed from existing grade level at the adjacent residential property line. An effective visual buffer shall be established within two growing seasons of its initial installation.
[2]
Grading and planting plans, together with site
section drawings showing lines of sight from a residential property
line, shall be provided to demonstrate a site plan's conformance with
these requirements.
F.
Maximum FAR: The maximum permitted FAR shall be allowed
to vary according to the following schedule:
|
Use in
|
Maximum FAR
|
|---|---|
|
One-story buildings
|
0.22
|
|
Multistory buildings
|
0.30
|
G.
Maximum improvement coverage: 50%.
H.
Maximum building height: three stories, but not more
than 45 feet.
[Added 2-22-2021 by Ord. No. 2021-05]
A.
Permitted uses. In a ROM-1A District, no building or premises shall be used and no building shall be erected or altered which is arranged, intended or designed to be used except for one or more of the following uses, and all such uses shall be subject to the performance standards set forth in Part 1, Site Plan Review, of this chapter:
(1)
Public utilities substations, electric, and gas facilities.
[Added 2-22-2021 by Ord. No. 2021-05]
The following shall be the standards for the ROM-1A District:
A.
Minimum lot area: two acres.
B.
Minimum lot frontage: 225 feet.
C.
Minimum lot width: 225 feet.
D.
Minimum lot depth: not applicable.
F.
Maximum FAR: The maximum FAR shall be allowed to vary according to
the following schedule:
|
Use in
|
Maximum FAR
|
|---|---|
|
One-story buildings
|
0.22
|
|
Multistory buildings
|
0.30
|
G.
Maximum improvement coverage: 65%.
H.
Maximum building height: three stories, but not more than 45 feet.
I.
Maximum structure height: 55 feet.
A.
Permitted uses: In an ROM-2 District, no building or premises shall be used and no building shall be erected or altered which is arranged, intended or designed to be used except for one or more of the following uses, and all such uses shall be subject to the performance standards set forth in Part 1, Site Plan Review, of this chapter.
(1)
Research, testing, analytical and product development
laboratories not involving the manufacturing, sale, processing, warehousing,
distribution or fabrication of material, products or goods, except
as incidental to the principal permitted uses.
(2)
General, corporate, administrative and professional
offices.
(3)
Computer centers.
(4)
Limited manufacturing.
(5)
Publishing houses and commercial printing plants.
(7)
Research offices and limited manufacturing park developments,
notwithstanding any other requirements of this Part 4, shall be subject
to those special requirements as listed for ROM-1 Park District, except
as changed herein:
(a)
Minimum park area: six acres in contiguous parcels.
(b)
Minimum lot area: three acres.
(c)
Minimum park and lot frontage: 250 feet.
(d)
Maximum building height and placement. The minimum
setback requirements from arterial or collector roads as designated
in the Township's circulation Master Plan or from the perimeter boundary
of a planned park development as established in this section shall
be increased an additional three feet of setback for every one foot
of building height which exceeds 45 feet, except where the perimeter
boundary abuts a residence district, in which case the setback shall
be increased an additional four feet for every one foot of building
height which exceeds 45 feet.
[Amended 12-27-1988 by Ord. No. 88-51]
(e)
Building arrangement, lot width, frontage, depth and yards: Where a building exceeds 45 feet in height and the lot on which it is located abuts a residential zone, a landscape berm and buffer being a minimum eight feet in height and containing a continuous planting of evergreen trees on top of the berm including understory shrubs to provide an effective screening of residences from the nonresidential use shall be provided. Landscape design criteria for buffers, as contained in the Part 1, Site Plan Review, of this chapter, shall serve as a guide for the design of the landscape berm and buffer.
[Added 12-27-1988 by Ord. No. 88-51]
(9)
Accessory uses and accessory buildings on the same
lot and within the same zoning district with and customarily incidental
to any of the permitted principal uses, which may include but shall
not be limited to:
(a)
A restaurant or cafeteria primarily for supplying
meals only to employees and guests of the principal use.
(b)
In-service training schools for employees.
(c)
Custodial living quarters.
(d)
Indoor and outdoor recreation facilities, provided
that all such accessory buildings and uses shall be planned as an
integral part of the principal use development.
(e)
Assembly halls for meetings incidental to the
business of the principal use.
(f)
Maintenance, utility and storage facilities
incidental to the principal use.
(10)
Building structures and uses owned or operated
by the Township of West Windsor for municipal purposes.
(11)
Conversion of existing residential structures
to office uses, subject to the following special requirements:
[Added 12-15-1986 by Ord. No. 86-35]
(a)
Such conversions shall be limited to the existing
floor area of the residential dwelling. Addition to or expansion of
the existing structure is prohibited.
(b)
At the time of site plan review, placement of
an access drive shall be determined so as to allow for a future common
drive with an adjacent residential parcel at one side yard. In addition,
reservation of an access easement to allow for such a possibility
at the opposite side yard may be required. Similarly, depending on
lot configuration, rear yard cross-easements to permit for interconnection
of parking areas may be required.
(c)
No parking shall be permitted in the existing
front yard of the dwelling.
(d)
Rear and side yards shall be a minimum of 15
feet, with adequate landscaping and/or screening to shield parking
areas from adjoining lots.
(e)
There shall be no minimum lot size on which
a conversion may be permitted to occur; provided, however, no lot
existing at the time of adoption of this amendment, on which a conversion
is proposed, shall be further reduced in size.
[Added 7-27-1987 by Ord. No. 87-20]
(f)
Any vacant lots with frontage on Alexander
Road and abutting existing lots containing a residential dwelling
may be developed for professional office use subject to the following
standards:
[Added 7-27-1987 by Ord. No. 87-20]
(g)
Business or advertising signage for a converted
or new professional office use shall be limited to 12 square feet
in total for the lot.
[Added 7-27-1987 by Ord. No. 87-20]
(12)
Veterinary clinics in existence as of January
1, 2000, and meeting the following special requirements:
[Added 5-1-2000 by Ord. No. 2000-08]
(a)
Minimum lot area: 3 1/3 acres.
(b)
The veterinary clinic shall be sited at least
150 feet from any residential use or zoning district.
(c)
Buildings housing animals shall be soundproofed
to a maximum transmission of 65 dB measured on the outside of the
exterior wall. Other soundproofing requirements may be imposed by
the board of jurisdiction, such as, but not limited to the following:
non-opening windows and forced-air ventilation, solid core doors and
sound-absorbent ceilings.
(d)
Proper and ample ventilation of all animal areas
in buildings shall be demonstrated to the satisfaction of the board
of jurisdiction and shall meet all state licensing requirements.
(e)
Animals may be kept overnight for medical reasons
only.
(f)
Animals shall be housed indoors and may be allowed
outside only for short periods under staff supervision for hygienic
or medical reasons. When they are outside, they shall be kept in a
completely enclosed area.
(g)
A maximum percentage of floor area for overnight
holding of animals shall be limited to 30% of the gross floor area
of the veterinary clinic/hospital building.
(h)
The building setback shall be twice that of
the zone: 100 feet for front yard and 60 feet for individual side
yards and rear yard.
(i)
A landscape buffer at least 50 feet wide within the one-hundred-fifty-foot standard set forth in Subsection A(11) above, consisting of deciduous and evergreen plant material, shall be provided sufficient to screen parking and structures year round from all abutting side and rear yards. Such buffer may be waived by the board of jurisdiction where the applicant demonstrates to the board's satisfaction that natural on-site vegetation, existing topography or other existing conditions provide acceptable screening from any surrounding residential property. In such case, the board of jurisdiction shall require a conservation easement to preserve this buffer screening.
(j)
No cremation or disposal of dead animals is
allowed on the premises. Disposal of used and contaminated veterinary
medical supplies shall meet low-level hazardous waste disposal requirements.
(13)
Single-family detached dwellings in existence as of the date of adoption
of this subsection. For lots with single-family residential dwellings
in existence as of the effective date of this subsection, dwellings
may be expanded or reconstructed subject to the bulk requirements
set forth by the R-30 District.
[Added 8-17-2020 by Ord. No. 2020-19]
B.
Conditional uses in ROM-2 District. In an ROM-2 District,
the following uses may be permitted as conditional uses:
(3)
Hotel/motel, subject to the following special requirements:
(a)
Minimum lot area: four acres.
(b)
Minimum lot width: 300 feet.
(c)
Minimum lot frontage: 300 feet.
(d)
Minimum yards: Shall be the same as yard requirements
established for a ROM-1 Park Development.
(e)
Maximum FAR: 0.30.
(f)
Maximum improvement coverage: 50%.
(g)
Maximum building height: four stories, but not
more than 45 feet.
(4)
Warehouse and wholesale storage facilities in conformity with the provisions of Part 1, Site Plan Review, of this chapter, and subject to the following minimum standards:
(a)
Such facilities shall be within completely enclosed
buildings.
(b)
Such facilities shall not be freight forwarding
or transshipping terminals.
(c)
No loading dock or service area may be on or
visible from the lot line or any street frontage. Provision for handling
all freight shall be on those sides of any building which do not face
on any street or proposed streets.
(d)
No accessory use shall be construed to permit
open storage of materials or goods on the lot.
(e)
Trucking services at permitted facilities shall
be limited in hours of operation to between 5:00 a.m. to 11:00 p.m.
(f)
Rear and side property yards shall be landscaped
so as to provide an effective screen, at time of planting, to obscure
from view at ground level the permitted use from adjoining primary
uses of a dissimilar nature.
(g)
The exterior design of all permitted buildings
on lots which abut a residence district or any street opposite land
in a residence district shall be in harmony with the general character
of the residential neighborhood.
(5)
Nursing homes, provided that adequate safeguards to
assure the security and safety of the patients are provided.
[Added 6-20-1994 by Ord. No. 94-16]
The following shall be the standards for the
ROM-2 District:
A.
Minimum lot area: five acres.
B.
Minimum lot frontage: 300 feet.
C.
Minimum lot width: 350 feet.
D.
Minimum lot depth: not applicable.
E.
Minimum yards:
(1)
Front yard: 125 feet, with a seventy-five-foot landscaping
area at the street right-of-way.
(2)
Rear yard: 40 feet.
(3)
Side yard: There shall be two side yards with a minimum
of 40 feet each.
(4)
Yards abutting residential districts: The above yard
including the landscape transition buffer and screen requirements
shall be increased by 20 feet in those instances where they abut,
in whole or in part, a residential district or lot line.
F.
Maximum FAR: The maximum permitted FAR shall be allowed
to vary according to the following schedule, depending on the intended
use and building height:
[Amended 6-20-1994 by Ord. No. 94-16]
|
Primarily Research/Office Uses1
|
Maximum FAR
| |
|
In one-story buildings
|
0.22
| |
|
In multistory buildings
|
0.30
| |
|
Primarily1Manufacturing/Warehousing Uses and Nursing Homes
|
Maximum FAR
| |
|
In one-story buildings
|
0.30
| |
|
In multistory buildings
|
0.40
|
|
NOTE:
1"Primarily" shall
mean more than 80% of total building use on a lot. The maximum FAR
shall be adjusted proportionately where less than 80% of the designated
building uses are proposed for a lot.
|
G.
Maximum improvement coverage: 50%.
H.
Maximum building height: three stories, but not to
exceed 45 feet.
A.
Permitted uses. In an ROM-3 District, no building or premises shall be used and no building shall be erected or altered which is arranged, intended or designed to be used except for one or more of the following uses, and all such uses shall be subject to the performance standards set forth in Part 1, Site Plan Review, of this chapter.
(1)
All those permitted uses as listed for an ROM-2 District.
(2)
Research-office. Limited manufacturing park developments,
notwithstanding any other requirements of this chapter, shall be subject
to those special requirements as listed herein for a ROM-1 Park District,
except as changed herein:
(3)
Warehousing
and distribution facilities.
[Added 12-14-2020 by Ord. No. 2020-24]
(4)
Finishing
and assembly of products.
[Added 12-14-2020 by Ord. No. 2020-24]
(5)
Self-storage
facilities.
[Added 12-14-2020 by Ord. No. 2020-24]
B.
Accessory
uses. In the ROM-3 District, the following uses may be permitted as
accessory uses:
[Added 12-14-2020 by Ord. No. 2020-24[1]]
(1)
Accessory
uses and accessory buildings incidental to the above uses located
on the same lot and within the same zoning district permitting the
principal use.
(2)
Uses
and buildings incidental to permitted uses within the same zoning
district permitting the principal use.
(3)
A
restaurant or cafeteria primarily for supplying meals only to employees
and guests of the principal use.
(4)
In-service
training schools for employees.
(5)
Custodial
living quarters.
(6)
Indoor
and outdoor recreation facilities, provided that all such accessory
buildings and uses shall be planned as an integral part of the principal
use.
(7)
Assembly
halls for meetings incidental to the business of the principal use.
(8)
Maintenance,
utility and storage facilities incidental to the principal use.
(9)
Guard
houses.
(10)
Public and private utility (e.g., electric, gas, telephone, cable, water, sewer, etc.) substations, electric and gas facilities to service the permitted uses. The facilities shall be subject to the requirements contained in Article XXVII, § 200-156B, except that the requirement of § 200-156B(6)(b) shall not apply.
(11)
Electric vehicle charging stations.
[1]
Editor's Note: This ordinance also provided for the redesignation
of former Subsection B as Subsection C.
[Amended 4-19-1999 by Ord. No. 99-07; 12-14-2020 by Ord. No.
2020-24]
The following shall be the standards for the
ROM-3 District:
A.
Minimum lot area: five acres.
B.
Minimum
lot area for warehouse and distribution facilities: 25 acres.
C.
Minimum lot frontage: 300 feet.
D.
Minimum lot width: 350 feet.
E.
Minimum lot depth: not applicable.
F.
Minimum yards:
(1)
Front yard: 125 feet.
(2)
Rear yard: 40 feet.
(4)
Yards abutting residential districts. Side and rear
yards shall be increased by 25 feet in those instances where they
abut, in whole or in part, a residential zone district or lot line.
This provision shall not apply to the aforementioned 300 foot setback
from the westerly boundary line of the ROM-3 District established
for warehouse and distribution facilities..
G.
Minimum
distance between buildings: 25 feet.
H.
Maximum FAR: There shall be no FAR for the ROM-3 District
I.
Maximum improvement coverage: 70%.
K.
Parking
in yards. Parking shall be permitted in the front, rear, and side
yard setbacks subject to the following:
(1)
Parking
lots shall maintain a twenty-five-foot minimum grassed or landscaped
separation on each lot to an adjoining lot except that a seven-and-one-half-foot
minimum grass or landscaped separation on each lot may be provided
in those instances where a warehouse and distribution facility abuts
an adjacent warehouse distribution facility.
(2)
Parking
shall not be permitted in any landscape buffer required by this chapter.
L.
Parking
for warehouse and distribution facilities. Parking at warehouse and
distribution facilities shall be computed on a pro rata basis as the
sum of the parking required for the floor area of the facility used
as office space plus the parking required for the floor area of the
building used for warehousing or distribution space. The parking ratios
to be used in this computation are as follows:
M.
ROM-3 District Performance Standards. All uses permitted in the ROM-3 District shall be subject to the performance standards set forth in Part 1, Site Plan Review, of this chapter, except as modified below.
(2)
The provisions of § 200-28D(1) shall not apply.
(3)
Parking
and loading is permitted between the fronts of buildings and the street
line. No parking is permitted within any landscaped buffer as required
herein.
(4)
Aisles
for the movement and circulation of vehicles shall be permitted in
all yard setback areas. No aisle, except those required for access
into and out of the site, shall be permitted within any landscaped
buffer as required herein.
(5)
Trailer
parking spaces and loading docks shall be permitted within building
yard setbacks for warehouse and distribution facilities.
(6)
Existing
trees may be removed in accordance with all outside agency regulations
and pursuant to site plan approval.
(7)
Bicycle
parking shall not be required for warehouse distribution facilities.
N.
Buffers.
Landscape buffers in the ROM-3 District shall be provided as follows.
(1)
A
landscape buffer of 75 feet shall be provided at the street line.
(2)
For
warehouse and distribution facilities, a landscape buffer of 100 feet
shall be provided from the westerly boundary, line of the ROM-3 District.
(3)
No
parking or loading shall be permitted in a landscape buffer.
(4)
Yard
requirements shall be deemed to be counted as part of the landscape
buffer area. Where yard areas are less than the required buffer area,
they shall be increased accordingly.
(5)
Suitably
landscaped and bermed stormwater basins in the ROM-3 District may
be located within any yard setbacks or landscaped buffers required
by this chapter, provided that a maximum of 50% of the basin may be
located within the buffer area.
A.
Permitted uses. In an ROM-4 District, no building or premises shall be used and no building shall be erected or altered which is arranged, intended or designed to be used except for one or more of the following uses, and all such uses shall be subject to the performance standards set forth in Part 1, Site Plan Review, of this chapter:
(1)
Research, testing, analytical and product development
laboratories not involving the manufacturing, sale, processing, warehousing,
distribution or fabrication of material, products or goods, except
as incidental to the principal permitted uses.
(2)
General, corporate, administrative and professional
offices.
(3)
Computer centers.
(6)
Accessory uses and accessory buildings on the same
lot and within the same zoning district with and customarily incidental
to any of the permitted principal uses, which may include but may
not be limited to:
(a)
A restaurant or cafeteria primarily for supplying
meals only to employees and guests of the principal use.
(b)
In-service training schools for employees.
(c)
Custodial living quarters.
(d)
Indoor and outdoor recreation facilities, provided
that all such accessory buildings and uses shall be planned as an
integral part of the principal use development.
(e)
Assembly halls for meetings incidental to the
business of the principal use.
(f)
Maintenance, utility and storage facilities
incidental to the principal use, provided that they are in fully enclosed
buildings.
(7)
Building structures and uses owned or operated by
the Township of West Windsor.
(8)
Limited manufacturing.
B.
Conditional uses. In an ROM-4 District, the following
uses may be permitted as conditional uses:
(2)
Public utilities (e.g., electric, gas, telephone, water, sewer, etc.) substation, electric and gas facilities, subject to the requirements contained in Article XXVIII, § 200-156B, of this Part 4.[2]
[2]
Editor's Note: Former Subsection B(3), concerning
billboards, added 10-15-1996 by Ord. No. 96-25, as amended 12-15-1997
by Ord. No. 97-27, which immediately followed this subsection, was
repealed 5-1-2000 by Ord. No. 2000-07.
The following shall be the standards for the
ROM-4 District:
A.
Minimum lot area: five acres.
B.
Minimum lot frontage: 300 feet.
C.
Minimum lot width: 350 feet.
D.
Minimum lot depth: not applicable.
E.
Minimum yards:
(1)
Front yard: 125 feet, with a seventy-five-foot landscape
area at the street right-of-way.
(2)
Rear yard: 40 feet.
(3)
Side yard. There shall be two side yards with a minimum
of 40 feet each.
(4)
Yards abutting residential districts. The above yards,
including the landscape transition buffer and screen requirements,
shall be increased by 20 feet in those instances where they abut,
in whole or in part, a residential district or lot line.
F.
Maximum FAR. The maximum permitted FAR shall be allowed
to vary according to the following schedule, depending on the intended
use and building height:
|
Uses in
|
Maximum FAR
| |
|---|---|---|
|
One-story buildings
|
0.22
| |
|
Multistory buildings
|
0.30
|
G.
Maximum improvement coverage: 50%.
H.
Maximum building height: three stories, but not to
exceed 45 feet.
[1]
Editor’s Note: Former § 200-217, ROM-5 Industrial
District (research, office, limited manufacturing) use, bulk and area
regulations, was repealed 3-18-2019 by Ord. No. 2019-06.
A.
Permitted uses. In an RO District, no building or premises shall be used and no building shall be erected or altered which is arranged, intended or designed to be used except for one or more of the following uses, and all such uses shall be subject to the performance standards set forth in Part 1, Site Plan Review, of this chapter:
(1)
Research, testing and analytical laboratories.
(2)
General, corporate, administrative and professional
offices.
(3)
Municipal center activities, to include building structures
and uses owned or operated by the Township of West Windsor for municipal
purposes, indoor and outdoor public recreation uses, libraries, community
theaters, other cultural activities and associated public or semipublic
uses.
(5)
Accessory uses and accessory buildings incidental
to the above uses located on the same lot and within the same zoning
district permitting the principal use.
B.
Conditional uses. In an RO District, the following
uses may be permitted as conditional uses:
(2)
Public utilities (e.g., electric, gas, telephone, water, sewer, etc.) substation, electric and gas facilities, subject to the requirements contained in Article XXVIII, § 200-156, of this Part 4.[1]
[1]
Editor's Note: Former Subsection B(3), concerning
billboards, added 10-15-1996 by Ord. No. 96-25, as amended 12-15-1997
by Ord. No. 97-27, which immediately followed this subsection, was
repealed 5-1-2000 by Ord. No. 2000-07.
The following shall be the standards for the
RO District:
A.
Minimum lot area: five acres.
B.
Minimum lot frontage: 300 feet.
C.
Minimum lot width: 350 feet.
D.
Minimum lot depth: not applicable.
E.
Minimum yards:
(1)
Front yard: 125 feet, with a seventy-five-foot landscape
area at the street right-of-way.
(2)
Rear yard: 40 feet.
(3)
Side yard. There shall be two side yards with a minimum
of 40 feet each.
(4)
Yards abutting residential districts. The above yards,
including the landscape transition buffer and screen requirements,
shall be increased by 20 feet in those instances where they abut,
in whole or in part, a residential district or lot line.
F.
Maximum FAR. The maximum permitted FAR shall be allowed
to vary according to the following schedule, depending on the intended
use and building height:
|
Uses in
|
Maximum FAR
| |
|---|---|---|
|
One-story buildings
|
0.22
| |
|
Multistory buildings
|
0.30
|
G.
Maximum improvement coverage: 50%.
H.
Maximum building height: three stories, but not to
exceed 45 feet.
A.
Permitted uses. In a R&D District, no building or premises shall be used and no building shall be created or altered which is arranged, intended or designated to be used except for one or more of the following uses, and all such uses shall be subject to the performance standards set forth in Part 1, Site Plan Review, of this chapter:
(1)
Mixed used planned developments as set forth in the ROM-1 District, provided that no less than 30% of the floor area be low traffic-generating uses as set forth in § 200-219.2G(3). The development in the R&D District existing at the time of adoption of this section shall be considered to be a mixed use planned development. The square footage of business support uses permitted in § 200-209A(8)(a)[5] shall not exceed four percent of the total square footage in the mixed use planned development. Business support uses other than day-care centers shall be incorporated into buildings with other uses and may not be in freestanding buildings.
(2)
Outdoor athletic facilities open to the general
public at no charge.
The following shall be the standards for the
R&D District:
A.
Minimum tract area: the R&D District shall be
developed in accordance with a comprehensive plan, and the minimum
tract area shall be the entirety of the district.
B.
Standards for lots within the mixed use planned development:
none.
C.
Development design, building arrangement, lot width, depth and yards shall be the same as the standards for a mixed use planned development in the ROM-1 District, except as modified by § 200-219.2G(4)(a).
D.
Maximum building height and placement standards shall
be the same as the standards for a mixed use planned development in
the ROM-1 District.
E.
Common open space design covenants, conditions and
restrictions shall be the same as the standards for a mixed use planned
development in the ROM-1 District.
F.
There shall be a development staging program complying with the standards therefor for a mixed use planned development in the ROM-1 District and with § 200-219.2G(5)(b) and (c).
G.
Permitted floor area and parking spaces; minimum percentage
of low traffic-generating uses; provision of transit-friendly design;
installation of special roadway project and shuttle service; and development
phasing with respect thereto.
(1)
Maximum FAR. The maximum floor area permitted
is .21 and shall be calculated on a district-wide basis.
(2)
Parking spaces. The applicant shall provide
no more than one parking space per 500 square feet of research uses,
445 square feet of hotel and conference uses, and 300 square feet
for all other uses. The applicant shall not create any more spaces
through restriping or other means.
(3)
Low traffic-generating uses.
(a)
The minimum floor area devoted to low traffic-generating
uses shall be 30%.
(4)
Transit-friendly design.
(a)
The development shall be designed in a transit-friendly
manner in accordance with the following design elements and shall
show a transit way consistent therewith, except that such elements
shall be superceded by any transit-friendly design criteria specific
to this transit way adopted by a higher level jurisdiction having
authority over such transit way:
[1]
All of the building main entrances
shall be within 1,000 feet, measured by using the sidewalk system,
of a transit stop.
[2]
Transit stops within the developed
site area shall be spaced 1,000 feet to 2,000 feet apart.
[3]
Right-of-way width dedicated for
transit shall accommodate two one-way directional track ways with
boarding areas on each side at each transit stop.
[4]
Transit stops shall be designed
to include amenities in the form of shelters with benches, lighting,
and directional signage and shall be proximate to such business support
uses as are included in the development.
[5]
Site design shall provide the shortest
and most convenient distances from transit stops to the main entrances
of the buildings on site.
[6]
The following standards shall be
relaxed when the applicant provides a transit-friendly design.
[a]
Minimum spacing between buildings:
[i]
The requirement in § 200-209A(8)(e)[2][c] of 35 feet between buildings or average height of the structures, whichever is greater, may be reduced to the standards set forth in § 200-30A(1) and (4) and B.
[ii]
The requirement in § 200-30A(5) of a minimum window wall to window wall distance of 75 feet may be reduced to 50 feet.
[b]
Minimum spacing between buildings
and parking:
[i]
The requirement in § 200-30A(3) of a twelve-foot minimum between any building face and parking area may be reduced to 10 feet.
(b)
The applicant shall dedicate the right-of-way for the proposed light rapid transit, bus rapid transit, or other transit way to the Township, provided its layout and location have been approved by the Planning Board. Such dedication shall take place at such time as the Township Council requires in order for the fixed guideway transit or other transit system in the right-of-way to operate, but no earlier than when the alignment of the roadway improvement project described in the Circulation Element of the Master Plan as the Millstone By-Pass or its functional equivalent, as defined in § 200-219.2G(5)(a), has been set.
(5)
Provision of special roadway improvement and
shuttle service and phasing with respect thereto.
(a)
The Millstone By-Pass as described in the Circulation
Element of the Master Plan or its functional equivalent shall be shown
on any application in the R&D District. Such functional equivalent
shall be acceptable to the Planning Board and shall
(b)
Be a public street;
(c)
Have the same right-of-way width as is shown
on the Circulation Element for the Millstone By-Pass; and
(d)
Be located on the R&D District tract, but
not in close proximity to the adjoining residences.
(e)
The R&D District shall not contain more than 1,200,000 square feet of floor area before the special project set forth in § 200-219.2G(5)(a) is constructed.
(f)
The R&D District shall not contain more
than 1,200,000 square feet of floor area before the developer paves
a portion of the approved transit way right-of-way or such other right-of-way
as is approved on a temporary basis by the Planning Board to support
a shuttle bus service to the Princeton Junction train station and
commences a shuttle bus service using such line. The service's operation
shall be acceptable to Township Council and the Office of Community
Development.
(6)
Agreement with Township. The applicant and owner
shall enter into an agreement with the Township in recordable form
and binding on their successors-in-title. It shall include:
(a)
A statement of the floor area being used for
low traffic-generating uses and the nature of such uses.
(b)
A provision that the low traffic-generating
use space cannot be used for other than the approved uses when doing
so results in less than 30 percent of the floor area being devoted
to low traffic-generating uses except upon a determination by the
Planning Board that a proposal made after the original approval, including
limiting use to a portion of the space, contains only permitted uses
and will not generate more peak hour traffic than did the approved
space.
(c)
A provision that makes the agreement a covenant
running with the land.
H.
Maximum improvement coverage: 45%.
[Added 6-2-2003 by Ord. No. 2003-16]
A.
Permitted uses. In an ROR District, no building or premises shall be used and no building shall be erected or altered which is arranged, intended or designed to be used except for one or more of the following uses, and all such uses shall be subject to the performance standards set forth in Part 1, Site Plan Review, of this chapter:
(1)
All the permitted and accessory uses permitted in the ROM-1 District by § 200-209A, except that the limited manufacturing uses set forth in § 200-209A(4) shall not be permitted. Additionally, the limited manufacturing uses set forth in portions of § 200-209A(8)(a)[1] and [2] shall not be permitted.
(2)
Private or municipal cultural and social community
campuses, consisting of one or multiple buildings and facilities (all
of which may be, but do not have to be, located on one lot). Cultural
and social community campuses may include one or more of the following
independent uses:
(a)
Gymnasiums;
(b)
Indoor and outdoor swimming pools;
(c)
Fitness centers;
(d)
Athletic fields and appropriate appurtenances;
(e)
Indoor and outdoor tennis courts;
(f)
Indoor and outdoor basketball courts;
(g)
Playgrounds;
(h)
Year-round sports programs;
(i)
Summer day camps;
(j)
Early childhood centers (daycare, nursery school)
conforming to state and federal standards;
(k)
Primary and/or secondary schools conforming to the standards set forth in § 200-156B(3), which incorporates § 200-156B(2)(a) and (b) by reference, except that in the case of cultural and social community campuses in the ROR Industrial District, the words "lot line" in § 200-156B(2)(b) shall be deemed to be "tract line;"
(l)
Auditoriums;
(m)
Conference and meeting facilities;
(n)
Classrooms;
(o)
Senior citizen centers;
(p)
Youth centers;
(q)
Places of worship and associated parish houses
and religious school buildings;
(r)
General and professional offices for recreational,
religious, social, social service and/or cultural organizations; and
(s)
Uses customarily incidental to any of the primary
principal uses, including lighting, rest rooms, storage, pavilions,
picnicking facilities, and concession stands.
(3)
Places of worship and associated parish houses
and religious school buildings and other uses customarily incidental
thereto that are not part of a cultural and social community campus.
B.
Conditional uses. In a ROR district, the following
uses may be permitted as conditional uses:
(1)
Those conditional uses permitted in the ROM-1 District by § 200-209B(1) and (2).
[Added 6-2-2003 by Ord. No. 2003-16]
A.
The following standards shall apply to all uses in
the ROR District except for cultural and social community campuses
and places of worship and associated parish houses and religious school
buildings:
(1)
The lot area, size, and yard standards shall be as set forth in § 200-210, except as provided in § 200-209A(8) in the case of mixed-use planned developments.
(2)
Maximum FAR: 0.21.
(3)
Maximum improvement coverage: 45%.
(4)
Maximum building height: three stories, but
not more than 45 feet.
(5)
The development shall include a pedestrian and
bicycle circulation plan acceptable to the Planning Board and providing
for appropriate connections to neighboring properties.
(6)
The development shall include easements for
future bus stops and bus rapid transit/light rail transit rights-of-way.
(7)
No development other than drainage improvements
when no other location is suitable, Clarksville Road access drives,
pedestrian and bicycle paths, and pedestrian bridges shall be permitted
in the Greenbelt shown on the Conservation Element of the Master Plan,
except that recreation uses shall be permitted in upland woodlands
if tree clearing is not required.
B.
The following standards shall apply to cultural and
social community campuses on tracts of more than 75 acres in the ROR
District:
(1)
Minimum tract size: 75 acres.
(2)
Tract area, size and yard standards:
(a)
Minimum tract frontage: 350 feet.
(b)
Minimum tract width: 400 feet.
(c)
Minimum tract depth: not applicable.
(d)
Minimum yards for the tract:
[1]
Front yard: 125 feet with a seventy-five-foot
landscape area at the street right-of-way.
[2]
Rear yard: 40 feet, except that
there is no required minimum for rear yards that abut property owned
by the Township of West Windsor.
[3]
Side yards: There shall be two
side yards of at least 40 feet each, except that there is no required
minimum for a side yard that abuts property owned by the Township
of West Windsor, provided that the other side yard is at least five
feet.
(3)
The development shall include a pedestrian and
bicycle circulation plan acceptable to the Planning Board and providing
for appropriate connections to neighboring properties.
(4)
The development shall include easements for
future bus stops and bus rapid transit/light rail transit rights-of-way.
(5)
No development other than drainage improvements
when no other location is suitable, Clarksville Road access drives,
pedestrian and bicycle paths, and pedestrian bridges shall be permitted
in the Greenbelt shown on the Conservation Element of the Master Plan,
except that recreation uses shall be permitted in upland woodlands
if tree clearing is not required.
C.
The following standards shall apply to places of worship
and associated parish houses and religious school buildings that are
not part of a cultural and social community campus and for cultural
and social community campuses on tracts of 20 acres or less in the
ROR District:
(1)
Minimum tract size: seven acres.
(2)
Tract area, size and yard standards:
(a)
Minimum tract frontage: 100 feet.
(b)
Minimum tract width: 200 feet.
(c)
Minimum tract depth: 250 feet.
(d)
Minimum yards for the tract:
[1]
Front yard: 50 feet.
[2]
Rear yard: 30 feet, except that
there is no required minimum for rear yards for recreation uses in
rear yards that abut property owned by the Township of West Windsor.
[3]
Side yard: 30 feet, except that
there is no required minimum for a side yard for recreation uses in
side yards that abut property owned by the Township of West Windsor,
provided that the other side yard is at least five feet.
D.
The following standards shall apply to all cultural
and social community campuses:
(1)
All land in common ownership shall be developed
as one integrated cultural and social community campus.
(2)
Maximum tract-wide FAR: 0.21, except that recreational
uses may not exceed 90,000 square feet for a tract up to 20 acres
and shall be exempt from such FAR requirement.
(3)
Maximum tract-wide improvement coverage: 45%,
except that recreational structures on a tract up to 20 acres shall
be exempt therefrom.
(4)
Maximum building height: three stories, but
not more than 45 feet.
(5)
Individual lot requirements. There shall be
no maximum FAR or limitation on maximum improvement coverage for individual
lots in cultural and social community campuses in the ROR District,
provided that the cultural and social community campus conforms to
a site plan approved by the board of jurisdiction. Lot widths, frontages,
rear yards, side yards, front yards, lot dimensions, parking lot locations,
and building distances may be freely arranged and disposed of. A lot
need not front on a street, and there are no minimum distances between
buildings. However, each individual lot shall be subject to and may
only be improved in accordance with the final site plan approval for
the cultural and social community campus development in accordance
with these district regulations. Final subdivision approval may be
granted only as part of or subsequent to final site plan approval
for the cultural and social community campus. The board of jurisdiction
shall condition final subdivision approval upon submission by the
applicant and approval by the board attorney of a declaration of covenants
and restrictions or other suitable instrument setting forth the mechanisms
by which, and providing adequate assurances that, routine external
maintenance, maintenance of the common open space, garbage collection,
snow removal, and other appropriate items will be provided for the
cultural and social community campus.
[Added 11-13-2007 by Ord. No. 2007-19]
A.
Permitted uses. In an RO-1 District, no building or premises shall be used and no building shall be created or altered which is arranged, intended or designed to be used except for the following uses, and all such uses shall be subject to the performance standards set forth in Part I, Site Plan Review, and to § 200-243.2.
(1)
Research, testing and analytical laboratories.
(2)
General, corporate, administrative and professional
offices.
(3)
Public activities, including structures and
uses owned or operated by the Township of West Windsor for municipal
purposes, indoor and outdoor public recreation uses, libraries, community
theaters, other cultural activities and associated public or semipublic
uses.
(4)
Commercial recreation facilities.
(6)
Business incubator facilities.
(7)
All farm and agricultural uses permitted in residential districts in accordance with provisions set forth in § 200-146.
(8)
Planned research office parks, which shall be subject to those special requirements listed in § 200-209A(8) for ROM-1 Districts, except as changed herein.
(a)
Permitted uses:
[1]
All uses permitted in this RO-1
District.
[2]
Restaurants, provided that they
are physically attached to and part of other buildings in the planned
office development and designed to be an integral part of the planned
development. There shall be no freestanding restaurants. The amount
of area devoted to restaurant purposes shall be limited to one square
foot of restaurant floor area for every 20 square feet of floor area
for other uses in the planned development.
(b)
Accessory uses. Accessory uses and accessory
buildings incidental to the above uses located on the same lot and
within the same zoning district permitting the principal use, including:
[1]
Personal services such as, but
not limited to: hair cutters, banks, dry cleaner and tailor, real
estate, insurance, legal offices, travel agencies.
[2]
Retail business services such as,
but not limited to: package shipment facilities, copying centers,
employment agencies, office equipment rental.
[3]
Retail showrooms.
[4]
Limited manufacturing.
[5]
Storage.
(c)
Minimum park area: 25 acres of contiguous parcel(s)
not separated by an existing street and served by public water and
sewer.
(d)
Maximum tract floor area ratio: 0.18.
(e)
Maximum tract improvement coverage: 50%.
(f)
Planned research office park design, building
arrangement, lot width, frontage, depth and yards:
[1]
The planned development design
shall be based on a planned development concept providing for a unified
master plan governing the land use, circulation, open space and utility
needs of the development. Comprehensive design guidelines for building
and site layout as well as landscape treatment shall be provided along
with provision for maintenance of common areas and spaces.
[2]
The plan shall contain a staging
component to ensure the orderly completion of the project in relationship
to the capacity of the existing and/or planned infrastructure to absorb
a particular stage or stages of the development.
[3]
There shall be no maximum floor
area ratio or maximum improvement coverage for individual lots, provided
that the planned development conforms to a site plan approved by the
board of jurisdiction. A lot need not front on a street. The intent
of this provision is to permit individual buildings to exist as separate
lots.
[4]
Buildings, lots, yard sizes and
dimensions may be freely disposed and arranged and shall conform to
the provisions of Part I, Site Plan Review, and subject to the minimum
standards below. The applicant shall provide the following setbacks,
except that it may provide a lesser setback from internal access roads
if the board of jurisdiction finds that the reduction is based on
an approved master plan for the planned development and does not create
undesirable visual and spatial impacts on abutting properties or when
viewed from the public right-of-way.
[a]
Minimum front yard setback: 50
feet for lots located along an internal access road with a twenty-five-foot
landscape area at the street right-of-way; and 125 feet for lots located
along existing public roads with a seventy-five-foot landscape area
at the street right-of-way.
[b]
Minimum side and rear yard setbacks:
40 feet except where such yards are located on the tract boundary;
75 feet when located on the tract boundary.
[c]
Yards abutting residential districts: The above yards shall be increased to 200 feet and shall provide a vegetative buffer where they abut, in whole or in part, a residential district or lot line. Such buffers shall comply with the provisions of § 200-91P(6), nonconforming buffer.
[5]
Maximum building height: three
stories, but not greater than 50 feet.
(9)
Self-storage facilities.
[Added 5-24-2021 by Ord. No. 2021-09]
(10)
Warehousing and distribution facilities.
[Added 5-24-2021 by Ord. No. 2021-09]
[Added 11-13-2007 by Ord. No. 2007-19]
The bulk and area regulations for uses other
than those in planned research office parks are as follows:
A.
Minimum lot area: five acres.
C.
Minimum lot frontage: 300 feet.
D.
Minimum lot width: 300 feet.
E.
Minimum yards:
(1)
Front yard: 125 feet with a seventy-five-foot
landscape area at the street right-of-way.
(2)
Rear yard: 75 feet.
(3)
Side yard: 75 feet.
(4)
Rear and side yards for warehouse and distribution facilities. Side
and rear yards shall be increased to 300 feet for warehouse and distribution
facilities.
[Added 5-24-2021 by Ord. No. 2021-09]
F.
Maximum floor area ratio: 0.15.
G.
Maximum improvement cover: 40%.
H.
Maximum building height: three stories, but no greater
than 50 feet.
