memorandum - west windsor township

COMMUNITY PLANNING Principals: LAND DEVELOPMENT AND DESIGN Joseph H. Burgis PP, AICP LANDSCAPE ARCHITECTURE Edward Snieckus, Jr. PP, LLA, ASLA

_ David Novak PP, AICP

25 Westwood Avenue, Westwood NJ 07675 p: 201.666.1811 | f: 201.666.2599 | e: [email protected] 1

b a

B U R G I S

A S S O C I A T E S, I N C.

MEMORANDUM To: The Council of West Windsor Township West Windsor Division of Land Use From: David Novak PP, AICP Subject: Proposed B-2A Ordinance Summary of Changes Date: May 13, 2021 BA#: 3789.06

Introduction The following memorandum provides an overview of the draft ordinance amendment pertaining to the proposed B-2A Neighborhood Center Business District. Specifically, it provides an overview of:

1. The location of the proposed rezoning area, as well as the uses which are permitted and conditionally permitted in the existing P-1 and R-1/C Districts in that area.

2. The 2020 Land Use Plan’s recommendations for the B-2A District, and;

3. A summary of the proposed ordinance amendment for the B-2A District.


Location and Existing Zoning The proposed B-2A District is located within the easterly portion of the Township, near the intersection of Princeton Hightstown Road and Southfield Road. It is comprised of the following properties. Please see Map 1 and Map 2 for a general overview of this area.

1. Block 22 Lot 3.02

Block 22 Lot 3.02 is located at the northeasterly corner of Princeton Hightstown Road and Southfield Road. The site is presently developed with a gasoline service station which received approval in 2012 for a car wash.

This lot is located in the R-1/C District which presently permits the following permitted and conditionally permitted uses:

PERMITTED USES CONDITIONAL USES 1. Single-family detached dwellings 2. Home occupations 3. Public and nonprofit playgrounds, athletic

fields, recreation and community buildings, swimming pools, and other activities of a recreational character

4. Farm and agricultural activities 5. The sale of processing of agricultural

products 6. Temporary buildings/construction offices 7. Accessory uses and buildings 8. Community residences 9. Buildings and structures owned/operated by

West Windsor 10. Veterinary clinics in existence as of 1/1/00

1. Open space clusters 2. Houses of worship 3. Public and private schools 4. Public libraries and museums 5. Social clubs, fraternal, veterans, social

service, union, and civic organizations 6. Water storage tanks and towers 7. Public utilities 8. Transmission lines 9. Child care centers, day camps,

kindergartens and preschools 10. Taking in of non-transient

boarders/roomers 11. Nursing homes, rest homes, homes for

the aged

2. Block 47 Lots 1, 2, 3, 4, 5, and 6

Block 47 Lots 1, 2, 3, 4, 5, and 6 are located at the southwesterly corner of Princeton Hightstown Road and Southfield Road. Lot 1 is presently developed with a dentist’s office, while Lots 2 through 6 are generally updated with vacant dwellings in poor condition.

These lots are located in the P-1 District, which presently permits the following permitted and conditionally permitted uses.

PERMITTED USES CONDITIONAL USES 1. Planned village center, consisting of

professional offices, personal service establishments, restaurants, and branch banks

2. Veterinary clinics

1. Professional office conversions


2020 Land Use Plan The Township adopted its most recent Land Use Plan Element of the Master Plan on February 12, 2020. Section 3.3.3 of this 2020 Land Use Plan contains several recommendations and proposed changes to the Township’s commercial business districts.

One such recommendation is to establish a new B-2A Neighborhood Business District to encompass:

Block 22 Lots 3.02 Block 47 Lots 1, 2, 3, 4, 5, and 6

The 2020 Plan notes that these properties are located at an intersection which predominantly features other commercial retail uses. Furthermore, while Block 22 Lot 3.02 is located in a residential zone, the 2020 Plan notes that it is nevertheless presently developed with a gasoline service station. The Plan further notes that Block 47 Lots 1, 2, 3, 4, 5, and 6 consist of smaller properties, several of which currently contain abandoned and dilapidated buildings.

In consideration of the above, the 2020 Plan establishes that these properties are more appropriate for retail and commercial development. Specifically, it recommends that a new zoning district be established permitting small-scale stores and shops, offices, eating and drinking establishments, banks and fast food establishments with drive-throughs, memory care establishments, gasoline service stations with a convenience store, medical and professional offices, and freestanding mortuaries without crematoriums. Car washes are also recommended to be an accessory use to a gasoline service station.

The 2020 Plan further establishes that it is the intent of this district is to encourage future development and redevelopment while also protecting the adjoining residential neighborhoods. Any future development and redevelopment in this area should provide sufficient buffering and landscaping. Parking and signage should also be designed so as to be non-intrusive for the surrounding properties. The 2020 Plan also strongly encourages lot consolidation for Block 47 Lots 1, 2, 3, 4, 5, and 6 in order to accommodate a more useable area and to promote a more cohesively designed environment.


Summary of Proposed Changes The draft ordinance proposes to establish the B-2A Neighborhood Business District to encompass:

Block 22 Lots 3.02 Block 47 Lots 1, 2, 3, 4, 5, and 6

The following general summary is offered:

1. Permitted Uses

The proposed B-2A District permits a variety of commercial uses, including: stores and shops for the conduct of any retail business (including curbside pickup for the sale of items not otherwise prohibited in this section); personal service establishments; offices for professional and medical services; restaurants and neighborhood taverns, including curbside pickup and drive-through establishments; fast-food operations with or without drive-throughs; branch banks with or without drive-throughs; and gasoline service stations in conjunction with a convenience store.

2. Accessory Uses

The proposed B-2A District also permits a number of accessory uses, including: off-street parking and loading; signage; street furnishings; fences and walls; trash, recycling, and refuse enclosures; maintenance sheds; electric vehicle charging stations; and emergency generators.

In addition to the above, the proposed B-2A District also identifies several accessory uses for gasoline service stations, including: the sale of propane cylinders; car washes; and air pumps and vacuums.

3. Yard Setbacks

The proposed B-2A District establishes a front yard setback of forty (40) feet, a rear yard setback of twenty (20) feet, and a side yard setback of fifteen (15) feet. It further establishes that those yards are to be increased by fifty (50) feet in those instances where they abut, whole or in part, a residential district or lot line.

4. Standards for Accessory Buildings and Structures

The proposed B-2A District establishes additional standards for accessory buildings and structures. Overall, accessory buildings and structures are required to complement the architectural design style, type, color, and/or materials of the building(s) and the overall project design.


In regard to setbacks, accessory buildings and structures are required to meet the front yard requirement for principal buildings or structures unless otherwise noted. Two such exemptions to this requirement are: electric vehicle charging stations, transformers, and other similar utility structures; and generators if they are appropriately landscaped.

Furthermore, accessory structures are permitted to have a side yard or rear yard setback of two (2) feet if adjoining another property located in the same zoning district; however, accessory buildings and structures shall be required to meet the side and rear yard setback for principal buildings or structures if they are abutting a property zoned or utilized for residential purposes.

Finally, permanent back-up generators are required for any gas station/convenience store. Generators are to be tied into natural gas if natural gas is available. Should natural gas not be available to the site, propane generators are required.

5. Standards for Drive-Throughs

The proposed B-2A District establishes additional standards for restaurants and banks with drive-throughs. A setback of twelve (12) feet is required between any drive-through and any adjoining property line, or fifty (50) feet if adjoining a residential district. Access to and from drive-through facilities are also not permitted onto public streets.

In addition, banks are permitted to have no more than three (3) drive-in teller windows. Any drive-through or drive-up window is required to have a minimum queuing length of 180 feet from the center of the first service area or window.

6. Design Standards

The proposed B-2A District encourages development within it to have a consistent architectural theme and traditional village scale that is matching or compatible with other nearby retail buildings. To do so, the district establishes standards for roofs, façades, and areas with higher pedestrian activity.

25 Westwood Avenue p: 201.666.1811Westwood, New Jersey 07675 f: 201.666.2599

COMMUNITY PLANNING | LAND DEVELOPMENT AND DESIGN | LANDSCAPE ARCHITECTURE

04.21.213688.10 DNProject No. Date Drawn By

Map 01Scale Dwg. No.

Dwg. Title

Map 01: Location of the Proposed B-2A DistrictProject Title:

Township of West Windsor | Mercer County, New Jersey

Proposed B-2A DistrictB AU R G I S SSOCIATES, INC.

Old Trenton Rd

Brunswick

Pike

N Po

st Rd

Sout

hfiel

d Rd

Line Rd

Edin

burg

Rd

South Ln

Penn

Lyle

Rd

Conover Rd

Cranbury Rd

Chamberlain Dr

Quaker Bridge Rd

Princeton Hightstown Rd

Alexander Rd

S Pos

t Rd

Canal Pointe Blvd

Bear Brook Rd

Rabbit Hill Rd

Lanw

in Blv

d

Village Rd E

Village Rd W

Clarksville Rd

Jacob Dr

Grande Blvd

Meadow Rd

N M

ill R

dSla

ybac

k Dr

Bennington Dr

S Mill

Rd

Windsor Edinburg Rd

Clarksville Grovers Mill Rd

W Kincaid Dr

Roszel Rd

Win

dsor

Dr

Amhe

rst W

ay

Saratoga Dr

Woodmere Way

Washington Rd

Scot

t Ave

Benf

ord

Dr

Danville Dr

Park

Hill

Ter

Harrison St

Varsity Ave

Cubb

erley

Rd

Farber Rd

Zaitz

Farm

Rd

Quak

er R

d

Jill D

r

Galston Dr

Harri

s Rd

Oak Ln

Van W

yck Dr

Aspe

n Dr

Fisher Pl

Emmons Dr

Mill

stone

Rd

Mather Ave

Haverford Rd

Murano Dr

Suffolk Ln

Banff Dr

Hamilton Dr

Zeloof Dr

Hawthorne Dr

Birch

wood

Ct

Le Parc Dr

Prior

y Rd

Garnet Ln

Carnegie Way

Easte

rn D

rGl

acier

Dr

Deer

field

Dr

Haskel Dr

Marian Dr

Ston

elea D

r

Ever

ett D

r

Yege

r Rd

Davenport Dr

Briar

wood

Dr

Colt Cir

New VIllage Rd

Aldrich Way

Greylynne Dr

Union Rd

Ziff Ln

Oakw

ood

Way

Evans Dr

Nassau Park Blvd

Perry

Dr

Li llie StHightstown Rd

Reed Dr N

Ascot Cres

Landing Ln

Eric Ct

Highpoint Pl

Dunb

ar D

r

Fieldsto

n Rd

Sarah Dr

Arno

ld Dr

Berkshire DrRe

nfiel

d Dr

Norchester Dr

Gree

ne D

r

Findl

ey Ln

Perrine Path

Brians W

ay

Here

ford

Dr

Hendrickson Dr

Victoria Pl

Mon

tere

y Dr

Vaughn Dr

Ginn

ie Ln

Ellsw

orth

Dr

San Marco St

Spru

ce St

Westbrooke Blvd

Steele

Dr

Ward Rd

Wyn

wood

Dr

Dey Farm Dr

Remington Cir

Orly

Ct

Wessex Pl

Howard

Dr

Meadowbrook Rd

Alta Ct

Darvel Dr

Gree

nfiel

d Dr S

Millbro

ok D

r

N Transverse

Indi

an R

un R

d

Jarret

t Ct

Howe

ll Ct

Sapphire Dr

Lake Shore Dr

S Transverse

Well

ingt

on D

r

Caleb Ln

Sher

idan

Dr

Fairview Ave

Reed

Dr S

Shadow DrN

Long

fello

w Dr

Lenape Ln

Kent

Ct

Abbington Ln

Woodbury Ct

Reve

re C

t

Argy

le W

ay

Old Bear Brook Rd

Wallingford Dr

York Rd

Carnegie Blvd W

Roseland Ct

Braemar Dr

Norman

dy D

r

Newport Dr

Stobb

e Ln

Hickory Corner Rd

Mea

dow

Run

Rd

Auburn Pl

Horace Ct

Tindall Trl

Sunflower Ln

Mayfair Dr

Statio

n Dr

Manor Ave

Colgate Cir

Lana

rk D

r

Rookery Ct

Wright Pl

Hickory Ct

Benjamin Ct

Elm Ct

Kinder Ct

Old Trenton Rd

S Post Rd

Quaker Bridge Rd

Village Rd E

Clarks

ville

Rd

Brunswick

Pike

1 " = 4,500 '2020 COPYRIGHT BA - NOT TO BE REPRODUCED

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Township ofHamilton

Township ofRobbinsville

Township ofEast

Windsor

Princeton

Townshipof

Lawrence

Township ofPlainsboro

Source 1: Parcel data from NJGIN Open Data, NJOGIS.Source 2: Street data from NJGIN Open Data, NJOGIS.Soruce 3: Zoning data from Township of West Windsor.

°

Legend

Proposed B-2A District





Dwg. Title

Map 02: Aerial of the Proposed B-2A DistrictProject Title:



Sout

hfiel

d Rd

McGetrick Ln


Westbrooke Blvd

Priory Rd

Davenport

Dr

Davenport Dr

1 " = 225 '2020 COPYRIGHT BA - NOT TO BE REPRODUCED

°

Legend


Southfield ShoppingCenter

Source 1: Parcel data from NJGIN Open Data, NJOGIS.Source 2: Street data from NJGIN Open Data, NJOGIS.Soruce 3: Zoning data from Township of West Windsor.Source 4: Orthophotography from NJOGIS, dated 2019.

L: 1L: 2

L: 3 L: 4L: 5

L: 6

B: 47

B: 47L: 3.02

West WindsorEstates 1

CVS ShoppingCenter

Heatherfield Phase2





Dwg. Title

Map 03: Aerial of the Proposed B-2A District (with areas)Project Title:



Sout

hfiel

d Rd

McGetrick Ln


Westbrooke Blvd

Priory Rd

Davenport

Dr

Davenport Dr

1 " = 225 '2020 COPYRIGHT BA - NOT TO BE REPRODUCED

°

Legend


Southfield ShoppingCenter

Source 1: Parcel data from NJGIN Open Data, NJOGIS.Source 2: Street data from NJGIN Open Data, NJOGIS.Soruce 3: Zoning data from Township of West Windsor.Source 4: Orthophotography from NJOGIS, dated 2019.

L: 1L: 2

L: 3 L: 4L: 5

L: 6

B: 47

B: 47L: 3.02

West WindsorEstates 1

CVS ShoppingCenter

Heatherfield Phase2

1.19 acres51,935 sf

0.90 acres39,380 sf 0.34 acres

14,920 sf 0.46 acres20,400 sf

0.46 acres20,390 sf

1.75 acres76,230 sf

1.58 acres68,820 sf

memorandum - west windsor township

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