The development standards for principal permitted non-residential and mixed-uses within the development area shall comply with the area and yard requirements provided in this subsection. Unless otherwise specified, all on-site and off-tract improvements shall be in accordance with the Piscataway Township Site Plan Ordinance and Subdivision Ordinance, subject to the review and approval of the Township Planning Board. This subsection provides development standards for mixed-use and nonresidential buildings permitted within the Towne Center.

The Mixed-use village portion of the development shall include a variety of residential and non-residential uses, which may include: exclusively residential, commercial, retail, office, entertainment, hospitality, institutional or other non-residential use buildings; mixed-use commercial/office/non-residential buildings; and, mixed-use buildings with apartments, condominiums or college/student housing above non-residential use(s). On the outlying portions of the development area, single-tenant commercial, office, or other non-residential uses (or a combination thereof) may be provided.

Single tenant retail/commercial/non-residential buildings or office buildings provided in outlying areas of the development shall be located directly along Hoes Lane and/or Skiles Avenue. Vehicular access to off-street parking areas for such non-residential building pads shall only be provided directly from Hoes Lane or Skiles Avenue, and/or from the internal primary access road(s) serving the development. It is expressly the intention of the development plan to prohibit the development of large retail format buildings (including "big box" retail use). Single tenant non-residential buildings shall have a maximum building height of 35 feet (2 1/2 stories). On-site parking for non-residential buildings outside the Mixed-use village shall consist of surface level and/or above-ground parking decks.

Within the Mixed-use village portion of the development, exclusively commercial/office/non-residential buildings shall have frontage along a street block within the Mixed-use village area, and shall compliment village-style development in terms of scale and streetscape/facade design. Vehicular access to non-residential buildings in the Mixed-use village may be facilitated by surface parking or parking deck(s) accessible from village side street(s) or directly from primary access roads serving the development. Off-street parking lot/deck vehicular access in the Mixed-use village shall not be permitted directly along street-block frontages that provide pedestrian access to individual uses, or directly from street blocks surrounding the 'town square' design feature.

Non-residential buildings in the Mixed-use village shall have a minimum building height of 35 feet (2 1/2 stories) and maximum building height of 45 feet (three stories). Pedestrian access to non-residential uses shall be provided directly at street-level in the form of recessed business-front doorways, or by means of a common access doorway/entrance hallway within non-residential buildings. Alternate pedestrian access to non-residential buildings may also be provided from village side streets and/or off-street parking lots/decks.

Permitted restaurants shall include sit down or high-turnover restaurants, or taverns that may also include the serving of food and beverages for consumption on the premises. Restaurant use may include additional dining area on the second floor-level and outdoor dining. Ground level access to the rear portion of restaurants or taverns in the Mixed-use village may be provided from common surface parking lots/decks located to the rear of non-residential uses. Musical entertainment or other entertainment may be provided within restaurants or taverns, including televised sporting or other events. Fast food establishments and/or any restaurant with drive-thru lanes or windows shall be prohibited within the development.

Hotels, stage performance theatres or movie theatres may be permitted within, or surrounding the Mixed-use village. Hotels shall have a minimum of 100 guest rooms, and shall include amenities such as meeting/conference room(s), and/or a sit-down restaurant or bar lounge. Accessory use within a hotel may include a conference center, an indoor and/or outdoor pool, gift store, exercise room, or other ancillary use. The hotel building shall have a maximum building height of 75 feet (six stories), except that the existing 13 story tower building may be utilized, in whole or in part, as a hotel. The maximum building height for theatre buildings shall be 70 feet.

Telecommunications office uses, educational uses, research office uses, and research/development uses and laboratories may be provided within the outlying portions of the development area, and shall be provided with direct access from either Hoes Lane or Sidles Avenue, or from primary access roads serving the Redevelopment Area. Such uses shall be provided with an adequate landscaped buffer adjacent to all residential uses or residential zones. Except as provided in this section, development standards for educational, research offices, research/development and laboratory uses shall be in accordance with the E-R, Education and Research Zone requirements as established in the Piscataway Township Zoning Ordinance, subject to the approval of the Township Planning Board.

Childcare and adult day-care facilities may be provided within, or immediately surrounding the Mixed-use village, or may be located in outlying portions of the zone. An adequate landscaped buffer shall be provided adjacent to all residential uses or residential zones. When placed in close proximity to the Mixed-use village, direct pedestrian paths leading to the Mixed-use village area shall be provided. Such pedestrian paths shall be aesthetically designed and landscaped, and shall include park bench(s) properly spaced along the pathway.

Healthcare uses, including assisted living and/or congregate care facilities, nursing homes, and physical therapy and rehabilitation facilities may be provided in areas directly surrounding the Mixed-use village, or may be located in outlying portions of the zone. Access to such uses shall be provided directly from existing primary access road(s). Such healthcare uses shall be provided with an adequately landscaped buffer adjacent to all residential uses or residential zones. When placed in close proximity to the Mixed-use village, direct pedestrian paths leading to the Mixed-use village area shall be provided. Such pedestrian paths shall be aesthetically designed and landscaped, and shall include park bench(s) properly spaced along the pathway. Assisted living and/or congregate care facilities, nursing homes, skilled nursing facilities and physical therapy and rehabilitation facilities shall be designed in accordance with the Township's AL, Assisted Living Zone requirements, or as expressly permitted in this section, subject to the approval of the Township Planning Board.

Healthcare uses, including surgical care centers or eye care facilities may be provided in areas directly surrounding the Mixed-use village, or may be located in outlying portions of the zone. Access to such use shall be provided directly from existing primary access road(s). An adequately landscaped buffer shall be provided adjacent to all residential uses or residential zones. Surgical care Centers or eye care facilities shall be designed in accordance with the BP-II, Business Professional Zone requirements or as expressly permitted in this section, subject to approval by the Township Planning Board.