West Windsor Township
City Zoning Code
City Zoning Code
ARTICLE XXIX
Regulations for Research/Office/Manufacturing, Research/Office and Research and Development Districts
§ 200-208 General.
The regulations applicable to the industrial districts are as designated in the following sections.
§ 200-209 ROM-1 Industrial District (research, office, limited manufacturing) use regulations.
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)
Commercial mixed-use development, notwithstanding any other requirements of this Part 4, except as changed herein, shall also be subject to the following special requirements:
[Amended 8-12-1991 by Ord. No. 91-18; 2-26-2024 by Ord. No. 2024-03]
(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 commercial mixed-use park tenant needs, to include, but not be limited to, health clubs, child-care facilities, retail, professional offices, banks (excluding drive-through facilities), restaurants, package shipment collection points, business libraries, travel agencies, recreational facilities and similarly related activities.
(b)
Minimum commercial 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 commercial mixed-use development: four acres.
(d)
Minimum commercial mixed-use development and lot frontage: 300 feet.
(e)
Commercial 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 commercial 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 commercial 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 commercial 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.
[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.
[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 commercial 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 stormwater management 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, as appropriate.
[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.
(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.
§ 200-210 ROM-1 District bulk and area regulations.
[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, 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.
[Amended 9-15-2008 by Ord. No. 2008-21; 2-26-2024 by Ord. No. 2024-03]
(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 all 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:
[Amended 2-26-2024 by Ord. No. 2024-03]
[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.
§ 200-210.1 ROM-1A Industrial District (research, office, limited manufacturing) use regulations.
[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.
§ 200-210.2 ROM-1A District bulk and area regulations.
[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.
§ 200-211 ROM-2 Industrial District (research, office, limited manufacturing) use regulations.
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]
§ 200-212 ROM-2 District bulk and area regulations.
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.
§ 200-213 ROM-3 Industrial District (research, office, limited manufacturing) use regulations.
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.
§ 200-214 ROM-3 District bulk and area regulations.
[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.
§ 200-215 ROM-4 Industrial District (research, office, limited manufacturing) use regulations.
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.
§ 200-216 ROM-4 District bulk and area regulations.
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.
§ 200-217 (Reserved) [1]
[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.
§ 200-218 RO Industrial District (research, office) use regulations.
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.
§ 200-219 RO District bulk and area regulations.
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.
§ 200-219.1 R&D Research and Development (research, office) use regulations.
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.
§ 200-219.2 R&D District bulk and area regulations.
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.
[c]
Minimum spacing between buildings and parking and on-site roadways:
[i]
The requirement in § 200-209A(8)(e)[2][a] of 100 feet from an internal road right-of-way with a fifty-foot landscape area may be reduced to 20 feet with no required landscape area.
(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%.
§ 200-219.3 ROR Industrial District (research, office, recreation).
[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).
§ 200-219.4 ROR District, bulk, area, and other regulations.
[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.
§ 200-219.5 RO-1 District (research, office) use regulations.
[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]
§ 200-219.6 RO-1 District bulk and area regulations.
[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.