Upload
others
View
5
Download
0
Embed Size (px)
Citation preview
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.
25 Westwood Avenue, Westwood NJ 07675 p: 201.666.1811 | f: 201.666.2599 | e: [email protected] 2
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
25 Westwood Avenue, Westwood NJ 07675 p: 201.666.1811 | f: 201.666.2599 | e: [email protected] 3
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.
25 Westwood Avenue, Westwood NJ 07675 p: 201.666.1811 | f: 201.666.2599 | e: [email protected] 4
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.
25 Westwood Avenue, Westwood NJ 07675 p: 201.666.1811 | f: 201.666.2599 | e: [email protected] 5
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
£¤1
£¤1
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
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 02Scale Dwg. No.
Dwg. Title
Map 02: Aerial 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.
Sout
hfiel
d Rd
McGetrick Ln
Princeton Hightstown Rd
Westbrooke Blvd
Priory Rd
Davenport
Dr
Davenport Dr
1 " = 225 '2020 COPYRIGHT BA - NOT TO BE REPRODUCED
°
Legend
Proposed B-2A District
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
25 Westwood Avenue p: 201.666.1811Westwood, New Jersey 07675 f: 201.666.2599
COMMUNITY PLANNING | LAND DEVELOPMENT AND DESIGN | LANDSCAPE ARCHITECTURE
05.05.213688.10 DNProject No. Date Drawn By
Map 03Scale Dwg. No.
Dwg. Title
Map 03: Aerial of the Proposed B-2A District (with areas)Project Title:
Township of West Windsor | Mercer County, New Jersey
Proposed B-2A DistrictB AU R G I S SSOCIATES, INC.
Sout
hfiel
d Rd
McGetrick Ln
Princeton Hightstown Rd
Westbrooke Blvd
Priory Rd
Davenport
Dr
Davenport Dr
1 " = 225 '2020 COPYRIGHT BA - NOT TO BE REPRODUCED
°
Legend
Proposed B-2A District
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