The primary focus of the meeting was the second draft presentation of the Baran City Planning and Zoning study, led by David Noak from Burches Associates. Noak presented preliminary recommendations aimed at reconciling existing development patterns with zoning regulations, emphasizing that these were suggestions rather than final decisions. He referenced a guiding philosophy, “big on charm, small on space,” which influenced the recommendations.

Noak detailed the current state of Baran City, noting a disconnect between the R-1A zoning district’s requirements and the actual lot sizes. None of the residential lots met the minimum lot size of one and two-thirds acres, though most conformed to other zoning standards like lot frontage and yard requirements. The board discussed analyzing sub-neighborhoods within Baran City to propose zoning adjustments that better reflect existing conditions. Recommendations included establishing minimum and maximum lot sizes, flexible front yard setbacks through front yard averaging, and revised side yard setbacks to align more closely with the neighborhood’s development patterns.

Concerns about oversized lots were addressed by suggesting that new building permits for these lots would require a variance. Noak used existing zoning maps to illustrate current non-conformities and proposed adjustments. He also covered floor area ratios (FAR), proposing both minimum and maximum ratios to ensure future developments do not exceed the community’s established character.

Following Noak’s presentation, the board engaged in discussions about residential zoning and design standards. A sliding scale for floor area ratios was proposed to prevent larger houses from overpowering their surroundings. For instance, on a 5,000 square foot lot, a new formula could allow for a dwelling of around 1,250 square feet, whereas a 30,000 square foot lot would permit a house size of 2,500 square feet instead of the current 3,900 square feet. The maximum building height was also considered for reduction from 35 feet to 28 feet to maintain neighborhood scale.

The topic of accessory dwelling units (ADUs) emerged, but the board refrained from immediate recommendations due to pending state legislation that might impact local zoning laws. The state is deliberating a bill that could allow ADUs in every residential zone without local variances. This potential change prompted the board to adopt a “wait and see” approach.

Non-residential properties, such as the West Windsor Art Center, were also discussed. The board considered whether existing non-conforming uses should continue and how to address parking limitations by utilizing adjacent areas during off-peak hours. The intention was to draft an ordinance for the township council, involving public input before formal adoption.

Public comments included concerns about preserving Baran City’s charm. A member of the board compared the situation to Bethesda, Maryland, where property values often exceed the value of existing houses, leading to “tear downs and rebuilds” that could undermine neighborhood character. Another member suggested specific design standards for new constructions, such as roof pitch and allowable materials, to prevent deviations from the intended neighborhood aesthetic.

Resident Isabelle Casden spoke on behalf of the Baran City neighborhood association, emphasizing the importance of maintaining the neighborhood’s historic character while aligning zoning changes with existing conditions. She suggested adding the word “historic” to the master plan to help manage expectations for new home designs. The association appreciated the proposed zoning recommendations, particularly those addressing minimum and maximum lot sizes and front yard setbacks.

Further discussions focused on non-conforming side yard setbacks and the impact of adding bulk to existing houses. The board debated whether additions should adhere to new side yard minimums and if the zoning board should review all such additions to allow neighbor input. Rear setbacks and the encouragement of rear garages were also discussed.

Participants debated the balance between design standards and maintaining the unique character of Baran City. A sliding scale for height regulations was suggested to align building height with lot size, and concerns about the zoning status of specific properties, like the shoe repair house at Alexander and Baran, were raised.