A.
It is the purpose of the PR-1 Planned Residential
One District to permit single-family developments to be built on lands
formerly zoned rural and designated in the Master Plan as R/L1, provided
that additional design and performance criteria are met to the satisfaction
of the Planning Board. After a tract of rural land has been granted
rezoning to PR-1, the applicant may reduce the size of lots to the
dimensions specified in this article. However, the total number of
units permitted may not exceed 1.6 units per gross acre.
B.
Freshwater wetlands, as defined in the New Jersey
Fresh Water Wetlands Protection Act of 1987, N.J.S.A. 13:9B-1 et seq.,
one-hundred-year floodplains, floodways and flood hazard areas are
not included in gross acreage for the purpose of calculating units
per gross acre.
[Amended 10-27-2010 by Ord. No. 23-2010]
In any PR-1 Planned Residential One District,
land, buildings or premises shall be used by right only for only one
of the following:
All accessory uses permitted in the A Residence
District shall be allowed.
A.
The following area and bulk regulations shall be followed for projects that are too small to generate the required amount of open space and active recreation facilities and acreage specified in the open space regulations of this article. Section 285-58 shall not be utilized for projects that are measured in accordance with the following regulations:
(1)
Minimum lot size for agricultural uses: 5 1/2 acres.
(2)
Minimum lot size for other uses: 23,000 square feet.
(3)
Maximum density per gross acre: 1.6 units.
(4)
Minimum lot width: 100 feet.
(5)
Minimum lot depth: 200 feet.
(6)
Maximum lot coverage: 20%.
(7)
Minimum front yard: 50 feet.
(8)
Minimum side yards: 15 feet each.
(9)
Minimum rear yard: 35 feet.
(10)
Maximum building height: 35 feet.
B.
The following area and bulk regulations shall be followed
for all other projects, except that the density shall not exceed 1.6
units per acre, but only if the Planning Board approved the cluster
concept:
(1)
Minimum lot size: 10,500 square feet.
(2)
Maximum density per gross acre: 1.6 units.
(3)
Minimum lot width: 80 feet.
(4)
Minimum lot depth: 125 feet.
(5)
Maximum lot coverage: 25%.
(6)
Minimum front yard: 30 feet.
(7)
Minimum side yards: 10 feet each.
(8)
Minimum rear yard: 30 feet.
(9)
Maximum building height: 35 feet.
C.
Freshwater wetlands, as defined in the New Jersey Fresh Water Wetlands Protection Act of 1987, N.J.S.A. 13:9B-1 et seq., one-hundred-year floodplains, floodways and flood hazard areas are not included in gross acreage for the purpose of calculating units per gross acre in Subsections A and B of this section.
A.
Neighborhood commercial centers may be permitted,
at the discretion of the Planning Board, provided that each center
is designed as an integral unit and does not exceed two acres for
each 50 acres of total project development.
B.
No single commercial center shall exceed four acres
in size.
C.
All commercial centers shall be located on major roads
capable of supporting the anticipated traffic volumes.
D.
The traffic patterns associated with the commercial
center shall not be detrimental to the residential character of the
neighborhood.
A.
Notwithstanding the above regulations, and only with
the approval of the Planning Board, in any residential development
no more than 10% of the lots may be reduced in size to not less than
7,500 square feet each, provided that the required original overall
density is maintained for the entire project.
B.
Lots that are less than 10,500 square feet in size
shall conform to the following regulations:
C.
All such lots shall not be grouped together contiguously,
but shall be scattered throughout each development. The purpose of
this stipulation is to promote design flexibility and creativity and
to work with the natural constraints of the land without affecting
the maximum permitted density. Accordingly, such lots should only
be designed when standard lots of 10,500 square feet are not physically
appropriate.
In order to qualify for increased densities,
the following facts and conclusions shall be found by the Planning
Board prior to approval of all residential developments permitted
by this article:
A.
That departures by the proposed development from zoning
regulations otherwise applicable to the subject property conform to
the standards established in this chapter for the applicable districts.
B.
That the proposals for maintenance and conservation
of the common open space are reliable, and that the amount, location
and purpose of the common open space are adequate.
C.
That provision, through the physical design of the
proposed development, for public services, control over vehicular
and pedestrian traffic and the amenities of light and air and recreation
and visual enjoyment are adequate.
D.
That the proposed planned development will not have
an adverse impact upon the area in which it is proposed to be established.
E.
In the case of a proposed development which contemplates
construction over a period of years, that the terms and conditions
intended to protect the interests of the public and of the residents,
occupants and owners of the proposed development in the total completion
of the development are adequate.
F.
That the project shall have service available within
a reasonable distance for churches, schools and medical facilities.
G.
That retail service functions shall be available nearby.
H.
That the project shall have increased recreation facilities
available.
I.
That the location of recreation facilities shall be
centralized with easy access from all directions.
J.
That the active recreational facilities and open spaces
shall be linked together with a unified pedestrian path system through
the entire project that diminishes conflict with vehicular traffic.
K.
That the project shall be in conformance with the
Master Plan.
L.
That all projects shall be located along major traffic
arteries.
M.
That all projects shall be located near developments
of similar densities.
N.
That the need to conserve natural features and sensitive
land areas such as woods, floodplains and erodible soils must be demonstrated.
O.
That the opportunity to preserve agricultural lands
may be a factor.
P.
That the project shall show an improved overall design
concerning streets, lots and open space arrangements.
Q.
That a variety of housing designs shall add to the
aesthetic appeal of the project.
R.
That pedestrian crossing points shall be completely
designed for the ease and safety of pedestrian movements.
S.
That all proposed stormwater drainage basins or retention
basins be surrounded by permanent fencing of a type and dimension
specified by the Township Engineer, together with the landscaping
in accordance with the specifications of the Township Engineer, for
the purpose of reducing the health and safety hazards of such basins
and improving the aesthetics of their appearance.
