[Added 2-27-1989 by Ord. No. 0-89-1]
In the R-95 Residence Zone, no lot shall be
used and no structure shall be erected, altered or occupied for any
purpose except the following:
A.
Planned residential cluster developments, subject
to the following requirements and conforming to the findings for a
planned development as set forth in the Municipal Land Use Law, N.J.S.A.
40:55D-45.
(1)
The minimum total area of a tract to be developed
as a planned residential cluster development shall be 100 contiguous
acres. Such area shall be developed in accordance with a single comprehensive
plan. Streets shall not be deemed to divide acreage for the purposes
of this requirement.
(2)
The maximum residential density shall be 3.1 dwelling units per gross acre of land, excluding acreage dedicated to the Township for the construction of low and moderate income housing in accordance with Subsection A(3) below. The total number of dwelling units shall not exceed 298 dwelling units on acreage not dedicated to the Township for the construction of low and moderate income housing.
[Amended 3-10-1993 by Ord. No. 0-93-03]
(3)
Low- and moderate-income dwelling units.
(a)
The following requirements concerning low and
moderate-income dwelling units shall apply to planned residential
cluster development:
[Amended 3-10-1993 by Ord. No. 0-93-03]
[1]
Construction of 40 moderate income for-sale
units. All of these units shall be in either two or three story multifamily
and/or townhouse buildings within a multifamily or townhouse project
containing not more than 136 dwelling units. These 40 moderate income
units may all be located in buildings containing not more than 16
units, separate from buildings containing market rate housing types,
so long as the buildings containing the moderate income units are
not grouped together. The moderate income units may also be interspersed
within buildings in a multifamily or townhouse project.
[Amended 3-10-1993 by Ord. No. 0-93-03]
[2]
Dedication to the Township of approximately
15 acres of land for the construction by the Township or its designated
agency of low- and moderate-income housing.
(b)
All units in Subsection A(3)(a)[1] above shall be grouped or located together in proximity to private recreational facilities, common open space and pedestrian systems.
(4)
The minimum tract frontage on an existing public arterial
street which provides access to the planned residential cluster development
shall be 1,000 contiguous feet.
(5)
Market rate housing types; net density.
(a)
In a planned residential cluster development,
there shall be a mix of market rate housing types, consisting of single
family zero lot line, single family semi-detached, two family, multifamily
and townhouse dwellings in accordance with the requirements set forth
below:
[Amended 7-23-1990 by Ord. No. 0-90-18; 3-10-1993 by Ord. No. 0-93-03]
[1]
At a minimum, two of the above permitted housing
types shall be provided.
(b)
Except as specified hereinafter, the maximum
permitted net residential density (permitted number of dwelling units
per acre of residential land) of particular types of dwelling units
shall be in accordance with the schedule below. In calculating the
total number of acres of residential land, any land devoted to a major
collector road or to public open space shall be excluded; all other
land devoted to residential use shall be included.
[1]
The net density of single-family zero lot line
dwellings shall not exceed three dwelling units per acre of residential
land.
[2]
The net density of semidetached single-family
and two-family dwellings shall not exceed 3 1/2 units per acre
of residential land.
[3]
The net density of multifamily or townhouse
dwellings shall not exceed 9 1/2 units per acre of residential
land.
[Amended 3-10-1993 by Ord. No. 0-93-03]
(c)
The Planning Board may increase the above permitted net residential densities by not more than 10%, provided that the maximum residential density and the total number of units for the tract as a whole shall not exceed that set forth in Subsection A(2), that there shall be such additional landscaping around and between units and such grading changes, berming and fencing as shall be determined by the Planning Board to be appropriate in light of the increased density.
[Amended 7-23-1990 by Ord. No. 0-90-18]
(6)
Off-street Parking shall be provided at a minimum
as follows: two attached garage spaces for each single-family zero
lot line dwelling and two attached garage spaces for each semi-detached
single family and two family dwelling. For multifamily and townhouse
dwellings, 1.25 parking spaces for each one bedroom unit, 1.75 parking
spaces for each two bedroom unit, and two parking spaces for each
three bedroom unit. For townhouses with attached garages, the garage
and driveway shall each count as a parking space. Deeds and/or homeowner's
documents for townhouses with attached garages shall contain specific
provisions prohibiting the conversion of garages into a living area.
In addition, in the case of semi-detached single family, two family,
and multifamily and townhouse dwellings, 0.25 parking spaces shall
be provided for visitor parking. Off-street parking areas may encroach
into yard and lot setback areas so long as adequate screening and
buffering is provided, subject to Planning Board review and approval.
[Amended 3-10-1993 by Ord. No. 0-93-03]
(7)
Impervious surfaces, in the aggregate, shall not cover
more than 40% of the residential land, as defined above, of the tract.
(8)
The height of any building shall not exceed three
stories or 35 feet.
(9)
No less than 25% of the total tract area shall be
devoted to public open space. Properties immediately adjacent to the
Township Municipal Center west of Scudders Mill Road shall be retained
in public open space.
[Amended 3-10-1993 by Ord. No. 0-93-03]
(10)
The design and use of private common open space
areas shall protect the natural resources and qualities of the site,
including the natural terrain, woodlands, significant views and any
unique and unusual feature. Private common open space other than that
preserved for its natural values shall be suitably landscaped. All
structures within private common open space areas shall be sited so
as to retain their visual appeal. The Planning Board shall require
such grading, drainage, planting, walkways, fencing, lighting and
such other improvements in the private common open space as may be
necessary to enhance the intended open space and recreational uses.
(11)
All residential lots shall be serviced by public
sewer and water systems.
(12)
Development plan.
(a)
Lot sizes and dimensions, yard sizes and building
arrangements may be freely disposed and arranged, provided that the
planned development conforms to a development plan approved by the
Planning Board pursuant to the applicable provisions contained in
the Township's Land Development Ordinances and in accordance with
the following standards:
[1]
No portion of any dwelling shall be closer than
75 feet from a major internal collector road right-of-way or 100 feet
from any off-site arterial road right-of-way.
[2]
The minimum parking setback from all tract boundary
lines shall be 20 feet, and the minimum building setback from all
tract boundary lines shall be 50 feet.
(b)
Any of the above setback requirements may be
reduced by the Planning Board if the applicant can demonstrate that
additional landscaping, fencing and earth berming will protect dwellings
from negative visual and physical impacts, e.g., noise, glare, dust
and fumes.
(13)
No habitable dwelling unit area shall be constructed
below grade. Units shall be attached or designed in such a manner
as to provide maximum security and visual privacy from adjacent dwelling
units. For zero lot line units, no windows or an adjoining unit shall
face the private outdoor living space of another unit. Walls placed
on lot lines shall not contain window openings onto living spaces,
and cross-lot easements shall be provided so that adjacent lot owners
may gain access to their dwellings for the purposes of maintenance
and repairs.
(14)
During site plan review, the following criteria
shall be addressed to the satisfaction of the Planning Board:
(b)
The function and visual relationship between
the planned development and adjacent developments.
(c)
Consistent with the reasonable utilization of
the land, orientation of buildings so as to take advantage of passive
solar heating, summer breezes and scenic views, while minimizing exposure
to winter winds.
(d)
Pedestrian walkways and bike paths which are
linked to existing and/or proposed off-site walkway and bike path
networks.
(e)
The provision of a bus shelter(s) to service
the needs of residents within the planned residential cluster. The
shelter design shall be consistent with the one shown in the Township
Master Plan.
[Amended 3-10-1993 by Ord. No. 0-93-03]
(15)
Minimum spacing between buildings.
(a)
In Planned residential cluster developments,
the following distances shall be maintained between similar use structures:
[Amended 3-10-1993 by Ord. No. 0-93-03]
[1]
End wall (no openings) to end wall: 12 feet
minimum.
[2]
Any building face to street curb: 20 feet minimum.
[3]
End wall to window wall: 30 feet minimum, except
for single-family zero lot line dwellings, which shall be separated
a minimum of 10 feet.
[4]
Any building face to parking area: 12 feet minimum.
[5]
Window wall to window wall: Fifty feet minimum,
except for single family, semidetached, two family, townhouses, and
multifamily dwellings, which shall be separated a minimum of 30 feet.
[Amended 3-10-1993 by Ord. No. 0-93-03]
(b)
These guidelines shall not be regarded as inflexible,
nor shall they be applied in a manner that will adversely affect full
implementation of a plan of development. However, the attainment of
these guidelines shall not be considered justification for building
placement and site plan design without other considerations set forth
in this section.
(c)
The Planning Board may reduce the distances
cited above by not more than 1/3 if there is an angle of 20° or
more between buildings and if extensive landscaping and/or earth berming
is placed between buildings.
B.
Parks, playgrounds and golf courses.
C.
Farm and agricultural activities.
D.
Necessary public utilities and services pursuant to § 101-13.6.
[Amended 10-10-2018 by Ord. No. 18-13]
E.
Building structures and uses owned and operated by
the Township of Plainsboro for municipal purposes.
F.
Child-care centers, subject to the minimum standards found in § 101-25.F. Child-care centers as an accessory use are permitted subject to the standards contained in § 101-13.4.
[Added 12-10-1990 by Ord. No. 0-90-24; amended 11-10-2011 by Ord. No. 0-11-13]
