[Added 9-13-2000 by Ord. No. 0-00-15]
The VR Village Residential II Zone is intended
to provide for a variety of dwelling unit types near the village center
of the Township of Plainsboro for a senior adult population. Dwelling
units in a VR Village Residential II Zone are for adults 55 years
of age or older or for couples, one of whom is at least 55 years of
age, or as otherwise permitted by state law for age-restricted housing,
and contain a variety of housing types and services, including recreational
support facilities to satisfy a wide range of life styles.
A planned age-restricted village residential
development shall reflect the traditional village planning and design
principles contained in the Master Plan's Village Area Plan adopted
by the Planning Board as part of its Land Use Plan Element, including:
A.
Providing for an axial street pattern that interconnects
with existing and proposed uses and links the neighborhoods together.
B.
Providing a layout of streets and open space edges
which encourages sidewalk and pathway interconnections.
C.
Providing for small neighborhood parks or squares
and other open spaces, as appropriate.
D.
Promoting the creation of a new neighborhood that
exhibits the design features of traditional village neighborhoods.
E.
Promoting the creation of a new place which promotes
security and social interaction.
F.
Encouraging a mix of residential unit types.
G.
Creating a zone with enough flexibility that permits
the residential variety of a village yet prohibits the chaotic character
of an unplanned area.
In the VR Village Residential II Zone, 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 the Township's Subdivision
and Site Plan Review Ordinance:[1]
A.
Planned age-restricted village residential developments.
(1)
Planned age-restricted village residential developments,
subject to the following requirements and to the mandatory findings
for a planned development as required by the Municipal Land Use Law
at N.J.S.A. 40:55D-45.
(a)
The minimum total area of a tract to be developed
as a planned age-restricted village residential development shall
be 35 contiguous acres. Such area to be so developed may be under
the control of one or more entities. Streets shall not be deemed to
divide acreage for the purposes of this requirement.
(b)
The maximum residential density shall be 5.7
dwelling units per gross acre. The total number of dwelling units
shall not exceed 222.
(c)
The minimum tract frontage on an existing public
major arterial and major collector street which provides access to
a planned age-restricted village residential development shall be
1,000 contiguous feet.
(e)
All age-restricted units shall be grouped or
located together in proximity to recreational facilities, open space,
sidewalk and pathway systems. The developer shall be required to provide
facilities for the maintenance and administration of the entire development.
(f)
In a planned age-restricted village residential
development, there may be a mix of dwelling unit types, consisting
of single-family detached, single-family semidetached, townhouse and
multi-family age-restricted units in accordance with the requirements
set forth below:
[1]
All of the above permitted housing types may
be provided and are encouraged.
[2]
As set forth in the Township Master Plan's Village
Area Plan, 120 of the permitted housing units shall be multifamily
age-restricted units and 102 of the permitted units shall either be
single-family detached, single-family semidetached or townhouse.
[3]
No more than 20% of the 102 nonmultifamily age-restricted
units may be single-family semidetached or townhouse units.
(g)
Lot sizes and dimensions, yard sizes and building
arrangements may be freely disposed and arranged for all age-restricted
units to avoid monotonous streetscapes. For example, larger housing
types on larger lots are encouraged at street intersections. Smaller
lots are encouraged adjacent to parks or squares and other open spaces.
A planned age-restricted village residential development shall conform
to the applicable provisions contained in the Township's Subdivision
and Site Plan Review Ordinance and be in accordance with the area
and yard requirements, as applicable, for single-family detached,
single-family semidetached, and townhouse units on Tables 1, 2 and
3.[2] Minimum lot frontage, width, depth and yard setback requirements
shall not be regarded as inflexible, nor shall they be applied in
a manner that will adversely affect full implementation of an acceptable
plan of development. The attainment of these requirements shall not
be considered justification for building placement and proper site
plan design without other considerations set forth in this article.
[2]
Editor's Note: Tables, 1, 2 and 3 are included
at the end of this chapter.
(h)
The following shall be the area and bulk regulations
for permitted multifamily units:
[1]
The minimum lot area shall not be fixed, but
shall be the minimum area necessary to reasonably accommodate the
proposed building(s) and associated parking and other necessary site
improvements, in addition to meeting all other applicable site plan
design and development standards in this article.
[2]
The minimum lot width at the front building
setback line shall be 100 feet.
[3]
The minimum front yard setback shall be 40 feet.
[4]
There shall be two side yards no less than 80
feet in aggregate width, and neither side yard shall be less than
25 feet.
[5]
There shall be a rear yard with a depth of not
less than 40 feet.
[6]
Not more than 40 percent of the lot area may
be occupied by buildings.
[7]
The maximum impervious coverage shall be 60%.
[8]
A maximum building height of three stories or
45 feet.
[9]
Landscaping and/or fencing shall be located
along all property lines abutting nonresidential uses and roadways
where deemed appropriate by the Planning Board. Provision shall be
made for a pathway(s) connection to any adjacent nonresidential use
or park deemed by the Planning Board to be advantageous for the residents
of the development.
(i)
Adequate off-street parking areas for residents,
employees and visitors of an age-restricted village residential development
shall be provided as follows:
[1]
Age-restricted units, except for multifamily
age-restricted units: two off-street spaces per unit, at least one
of which must be provided in an attached or detached garage. Where
a single car garage is provided, the second required parking space
may be provided as a tandem space located in the driveway serving
the dwelling unit. Garages may be designed with front, side or rear
entry.
[2]
Age-restricted multifamily units: one off-street
space per unit.
[3]
Clubhouse: one space for every 10 nonmultifamily
age-restricted units, except that this requirement may be modified
by the Planning Board to the extent that other conveniently accessible
and available parking could feasibly be substituted.
[4]
All age-restricted units, except for multifamily
age-restricted units, shall be provided with at least 0.5 on-street
parking spaces per unit to be evenly distributed throughout the development.
[5]
Single-family detached, single-family semidetached
and townhouse units shall be provided with garages. Multifamily age-restricted
units shall be provided with off-street parking lots. Carports may
also be provided for all age-restricted units, but shall not be a
substitute for a garage for single-family detached, single-family
semidetached or townhouse units.
[6]
All off-street parking lots shall be visually
defined and screened along their perimeter by a decorative fence or
wall, hedge, tree line, or some combination thereof, to the satisfaction
of the Planning Board.
(j)
All off-street loading and service areas shall
be provided with landscape screening to the satisfaction of the Planning
Board. The method of screening shall consist of walls and gates compatible
in color and texture with the building material, buffered by deciduous
and evergreen trees and shrubs, so as not to be visible from neighboring
properties and streets.
(k)
One boulevard-type street shall be provided
within an age-restricted residential development to generally be consistent
with the alignment shown in the Master Plan's Village Area Plan. The
boulevard shall comply with the following:
[1]
A five-foot-wide sidewalk shall be located on
one side of the boulevard. A minimum two-foot-wide grass strip is
required between the sidewalk and the boulevard. The boulevard shall
consist of a typical right-of-way of 54 feet in width, which includes
two cartways separated by a landscaped median. One cartway shall be
12 feet in width and the other cartway shall be 22 feet in width.
Parking shall be permitted along one side of the twenty-two-foot cartway.
The landscaped median shall be eight feet in width and shall be constructed
with the use of Belgian block sloping curb. The right-of-way shall
include the sidewalk and a utility easement.
(l)
All village residential and major circulatory
loop streets shall comply with the following:
[1]
A five-foot-wide sidewalk shall be located on
one side of all village residential streets. A minimum two-foot-wide
grass strip is required between the sidewalk and the street. The village
residential street shall consist of a typical right-of-way of 32 feet
in width, which includes a two-way cartway totaling 20 feet. No parking
is permitted on a village residential street. The right-of-way shall
include the sidewalk and a utility easement.
[2]
A five-foot-wide sidewalk shall be located on
one side of all major circulatory loop streets. A minimum two-foot-wide
grass strip is required between the sidewalk and the street. The major
circulatory loop street shall consist of a typical right-of-way of
either 36 feet or 42 feet in width, which includes two cartways totaling
either 24 or 28 feet. No parking shall be permitted on a loop street
with a twenty-four-foot cartway. Parking shall be permitted along
one side of a street with a twenty-eight-foot wide cartway. Both cartway
widths may be provided within the development. The right-of-way shall
include the sidewalk and a utility easement.
(m)
Street trees shall be required along existing public major arterial and major collector streets, the boulevard and all village residential and major circulatory loop streets as per § 85-24 of the Township Code.
(n)
The applicant shall be required to submit a
detailed traffic study showing the project's impact on the existing
surrounding roadway network which includes, but is not necessarily
limited to, the Plainsboro Road/Enterprise Drive intersection, the
Morgan Lane/Enterprise Drive intersection, the Scudders Mill Road/Plainsboro
Road intersection and the Plainsboro Road/Wyndhurst Drive intersection.
The developer's traffic study shall incorporate ingress and egress
features that minimize the impact of traffic from the development
onto the existing surrounding roadway network. A fair share determination
of the development's contribution shall be assessed for any off-site
improvements needed to maintain an acceptable level of service with
review input from the Township Engineer.
(o)
All utilities shall be installed underground,
and all uses shall be serviced by public water and sewer systems.
(p)
Recreational facilities shall be readily accessible
to residents of the age-restricted village residential development
via sidewalks and/or pathways. The recreational facilities designed
for the multifamily age-restricted units may be restricted to residents
of the multifamily building and the recreational facilities designed
for the nonmultifamily unit types may be restricted to residents of
single-family detached, single-family semidetached and townhouse units.
(q)
Open space shall be active and passive and distributed
throughout the development to include neighborhood parks, outdoor
recreation facilities, landscaped islands and plazas, or some combination
thereof.
(r)
Landscaped buffers shall be provided between
the development and existing public major arterial and private major
collector streets to include plant material, berming, fencing or walls
and off-street sidewalk and/or pathway construction, or some combination
thereof. There shall be a minimum thirty-five-foot wide improved buffer
between the development property line and the Plainsboro Road cartway
and a minimum ten-foot-wide improved buffer along Enterprise Drive.
(s)
If the development is to be staged over a period
of years, a phased development plan with a net density in each phased
area shall be shown with a timetable for development.
(t)
During site plan review, the following shall
be addressed to the satisfaction of the Planning Board:
[2]
The function and visual relationship between
the age-restricted village residential development and adjacent developments.
[3]
Sidewalks and pathways which are linked to off-site
sidewalk and pathway networks. The applicant shall utilize the Township's
Master Plan Pedestrian Circulation and Bikeway Plans in designing
and constructing a comprehensive pedestrian and bicycle pathway network
for the development.
(u)
No age-restricted unit shall be constructed
unless the following minimum design standards are met:
[1]
The design of streets shall create blocks where
an individual block face dimension shall not exceed 600 feet in length.
[2]
All building exteriors shall generally have
vertical and/or horizontal offsets to create visual breaks on the
exterior.
[3]
A variety of building setbacks, rooflines, color
schemes, elevations and heights shall be required in the development
to avoid a repetitious and monotonous streetscape. The use of muted
or pastel colored exterior building siding material is discouraged.
The placement of nonmultifamily units within the development shall
be varied so that the same elevation is not permitted adjacent to
one another, directly across the street from one another or adjacent
to the house directly across the street from one another.
[4]
The exteriors of all buildings in the development,
including any permitted accessory buildings, shall be architecturally
compatible and be constructed of complementary materials. Design guidelines
for future building improvements shall be prepared by the applicant
to ensure the ongoing design integrity of the development.
[5]
Architectural detail, style, color, proportion
and massing shall reflect the features of traditional village neighborhoods.
[6]
Natural materials such as wood and masonry are
recommended. High-quality man-made siding materials are permitted.
Stucco or similar treatment is prohibited on all nonmultifamily unit
type buildings.
[7]
The multifamily age-restricted building may
contain some vinyl siding and stucco or similar treatment but only
for accent purposes. The building may also be designed to reflect
the use of a split face block and face brick, stone, horizontal banding
and panels, windows with clear anodized aluminum finish and exterior
column covers for canopies and porches. The overall design of the
multifamily age-restricted building shall, as appropriate, complement
the architecture of nearby nonmultifamily units.
[8]
Pitched roofs 5 to 12 to 12 to 12 are recommended.
Roof pitches shall generally be consistent throughout the development.
Peak roofs are encouraged. Flat and mansard roofs are discouraged.
[9]
The front facade of the nonmultifamily age-restricted
units is dedicated to the public view and shall therefore reflect
a traditional village character, which may include simple rectangular
cottage architectural precedents with decorative detailing. Awnings,
open and useable porches (minimum eight-foot depth), stoops, bay windows,
balconies and/or other similar decorative architectural treatments
are required and may encroach into building setback lines. The rear
elevations of the nonmultifamily age-restricted units shall have substantial
architectural features to preclude flat and monotonous elevations.
[10]
Garages for single-family units may be front or side entry. A mix of front and side entry garages are required. Side entry garages may be located forward of the main facade of the house. Front entry garages are prohibited forward of the main facade or porch of the house. Windows are encouraged on garages to admit light and eliminate blank walls. Sufficient storage area to accommodate tools, auto accessories, trash/recyclable materials storage, lawn and garden maintenance equipment, etc. should be considered in sizing the garage so that an accessory storage structure will not be necessary (see § 101-211A(1)(w)[5]). Individual bay overhead garage doors are required, except for side entry garages. Detached garages may be offered as a permitted option on certain available single-family detached and semidetached units.
[11]
All single-family detached, single-family
semidetached and townhouse units are encouraged to have clearly defined
front yards using landscaping, hedging, fencing or a brick or stone
wall, none of which shall exceed three feet in height.
[12]
All single-family, semidetached
and/or townhouse units shall be strategically dispersed throughout
the development to terminate streets, accent the overall design and
add variety to the residential village neighborhood.
[13]
Townhouse buildings shall consist
of no more than five townhouse dwelling units in order to prevent
the development of long and monotonous buildings and ridge lines,
which serve to increase the sense of density and building mass. There
shall be different roofline heights and vertical offsets in each overall
townhouse building. No more than two adjacent townhouse units shall
have the same building offset, which shall vary by at least four feet.
[14]
Multifamily age-restricted units
shall be located at the northwest entrance of the planned age-restricted
village residential development near the intersection of Plainsboro
Road and Enterprise Drive to create an architectural "terminus" to
Plainsboro Road and a gateway entrance into the residential village
neighborhood.
[15]
All dwelling units, except multifamily
units, shall have a private outdoor space, including a deck, patio
or terrace, which may be enclosed by a decorative fence or wall, evergreen
hedge, or combination thereof. Each multifamily unit shall be encouraged
to have private outdoor spaces on the first level and a usable balcony
on the upper level.
[16]
At least 15 of the single-family
units shall be two-story units.
[17]
All units shall be connected to
approved and functioning public water and sanitary sewer systems.
Prior to approval, an applicant must obtain a certificate from the
appropriate agency allocating capacity in the system to the development.
[18]
The development shall provide
for the orderly removal of trash and garbage. Management of solid
waste and recyclables shall be subject to Planning Board review and
approval.
[19]
Special ground texture treatment
shall be required for pedestrian crossings in streets and elsewhere,
as appropriate, to include brick, stone, cobbles and/or other suitable
material.
[20]
Lighting shall be the minimum
required for safety and must be provided in the least intrusive manner.
Traditional freestanding light fixtures shall be required in parking
lots and along streets and pedestrian pathways. The height of such
light fixtures shall be appropriate to its setting.
[21]
Landscape details such as gates,
walls and benches shall be integrated into the overall design.
[22]
A coordinated sign package must
be provided for review prior to preliminary approval. The size, location,
design, color, texture, lighting and materials of all temporary and
permanent signs shall not detract from the design of proposed buildings
and structures and the surrounding properties.
[23]
Detention basins, headwalls, outlet
structures, concrete flow channels, riprap channels and other drainage
improvements shall be screened with plant material and/or berms. Such
drainage structures, as appropriate, shall be situated in the least
visible location or, if visible, incorporated into the natural curves
of the land. Detention basin embankments and the basin itself shall
be extensively landscaped with wet-site tolerant plant materials with
the intention of recreating a seasonal and high water wet ecosystem.
The detention facility shall be sized to accommodate the future growth
of vegetation planted in the basin.
(v)
Open space and recreation facility requirements.
[1]
Open space shall be optimally related to the
overall plan and design of the development and improved to best suit
the purpose(s) for which it is intended. No less than 15%, less existing
and proposed road rights-of-way, shall be devoted to open space and/or
recreation facility purposes. Individual residential lots or portions
thereof shall not be construed as open space. Stormwater detention
basins may be included in the open space calculation. Such designated
open space shall be in parcels interspersed among grouping of residential
dwellings, where appropriate, and, where possible, shall be interconnected
with open space areas on abutting parcels. Also, such open space areas
shall be provided with adequate street access and may include land
developed for specific purposes (e.g., stormwater detention). Active
and passive recreational facilities shall be provided in an age-restricted
village residential development for the use and enjoyment of the residents
of the development and their guests, which may consist of the following:
an in-ground neighborhood swimming pool provided with an improved
sitting area, contiguous to all sides of the pool; a clubhouse with
meeting rooms; multipurpose space; fully equipped game rooms; art
and craft rooms; fully equipped kitchen; office space and service
facilities; bocci, shuffleboard and horseshoe courts; regulation doubles
tennis courts; exercise areas and stations; picnic facilities; outdoor
sitting areas; gardening areas with a communal greenhouse; and a system
of handicapped-accessible sidewalks and pathways. Recreational facilities
within the multifamily building may include a library, workout room,
multimedia room and billiard room. The location of such recreational
facilities shall be carefully planned to provide privacy for the users
and to avoid problems of noise, spillover lighting and similar nuisances
on nearby residential units. All recreational facilities shall be
subordinated to the residential character of the development and be
appropriate to a planned age-restricted village residential development.
Open space shall be suitably landscaped. All structures within open
space areas shall be sited so that the open space retains its visual
appeal. The Planning Board shall require active and/or passive recreational
facilities and such grading, drainage, planting, sidewalks, pathways,
fencing, lighting and such other improvements in open space as may
be necessary to enhance the intended open space and recreational uses.
[2]
All property, roadways, parking areas, entrances,
landscaping, facilities and other common areas within the VR II Zone
shall be privately owned and maintained in accordance with a plan
for such maintenance approved by the Planning Board and implemented
by legal documentation to be reviewed and approved by the Planning
Board Attorney.
[3]
Land to be devoted to public purposes may be
offered to the Township or may be owned and maintained by an open
space organization. Any lands intended to be offered to the Township
for public purposes shall be so declared prior to preliminary approval.
All lands not offered to and/or not accepted by the Township shall
be owned and maintained by an open space organization, subject to
Planning Board approval.
[4]
All pathways in the age-restricted village residential
development shall connect with the existing system along Cranbury
Brook/Pond Park.
(w)
Accessory uses and accessory buildings incidental
to age-restricted village residential development.
[1]
Off-street parking and loading facilities.
[2]
The following accessory uses shall be permitted
within a multifamily building and/or a clubhouse to serve the needs
of the residents of the development: recreational facilities; physical
therapy facilities; libraries; food preparation facilities; dining
facilities; laundry and linen service facilities; nursing services;
housekeeping services; limited health care facilities and services,
including nursing beds; security facilities; administrative offices;
staff facilities; storage and maintenance, and such other uses as
are customarily associated with and subordinate to the principal residential
use. No outdoor advertisement for these accessory uses shall be permitted.
[3]
Fences and walls which shall be uniform in size
and materials and complement the architectural style, type and design
of the dwelling unit and the overall project design, as established
during the site plan review and approval process. All fences and walls
shall be constructed when the development is constructed or prepare
design standards subject to Planning Board approval.
[4]
Decks, patios and terraces, which shall complement
the architectural design of the dwelling unit and the overall project
design, as established during the site plan review and approval process.
All decks, patios and terraces shall be constructed when the development
is constructed or prepare design standards subject to Planning Board
approval.
[5]
All accessory storage structures shall be attached
to the principal dwelling or detached garage. Such structures shall
be no taller than one story and shall be designed as an integral part
of the structure to which it is attached, including same exterior
materials and color. No freestanding structures of this type shall
be permitted. The yard setback requirements for such structures shall
be the same as the structure to which it is attached.
[6]
All swimming pools and spas shall be in-ground
type and shall be located at least 10 feet from all property lines.
Spas, however, may be allowed above ground if incorporated into an
attached house deck, to be addressed in design standards subject to
Planning Board approval.
[7]
Other accessory structures (e.g., gazebo, arbor/trellis,
etc.) not otherwise enumerated above shall be addressed in design
standards subject to Planning Board approval.
[8]
Temporary construction trailers and one sign,
not exceeding 32 square feet, advertising the prime contractor, subcontractor(s),
architect, financial institution and similar data, for the period
of construction beginning with the issuance of a construction permit
and concluding with the issuance of the final certificate of occupancy
or one year, whichever is less, provided that said trailer(s) and
sign are on the site where construction is taking place and are set
back at least 15 feet from all street and lot lines. The one-year
restriction may be extended by the Township Planner/Zoning Officer
in increments of six months, as necessary and appropriate.
(x)
A planned age-restricted village residential
development shall adhere to the plan submission requirements as set
forth in the Township's Subdivision and Site Plan Review Ordinance[4] and shall also include and illustrate the relationship
to its immediate built context and overall Plainsboro village area
by submitting the following:
[1]
A village-wide plan which shows the development
proposed within the context of the overall Plainsboro village area.
[2]
A context plan which shows surrounding street,
sidewalk, landscaping and other connections and relationships between
the proposed development and development in the immediate surrounding
area.
[3]
A minimum of three precedent photo examples
of buildings and streetscapes that are similar to the proposal. Precedent
examples from outside the region are encouraged, but they should reflect
an historic architectural style that relates to the proposed development.
[4]
A parcel plan which deals exclusively with the
proposed development and includes, but is not limited to, illustrative
sidewalk details, street trees and landscaping, lighting standards,
benches and amenities, civic spaces (if appropriate), and pedestrian
street crossing materials.
B.
Public and semipublic uses, including parks and playgrounds.
C.
Building, structures and uses owned or operated by
the Township of Plainsboro for municipal purposes.
D.
Child-care centers, subject to the minimum standards found in § 101-25F, as applicable and appropriate, subject to Planning Board approval.
E.
Family day-care homes, subject to the terms set forth in the family day-care home definition in § 101-1.
[Added 11-10-2011 by Ord. No. 0-11-13]
