Township of Plainsboro, NJ R-350 Low-Density Residential Light-Impact Zone Regulations

[1]

Editor's Note: This ordinance also repealed former Art. VIIIA, I-200 Industrial Zone Regulations, added 5-1-1979 by Ord. No. 0-79-7.

[Amended 3-14-1988 by Ord. No. 0-88-4; 12-10-1990 by Ord. No. 0-90-24; 12-9-1991 by Ord. No. 0-91-44; 8-12-1998 by Ord. No. 0-98-19; 12-12-2001 by Ord. No. 0-01-19]

In the R-350 Low-Density Residential Light-Impact Zone, no lot shall be used and no structure shall be erected, altered or occupied for any purpose except the following:

Detached single-family dwellings and the accessory structures and uses normally auxiliary thereto.

Parks, playgrounds and golf courses.

Membership clubs for outdoor sports.

Necessary public utilities and services pursuant to § 101-13.6.

[Amended 10-10-2018 by Ord. No. 18-13]

Building structures and uses owned and operated by the Township of Plainsboro for municipal purposes.

Planned residential cluster, subject to the following requirements:

(1)

The minimum total area to be developed as a planned residential cluster shall be 100 contiguous acres. Such area shall be developed in accordance with a single comprehensive development plan. Streets, utility easements and utility rights-of-way shall not be deemed to divide acreage for the purposes of this requirement.

(2)

The maximum residential density shall be 0.14 dwelling unit per gross acre.

(3)

All residential units shall be provided with garages, and all units shall be grouped or located together in proximity to open space and off-site pedestrian systems.

(4)

No less than 50% of a planned residential cluster development shall be devoted to conservation and open space, including drainage facilities. All one-hundred-year flood hazard areas and wetlands shall be permanently restricted for open space. Individual residential lots or portions thereof shall not be construed as open space. Designated conservation and open space shall be in major contiguous parcels and shall be interconnected with similar areas and abutting tracts and parcels, having adequate access to public and/or private roads. Open space areas, for purposes of this calculation, shall not include cul-de-sac islands.

(5)

The design and use of open space areas among groupings of residential dwellings shall protect the natural terrain, woodlands, significant views and any unique and unusual feature. Open space other than that preserved for its natural values shall be suitably graded and landscaped.

(6)

The design and location of a planned residential cluster shall give priority to avoiding environmentally constrained areas; locating dwellings to enable new residential construction to be visually absorbed by natural landscape features; and not blocking or interrupting scenic vistas.

(7)

The minimum tract frontage on an existing public arterial or collector street that provides access to the planned residential cluster development shall be 1,000 contiguous feet.

(8)

The following minimum design, bulk and area requirements shall apply to the development of a planned residential cluster development.

(a)

The Planning Board shall determine the total number and location of dwelling unit clusters.

(b)

A development tract's existing road frontage shall not be totally subdivided into residential lots.

(c)

Impervious surfaces, in the aggregate, shall not cover more than 40% of the residential area of the tract.

(d)

All residential lots shall be serviced by a public centralized water system and public sewer.

(e)

No habitable dwelling unit area shall be constructed below grade if the Township Engineer determines water problems will result from existing soil limitations.

(f)

Units shall be designed in such a manner as to provide maximum security and visual privacy from adjacent units.

(g)

Fifteen thousand square feet shall be the minimum lot area for a residential lot.

[1]

Frontage. Minimum street frontage shall be 100 feet, except that the frontage may vary pursuant to § 101-1 (Definitions and usage) of this chapter.

[2]

Lot width. Minimum lot width shall be 100 feet as measured at the front yard setback line.

[3]

Lot depth. Minimum lot depth shall be 150 feet.

[4]

Front yard. Minimum front yard depth shall be 40 feet.

[5]

Side yard. Minimum side yard width shall be 15 feet.

[6]

Rear yard. Minimum rear yard depth shall be 30 feet, but in no case shall a rear yard setback line be closer than 50 feet to a boundary line of an adjacent parcel of land or existing right-of-way.

[7]

Building height. Maximum building height shall be 35 feet.

(h)

New streets shall be constructed to service planned residential cluster developments instead of subdividing new lots along existing minor arterial, major collector and minor collector roadways within the R-350 Zone. In a subdivision abutting an existing arterial or collector roadway, the frontage shall be reversed so that the lots contiguous to such streets will front on the newly created local streets or cul-de-sac, with an additional lot depth of 75 feet over and above bulk and area regulations. This additional lot depth shall be a conservation easement used exclusively for planting, screening and landscaped earthen berms to be provided by the developer and maintained by the lot owner or by a homeowners' association, if one is created.

(i)

Planned residential cluster developments shall be required to widen municipal and county roadways, construct new municipal roadways and contribute their fair share toward off-site intersection improvements, as shown and described in the Township Master Plan Circulation Elements and/or on the Township Official Map.[1]

[1]

Editor's Note: Said plan and map are on file in the Township offices.

(9)

Land permanently set aside for conservation and open space uses may either be offered for dedication to Plainsboro Township, deed restricted to remain with the official property owner, dedicated to a nonprofit organization or protected by a homeowners' community association all as found to be acceptable to the Planning Board. An open space area that is not accepted for public use by the Township Committee shall be protected by legal arrangements satisfactory to the Planning Board sufficient to assure its maintenance and preservation in perpetuity for its intended purpose. Covenants or other legal arrangements shall specify ownership of the open space; method of maintenance; responsibility for maintenance; maintenance taxes and insurance; compulsory assessment provisions; guaranties that any homeowners' association formed to own and maintain open space will not be dissolved without the consent of the Planning Board; and any other specifications deemed necessary by the Planning Board. The open space left unbuilt upon or after development shall be maintained in accordance with a land management plan prepared by the developer and accepted and approved by the Planning Board. The developer shall provide copies of deed covenants with prospective purchases or conservation easements to the Township describing land management practices to be followed by party or parties that are responsible for open space. Further subdivision of open space land, or its uses for other than agriculture, conservation and recreation or other permitted municipal uses, shall be prohibited.

(10)

Within open space areas, the Planning Board may require the developer to make certain site preparation improvements, which may include, but are not limited to, the following:

(a)

Removal of dead or distressed trees.

(b)

Thinning of trees or other growth to encourage more desirable growth.

(c)

Removal of trees in areas planned for ponds or lakes.

(d)

Grading and seeding.

(e)

Improvement or protection of the natural drainage system through the use of protective structures, stabilization measures and similar improvements.

(f)

Improvement and landscaping of ponds and lakes to afford appropriate use and enjoyment by the residents.

(11)

Land designated as conservation and open space may be incorporated into private lots which conform to this section upon approval by the Planning Board that such land will be permanently protected from development as an alternative to dedication or protection by a homeowners' community association.

(12)

No preliminary approval shall be granted for any subdivision or site plan in connection with the development of a planned residential cluster unless the Township Engineer has approved plans for potable water supply and sewage disposal to serve the development.

(13)

Flexibility and variety in lot and building layout, roadway construction, utility design and other site improvements shall be encouraged to best relate the improvements to the land. To that end, lots, buildings, and utilities shall be designed so as to minimize the alteration of the natural terrain and fit into the open space environment in the R-350 Zone.

(14)

There shall be a minimum one-hundred-fifty-foot building setback from arterial roadways. This setback requirement may be reduced by the Planning Board if the applicant can demonstrate that additional landscaping, fencing, or earth berming will protect dwellings from negative visual and physical impacts, e.g., noise, glare, dust, and fumes.

(15)

There shall be a minimum two-hundred-foot setback from the existing railroad right-of-way.

(16)

The planned northerly alignment of State Route 92 shall be identified and preserved by the planned residential cluster.

Child-care centers, subject to the minimum standards found in § 101-25F.

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[2]]

[2]

Editor's Note: This ordinance also redesignated former Subsection H as Subsection I.

Home occupations and professional offices, subject to the standards found in § 101-13.5.

[Added 12-12-2001 by Ord. No. 0-01-19]

In the R-350 Zone, the following may be permitted as conditional uses upon approval of the Planning Board, as provided in this chapter.

Agriculture, subject to the following conditions:

(1)

Swine. The keeping or raising of swine shall not be allowed except as part of a general farming operation on a property of not less than five acres, and provided further that not more than 10 head plus one head additional for each three acres of area in excess of five acres shall be allowed in any case. No building or other enclosure for the shelter of swine shall be closer to any front, side or rear property line or zone boundary than 200 feet.

(2)

Fowl and livestock limitations. No building, any part of which is closer to any front or side property line than 90 feet or closer to any R-85 Residence or GB Business Zone boundary than 200 feet or closer to a dwelling on an adjoining premises than 200 feet, shall be erected or used for the shelter of more than 100 head of fowl of all kinds or more than two head of other farm livestock.

(3)

Side and rear yard setbacks. No building for the shelter of fowl or farm livestock shall be closer to any side or rear property line than 30 feet or closer to a dwelling on an adjoining premises than 100 feet.

Eleemosynary, charitable and philanthropic institutions, hospitals, nursing homes, convalescent homes, churches, parochial and private schools and nursery schools, subject to the following conditions:

(1)

Location. Such uses shall be located on a major or minor arterial.

(2)

Lot area. A minimum lot area shall be five acres.

(3)

Parking. All parking shall be on site and in accordance with the Site Plan Review Ordinance.[1]

[1]

Editor's Note: See Ch. 85, Subdivision and Site Plan Review.

(4)

Licenses. All state, county and local licenses are obtained.

Camps for children owned or operated by tax-exempt organizations, such as YMCA, YWCA and the Boy Scouts or Girl Scouts, provided that such camps shall be on lots of not less than 10 acres.[2]

[2]

Editor's Note: Editor’s Note: Former Subsection D, which immediately followed, regarding family day-care homes, was repealed 11-10-2011 by Ord. No. 0-11-13.