Township of Plainsboro, NJ Article XI PCD Planned Unit Development Regulations

[Added 7-27-1970; amended 1-29-1976; 1-27-1977 by Ord. No. 0-77-3; 5-1-1979 by Ord. No. 0-79-7]

§ 101-120 Where permitted.

PCD planned unit development shall be permitted in the area specified on the Zoning Map as having a district classification of PCD Planned Unit Development.

§ 101-121 Permitted uses.

The following uses shall be permitted in a PCD planned unit development:

A. In any area specified on the Zoning Map as having a classification of PCD Planned Unit Development, residential uses permitted in the R-200 Rural Zone under Article V of this chapter, irrespective of whether or not the same shall be a part of a PCD planned unit development.

B. Agricultural uses.

C. Places of worship, facilities for social and civic clubs and organizations, public buildings, schools and other community facilities.

D. Accessory uses, including but not limited to facilities for administration, maintenance and fire prevention and safety.

E. Child-care centers located next to or within residential areas shall be subject to the minimum standards found in § 101-25F.

[Added 12-10-1990 by Ord. No. 0-90-24]

F. Child-care centers located within nonresidential areas shall be subject to the minimum standards found in § 101-65F.

[Added 12-10-1990 by Ord. No. 0-90-24]

G. Child-care centers as an accessory use are permitted, subject to the standards contained in § 101-13.4.

[Added 11-10-2011 by Ord. No. 0-11-13[1]]

[1] Editor's Note: This ordinance also redesignated former Subsection G as Subsection I.

H. 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]

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

[Added 8-12-1998 by Ord. No. 0-98-19]

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

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

§ 101-122 Area requirements.

The minimum land area for a PCD planned unit development shall be 250 contiguous acres. For the purposes of this requirement, streets shall not be deemed to divide acreage.

§ 101-123 Special provisions.

The special provisions set forth in Article XII of Chapter 85, Subdivision and Site Plan Review, shall apply to a PCD planned unit development.

§ 101-124 Existing and pending amended PCD planned unit development.

The following provisions shall apply to any development for which a plan of development shall have been granted conceptual approval under the former provisions of the PCD Ordinance in effect at that time of such approval and to any development with respect to which an application for amendment of the conceptual plan of development (including expansion of the site proposed to be developed as a PCD planned unit development) has been made prior to the enactment of this article.[1]

A. Permitted uses.

(1) Dwelling units, including single-family, two-family and multiple-dwelling units.

(2) Recreational and cultural facilities, including but not limited to golf courses, clubhouses and swimming pools, intended for the use and enjoyment of the residents of the PCD planned unit development and their guests.

(3) Retail commercial centers, limited to uses permitted in the GB Business Zone under Article VII of this chapter and any amendments thereto; provided, however, that a motel and indoor motion-picture theater shall be permitted. Not more than 5% of the land area within such a PCD planned unit development shall be devoted to retail commercial centers.

(4) Office, research and light industrial uses permitted in the Office Business Zone under Article VIIA of this chapter and any amendments thereto and the I-100 Limited Industrial Zone under Article VIII of this chapter and any amendments thereto. Not more than 30% of the land area within such a PCD planned unit development shall be devoted to such uses.

(5) Places of worship, facilities for social and civic clubs and organizations, public buildings, schools and other community facilities.

(6) Agricultural uses.

(7) Accessory uses, including but not limited to facilities for administration, maintenance and fire prevention and safety.

B. Residential density. There shall not be more than 11 dwelling units per acre of residential land. In computing the total number of acres of residential land, any land devoted to private and public roads shall be excluded; all other land devoted to residential use shall be included. In addition, any common open space and land dedicated for public buildings shall be deemed residential land.

C. Common open space. Not less than 25% of the land area within such a PCD planned unit development shall be devoted to common open space. Any golf course, land dedicated for public use and maintenance for recreational or conservational purposes and land subject to easements prohibiting construction thereon shall be deemed land devoted to common open space for the purpose of satisfying this requirement and shall be deemed residential land for the purpose of § 101-124B. The location of common open space shall be consistent with the declared function of the common open space, and the requirements set forth in Chapter 85, Subdivision and Site Plan Review, with respect to the maintenance of common open space and provision of an organization to own and maintain the open space, shall be applicable to such a PCD planned unit development.

D. Coverage. Not more than 25% of the residential land, as defined in § 101-124B, shall be covered by residential buildings.

E. With respect to additions to detached single-family dwellings which have received a certificate of occupancy, the following building setbacks shall apply:

[Added 12-8-1986 by Ord. No. 0-86-23]

(1) Existing front and side yard setbacks shall be maintained.

(2) Upon each lot, there shall be a rear yard of not less than 40 feet except for backyard open decks which shall be located no closer than 10 feet to the rear property line. Open decks shall also be permitted in side yards but in no case shall be less than 10 feet as measured to the side property line.

[Amended 5-11-1987 by Ord. No. 0-87-8]

F. Accessory buildings and structures shall maintain the same yard requirements as the R-85 Residence Zone regulations, except for swimming pools, where such pool and water surface shall be located so that all yard requirements for the lot are met by the principal use, but in no case shall be less than 10 feet.

[Added 5-11-1987 by Ord. No. 0-87-8]

[1] Editor's Note: The word "article" refers to Ord. No. 0-79-7, adopted 5-1-1979.

§ 101-125 New PCD planned unit development.

The following provisions shall apply to any new PCD planned unit development for which an application for conceptual approval shall hereafter be made:

A. Conditional use. A planned unit development shall be permitted, provided that public water and sewer service shall be available, and further subject to conditions specified in this section.

B. Uses permitted in a PCD.

(1) A reasonable mix of unit types, including single-family, patio-single-family, two-family or townhouses.

(2) Recreational and cultural facilities, including but not limited to golf courses, clubhouses and swimming pools intended for the use and enjoyment of the residents of the PCD planned unit development and their guests.

C. Area requirements. The minimum land area for a PCD planned unit development shall be 50 contiguous acres. For the purposes of this requirement, streets shall not be deemed to divide acreage.

D. Residential density.

(1) The maximum permissible acreage gross density shall be 2 1/2 units per acre.

(2) Net density of particular types of dwelling units shall be in accordance with the schedule below. In calculating permitted net densities as outlined herein, the area of land covered by such uses shall include internal local streets, parking areas and all private yards, but not areas designated as common open space or development collector streets.

(a) The net density of single-family detached units shall not exceed 2 3/4 dwelling units per acre, except where the Planning Board may grant an increase to five dwelling units per acre for the provision of single-family zero lot line dwellings as stipulated herein.

(b) The net density of semidetached and two-family units shall not exceed six dwelling units per acre.

(c) The net density of townhouses shall not exceed eight dwelling units per acre.

E. Bulk requirements.

(1) Building heights may vary from one to three stories, but in no case shall they exceed 35 feet.

(2) Lot sizes and dimensions, yard sizes and building arrangement may be freely dispersed and arranged, provided that the PCD conforms to a development plan approved by the Planning Board pursuant to the applicable provisions contained in the Township's Site Plan and Subdivision Ordinance.[1]

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

(3) Yard setback requirements for the R-85 Zone as set forth in §§ 101-37 through 101-39 of this chapter shall be applicable to single-family developments in this zone, except that the Planning Board may waive one side yard setback for each unit in the case of single-family zero lot line dwellings, except for backyard open decks, which shall be located no closer than 10 feet to the rear property line. Open decks shall also be permitted in side yards but in no case shall be less than 10 feet as measured to the side property line.

[Added 12-8-1986 by Ord. No. 0-86-23; amended 5-11-1987 by Ord. No. 0-8-78]

(4) Accessory buildings and structures shall maintain the same yard requirements as the R-85 Residence Zone regulations, except for swimming pools, where such pool and water surface shall be located so that all yard requirements for the lot are met by the principal use, but in no case shall be less than 10 feet.

[Added 5-11-1987 by Ord. No. 0-87-8]

F. Minimum frontage: 300 contiguous feet as measured along a public street which provides access to the PCD.

G. Maximum improvement coverage: 40% of the residential area of the PCD.

H. Public services. Public service facilities (e.g., schools, firehouses, etc.) may be located within the designated common open space of an approved PCD.

I. Common open space. Not less than 25% of the development area shall be designed as and devoted to common open space for use primarily by residents of the planned development. Such designated open space shall be in major continuous parcels having adequate access to public and private roads and consisting of land in a natural state or land developed for recreational purposes so that the distribution is as follows:

(1) A minimum of 15% of the gross tract area shall be usable recreation facilities as set forth in the Township's Site Plan and Subdivision Ordinance.

(2) A minimum of 10% of the gross tract area shall be in natural features, vistas, significant wooded areas, vegetation and other open space.

J. Family day-care homes, subject to the terms set forth in the family day-care home definition in § 101-1.

[Added 12-10-1990 by Ord. No. 0-90-24; amended 11-10-2011 by Ord. No. 0-11-13]

§ 101-126 PCD extension for low- and moderate-income housing.

[Added 11-11-1985 by Ord. No. 0-85-23]

When a PCD Zone has been extended for low- and moderate-income housing, the following modifications to §§ 101-121 through 101-125 shall apply:

A. Permitted uses. The following uses shall be permitted in a PCD Zone extension for low- and moderate-income housing:

(1) A mix of housing shall be constructed such that no less than 25% of the units shall be for low-income residents as defined by the Township's Affordable Housing Ordinance.[1] The remainder of the units shall be for moderate-income residents as defined by the Township's Affordable Housing Ordinance.

[1] Editor's Note: See Ch. 70A, Housing, Art. I.

(2) Recreational and cultural facilities, including but not limited to club houses, swimming pools, tennis and other courts, intended for the use and enjoyment of residents of the expanded PCD.

(3) Agricultural uses.

(4) Child day-care centers are permitted, subject to the applicable standards contained in § 101-121, as applicable.

[Amended 11-10-2011 by Ord. No. 0-11-13]

(5) Accessory uses, including but not limited to facilities for administration, maintenance and fire prevention and safety.

(6) Public utilities as may be required.

(7) Single-family homes in accordance with the requirements of the R-300 Zone.

B. Residential density. There shall not be more than 14 dwelling units per gross acre of residential land.

C. Common open space. Within the areas that the PCD Zone is extended, efforts will be made to preserve environmental features, including treed areas, watercourses, wetlands and similar features. Recreational amenities and open areas shall be provided within the extension adequate to serve the residential units being constructed.

D. Building coverage. Not more than 25% of the gross land area of the PCD extension shall be covered by residential buildings.

E. Building height. The maximum building height shall not exceed two stories for senior citizen housing and three stories or 35 feet for all other housing.

F. Lot size. The minimum lot size to qualify for PCD regulations is 25 acres.

G. Lot width. The minimum lot width for the PCD shall be at least 500 feet on a primary collector street.

H. Maximum improvement coverage. The maximum coverage by impervious improvements, including roadways, parking lots and buildings, shall be 50% of the gross lot area.

I. Building and parking setbacks. The minimum building setback from a major arterial street shall be 100 feet, and the minimum parking setback shall be 50 feet. The minimum parking setback from all other property lines shall be 20 feet, and the minimum building setback from all other property lines shall be 50 feet.

J. Parking. The following minimum parking standards shall apply:

Use	Spaces per Unit
1-bedroom unit	1.00
2-bedroom unit	2.00
Senior citizen unit	.75

§ 101-127 through § 101-134. (Reserved)