[Added 4-11-1988 by Ord. No. 0-88-8]
[Amended 12-10-1990 by Ord. No. 0-90-24; 9-14-1994 by Ord. No. 0-94-20]
In the R-90 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.
(1)
Planned residential cluster developments, subject
to the following requirements and to the mandatory findings for 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 residential cluster development shall be 50 contiguous
acres. Such area to be so developed shall be a single entity or under
unified control. Streets shall not be deemed to divide acreage for
the purposes of this requirement.
(b)
The maximum residential density shall be 1 1/2
dwelling units per gross acre. The total number of dwelling units
shall not exceed 355.
(c)
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.
(d)
In a planned residential cluster development
there shall be a mix of single-family housing types, consisting of
single-family detached and single-family detached patio home dwellings
in accordance with the requirements set forth below:
(e)
Except as specified hereinafter, the maximum
permitted net density of particular types of dwelling units shall
be in accordance with the schedule below. In calculating permitted
net densities, the area of land covered by such uses shall include
internal streets, residential driveways and private yards, but not
areas designated as common open space or development loop road.
(f)
All dwelling units shall be provided with an
attached garage that houses two cars. Garages may be designed with
front or side entry.
(g)
Impervious surfaces, in the aggregate, shall
not cover more than 40% of the net residential area of the tract.
(h)
Building heights may vary from one to three
stories, but in no case shall they exceed 35 feet.
(i)
Open space and recreational facilities.
[1]
No less then 50% of the tract (less existing
and proposed road rights-of-way) shall be devoted to open space. All
unfilled flood hazard areas and wetlands shall be retained in open
space. Individual residential lots or portions thereof shall not be
construed as open space. Such designated open space shall be in major
contiguous parcels and shall be interconnected with open space areas
on abutting parcels, having adequate access to public and/or private
roads and consisting of land developed for specific recreational purposes
so that the distribution is as follows:
[2]
Active recreational facilities shall be provided
in a planned residential cluster development for the use and enjoyment
of the residents of the planned development and their guests, which
may consist of any of the following: swimming pools, clubhouse and
meeting rooms, tennis and handball courts, jogging trails and bikeways,
exercise areas and stations, children's play areas, picnic facilities,
ball fields, gardening areas and off-site pedestrian systems. Such
recreational facilities may be jointly provided by two or more developers
within the R-90 Zone with convenient access to all users, provided
that the area shall equal the collective active recreational requirements
of the participating properties served. The location of such recreational
facilities shall be carefully planned to provide privacy for the users
and to avoid problems of noise, lighting and similar nuisances which
might interfere with their use and enjoyment by residents of the development.
[3]
The design and use of 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. Open space, other than that preserved for its natural
values, shall be suitably landscaped. All structures within 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 open space as may be necessary
to enhance the intended open space and recreational uses.
(j)
Residential lots may be clustered, provided
that lands not required for residential use shall be devoted to open
space conforming to the standards for such open space contained in
paragraph (i) above.
(k)
All residential lots shall be serviced by a
public sewer and centralized water system.
(l)
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
200 feet to any arterial road right-of-way.
[2]
There shall be a minimum dwelling unit setback
of 200 feet from the existing railroad right-of-way. Sound attenuations
systems, barriers or devices, to include, but not be limited to, walls
and landscaped earthen berms capable of reflecting noise, shall be
placed within the setback area parallel to the railroad right-of-way.
Any proposed sound-attenuation system shall be designed to completely
interrupt the line of sight measured at ground level within the yards
of the dwelling units closest to the train tracks.
[3]
Freshwater wetlands shall be protected in accordance
with the New Jersey Freshwater Wetlands Protection Act.
(m)
Units shall be designed in such a manner as
to provide maximum security and visual privacy from adjacent dwelling
units. For patio home dwelling units, no windows of an adjoining unit
shall face the private outdoor living space of another unit. Walls
placed on lot lines shall not contain window openings on 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.
(n)
During site plan review, the following criteria
shall be addressed to the satisfaction of the Planning Board:
[1]
Consistency with Township Subdivision and Site
Plan Review Regulations, except as modified herein.
[2]
The function and visual relationship between
the planned development and adjacent residential developments.
[3]
Pedestrian walkways and bike paths which are
linked to existing and/or proposed off-site walkway and bike path
networks.
[4]
Minimization of glare, noise and visual intrusion
of residential driveways to external roadways and adjacent developments
through grading, berms and/or plantings.
(o)
Minimum spacing between buildings. In planned
residential cluster developments, the following distances shall be
maintained between similar use structures:
[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 patio home dwelling units, 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: 35 feet minimum.
[6]
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 proper site plan design without other considerations
set forth in this section. 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.
Necessary public utilities and services pursuant to § 101-13.6.
[Amended 10-10-2018 by Ord. No. 18-13]
D.
Building structures and uses owned and operated by
the Township of Plainsboro for municipal purposes.
In the R-90 Zone, the following may be permitted
as conditional uses:
C.
Eleemosynary, charitable and philanthropic institutions,
hospitals, nursing homes, convalescent homes, churches, parochial
and private schools and nursery schools, provided that.
D.
Cemeteries.
E.
Church day-care centers.
