Piscataway City Zoning Code
§ 21-1011.2
Density and Development.
[1972 Code § 21-1011.2; New]
a.
Overall gross density for the planned residential developments shall be as follows:
1.
R-20A Zone. Maximum of 10 dwelling units per acre provided that 20% of the units be dedicated for low- or moderate-income housing.
2.
R-15A Zone. Maximum of five dwelling units per acre.
3.
R-10A Zone. Maximum of 10 dwelling units per acre provided that 20% of the units be dedicated for low- or moderate-income housing.
b.
An additional 5% of the total gross area shall be utilized, designed, and improved for recreation.
c.
Buffer areas shall be installed at a width specified by the municipal agency, but in no case less than 50 feet when a residential area abuts an industrial or commercial zone. Buffer areas shall be located completely within the PRD property and consist of either natural existing vegetation or the combined use of trees, shrubs, berms, fences or walls designed to continuously limit view of the site from adjacent sites or properties. Plantings shall consist of massed evergreen and deciduous trees and shrubs, planted and maintained in such a fashion that they will produce within two growing seasons a continuous visual screen at least six feet in height. The quantity of natural screening existing on the property shall be taken into consideration upon evaluation of the site plan. No other above ground construction or use shall be allowed within the boundaries of a buffer area.
d.
The total number of dwelling units may consist of any of the following dwelling types: duplex, single family, detached, patio house, quadruplex, townhouse or triplex. Where the 20% set-aside is provided for dwelling units solely for low- and/or moderate-income families, stacked flats may be incorporated as a dwelling type.
1.
The maximum permitted density shall be no more than 15 units per acre;
2.
The maximum permitted height of a principal building shall not exceed 45 feet and three stories;
3.
The maximum number of units in a building shall not exceed 24;
4.
The maximum building length shall not exceed 225 feet;
5.
The use shall permit multi-family residential development as a principal use, as well as accessory uses related thereto, including but without limitation, stormwater retention/detention basins, a community club house with fitness and recreational facilities for residents and their guests only, and accessory maintenance, office and storage buildings not exceeding 2,500 square feet;
6.
The required number of architectural designs shall be no less than two and no more than four; and
7.
No less than 5% of the total lot area shall be utilized, designed and improved for recreation.
e.
In any planned residential development, architectural design for each type of housing shall be required in accordance with the following unit schedule:
100 units or less | 3 designs |
101 - 200 units | 4 designs |
201 - 300 units | 5 designs |
301 units or more | 6 designs |
An architectural design is defined as follows: |
1.
Roof variations of heights to the ridge line shall occur for every grouping of two building structures with a minimum height variation between ridges of two feet;
2.
A major alteration of the front elevation of the dwelling unit, basically by window treatment and door location inclusive of exterior building material, i.e. brick siding, clapboard, wood, masonry or shingles or other acceptable American Institute of Architects approved materials; or
3.
The roofing design from hip, gable, mansard or gambrel or other acceptable approved AIA types.
It is the intention of these various design alternatives to promote a harmonious blend of architectural structures by the applicant and to ensure an aesthetically attractive planned residential development in keeping with surrounding areas.
Architectural plans must be submitted with the application for preliminary approval.
f.
Parking shall be provided pursuant to the Residential Site Improvement Standards (RSIS). All parking spaces shall be on bituminous macadam pavement with low intensity lighting, shielded and directed downward to offer additional safety and visibility to residents of the dwelling units. Adequate parking areas for visitors must be provided.
g.
Landscaping plans shall accompany any preliminary plans for approval and shall include lawns, terraces, ground cover, berms, trees, shrubs and other plantings in accordance with the staging plan. The Planning Board of Piscataway, upon review, may require additional landscaping and screening to protect the character of the planned residential development as well as the surrounding area from any accessory or recreational use of the proposed development. All existing tree stands shall be shown on a prepared contour map showing existing and proposed final contours, drainage swales and ditches, marshlands, waterways and streams, paths, roads or rights-of-way, etc. As many trees shall be retained in the plan as deemed acceptable by the Township Engineer.
h.
Sidewalks shall have a minimum width of four feet and be located along one side of the length of existing streets, connecting buildings, as well as connecting parking areas.
i.
Any building or structure which cannot properly be served by emergency or service vehicles from a street or road abutting the lot shall be made accessible to such vehicles by a paved driveway.
j.
In townhouse construction, a maximum of four living units will be permitted in one continuous wall without breaks. A minimum of two feet offset or break in the front wall shall occur for every four continuous units. However, individual front walls of each unit may be offset or broken if so desired, to achieve aesthetic composition.
k.
No outside equipment or area shall be provided for the hanging of laundry or the outside airing of laundry in any manner. Sufficient area and equipment shall be made available within each building for the laundering and artificial drying of laundry of the occupants of each building. Waste materials and garbage must be privately disposed of by a method approved by the Township Board of Health.
l.
The maximum coverage of all buildings inclusive of accessory buildings, storage buildings, garages, recreation buildings, retail or sales buildings shall not exceed 30% of the total gross area.
m.
Although all streets in the planned residential development shall be privately owned and maintained, in order to protect the health, safety and welfare of the residents of the planned residential development, as well as all other residents of Piscataway Township, the developer shall be obligated to agree at the time of the developer's agreement with the Township, that all fire, ambulance and other emergency vehicles and personnel shall provide services within the planned residential development whenever the need arises. The developer's agreement shall also provide that the developer shall immediately comply with N.J.S.A. 39:5A-1 et seq. in order to allow the Police Department of the Township to patrol the private streets in the planned residential development and to enforce N.J.S.A. Title 39 as to all existing motor vehicle laws.
n.
Sewage treatment shall be provided for in a manner which complies with all current, local, County and State ordinances, regulations and statutes.
o.
Refuse storage areas shall be located at designated areas and shall be so designed as to minimize any detrimental effect on the character of the development.
p.
Common accessory buildings and facilities shall be designed to harmonize with the overall character of the development.
q.
Common Open Space and Recreation Facilities. Common open space and recreation facilities as required shall be subject to the following:
1.
The Township may, at any time, and from time to time, accept the dedication of land or any interest therein for public use and maintenance. The landowner shall provide for and establish an organization for the ownership and maintenance of any common open space and recreation facilities and such organization shall not be dissolved nor shall it dispose of any common open space or recreation by sale or otherwise (except to an organization conceived and established to own and maintain the common open space), without first offering to dedicate the same to the Township of Piscataway. Any organization established for the ownership and maintenance of common open space and recreation facilities shall have at least 51% of its voting members residents, owners, or tenants of the planned residential development.
2.
In the event that the organization established to own and maintain common open space or recreational facilities, or any successor organization, shall at any time after establishment of the planned residential development fail to maintain the common open space in reasonable order and condition in accordance with the plan, the Township Council may serve written notice upon such organization or upon the residents and owners of the planned residential development setting forth the manner in which the organization has failed to maintain the common open space in reasonable condition, and said notice shall include a demand that such deficiencies of maintenance be cured within 35 days thereof, and shall state the date and place of a hearing thereon which shall be held within 15 days of the notice. At such hearing the Township may modify the terms of the original notice as to the deficiencies and may give an extension of time within which they shall be cured. If the deficiencies set forth in the original notice or in the modifications thereof shall not be cured within said 65 days or any extension thereof, the municipality, in order to preserve the taxable values of the properties within the planned residential development and to prevent the common open space from becoming a public nuisance, may enter upon said common open space and maintain the same for a period of one year. Said entry and maintenance shall not vest in the public any rights to use the common open space except when the same is voluntarily dedicated to the public by the residents and owners. Before the expiration of said year, the municipality shall, upon its initiative or upon the request of the organization theretofore responsible for the maintenance of the common open space, call a public hearing upon notice to such organization, or to the residents and owners of the planned residential development, to be held by the Township Council, at which hearing such organization or the residents and owners of the planned residential development shall show cause why such maintenance by the Township shall not, at the election of the Township, continue for a succeeding year.
If the Township Council shall determine that such organization is ready and able to maintain said common open space in reasonable condition, the Township shall cease to maintain said common open space at the end of said year. If the Township Council shall determine such organization is not ready and able to maintain said common open space in a reasonable condition, the Township may, in its discretion, continue to maintain said common open space during the next succeeding year and subject to a similar hearing and determination, in each year thereafter. The decision of the Township Council in any such case shall constitute a final administrative decision subject to judicial review.
3.
The cost of such maintenance by the Township shall be assessed ratably against the properties within the planned residential development that have a right of enjoyment of the common open space, and shall become a tax lien on said properties. The Township, at the time of entering upon said common open space for the purpose of maintenance, shall file a notice of such lien in the office of the County Clerk upon the properties affected by such lien within the planned residential development.