Plainsboro City Zoning Code
ARTICLE XII
PMUD Planned Unit Development Regulations 1
§ 101-135 Where permitted.
PMUD planned unit development shall be permitted in the area specified on the Zoning Map as having a district classification of PMUD Planned Unit Development.
§ 101-136 Area requirement.
[Amended 3-11-2020 by Ord. No. 20-01]
The minimum land area required for a PMUD planned unit development shall be 100 contiguous acres. For the purpose of this requirement, streets shall not be deemed to divide acreage.
§ 101-137 Permitted uses.
[Amended 5-1-1979 by Ord. No. 0-79-7; 12-10-1990 by Ord. No. 0-90-24; 2-8-1995 by Ord. No. 95-018-12-1998 by Ord. No. 0-98-19; 11-10-2011 by Ord. No. 0-11-13; 8-13-2014 by Ord. No. 0-14-06; 10-10-2018 by Ord. No. 18-13; 3-11-2020 by Ord. No. 20-01]
The following uses shall be permitted in a PMUD planned unit development:
A.
Office, research and industrial uses permitted in the I-100 Limited Industrial Zone under Article VIII of this chapter and any amendments thereto.
B.
General educational and research activities conducted exclusively by a nonprofit educational institution or a nonprofit organization serving the interests of such in situation, which activities may include but shall not be limited to instruction in general academic and religious education, instruction and research in the fields of science and engineering, including such branches as agriculture, astronomy, chemistry, general and nuclear physics, ballistics, biology, biochemistry, physiology, psychology, mathematics, metallurgy, chemical, mechanical, electrical and aeronautical engineering, aerodynamics, flight dynamics, gas dynamics and jet propulsion; and buildings used in connection with such activities, which buildings may include but shall not be limited to classrooms, meeting halls, offices, laboratories, shops, powerhouses, observatories, hangars, airstrips, barns, garages, dormitories and group dining facilities for faculty and staff.
C.
Business and commercial uses permitted in the GB Business Zone under Article VII of this chapter and any amendments thereto and the OB-1 Office Business Zone under Article VIIA of this chapter and any amendments thereto. An indoor motion-picture theater and a hotel or motel and related facilities, including but not limited to a conference center auxiliary to the hotel or motel use, shall be permitted as commercial uses.
D.
Dwelling units in detached, semidetached, attached, groups of attached or clustered structures, or any combination thereof.
E.
Public buildings, public schools and private schools not for pecuniary profit, places of worship, facilities for social or civil clubs or organizations, hospitals and other community facilities.
F.
Recreational and cultural facilities, including but not limited to golf courses, clubhouses and swimming pools.
G.
Agricultural uses.
H.
Common open space.
I.
Accessory uses, including but not limited to facilities for administration, maintenance and fire prevention and safety.
J.
Child-care centers located next to or within residential areas shall be subject to the minimum standards found in § 101-25F.
K.
Child-care centers located within nonresidential areas shall be subject to the minimum standards found in § 101-65F.
L.
Child-care centers as an accessory use are permitted, subject to the standards contained in § 101-13.4.
M.
Family day-care homes, subject to the terms set forth in the "family day-care home" definition in § 101-1.
O.
Retirement community, providing for a range of living accommodations, health care services and support facilities for people who are 50 years of age or older or for couples one of whom is at least 50 years of age (except to the extent otherwise provided in the certificate of need issued by the New Jersey Department of Health for a nursing facility with respect to age restriction), and which may include age-restricted units, independent living units, assisted living units and nursing care units. For the purpose of this Article XII:
(1)
An "age-restricted unit" is a dwelling unit in a retirement community which is unrestricted except as to an age requirement for occupancy.
(2)
An "independent living unit" is a self-contained unit for an older adult or adults who are capable of caring for themselves but for whom dining, social and health related services are provided within the community through contractual arrangements with the owner/manager, either as a complete package or on a-la-carte basis.
(3)
An "assisted living unit" is a unit in an assisted living facility which is licensed by the New Jersey State Department of Health. Such units shall offer, at a minimum, one unfurnished room, a private bathroom, and a lockable door on the unit entrance. "Assisted living" is a level of care between nursing care and independent living and includes a coordinated array of supportive personal and health services, available 24 hours per day, to residents who have been assessed to need such services. Assisted living is intended to promote resident self-direction and participation in decisions that emphasize independence, individuality, privacy, dignity, and homelike surroundings.
(4)
"Nursing care unit" is a bed in a nursing facility that is licensed by the New Jersey State Department of Health to provide health care under medical supervision and continuous nursing care to patients who do not require the degree of care and treatment which a hospital provides and who, because of their physical or mental condition, require continuous nursing care and services above the level of room and board.
(5)
The following accessory structures and uses shall be permitted in a retirement community: indoor and outdoor recreation facilities, allied medical facilities, entertainment facilities, libraries, food preparation facilities, dining facilities, laundry and linen service facilities, nursing services, housekeeping services, security facilities, administrative offices, staff facilities, storage and maintenance, chapels, temporary guest lodging facilities, parking facilities, barbershops and beauty parlors, facilities for the sale of sundries, personal articles, newspapers, food and similar convenience products to the residents, and such other uses as are customarily associated with and subordinate to the principal permitted uses.
(6)
Independent medical and specialty care offices and treatment facilities shall also be permitted in a retirement community.
P.
Mixed-use multiple dwellings, providing the multiple dwelling development is integrated within an existing planned unit development containing a mix of uses permitted under § 101-137A and C of this zone, including, but not limited to, office, retail, restaurant, health club, hotel, and educational uses; on a site containing a minimum of 50 acres of land; which land area may be subdivided into multiple parcels under separate ownership, the entirety of which shall be referred to as a "mixed-use planned development." A mixed-use multiple dwelling development may include outdoor amenity spaces, leasing center, structured parking, and recreational facilities.
Q.
Integrated mixed-use neighborhood development, on a tract of land west of U.S. Route 1, measuring a minimum of 100 acres, containing open space areas (including common open space, plazas or squares, and public areas); recreational uses (indoor and/or outdoor); retail sales and services; a mix of residential uses (including single-family and townhouse dwellings, multifamily dwellings, affordable housing units, and age-restricted housing providing living accommodations 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 and federal laws for age-restricted housing); and a mix of nonresidential uses such as personal services, banks and financial service establishments, restaurants, eating and drinking establishments, theaters, performance and arts facilities, entertainment, hotels, offices, health and fitness facilities, educational and research uses, and other complementary business or commercial uses; integrated mixed-use neighborhood developments may also include child-care centers pursuant to §§ 101-65F, 101-13.4, and 101-25F of this Code, as applicable; family day-care homes; home occupations and professional offices pursuant to § 101-13.5; and accessory uses and buildings customary and incidental to any and all of the permitted principal uses referenced herein. Permitted uses may be located in vertical mixed-use buildings (combining different residential and/or nonresidential uses in the same building), single-use buildings, horizontal mixed-use buildings (combining vertical mixed-use buildings and single-use buildings on distinct parcels in a range of residential and/or nonresidential uses), or any combination thereof. The utilization of outdoor space(s) as places of assembly, dining, shopping and/or special events shall be specifically permitted. The overall tract comprising the integrated mixed-use development may be subdivided into multiple parcels under separate ownerships, the entirety of which shall be referred to and function as an "integrated mixed-use neighborhood development."
§ 101-137.1 Location of permitted uses.
[Added 3-11-2020 by Ord. No. 20-01]
The uses set forth in § 101-137 should be developed only in the locations shown on the PMUD Use Location Map, prepared by CME Associates, dated _____,[1] except that the Planning Board, in its discretion, and for good cause shown, shall be authorized to approve a variation in the location of a given use or uses upon application by the developer. To approve a variation, the Board must find that such variation will not substantially impair the intent and purpose of the PMUD Zone, including the intent and purpose of the location map and existing and planned infrastructure, or be substantially detrimental to the public health, safety and welfare.
[1]
Editor's Note: Said map is on file in the Township offices.
§ 101-138 Ratio of nonresidential and residential uses.
[Amended 3-9-1987 as Ord. No. 0-87-1; 2-8-1995 by Ord. No. 95-01; 8-13-2014 by Ord. No. 0-14-06; 3-11-2020 by Ord. No. 20-01]
For each acre of land devoted to a residential use, there shall be at least seven acres devoted to nonresidential uses, excluding common open space. In view of their unique nature, any retirement community, mixed-use multiple dwelling development, or integrated mixed-use neighborhood development shall be exempt from this requirement.
§ 101-139 Residential density.
[Amended 2-8-1995 by Ord. No. 95-01; 8-13-2014 by Ord. No. 0-14-06; 3-11-2020 by Ord. No. 20-01]
A.
There shall be an average of not more than eight dwelling units per acre of land devoted to residential use except for mixed-use multiple dwellings within an existing planned development, where the permitted density shall be an average of not more than seven dwelling units per acre of land devoted to the mixed-use planned development. For the purposes of this requirement, land devoted to residential use shall be deemed to include private lot areas of owners or residents of such dwelling units, parking areas, utility easements and rights-of-way, walkways, roads and alleys and any other areas serving primarily such owners or residents, and, in the case of condominiums, "common elements" and "limited common elements" (as defined in N.J.S.A. 46:8B-3) except any structure or part thereof which comprises a part of such common elements or limited common elements; it shall not be deemed to include common open space.
B.
In a retirement community developed pursuant to § 101-137O., only age-restricted units shall be deemed dwelling units.
C.
Within an integrated mixed-use neighborhood development, non-age-restricted units shall not exceed a gross density of 7.0 dwelling units per acre or 750 units, whichever is lower, and age-restricted units shall not exceed a gross density of 2.0 units per acre or 200 units, whichever is lower.
D.
Residential densities for an integrated mixed-use neighborhood development shall be calculated based on the total area of the development tract.
§ 101-140 Nonresidential floor area.
[Amended 2-8-1995 by Ord. No. 95-01; 8-13-2014 by Ord. No. 0-14-06; 3-11-2020 by Ord. No. 20-01]
A.
In those portions of the PMUD zone located on the west side of U.S. Route 1, there shall be no nonresidential floor area limitation, with the exception of properties located within an integrated mixed-use neighborhood development, which shall be subject to the floor area limitations set forth in § 101-140C.
B.
The following requirements shall apply to those portions of the PMUD Zone located on the east side of U.S. Route 1:
(1)
The overall or average floor area ratio (FAR) for all nonresidential properties on the east side of U.S. Route 1 shall be 0.25.
(2)
Notwithstanding the provisions of § 101-140B(1) above, properties subject to a general development plan approval shall be subject to a not-to-exceed average FAR limitation of 0.25 within the GDP that may be allocated to individual properties throughout the planned unit development or transferred to or from properties within the PMUD zone on the east side of U.S. Route 1.
C.
An integrated mixed-use neighborhood development shall be subject to the following nonresidential floor area requirements:
(1)
Except as permitted in § 101-140C(2), no integrated mixed-use neighborhood development shall contain more than 310,000 square feet of floor area devoted to retail space, 220,000 square feet of floor area devoted to office space, or 75,000 square feet of floor area devoted to hotel space and shall be limited to a total gross nonresidential floor area of 605,000 square feet. "Retail space" shall be deemed to include all commercial uses except for the permitted office and hotel uses; however, the retail, restaurant, and personal services portions of the hotel shall be considered part of the permitted retail floor area for the development.
(2)
The Planning Board may increase the allowable floor area devoted to retail space to a maximum of 370,000 square feet, the allowable floor area devoted to office space to a maximum of 300,000 square feet, and the allowable total gross nonresidential floor area to a maximum of 745,000 square feet, provided it first finds that any adverse fiscal, parking or traffic impacts to the Township resulting from the increase can be adequately mitigated by site plan design and/or improvements. The Planning Board must also find that the increase in floor area will have a demonstrated contribution to the economic vitality of the overall development project. The maximum allowable floor area devoted to hotel space shall remain capped at 75,000 square feet.
(3)
Retail areas within an integrated mixed-use neighborhood development shall be designed to provide a "Main Street" inspired environment, containing a mix of single-story and multistory buildings, offering a variety of pedestrian-scale and active uses with frequent entrances and windows located along and facing the street level. To encourage this type of development, the following ground floor square footage and frontage limitations shall apply:
(a)
No more than three individual retail anchor uses [or four if approved under § 101-140C(2) above] shall occupy a ground floor space greater than 30,000 square feet in area, but not to exceed 45,000 square feet in area, provided that this provision shall not apply to cinema theater complexes; theater and performance arts and/or entertainment uses; indoor recreation; and grocery stores. Retail uses occupying 30,000 or more square feet of ground floor space, including those uses exempt above, shall not exceed 60% of the total ground floor retail square footage within the integrated mixed-use neighborhood development.
(b)
To encourage active retail frontages within the retail "Main Street" environment, which shall include the required central civic space per the § 101-141F(3), the following shall apply to individual retail uses:
[1]
Individual retail uses occupying a ground floor space greater than or equal to 30,000 square feet in area shall not exceed 60 feet of ground floor street frontage along the central civic space or commercial Main Street. At least one active entry door shall be provided on the facade along the central civic space or commercial Main Street.
[2]
Individual retail uses occupying a ground floor space less than 30,000 square feet in area shall be required to provide at least one active entry door for every 60 feet of ground floor frontage of the facade along the central civic space or commercial main street. However, where more than one such door is required on the facade of such primary street frontage, each additional such door after the first may be substituted for another type of active building opening, such as pop-open cafe doors or similar treatment. An individual retail use on a street corner with two street frontages, where such use would otherwise be required to provide more than one active entry door and/or other type of active building opening along the primary street frontage, but no such door or opening on the second street frontage, shall relocate one such door or building opening to the second street frontage. No building facade with street frontage shall extend more than 90 feet without providing an active entry door or other active building opening.
[3]
To foster the retail "Main Street" environment, no less than 60% of the linear street frontage adjoining the central civic space as required per § 101-141F(3) or commercial main street shall consist of buildings with at least one upper floor of active uses, which shall contain retail, office, hotel, or residential uses, singly or in combination. Linear street frontage of buildings containing grocery stores and cinema theater complexes shall be exempt from this requirement.
§ 101-141 Common open space.
[Amended 3-9-1987 by Ord. No. 0-87-12-8-1995 by Ord. No. 95-01; 8-13-2014 by Ord. No. 0-14-06; 3-11-2020 by Ord. No. 20-01]
A.
There shall be set aside for common open space not less than one acre of land for every eight dwelling units. In view of their unique nature, integrated mixed-use neighborhood development and mixed-use multiple dwellings within an existing planned unit development shall not be subject to the requirements of this subsection.
B.
There shall be set aside for common open space not less than three acres of land for every 10 acres of land devoted to office, research, industrial uses and/or educational-research uses and/or business and commercial uses. In view of its unique nature, the nonresidential component of an integrated mixed-use neighborhood development shall not be subject to the requirements of this subsection.
C.
The location of the common open space shall be consistent with the declared function of the common open space, and where possible the common open space shall be planned as a contiguous area located for the maximum benefit of the area which it was designed to serve, preserving and where possible enhancing natural features.
D.
The requirements set forth in § 85-62D of the Subdivision and Site Plan Review Ordinance with respect to the maintenance of common open space and provisions for an organization to own and maintain the open space which is to be set aside as herein provided shall be applicable to a PMUD planned unit development. Land dedicated for public use and maintenance for recreational or conservational purposes pursuant to § 85-62C of said ordinance shall be deemed land devoted to common open space for the purpose of satisfying the requirements set forth in Subsections A and B of this section.
E.
Within a retirement community, there shall be set aside for common open space no less than three acres of land for every 10 acres of land devoted to independent living units, assisted living units and nursing care units, and not less than one acre of land for every eight age-restricted units. This provision shall not apply to age-restricted residential development within an integrated mixed-use neighborhood development.
F.
Common open space within an integrated mixed-use neighborhood development shall include all open space areas as permitted under § 101-137Q. The following requirements shall apply to open space within an integrated mixed-use neighborhood development:
(1)
No less than 30% of the overall tract area shall be set aside for common open space. Such open space shall be designed to be accessible to surrounding uses and, where feasible, be connected to other common open space areas. Only individual open space features measuring 1,000 square feet or greater in area shall be included when calculating the required percentage of common open space for the overall tract area.
(2)
Open space shall consist of civic spaces (e.g., neighborhood parks, pocket parks, linear parks, and/or plazas) and conservation areas (e.g., the preservation of environmentally sensitive open space areas). Civic spaces may include, but not be limited to, hardscape, vegetated, or synthetic surfaces. Open space shall include storm water management facilities that are designed as an integral element of the overall landscape design and contribute to the public use and enjoyment of the open space - examples include vegetated detention basins, grass swales, bioretention basins, rain gardens, retention ponds, or similar. Open space shall not include stormwater management facilities with exposed sand bottoms or similar barren surfaces.
(3)
At least one of the required civic spaces shall be centrally located to retail uses and shall function as a major activity area to the surrounding uses. This civic space shall contain a minimum of one acre and may include trees, landscaped areas, pathways, hardscaped gathering areas, amenities, and structures or uses that foster active use and the retail "main street" environment.
(4)
The residential areas within the development shall be conveniently served by nearby neighborhood parks containing not less than two acres in aggregate. Together, such parks shall include areas for passive use and active use; the latter to include appropriate active recreational facilities.
§ 101-142 Evaluation standards and criteria.
[Amended 2-8-1995 by Ord. No. 0-95-01; 9-11-2002 by Ord. No. 0-02-15; 8-13-2014 by Ord. No. 0-14-06; 3-11-2020 by Ord. No. 20-01]
In order to foster the attractiveness of a site designated as a PMUD planned unit development and the surrounding neighborhoods and thereby preserve property values, and in order to provide an efficient road and utility network, ensure the movement of traffic, implement comprehensive planning and better serve the public health, safety and general welfare, the following standards and criteria shall be utilized by the Planning Board in reviewing all site plans and subdivision plats relating to a PMUD planned unit development. These standards shall not be regarded as inflexible requirements. They are not intended to discourage creativity, invention and innovation.
A.
The landscape shall be preserved in its natural state, insofar as practicable, by minimizing tree and soil removal.
B.
Proposed buildings shall be related harmoniously to the terrain and to other buildings in the vicinity that have a visual relationship to the proposed buildings.
C.
The distance between buildings shall be sufficient to provide adequate light and air.
D.
With respect to vehicular and pedestrian circulation, including walkways, interior drives and parking, special attention shall be given to location and number of access points to the public streets, widths of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement of parking areas that are safe and convenient and, insofar as practicable, do not detract from the design of proposed buildings and structures and the neighboring properties.
E.
Special attention shall be given to proper site surface drainage so that removal of surface waters will not adversely affect neighboring properties or the public storm drainage system.
F.
All permanent utility lines, pipes and conduits shall be located below ground and all other installations and appurtenances shall be adequately screened.
G.
The sizes, locations, designs, colors, textures, lighting and materials of all temporary and permanent signs and outdoor advertising structures or features shall not detract from the design of proposed buildings and structures and the surrounding properties.
H.
Exposed storage areas, exposed machinery installations, service areas, truck loading areas, utility buildings and structures and similar accessory areas and structures shall be subject to such setbacks, screen plantings or other screening methods as shall reasonably be required to prevent their being incongruous with the existing or contemplated environment and the surrounding properties.
I.
Adequate provision shall be made for a sewage disposal system which shall be of sufficient size, capacity and design to collect and dispose of all sewage from all present and proposed buildings in the PMUD planned unit development and which shall be otherwise constructed and maintained in conformity with all applicable state, county and municipal regulations and requirements.
J.
Adequate provision shall be made for a storm drainage and surface water detention system which shall be of sufficient size, capacity and design to collect, carry off and dispose of all predictable surface water runoff within the PMUD planned unit development and which shall be otherwise constructed and maintained in conformity with all applicable state, county and municipal regulations and requirements.
K.
Adequate provision shall be made for a water system which shall be of sufficient size, capacity and design to supply potable water and fire protection to each of the buildings within the PMUD planned unit development and which shall be otherwise constructed and maintained in conformity with all applicable state, county and municipal regulations and requirements.
L.
Adequate provision shall be made for the collection and disposal and, where possible, recycling of garbage, trash and solid waste generated by the PMUD planned unit development, and such system shall be maintained in conformity with all applicable state, county and municipal regulations and requirements.
M.
Adequate provision shall be made for a system of interior roads sufficient to accommodate predictable vehicular traffic within the PMUD planned unit development and to ensure safe and efficient vehicular access, including access of firefighting equipment to and from each of the buildings within the PMUD planned unit development.
N.
In the event that PMUD planned unit development is to be constructed in sections over a period of years, then the provisions for the sewage and garbage disposal, storm drainage and water supply and for interior roads, specified in Subsections I, J, K, L and M of this section, need to be adequate only in respect to the sections of development which have previously received final approval and the section of development for which final approval is being sought. The developer shall supply to the Planning Board information disclosing such adequacy and obtain the Planning Board's approval thereof.
O.
Except as otherwise provided in this section, there shall be no minimum lot area, width or frontage, no minimum building setback, no maximum percentage of lot coverage, no requirement as to front, side or rear yards and no requirement concerning the location of accessory buildings or structures for any land use in a PMUD planned unit development. However, no plan for a PMUD planned unit development shall be approved unless the lot areas, widths, depths and frontages, building setbacks, percentages of lot coverage, front, side and rear yards and locations of accessory buildings or structures provided for in the site plan and subdivision plan are consonant with the public health, safety and general welfare. Nor shall regulations otherwise applicable to temporary or permanent signs apply to such signs relating to uses permitted in a PMUD planned unit development; the standards applicable to such signs set forth in Subsection G of this section shall, however, be observed.
P.
(Reserved)
Q.
Except as otherwise set forth herein, the height of any residential building within a PMUD planned unit development shall not exceed 35 feet, except for mixed-use multiple dwellings which shall not exceed four stories or 60 feet, whichever is less, and the height of any other building shall not exceed 60 feet; except that buildings used primarily as places of worship shall not be subject to any height limitation. Residential and nonresidential buildings within an integrated mixed-use neighborhood development shall be subject to the requirements of § 101-142S. In a retirement community, a building containing nursing care units may have a height not exceeding 40 feet, a building containing assisted living units and/or independent living units may have a height not exceeding 60 feet.
R.
No building or structure, other than a fence or garden wall less than seven feet in height or a sign, shall be located within a distance of 50 feet of any exterior boundary line of the site designated for a PMUD planned unit development, and no such building or structure other than those excepted above shall be located within a distance of 50 feet of any state for county road. The Planning Board may reduce the setback from any exterior boundary line of the site designated for a PMUD planned unit development to not less than 15 feet where the Planning Board finds that the application of the above setback standard is not required in the interest of the residents, owners, tenants, and occupants of the planned unit development, and will not result in a substantially adverse impact on any neighboring property owner. Within an integrated mixed-use neighborhood development, the distance requirements referenced herein shall not apply to exterior boundary lines that form a municipal boundary.
S.
Standards and criteria for integrated mixed-use neighborhood developments.
(1)
All uses shall be subject to the evaluation standards and criteria set forth in § 101-142O and any design guidelines approved in association with such development.
(2)
The maximum height of any building within an integrated mixed-use neighborhood development shall be as follows:
Land Uses | Building Height (feet) |
|---|---|
Accessory buildings (excl. multilevel parking structures) | 20 |
Single-family detached dwellings: | 35 |
Townhouse dwellings: | 45 |
Stacked townhouses and manor houses: | 55 |
Other multifamily dwellings (including age-restricted): | 60 |
Mixed-use and nonresidential buildings: | 60 |
(a)
Mixed-use and nonresidential buildings within a commercial or mixed-use area may be up to 100 feet tall if the Planning Board determines that the additional height is warranted based upon the overall design character of the planned integrated mixed-use neighborhood development. Such buildings shall meet the following requirements:
[1]
The building architecture shall include a high degree of vertical and horizontal articulation through the use of building offsets and varied building materials.
[2]
The building shall be designed to a high degree of energy efficiency and sustainability as demonstrated by meeting building industry accepted energy efficiency/sustainability standards for LEED or other special recognition.
[3]
For each foot of additional height, the building shall step back an additional one foot at the point where the building height is exceeded along any street frontage.
[4]
The exception set forth herein shall not apply to mixed-use and nonresidential buildings located adjacent (i.e., adjoining properties or across the street) to any public road in existence on the date of adoption of these regulations or to single-family, townhouse, and/or manor house development.
(b)
Building height shall be defined as the vertical distance measured from the mean elevation of the finished grade along the perimeter of the building to the highest point of the roof for flat roofs, to the mean height level (between the eaves and the ridge) for sloping roofs, and to the deckline of mansard roofs. This measure of building height shall apply to both principal and accessory buildings. Building height shall not include the rooftop projections set forth in this chapter's definition of building height; however, all such projections shall be shielded from view through the use of appropriate screening. Building height shall also not include the first level of any at-grade parking garage serving a multifamily residential building when developed in accordance with design guidelines approved in association with an integrated mixed-use neighborhood development. Flagpoles, roof cupolas, clock towers and similar architectural appurtenances shall be recognized as permitted exceptions to the applicable building height restrictions.
(3)
Roadway and pedestrian circulation shall be designed to include a high degree of connectivity (e.g., interconnected street network and pedestrian pathway system), both internally and externally. Except as set forth below, dead-end roads and culs-de-sac are discouraged. In the case of any integrated mixed-use neighborhood development, a minimum of two roadway connections into the development shall be required from existing Township roadways. In the event an adjoining area in South Brunswick Township is developed, the main commercial roadway in the integrated mixed-use neighborhood development shall be extended into South Brunswick when it has been determined by the Planning Board that such connection will be adequately accommodated and supported by the Township roadway network and will contribute to the vitality and functioning of the integrated mixed-use neighborhood development. Until such connection is made, a traffic improvement (e.g., temporary cul-de-sac or roundabout) that addresses the vehicle circulation needs of the integrated mixed-use neighborhood development shall be provided. A second connection into South Brunswick shall be provided if all necessary approvals can be secured. If the adjoining area in South Brunswick contains compatible land uses relative to the approved plan for the integrated mixed-use neighborhood development (e.g., residential adjoining residential), the connection shall be a roadway; otherwise, it shall be limited to a pedestrian/bikeway connection.
(4)
Due to the interrelated nature of the uses within an integrated mixed-use neighborhood development, the build-out of such a development shall take place in a coordinated fashion. The terms of such build-out shall be set forth in a developer's agreement between the Township and the developer/applicant.
§ 101-143 Off-street parking.
[Amended 3-11-2020 by Ord. No. 20-01]
Building Type | One Parking Space for Each |
|---|---|
Academic and administrative buildings for educational institutions, other than places of public assembly | 1.5 persons of rated occupancy |
Auditoriums, theaters, convention centers and all other places of assembly providing seats for audiences, including places of worship | 4 seats |
Clubs | 200 square feet of gross floor area |
Coin laundries | 1 washing machine |
Commercial garages and gasoline stations | 1/2 gasoline pump and each 400 square feet of ground area devoted to repair facilities (this to be in addition to any space that may be allocated for normal storage of motor vehicles) |
Dwellings | See prevailing RSIS standard |
Dwellings, mixed-use multiple | See prevailing RSIS standard |
Elementary and junior high schools | Employee or 10 students, whichever is greater |
Hospitals; convalescent and nursing homes | 1/4 bed and each employee |
Hotels; motels | 1 guest unit |
Hotels with restaurant | As required for either, whichever is greater |
Hotels with restaurants and convention center | As required for whichever is the greatest |
Industrial buildings | 2 employees |
Integrated mixed-use neighborhood development | See § 101-143E |
Professional offices, general office and research buildings | 400 square feet of gross floor area |
Restaurants | 3 seats |
Retail stores, supermarkets and shopping centers | 180 square feet of gross floor area |
Schools with auditoriums | As required for either, whichever is greater |
Senior high schools and similar institutions | 4 students |
A.
The minimum required number of parking spaces for uses permitted in a PMUD planned unit development shall be as follows:
(1)
The following parking requirements shall apply to a retirement community:
B.
The required number of parking spaces may, in the discretion of the Planning Board, be reduced where the Planning Board finds that application of the above standards is not required in the interest of the residents, owners, tenants and occupants of the planned unit development and their employees and that modification of the above standard is consistent with the interests of the entire Township.
D.
Within an integrated mixed-use neighborhood development, parking shall be provided subject to the following requirements:
(1)
Required parking shall be permitted to be provided within enclosed garages, buildings, or parking structures; in surface parking lots; or along the streets of any public or private roadways within the integrated mixed-use neighborhood development tract area.
(2)
Parking for all residential units, including age-restricted units, shall be provided in accordance with RSIS requirements.
(3)
Parking for nonresidential uses shall be provided as follows:
(a)
Hotels shall require one space per guest room. Parking for retail space associated with a hotel, as defined in § 101-140C, shall require parking per § 101-143D(3)b.
(c)
The parking standard for professional office, general office, and research-office buildings in an integrated mixed-use neighborhood development shall be provided per § 101-143A.
(d)
Restaurant uses shall be considered "retail space" and require 5.5 parking spaces for each 1,000 square feet of gross floor area, except that in the event floor area devoted to restaurant uses comprises over 30% of the total retail gross floor area within the integrated mixed-use neighborhood development, additional parking for restaurant floor area in excess of 30% shall be provided at one parking space per each two seats.
(4)
Parking spaces shall be provided as required in § 101-143D unless the applicant can demonstrate to the satisfaction of the Planning Board through the use of a shared parking analysis that an adequate amount of parking will be provided on the site for all proposed uses. The methodology used by the applicant to calculate the reduced number of parking spaces may take into account the methods recommended in "Shared Parking," published by the Urban Land Institute, or other recognized standards acceptable to the Planning Board.
E.
Other building types which do not fit into one of the above categories shall be referred to the Planning Board for determination of the appropriate parking space requirements.
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§ 101-144 (Reserved) [1]
[1]
Editor's Note: Former § 101-144, Family day-care homes, added 12-10-1990 by Ord. No. 0-90-24, was repealed 11-10-2011 by Ord. No. 0-11-13.