Plainsboro City Zoning Code
ARTICLE XIIA
R-95 Residence Zone
§ 101-145 Permitted uses.
In the R-95 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, subject to the following requirements and conforming to the findings for a planned development as set forth in the Municipal Land Use Law, N.J.S.A. 40:55D-45.
(1)
The minimum total area of a tract to be developed as a planned residential cluster development shall be 100 contiguous acres. Such area shall be developed in accordance with a single comprehensive plan. Streets shall not be deemed to divide acreage for the purposes of this requirement.
(2)
The maximum residential density shall be 3.1 dwelling units per gross acre of land, excluding acreage dedicated to the Township for the construction of low and moderate income housing in accordance with Subsection A(3) below. The total number of dwelling units shall not exceed 298 dwelling units on acreage not dedicated to the Township for the construction of low and moderate income housing.
[Amended 3-10-1993 by Ord. No. 0-93-03]
(3)
Low- and moderate-income dwelling units.
(a)
The following requirements concerning low and moderate-income dwelling units shall apply to planned residential cluster development:
[Amended 3-10-1993 by Ord. No. 0-93-03]
[1]
Construction of 40 moderate income for-sale units. All of these units shall be in either two or three story multifamily and/or townhouse buildings within a multifamily or townhouse project containing not more than 136 dwelling units. These 40 moderate income units may all be located in buildings containing not more than 16 units, separate from buildings containing market rate housing types, so long as the buildings containing the moderate income units are not grouped together. The moderate income units may also be interspersed within buildings in a multifamily or townhouse project.
[Amended 3-10-1993 by Ord. No. 0-93-03]
[2]
Dedication to the Township of approximately 15 acres of land for the construction by the Township or its designated agency of low- and moderate-income housing.
(b)
All units in Subsection A(3)(a)[1] above shall be grouped or located together in proximity to private recreational facilities, common open space and pedestrian systems.
(4)
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.
(5)
Market rate housing types; net density.
(a)
In a planned residential cluster development, there shall be a mix of market rate housing types, consisting of single family zero lot line, single family semi-detached, two family, multifamily and townhouse dwellings in accordance with the requirements set forth below:
[Amended 7-23-1990 by Ord. No. 0-90-18; 3-10-1993 by Ord. No. 0-93-03]
[1]
At a minimum, two of the above permitted housing types shall be provided.
(b)
Except as specified hereinafter, the maximum permitted net residential density (permitted number of dwelling units per acre of residential land) of particular types of dwelling units shall be in accordance with the schedule below. In calculating the total number of acres of residential land, any land devoted to a major collector road or to public open space shall be excluded; all other land devoted to residential use shall be included.
[1]
The net density of single-family zero lot line dwellings shall not exceed three dwelling units per acre of residential land.
[2]
The net density of semidetached single-family and two-family dwellings shall not exceed 3 1/2 units per acre of residential land.
[3]
The net density of multifamily or townhouse dwellings shall not exceed 9 1/2 units per acre of residential land.
[Amended 3-10-1993 by Ord. No. 0-93-03]
(c)
The Planning Board may increase the above permitted net residential densities by not more than 10%, provided that the maximum residential density and the total number of units for the tract as a whole shall not exceed that set forth in Subsection A(2), that there shall be such additional landscaping around and between units and such grading changes, berming and fencing as shall be determined by the Planning Board to be appropriate in light of the increased density.
[Amended 7-23-1990 by Ord. No. 0-90-18]
(6)
Off-street Parking shall be provided at a minimum as follows: two attached garage spaces for each single-family zero lot line dwelling and two attached garage spaces for each semi-detached single family and two family dwelling. For multifamily and townhouse dwellings, 1.25 parking spaces for each one bedroom unit, 1.75 parking spaces for each two bedroom unit, and two parking spaces for each three bedroom unit. For townhouses with attached garages, the garage and driveway shall each count as a parking space. Deeds and/or homeowner's documents for townhouses with attached garages shall contain specific provisions prohibiting the conversion of garages into a living area. In addition, in the case of semi-detached single family, two family, and multifamily and townhouse dwellings, 0.25 parking spaces shall be provided for visitor parking. Off-street parking areas may encroach into yard and lot setback areas so long as adequate screening and buffering is provided, subject to Planning Board review and approval.
[Amended 3-10-1993 by Ord. No. 0-93-03]
(7)
Impervious surfaces, in the aggregate, shall not cover more than 40% of the residential land, as defined above, of the tract.
(8)
The height of any building shall not exceed three stories or 35 feet.
(9)
No less than 25% of the total tract area shall be devoted to public open space. Properties immediately adjacent to the Township Municipal Center west of Scudders Mill Road shall be retained in public open space.
[Amended 3-10-1993 by Ord. No. 0-93-03]
(10)
The design and use of private common 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. Private common open space other than that preserved for its natural values shall be suitably landscaped. All structures within private common 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 private common open space as may be necessary to enhance the intended open space and recreational uses.
(11)
All residential lots shall be serviced by public sewer and water systems.
(12)
Development plan.
(a)
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 75 feet from a major internal collector road right-of-way or 100 feet from any off-site arterial road right-of-way.
[2]
The minimum parking setback from all tract boundary lines shall be 20 feet, and the minimum building setback from all tract boundary lines shall be 50 feet.
(b)
Any of the above setback requirements may be reduced by the Planning Board if the applicant can demonstrate that additional landscaping, fencing and earth berming will protect dwellings from negative visual and physical impacts, e.g., noise, glare, dust and fumes.
(13)
No habitable dwelling unit area shall be constructed below grade. Units shall be attached or designed in such a manner as to provide maximum security and visual privacy from adjacent dwelling units. For zero lot line units, no windows or an adjoining unit shall face the private outdoor living space of another unit. Walls placed on lot lines shall not contain window openings onto 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.
(14)
During site plan review, the following criteria shall be addressed to the satisfaction of the Planning Board:
(b)
The function and visual relationship between the planned development and adjacent developments.
(c)
Consistent with the reasonable utilization of the land, orientation of buildings so as to take advantage of passive solar heating, summer breezes and scenic views, while minimizing exposure to winter winds.
(d)
Pedestrian walkways and bike paths which are linked to existing and/or proposed off-site walkway and bike path networks.
(e)
The provision of a bus shelter(s) to service the needs of residents within the planned residential cluster. The shelter design shall be consistent with the one shown in the Township Master Plan.
[Amended 3-10-1993 by Ord. No. 0-93-03]
(15)
Minimum spacing between buildings.
(a)
In Planned residential cluster developments, the following distances shall be maintained between similar use structures:
[Amended 3-10-1993 by Ord. No. 0-93-03]
[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 zero lot line dwellings, 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: Fifty feet minimum, except for single family, semidetached, two family, townhouses, and multifamily dwellings, which shall be separated a minimum of 30 feet.
[Amended 3-10-1993 by Ord. No. 0-93-03]
(b)
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 site plan design without other considerations set forth in this section.
(c)
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.
Farm and agricultural activities.
D.
Necessary public utilities and services pursuant to § 101-13.6.
[Amended 10-10-2018 by Ord. No. 18-13]
E.
Building structures and uses owned and operated by the Township of Plainsboro for municipal purposes.
F.
Child-care centers, subject to the minimum standards found in § 101-25.F. Child-care centers as an accessory use are permitted subject to the standards contained in § 101-13.4.
[Added 12-10-1990 by Ord. No. 0-90-24; amended 11-10-2011 by Ord. No. 0-11-13]