Plainsboro City Zoning Code
ARTICLE XIII
R-90 Planned Medium-Density Zone 1
§ 101-150 Permitted uses.
[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.
§ 101-151 Conditional uses.
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.