It is the purpose of the PR-1 Planned Residential One District to permit single-family developments to be built on lands formerly zoned rural and designated in the Master Plan as R/L1, provided that additional design and performance criteria are met to the satisfaction of the Planning Board. After a tract of rural land has been granted rezoning to PR-1, the applicant may reduce the size of lots to the dimensions specified in this article. However, the total number of units permitted may not exceed 1.6 units per gross acre.

Freshwater wetlands, as defined in the New Jersey Fresh Water Wetlands Protection Act of 1987, N.J.S.A. 13:9B-1 et seq., one-hundred-year floodplains, floodways and flood hazard areas are not included in gross acreage for the purpose of calculating units per gross acre.

All uses permitted in the A Residence District.

All conditional uses of the A Residence District, provided that the conditions set forth thereunder shall be complied with.

Neighborhood retail commercial facilities, as permitted in the NC Commercial District, subject to the regulations of § 285-58.

The following area and bulk regulations shall be followed for projects that are too small to generate the required amount of open space and active recreation facilities and acreage specified in the open space regulations of this article. Section 285-58 shall not be utilized for projects that are measured in accordance with the following regulations:

The following area and bulk regulations shall be followed for all other projects, except that the density shall not exceed 1.6 units per acre, but only if the Planning Board approved the cluster concept:

Freshwater wetlands, as defined in the New Jersey Fresh Water Wetlands Protection Act of 1987, N.J.S.A. 13:9B-1 et seq., one-hundred-year floodplains, floodways and flood hazard areas are not included in gross acreage for the purpose of calculating units per gross acre in Subsections A and B of this section.

In order for a project to qualify for development under this article, the minimum open space and active recreation tract shall not be less than five acres.

The open space and active recreation lands shall comply with all of the provisions of Article XXVIII, Open Space Regulations.

Neighborhood commercial centers may be permitted, at the discretion of the Planning Board, provided that each center is designed as an integral unit and does not exceed two acres for each 50 acres of total project development.

No single commercial center shall exceed four acres in size.

All commercial centers shall be located on major roads capable of supporting the anticipated traffic volumes.

The traffic patterns associated with the commercial center shall not be detrimental to the residential character of the neighborhood.

Notwithstanding the above regulations, and only with the approval of the Planning Board, in any residential development no more than 10% of the lots may be reduced in size to not less than 7,500 square feet each, provided that the required original overall density is maintained for the entire project.

Lots that are less than 10,500 square feet in size shall conform to the following regulations:

All such lots shall not be grouped together contiguously, but shall be scattered throughout each development. The purpose of this stipulation is to promote design flexibility and creativity and to work with the natural constraints of the land without affecting the maximum permitted density. Accordingly, such lots should only be designed when standard lots of 10,500 square feet are not physically appropriate.

That departures by the proposed development from zoning regulations otherwise applicable to the subject property conform to the standards established in this chapter for the applicable districts.

That the proposals for maintenance and conservation of the common open space are reliable, and that the amount, location and purpose of the common open space are adequate.

That provision, through the physical design of the proposed development, for public services, control over vehicular and pedestrian traffic and the amenities of light and air and recreation and visual enjoyment are adequate.

That the proposed planned development will not have an adverse impact upon the area in which it is proposed to be established.

In the case of a proposed development which contemplates construction over a period of years, that the terms and conditions intended to protect the interests of the public and of the residents, occupants and owners of the proposed development in the total completion of the development are adequate.

That the project shall have service available within a reasonable distance for churches, schools and medical facilities.

That retail service functions shall be available nearby.

That the project shall have increased recreation facilities available.

That the location of recreation facilities shall be centralized with easy access from all directions.

That the active recreational facilities and open spaces shall be linked together with a unified pedestrian path system through the entire project that diminishes conflict with vehicular traffic.

That the project shall be in conformance with the Master Plan.

That all projects shall be located along major traffic arteries.

That all projects shall be located near developments of similar densities.

That the need to conserve natural features and sensitive land areas such as woods, floodplains and erodible soils must be demonstrated.

That the opportunity to preserve agricultural lands may be a factor.

That the project shall show an improved overall design concerning streets, lots and open space arrangements.

That a variety of housing designs shall add to the aesthetic appeal of the project.

That pedestrian crossing points shall be completely designed for the ease and safety of pedestrian movements.

That all proposed stormwater drainage basins or retention basins be surrounded by permanent fencing of a type and dimension specified by the Township Engineer, together with the landscaping in accordance with the specifications of the Township Engineer, for the purpose of reducing the health and safety hazards of such basins and improving the aesthetics of their appearance.

There must exist approved public water and public sewer systems, which shall be available to each lot prior to the issuance of the building permit.

All other applicable regulations of this chapter shall be followed as required.