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Based upon infrastructure constraints, prevailing lot sizes, high groundwater and wetlands, it is recommended that the Land Use Plan designate the area for one acre minimum lots sizes with a new zone designation called R-40.

13.  PAC Development Option/R-65 and R-20V District

The PAC (plan adult community) development option is an overlay zone to several locations within the designated town center.  A single project in R-65/PAC zone is now under construction.  No other sites located within the town center district have pending development applications.

Significant portions of the remaining PAC overlay zoned areas exhibit developmental constraints (wetlands and flood hazard areas).  Due to new NJDEP regulations and the Township riparian ordinance substantial portions of these areas are no longer capable of development.

Further, a principal objective of the planned adult neighborhood was to create a pricing mix of housing to serve a wide income range of individuals and adult households.  This objective is not being achieved.  Because of the extraordinarily limited opportunities for new development to produce a wide range of affordability within the town center district, the PAC option overlay as presently constituted is proposed to be eliminated.

The elimination of the PAC development option should not be interpreted as abandonment of the Township’s long-standing policy and objective to provide for a range of affordable housing for senior households.  The strategies and mechanisms to achieve this goal are being reevaluated and assessed.

14.  R-20 District/Reinman Road

This neighborhood is located generally east of Old Stirling and south of Reinman Roads and is generally known and as the Plainfield Gardens neighborhood.  The area was originally developed as a summer home community.  The area is highly developed and many lots are undersized for the required ½ acre lot size.

The neighborhood has long experienced an evolution from a summer cottage community to an established year round community.

Due to small lot sizes, a common variance is for house size.  This plan proposes to further adjust the floor area ratio (FAR) standard to 0.20, thereby permitting reasonable expansion and renovation of existing homes.


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