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How Monroe Township used its non-contiguous clustering ordinance to foster transit-oriented development and open-space preservation.
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Monroe Township, Middlesex County, NJ
• 42 square miles• 39,132 (2010 population)• Rural and Suburban
Character
• Goal of master plan is to ensure that 50% of township is preserved farmland or open space
Monroe Township’s Noncontiguous Clustering
Ordinance
•Ensure “sound planning and to encourage coordinated community development and to preserve open space.”
•May approve cluster development, provided it “serves municipal purposes, and is suitably located to preserve open space, farmland or parks…”
•Applies to a variety of residential zones scattered across the township
• RR-FLP, R-3A, R-60, R-20
(Left: Historic Dey Farmhouse, barn and potting shed along Old Church Road)
Noncontiguous cluster option
Large-lot option
RR-FLP 60,000 sq. ft min 6 acres min
R-3A 20,000 sq. ft min 3 acres min
R-60 20,000 sq. ft min 60,000 sq. ft min
R-30 20,000 sq. ft min 30,000 sq. ft min
Minimum Lot Size Requirements
The Gateway Project
Millstone River Community Park
12 Acre Conservation Area
Establish dedicated waterfront park for community use to
further the Arts and Gardening as well as create a working
Rain Garden and Rain Harvesting Work Station
The GatewayTransit Oriented Mixed Use Project
12 Acres Residential153 Townhome Units
14 Acres in Commercial57,400 square feet
12 Acres Open Space
Environmental Benefits
Non-Contiguous Cluster
Allows 1/3 of site to be open space
Land along Millstone River preservedReduced removal of wooded areas
Less Impervious surface area
Development to be concentrated along intersection of major highwayTransit Oriented DevelopmentOn site NJ Transit bus access
LED Lighting
Rain Water HarvestingWet Pond Non-Potable Irrigation Source
Reduced Impervious
Southfield Estates Project
Southfield EstatesRenaissance Properties (2002)
Single-family residential development
142.5 acres developed102 Single-family units
257 acres preserved as deed restricted farmland.
Privately-owned.
(Street view of Southfield Estates) (Skeba farm, permanently preserved farmland)
Monroe Township, Middlesex County, NJ