How Monroe Township used its non-contiguous clustering ordinance to foster transit-oriented development and open-space preservation.

1. 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

2. 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
Minimum Lot Size Requirements • RR-FLP, R-3A, R-60, R-20
Noncontiguous Large-lot option
cluster option (Left: Historic Dey Farmhouse, barn and
potting shed along Old Church Road)
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

3. The Gateway Project

4. The Gateway
Transit Oriented Mixed Use Project
12 Acres Residential
153 Townhome Units
14 Acres in Commercial
57,400 square feet
12 Acres Open Space
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

5. Environmental Benefits
Non-Contiguous Cluster
Allows 1/3 of site to be open space
Land along Millstone River preserved
Reduced removal of wooded areas
Less Impervious surface area
Development to be concentrated along
intersection of major highway
Transit Oriented Development
On site NJ Transit bus access
LED Lighting
Rain Water Harvesting
Wet Pond Non-Potable Irrigation Source
Reduced Impervious

6. Southfield Estates Project

7. Southfield Estates
Renaissance Properties (2002)
Single-family residential development
142.5 acres developed
102 Single-family units
257 acres preserved
as deed restricted farmland.
Privately-owned.

8. (Street view of Southfield Estates) (Skeba farm, permanently preserved farmland)
Monroe Township,
Middlesex County, NJ