[Amended 5-1-1979 by Ord. No. 0-79-7; 6-9-1980 by Ord. No.
0-80-6; 7-28-1980 by Ord. No. 0-80-12; 11-10-1980 by Ord. No. 0-80-17; 5-11-1981 by Ord. No. 0-81-10; 12-10-1990 by Ord. No. 0-90-24; 8-12-1998 by Ord. No. 0-98-19; 7-14-2004 by Ord. No. 0-04-14]
The R-85 Zone is intended to permit and promote
residential land uses within or near the village area of the Township,
including some of the Township's oldest residential neighborhoods
as well as some more recent residential development. It is intended
to preserve and/or encourage the village residential building elements,
historic character and relationships that characterize some of the
older portions of this zone district (e.g., open front porches and
stoops, lower building heights and reduced front setbacks), while
providing adequate accommodation for expansion of existing dwellings
as well as for new infill residential construction to meet contemporary
household demands. These zone regulations are intended to promote
the creation of a residential environment that encourages a sense
of security, community and social interaction.
In the R-85 Residence Zone, no lot shall be
used and no structure shall be erected, altered or occupied for any
purpose except the following:
A.
Detached single-family dwellings and the accessory
structures and uses normally auxiliary thereto.
B.
Parks and playgrounds.
C.
Garage facilities for only the motor vehicles owned
by the occupant of any single dwelling to which such garage is accessory.
D.
Family day-care homes, subject to the terms set forth in the family day-care home definition in § 101-1.
[Amended 11-10-2011 by Ord. No. 0-11-13]
In the R-85 Residence Zone, the following conditional
uses are allowed upon approval by the Planning Board as provided in
this chapter:
A.
Except for structures normally needed by permitted
public utilities, such as towers or power lines, and for customary
decorative features of permitted public and quasi-public structures,
such as church steeples and cupolas, no principal residential structure
shall exceed 25 feet in height.
B.
Notwithstanding the above, in an effort to preserve
the architectural character and reasonably accommodate the expansion
of an existing structure, where such structure exceeds the above height
limit, an addition to such structure may occur in a manner that matches
the existing roof height, but shall not exceed 35 feet.
C.
Pitched roofs (5:12 to 12:12) are required for all
new dwellings and additions to existing dwellings.
There shall be a total combined width of side
yards on each lot equal to 25% of the total width of the lot. In no
case shall any side yard be less than 10 feet. The total width of
both side yards need not exceed 40 feet, except when so required under
other provisions of this chapter.
Upon every lot there shall be a minimum front
yard setback of not less than 45 feet from the street line of any
street. In blocks where structures have already been erected, however,
the average setback line observed by buildings on the same side of
the street within 200 feet on each side of any lot shall determine
the minimum front yard setback for a principal structure on such lot,
except that this distance need not exceed 45 feet from the street
line. Where there is an attached garage, the garage door side facing
the street shall be located not less than 25 feet from the street
line.
A.
Notwithstanding the above, lots located in this zone along Plainsboro Road across from the VR-Village Residential-1 Zone shall be allowed a reduced front yard setback, but not less than 25 feet, subject to complying with applicable building design standards in § 101-221C of the VR-1/Village Residential - 1 Zone to the satisfaction of the Director of Community Development or designee.
Upon every lot there shall be a rear yard of
not less than 40 feet.
A.
No detached garage or other accessory building or
structure shall be constructed nearer to any front property line than
the principal structure on the lot, but not less than 25 feet, or
nearer to any side or rear property line than five feet. However,
where such a structure would be located within 20 feet of an existing
dwelling on an adjacent lot, the setback for such structure shall
be not less than 10 feet to the property line.
B.
On any corner lot no detached garage or other accessory
building or structure shall be constructed nearer the side and rear
property lines than five feet or nearer the front property line on
the secondary street than the principal structure fronting on such
street, but not less than 25 feet.
C.
Detached garages and other accessory buildings or
structures shall not exceed, in aggregate, an area of 750 square feet,
with individual accessory buildings, including detached garages, being
limited to a maximum area of 600 square feet. Such buildings or structures
shall be limited to a maximum height of 15 feet measured from the
mean elevation of the finished grade to the highest point of the structure.
Structures such as flagpoles and antennas are exempt from such height
limitation.
A.
Open and usable front porches (minimum eight feet
depth, without walls, windows or screens) and front entrance stoops
shall be permitted to extend up to a maximum of eight feet into a
required front yard.
B.
Reconstruction or rehabilitation of existing open
front porches, open and usable front porches, as defined above, and
roofed or unroofed front entrance stoops may extend into a required
front yard, provided such structure remains open, except for railings
and vertical support elements.
A.
There shall be a minimum lot area of 15,000 square
feet for each single-family dwelling or other principal structure
herein permitted, except that where any lot boundary is coterminous
with the center line of any street or road, such area shall be exclusive
of the right-of-way.
B.
With the exception of single-family lots that existed at the time this article went into effect (July 20, 2004), all newly created lots in this zone, whether resulting from the subdivision of a large lot into smaller conforming lots or from the process of combining smaller lots, whether conforming or not, to create a larger lot, the maximum dwelling size for such a lot shall be based on the floor area ratio (FAR) limitations set forth in § 101-46 of this chapter. However, where any such lot exceeds 15,000 square feet in area, the maximum dwelling size shall be as permitted for a fifteen-thousand-square-foot lot.
C.
Where an existing lot of 30,000 or more square feet contains an existing dwelling, such lot may be subdivided into two or more conforming lots as noted in Subsection B above, subject to the preservation of the existing dwelling as determined appropriate by the Planning Board in its consideration of an application for subdivision.
No single-family dwelling or other principal
structure herein permitted shall be erected upon a lot that is less
than 85 feet in width and frontage.
A.
No residential structure (including the area of an
attached garage) shall be erected or enlarged in this zone that has
a floor area ratio (FAR) of greater than 0.20 for lots having an area
of up to 15,000 square feet (maximum three-thousand-square-foot dwelling).
For lots larger than 15,000, each 1,000 square feet of increased lot
area shall be matched by an incremental decrease in FAR equal to 0.005,
until a maximum dwelling size of 3,700 sq. ft. is reached (including
an attached garage). (Note: this maximum dwelling size will occur
for lots having an area of approximately 23,000 to 24,000 square feet.)
B.
Notwithstanding the above, such floor area restrictions
(FAR) shall not apply to existing single-family dwellings in neighborhoods
where the predominant pattern is that of lots that contain at least
30,000 square feet of area.
The maximum building coverage for residential
development, including accessory buildings, but excluding front open
and usable porches and entrance stoops, as well as additions to dwellings
that existed at the time this article went into effect (July 20, 2004),
shall be 20% of the lot area.
