Princeton City Zoning Code
Division 8
Neighborhood Residential Zoning Standards
§ B17A-403 Neighborhood Residential Zoning Standards.
[Ord. No. 2018-24 § 1]
Except as otherwise specifically noted in the provisions that follow, the requirements set forth in this section shall apply to all lots developed or to be developed with a residential use in the R-1, R-2, R-3, R-4, R-5, R-6, R-7, R-8, and R-9 zoning districts of the former Township and the R1, R2, R3, and R4 zoning districts of the former Borough, and in the event of a conflict between the provisions of this section and any other provision of this Chapter, the provisions of this section shall prevail.
(a)
House Orientation & Access.
(1)
Applicability. The provisions of this subsection shall apply to lots 1/2 acre (21,780 square feet) or less in lot area.
(2)
Orientation.
a.
The dwelling and front entrance shall be oriented to face toward and relate to the street (and the public sidewalk, if present).
(3)
Private Walkways. (see Figs. 1 and 2).
a.
(A) Private walkways shall be located on a property to facilitate pedestrian access between the front entrance of the dwelling (and the public sidewalk, if present), with the following exceptions:
Lots with no public sidewalk
Lots with a front yard setback 75 feet or greater
Lots with a motor-court garage
Lots with a U-shaped driveway
b.
Width of Walkway: Min. three feet (B).
c.
Setback from Driveway (except for portions of the private walkway providing access between driveway and front entrance): min one feet (C).
 Figure 1 |
 Figure 2 |
(b)
Facade articulation - walls facing a street.
(1)
Applicability. The provisions of this subsection shall apply to each wall facing a street.
(2)
Street Wall Articulation (see Figs. 3 through 6).
(3)
Street Wall Fenestration.
a.
The maximum length of blank wall not containing windows, doors, garage doors or other openings shall not exceed 15 feet on each floor.
b.
A minimum of 10% of the total area of any wall facing a street shall consist of windows and doors, except for garage bay doors.
 Figure 3 |
 Figure 4. |
 Figure 5. |
 Figure 6. |
(c)
Facade articulation - walls not facing a street.
(1)
Applicability. Except for in the former Township R-9 zoning district and the former Borough R4 zoning district, the provisions of this subsection shall apply to any wall not facing a street or a rear lot line.
(2)
Side Wall Articulation (see Fig. 7).
(3)
Side Wall Fenestration (see Fig. 8).
a.
(D) The maximum length of blank wall not containing windows, doors, garage doors or other openings, shall not exceed 10 feet from the front facade and 25 feet elsewhere, as measured on each floor.
b.
(E) A minimum of 5% of the total area of any side wall shall consist of windows and doors, except for garage bay doors.
 Figure 7 |
 Figure 8 Note: For the purposes of this subsection, walls shall be measured vertically from average finished grade to top of wall and horizontally from edge of framing to edge of framing. Fascia boards and areas behind a roof shall not be included. Permitted openings shall be measured by the area of their rough openings. The above illustration depicts 5% openings. |
(d)
Front entry garages (see Figs. 9 through 12)
(1)
Location and Recess Requirements.
a.
(A) That portion of a one- or two-bay front entry garage facing a street that is part of the principal structure shall be recessed behind the nearest portion of the principal structure's facade by a minimum distance of 16 feet. Front-entry garages with more than two bays shall not be permitted.
(e)
(f)
Garage on Corner Lots.
(1)
Applicability. The following provisions shall apply to corner lots.
(2)
Location & Recess Requirements (see Figs. 15 through 17).
a.
(A) A garage shall be located on the side of the dwelling farthest away from the street intersection.
b.
(B) On lots 75 feet or less in width, the garage shall be accessed by a driveway from the secondary street (not the primary street), and that portion of the garage facing the street that is part of the principal structure shall be recessed behind the nearest portion of the facade of the principal structure by a minimum distance of eight feet.
 Figure 15 |
 Figure 16 |
 Figure 17 |
(g)
Garage on Narrow Lots.
(1)
Applicability. The following provisions shall apply to all lots other than corner lots that are 60 feet wide or less, but only in the R-7, R-8 and R-9 zoning districts in the former Township, and the R3 and R4 zoning districts in the former Borough.
(2)
Design Provisions (see Figs. 18 and 19).
a.
An attached garage, porte-cochere or carport may extend into the side yard setback as follows:
1.
(A) The structure may extend no greater than five feet into the setback.
2.
(B) The structure shall be no closer than five feet from a property line.
3.
(C) The structure shall not be greater than 30 feet in length within the portion of the structure that extends into the setback.
4.
(D) The structure shall be no greater than one story and a maximum of 15 feet in height to the peak of the roof, within the portion of the structure that extends into the setback.
b.
(E) Habitable space may be located above the garage, provided the habitable space is located within the permissible building envelope and does not extend into the setback.
(h)
Motorcourt Garages on Large Lots.
(1)
Applicability. The following provisions shall apply to lots 125 feet or greater in width, except corner lots.
(2)
Design Provisions (see Fig. 20).
a.
(A) A motor-court garage may be located in front of the foremost portion of the dwelling.
b.
(B) The garage shall be oriented toward the interior of the lot, and not the street or the side of the property.
c.
(C) The garage shall be limited to parking for three vehicles.
d.
(D) The garage shall be no higher than one story and a maximum of 25 feet as measured to the peak of the roof, or the height of the principal structure, whichever is less.
e.
The garage shall not contain habitable space above.
f.
(E) The bottom of the roof eave shall be no greater than 12 feet above average finished grade, as measured along the foremost portion of the garage facing the street.
 Figure 20 |
(i)
Driveway location and design (see Figs. 21 through 23).
(2)
Setbacks.
a.
(A) From intersecting lot lines at street corners: Min. 40 feet.
b.
(B) From side lot lines on lots greater than 50 feet in lot width: Min. five feet.
c.
(B) From side lot lines on lots 50 feet or less in lot width: Min. three feet.
d.
(B) From side lot lines with shared driveway with adjoining lots: None.
(j)
U-shaped driveway location and design (see Fig. 24).
(k)
Narrow and non-conforming lot conditions.
(1)
Non-Conforming Lots.
a.
Any existing permitted single-family dwelling on a lot that is non-conforming as to area, frontage, width or depth may be altered or enlarged, provided that all other bulk requirements of this Chapter are complied with.
(2)
Non-Conforming Yard Setbacks.
a.
The provisions of this subsection (2) shall apply only to lots located in the Township R-9 district or the Borough R4 district, or lots that are no greater than 6,000 square feet in area or 60 feet in width.
b.
For those lots defined in subsection (2)a above, a permitted single-family dwelling with non-conforming yard setbacks may be altered or enlarged, provided that such alteration or enlargement does not affect, extend or increase the non-conformity, except as follows:
1.
The alteration or enlargement involves the extension of an existing exterior side wall with a non-conforming side yard setback that is a minimum of 50% of the individual side yard setback requirement for the district in which it is located. In no case shall an individual side yard setback be permitted to be less than three feet from a side or rear property line.
2.
The alteration or enlargement involves the extension of an existing exterior side wall with a non-conforming side yard setback that is a minimum of 75% of the combined side yard setback requirement for the district in which it is located.
3.
The alteration or enlargement within the setback area shall be limited to 15 feet in length and one story in height. This provision shall not apply to two-story additions or additions involving the third floor.
4.
All other bulk requirements of this Chapter are complied with.
(3)
Non-Conforming Height-to-Setback Ratio Planes.
a.
A permitted single-family dwelling with non-conforming height-to-setback ratio may be altered or enlarged, provided that such does not affect, extend or increases any non-conforming height-to-setback ratio, except in the case of the reconstruction, alteration or enlargement of dormers that project into the required height-to-setback ratio plane, subject to the provisions of subsection (1) "Supplementary provisions" below.
(4)
Adjusted Height-to-Setback Ratio for Narrow Lots.
a.
On lots 45 feet or less in width, the height-to-setback ratio shall be 4.5:1.
(5)
Proportional FAR - alteration and enlargement of structures; nonconforming lots. See section B17A-373(b) of the "Code of the Borough of Princeton, New Jersey, 1974" and section 10B-330 of the "Code of the Township of Princeton, New Jersey, 1968."
(l)
Supplementary Provisions.
(1)
First Floor Finished Floor Elevation.
a.
On lots 1/2 acre or less in size, the finished floor elevation (F.F.E.) of the first floor shall not be raised more than 48 inches above the average finished grade, as measured along the front wall closest to the street.
(2)
Permitted Projections.
a.
Cornices, eaves, chimneys, gutters, downspouts, awnings, canopies, cantilevered roofs, uncovered balconies and bay windows may project not more than three feet into any yard setback and height-to-setback ratio plane.
b.
Belt courses, window sills and other similar ornamental features may project not more than nine inches into any yard setback.
c.
Window wells may project not more than three feet into any yard setback.
d.
Fire escapes may project not more than six feet into a side or rear yard setback.
e.
Non-enclosed one-story porches, porticos, stoops and entrance platforms leading to the front entrance may project not more than eight feet into a front yard setback. Such porch, stoop and entrance platform may have an uncovered balcony directly above provided it has the same footprint as, and is attached to, the structure below.
f.
Non-enclosed one-story porches, porticos, stoops, entrance platforms, uncovered decks, and basement entrances may project not more than four feet into a side or rear yard setback.
g.
In no case shall a permitted projection be less than three feet from a side or rear property line.
h.
Steps leading to a porch or stoop may project into a yard setback without limitation, provided that the steps do not encroach upon the public right-of-way.
(3)
Dormers Projecting into Height-to-Setback Ratio Planes (see Fig. 25).
a.
Dormers may project into the height-to-setback ratio plane as follow:
1.
(A) The front wall of any dormer shall not project beyond the wall of the story directly below.
2.
(B) In no case shall any dormer project above the ridgeline of the roof in which the dormer is built.
3.
The cumulative width of the front wall(s) of the dormer(s) shall not exceed 50% of the width of the roof containing such dormer(s).
4.
The side walls of any dormer shall not be closer than 18 inches to the projected plane of the wall below.
 Figure 25 |
(4)
A/C Condenser Units, Generators, Transformers, and Above-Ground Fuel Tanks.
a.
A/C condenser units, generators, transformers, aboveground fuel tanks and other similar devices shall be subject to the following provisions:
1.
No such device shall be located in a front yard. On corner lots and through lots, such device may be located on the side of the property fronting on a secondary street provided it is set back a minimum distance of 10 feet from the property line along the secondary street.
2.
Such devices shall be set back a minimum distance of three feet from the side and rear lot lines, except generators, which shall be set back a minimum distance of five feet from the side and rear lot lines.