River Edge City Zoning Code
ARTICLE V
Supplementary Lot, Height and Yard Regulations
§ 416-11 Lot regulations.
A.
Existing lots of record.
(1)
In any residential zoning district, only a single-family dwelling may be erected on a nonconforming lot of record at the effective date of this chapter; provided, however, that no adjacent or adjoining vacant land exists or existed at the time of the effective date of this chapter which would create a conforming lot if all or part of said vacant land were combined with subject lot. Applications for zoning permits under this provision shall be accompanied by an affidavit certifying that such lot is owned separately from adjacent or adjoining property.
(2)
No lot or lots in single ownership hereafter shall be reduced so as to create one or more nonconforming lots.
(3)
All lots meeting the above stipulations shall be developed in conformity with all applicable zoning district regulations other than the minimum lot area, lot width and lot depth.
B.
Lot width.
(1)
The minimum lot width shall be measured either at the required front yard setback line or at the front lot line as required for the zoning district in which it is situated. For irregularly shaped lots whose sides are not parallel, where the lot width is measured at the required front yard setback line, the street frontage shall not be less than 80% of the minimum lot width required; provided that the lot width measured at the front yard setback line shall be no less than the minimum lot width specified in the Zoning Schedule for the zoning district in which said lot is situated.
(2)
In the case of irregularly shaped lots whose sides are not parallel, where the lot width is measured at the front lot line, the width of the lot measured at the required front yard setback shall not be less than 90% of the required lot width measured at the front lot line.
C.
Lot depth. The required lot depth at any point of a lot may be decreased by 10.0% if the average depth of said lot conforms with the minimum requirement of the zoning district in which it is situated.
D.
Corner lots.
(1)
A corner lot shall be identified as a property having two or more street frontages. The frontage exposure with the street address of the structure in the Borough's tax records shall be considered the front yard in determining front, side and rear yard requirements.
[Amended 6-23-2008 by Ord. No. 1618; 7-8-2024 by Ord. No. 24-14]
(2)
At all street intersections in all residential zoning districts, that portion of any corner lot within the triangle formed by the curblines of such lot and a line drawn between points on each curbline 25 feet distant from their point of intersection shall be cleared of all growth and obstruction above the level 2 1/2 feet higher than the center line of the street, except isolated trees trimmed to provide necessary sight distance.
[Amended 12-16-1996 by Ord. No. 1172]
E.
Through lots. A through lot shall be considered to have two street frontages, both of which shall conform to the front yard requirements of the zoning district in which said lot is located.
F.
Lot area or space reduction. The area or dimension of any lot, yard, parking area or other space shall not be reduced to less than the minimum required by this chapter.
G.
Street frontage.
(1)
Every principal building shall be constructed or erected upon a lot with frontage upon an improved street meeting the street standards enacted by the Borough of River Edge, Bergen County or the State of New Jersey.
(2)
Any property which contains access to one or more approved and improved streets at its property line but does not contain sufficient street frontage as required herein shall not be considered landlocked. Where such conditions are created through a subdivision, no building permit or occupancy permit shall be granted unless and until said property contains the required and necessary street frontage as required by this chapter.
H.
Lots located in more than one zoning district. For any lot situated in more than one zoning district, which districts differ in character, all yard, bulk and other requirements shall be measured from the zoning district boundary line and not the true lot line.
§ 416-12 Height regulations.
A.
General applications. No building or structure shall have a greater number of stories or greater number of feet than are permitted in the zoning district where such building or structure is situated, and as set forth in the attached Schedule at the end of this chapter and as supplemented by other sections of this chapter.
B.
Permitted exceptions. Roof structures, including elevators, air-conditioning and ventilating equipment, fire or parapet walls, skylights, solar reflectors, church spires, steeples, belfries and domes, television antennas, elevators and water towers or similar structures may be erected no more than 20% above the height limitations of this chapter or 10 feet above the roofline of the building, whichever is less. All such structures shall meet all height limitations required by the regulations of the Federal Aviation Administration or supplemental agencies.
[Amended 2-17-1987 by Ord. No. 925]
(1)
All buildings and structures with flat roofs shall have exterior, shaft and courtyard walls or railings extended not less than 42 inches nor more than 48 inches above the roof surface, thereby creating a parapet wall. Should there be municipal, state and/or other codes having jurisdiction that cite contrary heights, then the more stringent height shall prevail.
[Added 5-18-1998 by Ord. No. 1220]
C.
Maximum height C-2 Commercial Office District.
(1)
On lots of at least 60,000 square feet at least 200 feet of street frontage in the C-2 Commercial Zoning District, heights of buildings and structures shall be regulated by floor area ratios and by lot and yard regulations according to the requirements of § 416-18 herein.
(2)
Within the C-2 Commercial Zoning District on lots less than 60,000 square feet or which do not have at least 200 feet of street frontage, the maximum height shall be 35 feet as regulated in accordance with the attached Schedule at the end of this chapter.
§ 416-13 Yard regulations.
A.
General applications.
(1)
No area providing front, side or rear yard space for one building shall be considered as providing the yard requirements of another building except as provided herein.
(2)
Required yard areas shall be open to the sky, unobstructed except for customary extensions or parapets, windowsills, door-posts, leaders and gutters and similar structural or ornamental fixtures which may not extend more than nine inches into any yard area.
(3)
Cornices, eaves, bay windows, balconies, cantilevered roofs and fire escapes may project not more than 2.5 feet into any yard area.
(4)
Chimneys or flues may be erected within any yard area, provided that they do not exceed 75 square feet in total external area and do not project more than two feet into any yard area.
(5)
Paved areas, other than such as are required for access to the principal building on a lot, shall not be located less than two feet from any lot line on said lot.
[Amended 5-18-1998 by Ord. No. 1220]
(6)
Self-supporting fences and walls may project into any required yard area, provided that any accessory retaining fence or wall is not higher than allowed in § 416-29 of this chapter, and shall not block or obstruct automobile vision. The requirements of § 416-11D(2) of this chapter shall also apply, where applicable.
B.
Front yard requirements. Where any lot shall front on a street right-of-way which is proposed to be widened as indicated on the Official Map of the Borough of River Edge, the front yard and the front or side yard of a corner lot in such zoning districts shall be measured from such proposed right-of-way lines.
C.
Side, front and rear yard exceptions.
[Amended 2-19-2008 by Ord. No. 1602]
(1)
Any corner lot delineated by subdivision after the adoption of this chapter shall provide a side street setback line which shall not be less than the minimum front yard required on any adjoining lot front on a side street, as provided in the Schedule identified in Article V herein.
(2)
Patios may be located in any side or rear yard, provided that they are not closer than five feet to any property line.
(3)
Where solar panels for providing heat and hot water for the home are installed, they may be located not closer than 7.5 feet of the side property line. When solar panels or other devices to utilize solar energy for the heating of water or a dwelling are installed, 7.5 feet shall be the minimum side yard requirement, and the minimum rear yard setback shall be 20 feet. In the case of the side yard, the height of the solar panel or other device may not exceed 10 feet. All plans for solar panels shall be submitted to the Construction Official and Plumbing Subcode Official prior to installation. A permit is required from the Construction Official.
(4)
Covered front porches and awnings may project no more than six feet into a required front yard setback provided same comply with all other setback and coverage requirements and do not exceed the first story of the building in height.
[Amended 7-8-2024 by Ord. No. 24-14]
§ 416-14 Maximum building coverage.
[Amended 7-8-2024 by Ord. No. 24-14]
The maximum building coverage, as defined in this chapter, shall be regulated in accordance with the attached Schedule at the end of this chapter and shall not be greater than is permitted in the zoning district where such building and structures are situated, and shall include but is not limited to all porches, chimneys, extensions and accessory buildings and structures.
§ 416-15 Maximum lot coverage.
[Amended 5-18-1998 by Ord. No. 1220; 7-8-2024 by Ord. No. 24-14]
A.
The maximum lot coverage, as defined in this chapter, shall be regulated in accordance with the attached Schedule at the end of this chapter and shall not exceed the percentage indicated in a zoning district area, bulk and yard requirements included herein for each zoning district, except where the existing driveway extends to a garage, located at the rear of the lot, the paved area from the front of the dwelling to the front of the garage shall not be included in calculating the maximum lot coverage. A minimum of 5% of the maximum permitted lot coverage in each residential zoning district shall be reserved for yard amenities as defined in this chapter. This minimum reserve shall not be interpreted to provide an additional 5% of lot coverage, but shall be included in the total calculation of maximum permitted lot coverage.
§ 416-16 Number of buildings restricted.
§ 416-17 Distances between residential buildings.
[Added 5-16-1988 by Ord. No. 965]
In any minor or major subdivision of detached residential dwellings, the aggregate distance between the proposed structures shall not be less than 18 feet.