The Township of East Brunswick was established in 1860. Since January 1, 1965, the
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- 228-109 EAST BRUNSWICK CODE 228-109
- 228-109 ZONING 228-110
- ARTICLE X Regulations for the OP-1 Office Professional District [Added 5-24-76 by Ord. No. 76-8-DDD;
- 228-110 EAST BRUNSWICK CODE 228-111
- 228-111. Permitted accessory uses.
- DELETED 6-24-91 BY ORD. NO. 91-72 . 228-113. Prohibited uses. [Amended 10-27-97 by Ord. No. 97-22]
- 228-114. Height limitations.
- 228-115. Area and yard requirements.
- 228-115 EAST BRUNSWICK CODE 228-117
- 228-116. Off-street parking. [Amended 12-13-93 by Ord. No. 93-72]
- 228-118.1 228-118. Site plan approval.
- 228-118.1. Authority for provisions on planned unit residential developments; purpose. [Added 5-9-77 by Ord. No. 77-264-B; amended 12-11-89 by
- 228-118.2 EAST BRUNSWICK CODE 228-118.4
- 228-118.3. Standards for planned unit residential developments. [Added 5-9-77 by Ord. No. 77-264-B: amended 7-9-84 by Ord. No. 84-581; 10-19-98 by
- 228-118.4. Density limitations for planned unit residential developments. [Added 5-9-77 by Ord. No. 77-264-B; amended 3-8-99 by Ord. No. 99-11; 12-13
- 228-118.4 ZONING 228-118.6
- 228-118.5. Net residential density for planned unit residential developments in the Town Green, Village Green and Mixed Use Development/Residential
- 228-118.6. Open spaces and common recreation lands for planned unit residential developments. [Added 5-9-77 by Ord. No. 77-264B; amended 2-27-89
& 228-109 ZONING & 228-109 SCHEDULE B 228 Block 319.13 Lot 1.08 271
Block 315.12 Lot 19.01 295 Block 315.08 Lot 34 341
Block 315.02 Lot 23.01 349 Block 315.02 Lot 24.05 350
Block 320 Lot 27
370 Block 320 Lot 27 400
Block 320 Lot 6
416 Block 320 Lot 5.03 440
Block 320 Lot 4
Dutch Road 142
Block 317.14 Lot 14
Farrington Avenue 32 Block 307.06 Lots 26.01, 27 [Added 8-24-81 by Ord. No. 81-377] Fern Road 101 Block 320 Lot 19 103
Block 320 Lot 18.04 Fresh Ponds Road 43 Block 308.19 Lot 24 45 [Deleted 8-24-81 by Ord. No. 81-377] 210 [Deleted 8-24-81 by Ord. No. 81-377] Hardenburg Lane 157
Block 310 Lot 60.02 Hilltop Blvd. 9 Block 727 Lot 11 Milltown Road 78 Block 58
Lot 2.03 87 Block 709 Lot 5 186
Block 633 Lot 14
190 Block 633 Lot 16 301
Block 317.13 Lot 32
22897 12-85
& 228-109 EAST BRUNSWICK CODE & 228-109 Old Bridge Turnpike 97 Block 122 Lot 10.01 105
Block 122 Lot 9.01
155 Block 113 Lot 72 157
Block 113 Lot 24-26 171 [Deleted 8-24-81 by Ord. No. 81-377] 367 Block 55.01 Lot 3.02 419
[Deleted 8-24-81 by Ord. No. 81-377] 917
Block 132.06 Lot 12
957 Block 132.14 Lot 6 Old Stage Road 550 Block 322.09 Lot 1 630
Block 321 Lot 13
Prigmore Street 149
Block 107 Lots 49-51 [Added 8-24-81 by Ord. No. 81-377] Riva Avenue 245
Block 307.12 Lot 31
296 [Deleted 8-24-81 by Ord. No. 81-377] 318 [Deleted 8-24-81 by Ord. No. 81-377] 335 Block 307.12 Lot 5.12 342
Block 308.19 Lot 3.04
370 Block 308.19 Lot 2 429
Block 309.02 Lot 36
443 Block 309.02 Lot 37.05 Route #18 9 Block 5.04 Lot 3.01 190
Block 17.01 Lot 17
Rues Lane 252
Block 88 Lot 11.03 304 Block 88
Lot 13 [Demolished] Ruth Street 1 Block 6.03 Lot 6.19 22898
12-85 & 228-109 ZONING & 228-110 Ryders Lane 428
Block 721 Lot 33
497 Block 317.27 Lot 52.08 546
Block 735 Lot 3.02
571 Block 319 Lot 10.06 600
Block 87 Lot 1
Smith Lane 27 Block 317.13 Lot 21.18 Sullivan W ay 29 Block 584 Lot 15.02 Summerhill Road 135 Block 88.14 Lot 1 138
Block 89 Lot 3.04
192 Block 131 Lot 13.03 Lonczak
Block 88 Lot 7.08
Farmhouse W eston Mills Road 19 Block 1
Lot 2 ARTICLE X Regulations for the OP-1 Office Professional District [Added 5-24-76 by Ord. No. 76-8-DDD; amended 4-11-77 by Ord. No. 77-8-LLL; 6-24-91 by Ord. No. 91-72] & 228-110. Permitted uses. Uses permitted shall be: A. General offices, including but not limited to: (1) Finance insurance and real estate services. These include banking services, bank-related functions, savings and loan associations; actuarial business and personal credit services, security brokers, dealers and flotation services; commodity contracts, brokers and dealers services; security and commodity exchanges; security and commodity allied services; insurance carriers; insurance agents, brokers and services; real estate operators, except developers and 22899
12-91 & 228-110 EAST BRUNSWICK CODE & 228-111 resources; real estate agents, brokers and management services; title abstracting services; real estate subdividing and development services; real estate operative builders; combination of real estate, insurance, loan and law services; other real estate and related services; holding and investment services; and other finance, insurance, travel and real estate services. (2)
Personal services: photographic services; beauty services; and barber services. (3) Business services: advertising services; outdoor advertising services; other advertising services; consumer and mercantile credit reporting services; adjustment and collection services; direct mail advertising services; blueprinting and photocopying services; stenographic services and other duplicating and mailing services; news syndicate services and informant services. (4)
Research, development and testing services: business and management consulting services; and detective and protective services. (5) Professional services: physician services; chiropractic services; psychologist and psychiatric services; dental services; medical laboratory services; dental laboratory services; legal services; engineering and architectural services; educational and scientific research services; accounting, auditing and bookkeeping services; urban planning services; data processing services; and other professional services. (6)
Governmental services: executive, legislative and judicial functions; and postal services. (7) Miscellaneous services: business associations; professional membership organizations; labor unions and similar labor organizations; and civic, social and fraternal associations. B. Residential dwellings. W here a single-family dwelling existed on a lot in a residential zone at the time this section was adopted (May 24, 1976), the residential use may be thereafter continued and the structure may be thereafter enlarged or expanded as long as the proposed alteration conforms to the minimum requirements for height, area, yard and off-street parking as they existed prior to May 24, 1976. If the proposed alteration does not conform to the prior bulk regulations, an application for a bulk variance shall be made to the Zoning Board of Adjustment. [Added 8-27-79 by Ord. No. 79-159] C. Undertaking establishments. [Added 9-28-81 by Ord. No. 81-400]
Accessory uses permitted shall be: A. Any accessory building and uses permitted in the C-2 District. 22900 12-91
& 228-112 ZONING & 228-115 & 228-112. Conditional uses. The following additional uses may be permitted by the Planning Board in this zone, upon a showing by the developer that each proposed use will comply with the appropriate criteria set forth below:
A. Recreational activities such as tennis courts, athletic clubs and gymnasiums; provided, however, that the criteria set forth in & 228-8H shall apply, except for the area and bulk requirements which shall comply with the standards described in this OP-1 Zone. B. Restaurants DELETED 6-24-91 BY ORD. NO. 91-72. & 228-113. Prohibited uses. [Amended 10-27-97 by Ord. No. 97-22] A. [Amended 5-22-78 by Ord. No. 78-29] All uses not specifically listed above as permitted are hereby prohibited and specifically the following: (1)
Fast-food restaurants.
(2) M echanical amusem ent devices and m echanical am usement facilities. [Added 6-25-79 by Ord. No. 79-146] (3)
Sex clubs and massage parlors. [Added 12-13-82 by Ord. No. 82-480]
(4) Limousine or livery service. [Added 8-28-89 by Ord. No. 89-51] (5) Storage yard for wreckers and damaged or disabled vehicles associated with a wrecker operation. [Added 10-27-97 by Ord. No. 97-22] & 228-114. Height limitations. No building or structure in an OP-1 District shall be erected or enlarged to exceed thirty-five (35) feet in height, measured as the average grade around the structure, or two and one-half (2 1/2) stories.
& 228-115. Area and yard requirements. A. Minimum lot size for office and residential use shall be twenty thousand (20,000) square feet. Minim um lot size for undertaking establishments shall be 1.5 acres. [Amended 9-28-81 by Ord. No. 81-400] B. Maximum coverage for buildings and structures shall be thirty percent (30% ) of the total lot area. Total lot coverage, including buildings, structures, parking, loading, drives, walkways and other paved surfaces, shall not exceed sixty-five percent (65% ) of the total lot area. C. Every lot used for buildings and uses permitted in the OP-1 District as listed under & 228-86A shall have a minimum width of one hundred twenty (120) feet at the street line, except that one (1) side of a corner lot shall have a minimum of one hundred sixty (160) feet at the street line.
22901 5-98
& 228-115 EAST BRUNSWICK CODE & 228-117 D. Front yards of business lots shall have a minimum depth of twenty (20) feet from the street line if off-street parking space is to be provided at the side or rear of the building and a minimum depth of sixty (60) feet from the street line if off-street parking space is to be provided in front of the building. In any location where the land on the opposite side of the street is in a residence district, the twenty-foot strip of front yard adjacent to the street line shall be improved with a landscaped buffer, installed with a mixture of deciduous and coniferous plant materials at a minimum height of four (4) feet and maintained at a height of a minimum of six (6) feet, excluding areas necessary for adequate sight distance, and this area shall not be used for off-street parking purposes or for the display of merchandise. An earth berm of a minimum of three (3) feet may be installed in such a twenty-foot landscaped buffer area, in which case the height of the plant materials may be revised as approved by the Planning Board at the time of site plan approval. E. Side yards of business lots shall have a minimum width of twenty (20) feet each from the side lot lines. F. Rear yards of business lots shall have a minimum depth of sixty (60) feet from the rear lot line. G. An attached group of businesses and offices may be considered as one (1) building in applying the above yard space requirements. H. In any OP-1 Zone where the zone line is immediately contiguous or adjacent to any residential zone, a fifty foot landscaped buffer shall be installed of deciduous and coniferous plant materials at a minimum height of five (5) feet and maintained at a minimum height of not less than fifteen (15) feet. An earth berm of a minimum height of five (5) feet may be constructed, in which case the Planning Board m ay lessen the requirements for plant materials. The Planning Board may waive the requirements for buffering if equivalent screening is provided by parks or by topography or other natural conditions. Such a buffer area is required to shield adjacent residential areas from parking lot illumination, headlights and fumes and to diminish the visual encroachment of residential privacy and residential neighborhood characteristics. I. All buildings within two hundred (200) feet of residential zones shall be designed in a residential character emulating the architectural style of residential areas in scale, height of buildings, facade materials and general structural treatment. & 228-116. Off-street parking. [Amended 12-13-93 by Ord. No. 93-72] Parking shall be provided at the rate of spaces to be approved by the Planning Board as provided for in & 228-15.1.
22902
12-93 & 228-118 ZONING & 228-118.1 & 228-118. Site plan approval.
DELETED 4-20-09 BY ORD. NO. 09-11 ARTICLE X-A Regulations for Planned Unit Residential Developments & 228-118.1. Authority for provisions on planned unit residential developments; purpose. [Added 5-9-77 by Ord. No. 77-264-B; amended 12-11-89 by Ord. No. 89-82] A. Authority. Sections 228-118.1 through 228-118.12 are adopted pursuant o N.J.R.S. 40:55D- 39. B. Purpose and intent. In order for the Township of East Brunswick to meet its responsibility to protect and defend its natural resources, ecological systems, open spaces, natural beauty and the value of the property within the township, while at the same time recognizing the increased urbanization occurring within its boundaries and attempting to meet its responsibilities to bear its fair share of the region's need to provide for the construction of housing; and the township, having studied and analyzed its environmental and natural resources and the potential hazards to those resources in anticipation of future development and having undertaken such studies as major steps in creating long-range plans directed toward the accommodation of housing and other development, while avoiding environmental degradation and its attendant threats to public health and safety; the Township Council of the Township of East Brunswick hereby declares it to be in the general interest of the health, safety and welfare of the inhabitants of the Township of East Brunswick and in harmony with the objectives of this chapter and the township's adopted Master Plan to permit greater flexibility in design, layout and construction in housing development than heretofore permitted, so as to encourage retention and preservation of woodlands, surface water, swamps, aquifers, aquifer recharge areas, poorly drained soils, floodplains and other open space land for aesthetic and scenic beauty, passive recreation, rejuvenation of resources and preservation of the ecological system s of the township; and to encourage innovations in design and reflect changes in land development technology and to provide for necessary education and recreational facilities conveniently located to such housing; and, in such zones where applicable, to provide for necessary commercial facilities and services; to ensure compatibility among various land uses; to conserve the value of the land; to encourage more efficient use of land and of public services; to encourage better transportation of people; to prevent strip commercial development; and to preserve the residential integrity of the area. 22903
12-09 & 228-118.2 EAST BRUNSWICK CODE & 228-118.4 & 228-118.2. Planned unit residential development option zone. [Added 5-9-77 by Ord. No. 77-264-B] The Planned Unit Residential Development (PURD) Option Zone includes the land described in Schedule A annexed hereto, notwithstanding the fact that the boundaries are not shown on the Zoning Maps. & 228-118.3. Standards for planned unit residential developments. [Added 5-9-77 by Ord. No. 77-264-B: amended 7-9-84 by Ord. No. 84-581; 10-19-98 by Ord. No. 98-26; 12-13-99 by Ord. No. 99-47; 3-12-01 by Ord. No. 01-13] No planned unit residential development under this chapter shall take place except upon tracts of land having a minimum of forty (40) contiguous acres having sufficient access to an existing improved street, except the Village Green Three A and MXD/R (Mixed Use Development/Residential) which shall take place upon tracts of land having a minimum of twenty-five (25) contiguous acres having sufficient access to an existing improved street. In the Town Green Zone for commercial and mixed use developments, the minimum tract of land shall be fifteen (15) contiguous acres, having sufficient access to an improved street. In the Village Green One zone a minim um of six (6) acres is required for a planned unit residential development.
A. The gross density per acre for a planned unit residential development, which shall include twenty (20% ) percent affordable units as defined in & 132-70 shall be as follows [Amended 12-13-99 by Ord. No. 99-47]: (1) Village Green Two: six (6) dwelling units per acre. [Amended 2-14-83 by Ord. No. 83-496; 12-13-99 by Ord. No. 99-47] (2) Village Green Three and Village Green Three A: eight (8) dwelling units per acre. [Amended 9-11-78 by Ord. No. 78-52] (3) Town Green: twelve (12) dwelling units per acre. (4) Mixed Use Development/Residential: Nineteen (19) dwelling units per acre. [Added 7-9-84 by Ord. No. 84-581] B. [Amended 2-14-83 by Ord. No. 83-496; 12-13-99 by Ord. No. 99-47] (1) The developer shall utilize uniform architectural and landscape plans for all units in the PURD with no reduction or substantial change for moderate-or-low-income units. [Amended 12-13-99 by Ord. No. 99-47] (2) The developer shall build the affordable units in a scatter site fashion throughout the development. For purposes of this section, scatter site shall mean that no more than two (2) low or moderate-income units shall be adjacent or attached to one another. [Amended 12-13-99 by Ord. No. 99-47] 22904
1-02 & 228-118.4 ZONING & 228-118.6 (3)
For the purpose of this section, low or moderate-income housing shall include, but need not be limited to, housing or mortgage financing which is provided pursuant to any federal, state or private subsidy program whose object is to provide low-and moderate-income housing. The foregoing shall not preclude a developer from compliance with the provision by any other means, provided that such alternate means shall provide low-and moderate-income housing upon terms and conditions substantially equivalent to those available through any of the foregoing methods. The developer shall submit to the municipal agency for its approval, in writing, a plan by which such low-and moderate-income housing shall be provided by the developer and maintained as such low-and moderate-income housing thereafter. C. The gross density per acre for a planned unit residential development in the Village Green One zone shall be three (3) dwelling units per acre. The gross density for all other permitted residential development shall be two (2) dwelling units per acre. [Added 3-12-01 by Ord. No. 01-13]
& 228-118.5. Net residential density for planned unit residential developments in the Town Green, Village Green and Mixed Use Development/Residential Zones. [Added 5-9-77 by Ord. No. 77-264-B; amended 7-9-84 by Ord. No. 84-581; amended 12-13-99 by Ord. No. 99-47] THIS SECTION WAS DELETED ON 12-13-99 BY ORD. NO. 99-47 & 228-118.6. Open spaces and common recreation lands for planned unit residential developments. [Added 5-9-77 by Ord. No. 77-264B; amended 2-27-89 by Ord. No. 89-995; 3-12-01 by Ord. No. 01-13] Not less than twenty-five percent (25% ) of the total land area of any planned unit residential development shall be designated for open space or common recreation lands. Such designated open space shall consist of land in a natural state or land developed for specific recreational purposes and shall be specified as to its intended use, including areas for wildlife preservation. Parcel size shall be a minimum of five (5) contiguous acres, which may be irregularly shaped. This five acre minimum shall not apply to planned unit residential developments of less than fifteen (15) acres. Such designated open space shall not include yard areas of lots in private individual ownership, land area within the right-of-way of public or private street and buildings wherein the principal use of such lands is to provide pedestrian access to and from buildings. Such open space may be deeded to the township or dedicated to a homeowners' association or trust, which incorporation and bylaws shall be approved by the Planning Board, subject to but not limited to the provisions of Article VI of Chapter 192, Design Guidelines and Standards (Cluster Subdivision), and Article VII of Chapter 228, Zoning (Cluster Zoning). In no event shall title to open space be conveyed by the developer prior to the posting of maintenance guaranties. (There is no page 22906) 22905 1-02
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