East Brunswick City Zoning Code
ARTICLE XXV
B Regulations for the O/I Office/Industrial Planned Development Option District
§ 228-217.13 Authority, purpose and intent.
[Amended 8-13-2008 by Ord. No. 07-22]
A.
Authority. This article is adopted pursuant to N.J.S.A. 40:55D.39 et seq.
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; and the Township, having studied and analyzed its environmental and natural resources in anticipation of future development and having undertaken such studies as major steps in creating long range plans directed towards the accommodation of industrial and office development, while avoiding environmental degradation and its attendant threats to public health and safety; as well as while providing appropriate land use transitions between existing single family residential areas and non-residential development, 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 district which shall permit greater flexibility and design, layout and concentration in industrial and office development so as to encourage retention and preservation of, woodlands, surface water, poorly drained soils, flood plains and other open space land for aesthetic and scenic beauty, rejuvenation of resources and preservation of the ecological systems of the Township.
[Amended 8-13-07 by Ord. No. 07-22]
§ 228-217.14 Land included.
The O/I Planned Development Option Zone includes the land described in Schedule A annexed hereto.
§ 228-217.15 Standards for O/I Planned Developments.
No Planned Industrial/Office Development under this chapter shall take place except upon tracts of land having a minimum of 10 contiguous acres having sufficient access to an existing improved street.
§ 228-217.16 Permitted uses.
[Amended 8-13-07 by Ord. No. 07-22]
Principal uses and buildings 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; 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; 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; educational and scientific research services; accounting, auditing and bookkeeping services; urban planning services; data processing services; and other professional services.
6.
Government 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.
Industrial and manufacturing establishments herein listed
[Amended 8-13-07 by Ord. No. 07-22]:
2.
Storage Warehouses.
3.
Construction establishments wherein construction activities are generally managed from a fixed place of business and where actual construction work is performed at dispersed sites.
4.
Establishments engaged in selling merchandise to retailers; to industrial, commercial, institutional, farm or professional business users; or to other wholesalers; or acting as agents or brokers in buying merchandise for or selling merchandise to such persons or companies.
5.
Establishments which manufacture or process food for human consumption and kindred products, including canned foods, grain products, bakery products, sugar and confectionery products, fats and oils, beverages, and specifically excluding establishments which slaughter live animals.
6.
The manufacturer of textile mill products.
7.
Establishments which produce clothing and fabricated products by cutting and sewing purchased woven or knot textile fabrics and related materials, such as leather, rubberized fabrics, plastics and furs.
8.
Establishments engaged in manufacturing finished articles made entirely or mainly of wood or wood substitutes.
9.
Manufacturing of furniture and fixtures.
10.
Establishments which engage in the manufacture of paper and paperboard into converted products, such as boxes and envelopes.
11.
Establishments engaged in printing and publishing and those establishments which perform services for the printing trade, such as bookbinding, typesetting and engraving.
12.
Establishments engaged in the manufacture of finished leather and leather products, specifically excluding tanning, currying, and finishing hides and skins.
13.
Establishments engaged in the manufacture of stone, clay, glass and concrete products.
14.
Establishments engaged in the manufacture of fabricated metal products.
15.
Establishments engaged in the manufacture of machinery, equipment, electrical machinery and supplies, and household appliances.
16.
Establishments engaged in the manufacture of equipment for transportation of passengers and cargo by land, air and water.
17.
Establishments engaged in the manufacture of instruments for measuring, testing, analyzing and controlling and their associated sensors and accessories; photographic, medical and optical goods; watches and clocks.
18.
Establishments engaged in the manufacture of jewelry, silverware and plated ware.
19.
Establishments engaged in the manufacture of musical instruments.
20.
Establishments engaged in the manufacture of toys and amusements, sporting and athletic goods.
21.
Establishments engaged in the manufacture of pens, pencils and other office, and artists' materials.
22.
Establishments engaged in the manufacture of costume jewelry, novelties, buttons, and miscellaneous notions.
23.
Establishments engaged in the manufacture of electronic products, equipment, components and accessories.
C.
Parks and playgrounds
§ 228-217.17 Conditional uses.
[Deleted 11-28-16 by Ord. 16-20]
§ 228-217.18 Permitted accessory uses.
[Amended 8-13-07 by Ord. No. 07-22]
Accessory uses permitted shall be:
A.
Storage uses and buildings provided that outdoor storage uses shall be at the rear of the building and so arranged as to be minimally visible from a street or highway. Storage shall preferably be in a separate building of masonry construction, but outdoor storage shall be permitted in an area screened on all sides by a dense evergreen hedge and/or continuous solid masonry wall or uniformly painted board fence not less than eight (8) feet in height. No other outside storage shall be permitted.
B.
Personal services, retail sale of sundries, convenience store use when located within a Planned Senior Citizen residence development residential structure or clubhouse structure.
[Added 8-13-07 by Ord. No. 07-22]
§ 228-217.19 Prohibited uses.
[Amended 12-13-82 by Ord. No. 82-480; 10-27-97 by Ord. No. 97-22; 8-13-07 by Ord. No. 07-22; 6-23-2025 by Ord. No. 25-24; 8-11-2025 by Ord. No. 25-28]
Prohibited uses and buildings shall be all uses and buildings not listed in § 228-217.16 and 228-217.17.
§ 228-217.20 Height limitations.
[Amended 8-13-07 by Ord. No. 07-22]
A.
No structure shall exceed forty (40) feet in height, provided, however, that if the applicant demonstrates that the structure will nevertheless be accessible by Township fire apparatus, or that the structure will contain an adequate fire protection system acceptable to the Chief Fire Inspector, the Planning Board may allow the structure, or any side or sides of the structure, where otherwise appropriate to the environment in which the structure is situated, to exceed forty (40) feet in height, but not to exceed sixty (60) feet.
§ 228-217.21 Open space requirements.
[Amended 8-13-07 by Ord. No. 07-22]
A.
Not less than forty percent (40%) of the total land area of any O/I Planned Development shall be designated for permanent open space or as an area of natural preservation. Such open space or natural preservation area shall not include yard areas of lots in private individual ownership or land area within the right-of-way of public or private streets. Such areas shall be dedicated to a landowner's association pursuant to a declaration of covenants which shall be subject to Planning Board approval, or may be deeded to the Township, upon approval by the Planning Board and acceptance by the Township Council. Open space areas to be retained by a landowner's association shall not be developed or disturbed from their natural state. Areas so designated shall contain deed restrictions or similar encumbrances acceptable to the Planning Board which shall ensure the perpetual preservation of these areas. Nothing contained herein is intended to prohibit the use of open space areas for storm water detention basins, other drainage structures, or required utility structures approved by the Planning Board.
B.
The Planning Board in reviewing the proposed open space areas designated for preservation shall prior to approving the plan assure that those areas of the tract possessing the greatest degree of environmental sensitivity be designated as open space. The Board may request of the applicant, who shall upon request, supply all data found to be relevant by the Planning Board in order to evaluate the proposed plan's adequacy in protecting the natural resources, ecological systems, open spaces and natural beauty of the subject tract. The Board should consider, but not be limited in its consideration to the following items in its evaluation of the proposed open space plan:
§ 228-217.22 Allowable building floor area.
[Amended 8-13-07 by Ord. No. 07-22]
A.
The maximum allowable aggregate floor area of all buildings within any planned development tract shall not exceed twenty five percent (25%) of the total tract area including designated open space.
B.
The applicant shall allocate and indicate on the plans submitted for final subdivision approval a portion of the total allowable building floor area for the entire tract to each lot receiving final approval. Development of each lot shall be restricted to the total floor area as indicated in the final subdivision approval. Nothing herein is intended to prohibit the development of an individual site in excess of 25% of the site area, provided that lot has been allocated a floor area in excess of 25% at the time of final subdivision approval.
§ 228-217.23 Area and yard requirements.
[Amended 8-13-07 by Ord. No. 07-22]
A.
Minimum lot area shall be 20,000 sq. ft.
B.
Minimum lot frontage shall be 150 ft., except where the lot fronts on the circular turn around at the end of a cul-de-sac in which case the minimum frontage requirement shall be 100 ft.
C.
All structures shall have a height/setback ratio of not less than 1:1 from every lot line.
D.
All buildings shall be setback not less than 20 feet from all front lot lines.
E.
The development of any lot with impervious surfaces shall not exceed seventy five percent (75%) of the total lot area.
F.
There shall be a minimum distance of 10 feet from rear and side lot lines to parking areas, outdoor storage and refuse collection areas, and access driveways, provided, however, that the board may waive this requirement to permit shared parking and/or shared access between adjacent lots, subject to appropriate cross access easements and agreements which shall be subject to the approval of the Board.
G.
All land not developed by buildings and structures shall be landscaped or preserved in its natural state in accordance with a landscape plan approved by the board.
H.
Minimum distance between buildings: thirty (30) feet.
[Added 8-13-07 by Ord. No. 07-22]
I.
Landscape Buffer: 20 feet along frontage, all other property lines and along public/private roadways. The landscape buffer shall include shade trees, earth berms and landscaping.
[Added 8-13-07 by Ord. No. 07-22]
§ 228-217.24 Off Street parking.
[Amended 12-13-93 by Ord. No. 93-72; 8-13-07 by Ord. No. 07-22]
On site parking shall be provided upon each lot at the rate as provided for in § 228-15.1.
§ 228-217.25 Site plan approval.
Site plan approval shall be the same as required in the R-1 District, however, the applicant shall submit evidence and certify compliance with all performance standards.
Performance Standards. In accordance with § 228-216A regulating I/M (Industrial/Manufacturing Districts).