East Brunswick City Zoning Code
ARTICLE XXV
H Regulations for the Townhouse Inclusionary Residential TH-3 District
[Added 3-9-2026 by Ord. No. 26-07]
§ 228-217.61 Purpose & intent.
The purpose of the Townhouse Inclusionary Residential District (TH-3) is to permit the development of single-family attached dwellings, townhouses, and stacked townhouses with an inclusionary residential component providing realistic housing opportunities for low- and moderate-income families. The following regulations are intended to encourage more efficient use of land and of public services while ensuring compatibility among surrounding commercial land uses and residential areas in the Village Green-II and R-5 Districts.
§ 228-217.62 Permitted uses.
A.
Permitted principal uses:
(1)
Townhouse dwellings and/or stacked townhouse dwellings with integrated affordable townhouse, stacked townhouse, or multifamily units.
B.
Permitted accessory uses:
(1)
Recreational, social and communal facilities for the exclusive use of residents and guests.
(2)
Off-street parking areas.
(3)
Any other use which is subordinate and customarily incidental to a permitted principal use.
§ 228-217.63 Development and design requirements.
A.
Minimum tract area: three acres.
B.
The maximum gross density shall be 12 dwelling units per acre. A minimum of 20% of all dwelling units shall be limited to occupancy by low- and moderate-income households.
C.
Setbacks.
(1)
The minimum building setback from Cranbury Road shall be 65 feet.
(2)
The minimum building setback from a single-family residential property line in the R-5 District shall be 75 feet.
(3)
The minimum building setback from all other property line shall be 25 feet.
(4)
The minimum parking setback shall be 35 feet from a single-family residential property line in the R-5 District and 15 feet from all other property lines.
(5)
No accessory structure or use shall be located closer to Cranbury Road or a single-family residential property line in the R-5 District than any principal building. No accessory structure or use, including stormwater management facilities, shall be located within 10 feet of any other property line.
D.
The maximum building coverage shall be 20% of the gross tract area.
E.
The maximum improved lot coverage shall be 25% of the gross tract area.
F.
The maximum building height shall be three stories/40 feet for all residential dwelling types.
G.
A strip of land 35 feet wide shall be reserved for a landscaped buffer between any new development pursuant to this chapter and any single-family detached residential dwellings existing as of the time when such new development is commenced. Such buffer area shall retain existing mature trees to the extent feasible and shall be supplemented with a mixture of deciduous and coniferous plant material at a minimum height of four feet and maintained at a height of a minimum of six feet. No structures except a fence or wall shall be permitted to be located within the required buffer area.
H.
Outdoor amenities shall be provided that are appropriate for use by residents and their guests, including families with children, which shall meet the required building setbacks set forth in Subsection D. Outdoor amenities include, but are not limited to, a tot lot or other child-friendly play area; a community garden; and walking trails with sitting areas.
I.
Parking shall be provided in accordance with the standards for garden apartments contained within the New Jersey State Residential Site Improvement Standards (RSIS), except parking may be reduced by the Planning Board to average not less than 1.5 spaces per affordable dwelling unit if deemed necessary for the realistic production of low- and moderate-income housing.
J.
The minimum distance between buildings shall be as follows:
(1)
Front to front: 65 feet.
(2)
Rear to rear: 40 feet.
(3)
Side to side: 25 feet.
K.
Affordable units shall not be permitted within a separate building or buildings but instead shall be interspersed in buildings with market-rate units, although buildings with exclusively market-rate townhouses or stacked townhouses shall be permitted. No more than three affordable units shall be vertically stacked when integrated with market-rate townhouses or stacked townhouses.
L.
There shall be no more than 12 units per building where affordable units are integrated with market-rate townhouses or stacked townhouses, and no more than eight units per building where no affordable units are integrated with market-rate townhouses or stacked townhouses. Units shall be attached in such a manner as to provide maximum safety and privacy for adjoining units.
M.
Two freestanding monument signs, each measuring no larger than 12 square feet in area and not more than six feet in height, including the sign base, shall be permitted to identify the development. No sign shall be located closer than 10 feet from any property line and shall not be located within a required buffer area.
N.
Any development pursuant to this article shall comply with all requirements of the New Jersey Fair Housing Act ("FHA") at N.J.S.A. 52:27D-301 et seq. and N.J.A.C. 5:99, the regulations of the New Jersey Housing and Mortgage Finance Agency ("NJHMFA") including the Uniform Housing Affordability Controls at N.J.A.C. 5:80-26.1 et seq. ("UHAC"), and Township of East Brunswick Affordable Housing Ordinance at § 132-69 et seq., as may be amended and supplemented.
