East Brunswick City Zoning Code
ARTICLE III
Regulations for the R-1 Single Family Rural Residence District
§ 228-7 Applicability of provisions of Article.
Unless specifically prohibited in this article, the following regulations shall apply to all R-l Districts.
§ 228-8 Permitted uses.
[Amended 09-21-15 Ord. 15-16]
Principal uses and buildings permitted are as follows:
A.
Single family dwellings.
B.
Places of assembly and parsonages.
C.
Public and parochial schools and colleges for academic instruction.
D.
Public recreational and community center buildings and grounds.
E.
Public libraries and museums.
F.
Parks and playgrounds.
G.
Nursery schools.
H.
Cemeteries and mausoleums.
I.
Private, nonprofit recreational and community buildings, clubs, swimming pools and activities of a quasi public, social, fraternal or recreational character, such as golf and tennis clubs, camps, veterans or fraternal organizations which are not of a commercial character.
J.
Buildings used exclusively by the federal, state, county or local municipal government for public purposes.
K.
Structures used for private and commercial horticultural, agricultural or forestry purpose exclusive of greenhouses and stables housing not more than four horses for private use by the owner or leasee, provided that no structure and no area enclosing farm animals of any kind shall be permitted within seventy-five (75) feet of any lot line.
[Amended 6-27-83 by Ord. No. 83-508; amended 09-21-15 Ord. 15-16]
L.
All agricultural activities and farm related uses of land which meet the definition in the New Jersey Farmland Assessment Act.
M.
Family Day Care Home.
§ 228-8.1 Conditional uses.
[Added 1-31-83 by Ord. No. 83-494; Amended 9-21-15 Ord. 15-16; 10-9-17 by Ord. 17-34]
Principal uses and buildings permitted subject to a conditional use permit by the Planning Board:
A.
Restaurant Banquet facilities.
No conditional use permit shall be granted unless the following conditions are met:
1.
The lot shall be located on a minor arterial street as defined in the Township Master Plan.
2.
Parking shall not be permitted within seventy-five (75') feet of any front lot line, thirty-five (35') feet of a side lot line and one hundred (100') feet of a rear lot line.
3.
Planted buffers, a minimum twenty-five (25') feet in depth, shall be provided alongside and rear lot lines. This buffer shall consist of massed evergreen and deciduous trees, planted in such a fashion that will produce within three growing seasons a screen at least six (6) feet in height. The quantity of natural screening existing shall be taken into consideration upon evaluation of the site plan.
4.
The building shall be designed in a character compatible to the surrounding area.
5.
The lot shall be serviced by public sewers.
6.
Fifty (50%) percent of the proposed restaurant facility shall be dedicated to the purpose of active banquet facilities and shall have a minimum of 25,000 square feet of building area.
7.
Area and Yard Requirements.
a.
Minimum lot width - 400 feet.(a)=b. Minimum lot area - 8 acres.
b.
Maximum building coverage - 25 percent.
c.
Minimum front yard setback - 120 feet.
d.
Minimum side yard setback to principle and accessory building and structure - 50 feet.
e.
Minimum rear yard setback to any building or structure - 100 feet.
f.
Maximum lot coverage - sixty (60%) percent.
B.
Planned Residential Cluster development:
1.
Minimum Tract Area: 20 acres.
2.
Maximum Density: one dwelling unit per acre. Maximum density shall be the same as in a conventional R-1 subdivision. The applicant shall submit a sketch of a feasible conventional subdivision to establish the allowable number of developable lots within the cluster subdivision.
3.
Developable lots shall be located to minimize impact of adjacent nuisances, such as highway noise or glare. The applicant shall demonstrate that adjacent nuisances are mitigated.
4.
Common Open Space: twenty-five (25) percent of the site with a minimum of five (5) contiguous acres.
5.
Minimum Lot Size: twenty thousand (20,000) square feet.
6.
Minimum Lot Width: one hundred twenty (120) feet.
7.
Minimum Front Yard Setback: forty (40) feet for principal or accessory buildings.
8.
Minimum Side Yard Setback: one side: 20 feet; two sides: forty (40) feet.
9.
Minimum Rear Yard Setback: forty (40) feet.
10.
Minimum Accessory Building Side or Rear Setback: fifteen (15) feet.
11.
Maximum Height: 35 feet.
12.
Building coverage: twenty-five (25%) percent.
C.
Hotels adjacent to and ancillary to existing restaurant-banquet facilities.
a.
Minimum lot size: three acres.
b.
Maximum number of rooms: 130 rooms.
c.
Maximum height: four stories.
d.
Front setback: 100 feet.
e.
Side setback: 25 feet.
f.
Rear setback: 75 feet.
g.
Building coverage: 25%.
h.
Landscape Buffer: 25 feet to adjacent existing residential developments.
i.
Parking/Driveway Setback: 25 feet; can be reduced to 10 feet if a planted Buffer consisting of evergreen and deciduous trees are installed at a minimum height of 10-12 feet.
j.
Maximum lot coverage: 60%.
k.
Cross access, cross parking and walkways connecting the banquet facility and hotel shall be provided.
l.
One freestanding sign of a maximum size of 35 square feet and at a maximum height of eight (8') feet is permitted.
m.
Façade signs on the facades facing Cranbury Road and facing the existing banquet facility shall be permitted. The façade signs can be a maximum of five (5%) percent of the façade they are attached to.
n.
The lot shall be serviced by public sewers.
§ 228-9 Permitted accessory uses.
[Amended 2-5-68 by Ord. No. 68-8-M; 5-24-71 by Ord. No. 71-8-BB; amended 9-21-15 Ord. 15-16]
Accessory uses, structures and buildings permitted are as follows:
A.
Home occupations as defined in § 228-3B of this chapter.
B.
Private garages as defined in § 228-3B of this chapter; provided, however, that the garage shall be for not more than three private cars or two private cars and one commercial vehicle that is no greater than 20 feet in length, 7 feet in width or 8 feet in height, as defined in § 228-224C.
C.
Greenhouses are a permitted accessory use and structure provided that the aggregate square footage of all structures situated on the site do not exceed 55,000 square feet or fifteen percent (15%) coverage of the total lot area, whichever is less.
D.
Landscape contracting as part of a permitted nursery and sales of products grown on the site are permitted accessory uses provided the activities are subordinate to the permitted primary use of the site, including, but not limited to a farm, forest tract or nursery.
§ 228-10 Prohibited uses.
[Amended 2-26-68 by Ord. No. 68-8-N; 2-5-68 by Ord. No. 68-8-M; 5-24-71 by Ord. No. 71-8-BB; 6-25-79 by Ord. No. 79-146; 12-13-82 by Ord. No. 82-480; 2-27-84 by Ord. No. 84-560; 8-28-89 by Ord. No. 89-51; 1-8-90 by Ord. No. 89-94; 10-27-97 by Ord. No. 97-22; 9-21-15 Ord. 15-16; 6-23-2025 by Ord. No. 25-24; 8-11-2025 by Ord. No. 25-28]
Prohibited uses and buildings are as follows:
B.
Professional occupations.
D.
Mechanical amusement devices and mechanical amusement facilities.
E.
Sex clubs and massage parlors.
F.
Newspaper Vending Machines.
G.
Limousine or livery service.
H.
Storage yard for wreckers and damaged or disabled vehicles associated with a wrecker operation.
I.
Second kitchen in single-family dwellings.
§ 228-11 Removed.
[9-21-15 Ord. 15-16]
§ 228-12 Density, area and yard requirements.
[Amended 9-12-66 by Ord. No. 66-8-F; 6-12-89 by Ord. No. 89-36; 12-13-93 by Ord. No. 93-76; 9-21-15 Ord. 15-16]
A.
Density: one dwelling unit per acre.
B.
Minimum lot width: one hundred fifty (150) feet.
C.
Minimum Lot Area: one acre, corner lots: 47,000.
D.
Minimum Front Yard Setback for Principal and Accessory Structures: fifty (50) feet.
E.
Minimum Side Yard Setback: one side: 20 feet; two sides: fifty (50) feet.
F.
Minimum Rear Yard Setback: forty (40) feet.
G.
Minimum Accessory Building Side or Rear Setback: 20 feet.
H.
Maximum Building Height: thirty-five (35) feet.
I.
Building coverage: twenty-five (25%) percent.
§ 228-14 Removed.
[9-21-15 Ord. 15-16]
§ 228-15 Deleted.
[4-20-09 Ord. No. 09-11]
§ 228-15.1 Moved to 218.1.
[9-21-15 Ord. 15-16]