In order to regulate and restrict the location and type of buildings
and structures intended for trade, industry, residence or other purposes;
to regulate and limit the height and size of buildings; to regulate
the use and limit the intensity of the use of the land and the density
of population; and to regulate and determine the size of yards and
other open spaces surrounding buildings, the City is hereby divided
into districts known as:
A.
Regular zoning districts.
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R-1 District
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Single-Family Residential
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R-2 District
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Two-Family Residential, Townhouses
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R-3 District
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Multifamily Structures, Townhouses, Garden Apartments
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R-4 District
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Multifamily Structures, High-Rise Apartments, Hotels
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R-O District
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High-Rise Multifamily Structures; Offices
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CCC District
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Continuing Care Community
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C-1 District
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Neighborhood Commercial
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C-2 District
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Gateway Commercial
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C-3 District
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Gateway Commercial
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IND District
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Industrial
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IND-1 District
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Mixed Industrial/Commercial
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INST District
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Institutional, Medical Related, Cemeteries
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MPX District
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Multiplex Concrete Redevelopment Area
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GRN District
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Greenwood Redevelopment Area
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UPS District
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Upsala Redevelopment Area
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RUT District
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Rutledge Avenue Redevelopment Area
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ARC District
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Arcadian Gardens Redevelopment Area
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B.
Transit Village Districts (TVD).
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VC District
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Village Core Transit District and Muir's Berkeley Redevelopment
Area
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ES District
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Evergreen/Halsted and Evergreen Square Redevelopment Areas
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MSE District
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Lower Main Street Redevelopment Area — Phase I & Phase
II
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CAE District
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Central Avenue Entertainment District
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TR-2 District
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Transit Area Medium Density Residential
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TR-3 District
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Transit Area Multifamily Structures, Townhouses, Garden Apartments
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TR-4 District
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Transit Area Multifamily Structures, High-Rise Apartments, Hotels
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T-RO District
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Transit Area High-Rise Multifamily Structures; Offices
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NW District
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North Walnut Street Redevelopment Area
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LM District
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Lower Main Street Area — Phase 2 Area
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Regulations for these districts are contained in this chapter.
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A.
Applicability. In redevelopment areas designated by the City of East
Orange for which redevelopment plans are adopted pursuant to the Local
Redevelopment and Housing Law, N.J.S.A. 40A:12A-1 et seq., and where
there exists variations in land use or design controls between the
redevelopment plan and other provisions of this chapter, the provisions
of the adopted redevelopment plan supersede the applicable provisions
of this chapter of the City of East Orange.
B.
Urban redevelopment districts. The following redevelopment areas
are designated on the Zoning Map as urban redevelopment districts:
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VC District
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Muir's Berkeley Redevelopment Area
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MPX District
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Multiplex Concrete Redevelopment Area
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ES District
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Evergreen/Halsted Redevelopment Area
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GRN District
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Greenwood Redevelopment Area
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UPS District
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Woodlands at Upsala Redevelopment Area
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NW District
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North Walnut Street Redevelopment Area
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RUT District
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Rutledge Avenue Redevelopment Area
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MSE District
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Lower Main Street Redevelopment Area — Phase I
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LM District
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Lower Main Street Redevelopment Area — Phase II
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ARC District
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Arcadian Gardens Redevelopment Area
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The boundaries of the districts are shown on the map designated
as the "Zoning Map," as amended and supplemented and as approved by
the City Council as part of this chapter and filed in the office of
the Administrative Officer. Such Zoning Map and all notations, references
and other information shown thereon are a part of this chapter and
have the same force and effect as if the Zoning Map and all notations,
references and other information shown thereon were all fully set
forth as described herein.
Except as in this chapter otherwise provided, the following
shall apply:
A.
Compliance with district regulations. No building or structure shall
be erected, converted, enlarged, reconstructed or structurally altered,
nor shall any building or structure or land be used, which does not
comply with all the district regulations established by this chapter
for the district in which the building, structure or land is located.
B.
Yard and area regulations, minimum requirements. The yard regulations
and the lot area per family provisions required by this chapter shall
be considered minimum regulations for each and every building or structure
at the time of the effective date of this chapter and for any building
or structure thereafter erected or structurally altered. No land required
for yards or for lot area per family in connection with an existing
building or structure or in connection with any building or structure
hereafter erected or structurally altered shall be decreased by sale
or otherwise or be made a portion of any required yard or lot area
for any other building or structure.
C.
Principal buildings to be on lots. Every principal building or structure
thereafter erected or structurally altered shall be located on a lot,
as herein defined.
D.
District boundary lines dividing lots. Where a district boundary line divides a lot of record at the time such line is adopted, the regulations as are applicable to accessory uses and accessory structures for the less-restricted portion of such lot shall apply to the more-restricted portion, but for a distance of not more than 51 feet, measured at right angles to such district boundary line. In such instance, the lot must have frontage on a street in the less-restricted district, and where such accessory uses and buildings extend into a residential district, they shall be set back and screened with a minimum height of six feet of either an evergreen landscape buffer installed in accord with § 51-193 or an opaque wall or fence which shall have no painted or attached signage.
A.
Front yard setback standards. Front yard setback standards shall
be measured to the structural front walls of applicable buildings
and shall not be based on the locations of open or enclosed porches,
balconies or bay windows. Small sections of a new facade may also
be recessed deeper than the required setback to allow for architectural
interest in the new building.
(1)
The front setback of a new structure shall match the shorter front
setback of the two closest principal buildings on each side of the
project site on the same block frontage as the site.
(2)
Bay windows (with no wall section wider than six feet), balconies,
stoops and porches are permitted to encroach into the front setback
area.
(3)
When the block has no existing development to serve as the reference
for the required setback, the front yard setback shall be six feet.
(4)
For through lots, the street frontage where the closest principal
buildings on each end of the lot that have the lesser setback shall
be considered the front yard.
(5)
For corner lots, the following special setback requirements apply
to the street frontages of the two intersecting streets.
(6)
Existing front yard setbacks for existing buildings are conforming.
B.
Glazing regulations.
(1)
Minimum amount of area on exterior walls devoted to transparent glazing
for new buildings other than buildings put to warehousing or industrial
use.
(a)
For the primary front facade, a minimum of 25% of the wall area shall be devoted to transparent windows or doorway areas, except for ground-floor commercial portions of buildings, which shall comply with Subsection B(1)(e) below.
(b)
For street-facing side or rear walls of structures on corner
lots or through lots, a minimum of 20% of the wall area shall be devoted
to transparent windows or doorway areas.
(c)
For non-street-facing walls, the greater of a minimum of 10%
of wall area or the maximum amount allowed by the construction code
shall be devoted to transparent windows or doorway areas.
(d)
All transparent glazing areas on door panels count toward this
requirement, but door panels themselves do not count towards this
requirement.
(e)
For the first-floor facade, measured from grade to the ceiling
height of that first floor of commercial or mixed use buildings, the
minimum required area of wall devoted to transparent windows or doorway
areas is 45%. Additionally, any security gates, grilles or roll-down
barricades shall have a minimum transparency of 75%.
(2)
For existing buildings, no additional transparent glazing is required;
however, the removal of existing windows or the reduction in size
of existing windows is prohibited on all street-facing walls (walls
parallel to the street) of the building.
(3)
For all storefront windows facing Central Avenue or Dr. Martin Luther
King, Jr. Boulevard (Main Street), no more than 30% of the window
area is permitted to be used for posters, displays, shelves or other
items that block the view into the interior of the commercial space
in that building. Therefore, 70% of the window area shall be transparent
and provide a view from the sidewalk into the commercial area, enabling
a view distance of at least 10 feet into the building's interior.
(4)
Opaque window tinting is prohibited. Window tinting that gives a
metallic or mirrored appearance is prohibited. Any installed window
tinting is required to provide a visible light transmission percentage
in excess of 70%.
C.
Special side yard and rear yard setback regulations. No new construction
may encroach within three feet of the windows or doors of another
existing building on another property nor block emergency access to
those windows or doors.
D.
Minimum dwelling unit or apartment sizes for newly constructed buildings,
new additions or for the subdividing of dwelling units in existing
buildings.
(1)
Studio apartment: 500 square feet.
(2)
One-bedroom apartment: 700 square feet.
(3)
Two-bedroom apartment: 850 square feet.
(4)
Three-bedroom apartment: 1,000 square feet.
(5)
Bedroom size: 110 square feet (10 feet by 11 feet).
(6)
New residential units larger than three bedrooms are only permitted
in the R-1 District and the Woodlands at Upsula Redevelopment Plan
Area and are prohibited in all other districts.
A.
Chimneys, cooling towers, elevator bulkheads, fire towers, gas tanks,
solariums, steeples, penthouses, stacks, stage towers or scenery lofts,
tanks, water towers, ornamental towers and spires, wireless radio
or television towers or necessary mechanical appurtenances may be
erected, provided that no tower other than a church steeple or tower
of a public building shall exceed the applicable height limitations
by more than 10%. No tower shall be used as a place of habitation
or for tenant purposes. No sign, nameplate, display or advertising
device of any kind whatsoever shall be inscribed upon or be attached
to any chimney, tower, tank or other structure which extends above
the applicable height limitations. Cooling towers, elevator bulkheads,
fire towers, gas tanks, penthouses, stacks, stage towers or scenery
lofts, tanks, water towers, wireless radio or television towers or
necessary mechanical appurtenances are only permitted to be mounted
on flat roofs and shall be set back from any street-facing edge of
the roof on which they are mounted for a distance of one foot from
the roof edge for every one foot of height above the roofline of the
item.
B.
On through lots 120 feet or less in depth, the height of a building
may be measured from the grade on either street. On through lots more
than 120 feet in depth, the height regulations and basis of height
measurements for the street permitting the greater height shall apply
to a depth of not more than 120 feet from the street.
A.
In computing the depth of a rear yard where the rear yard opens to
an alley, 1/2 of the width of the alley shall be considered to be
a portion of the rear yard.
B.
No accessory building shall occupy more than 400 square feet for
lots smaller than 10,000 square feet and no more than 15% of the rear
yard for lots larger than 10,000 square feet, and shall only be permitted
in the rear yard.
C.
Every part of a required rear yard shall be open to the sky unobstructed,
except for accessory buildings in a rear yard.
D.
Open or lattice-enclosed fire escapes, required by law, projecting
into a yard not more than five feet and the ordinary projection of
chimneys and pilasters shall be permitted by the Construction Official
when placed so as not to obstruct light and ventilation.
E.
Along a narrower street near its intersection with a wider street
or on an interior lot running through to a narrower street, any building
or part of a building shall be governed by the volume regulations
provided for the wider street or to within 100 feet of such narrower
street where the restriction on the latter may be less severe.
F.
An offset to a court or yard may be considered as a part of such
court or yard, provided that it shall not be deeper in any part than
it is wide on the open side and that such open side shall in no case
be less than six feet wide.
G.
The space above any underground structure shall be considered a yard.
No underground structure is subject to the setback requirements of
this chapter, nor shall its area be used in the calculation of the
floor area ratio and the building area.
H.
Where a nonresidential zone adjoins a residential zone within a block,
any principal or accessory building constructed in the nonresidential
district within 100 feet of the residential district along the same
street front shall be set back at least 1/2 the distance that would
be required if the premises were deemed to be located in the adjoining
residential zone, but in no event less than 20 feet.
Pursuant to N.J.S.A. 40:55D-66.1, community residences for the
developmentally disabled, community shelters for victims of domestic
violence, community residences for the terminally ill, community residences
for persons with head injuries, and adult family care homes for elderly
persons and physically disabled adults shall be a permitted use in
all residential districts, and the requirements therefor shall be
the same as for single-family dwelling units located within such districts.
Pursuant to N.J.S.A. 40:55D-66.6, child-care centers for which,
upon completion, a license is required from the Department of Human
Services pursuant to N.J.S.A. 30:5B-1 et seq., shall be a permitted
use in all nonresidential districts of a municipality. The floor area
occupied in any building or structure as a child-care center shall
be excluded in calculating: (1) any parking requirement otherwise
applicable to that number of units or amount of floor space, as appropriate,
under state or local laws or regulations adopted thereunder; and (2)
the permitted density allowable for that building or structure under
any applicable municipal zoning ordinance.
