Brick's Zoning Overlays & Bonuses: The Rules That Matter

Every city handles zoning overlays & bonuses a little differently. In Brick, New Jersey, there are 2 distinct rules that residents and property owners should be aware of. Some are stricter than what neighboring cities enforce, and others are more relaxed. Here is what you need to know.

Downtown Design Guide

Brick Township requires Planning Board Architectural Review Committee approval for new nonresidential and mixed-use development in the Village Zone, applying design guidelines that call for a timeless shore-town look echoing Asbury Park and Spring Lake.

Key details: Zone: Village Zone (Art. XXIVA). Review body: Planning Board Architectural Review Committee. Design theme: "Timeless" historic shore-town look. Max height: 35 ft mean, 38.5 ft ridge. Adopted: 10-9-2018 by Ord. No. 20-18.

Skipping Architectural Review Committee sign-off before building or majorly renovating in the Village Zone blocks site plan approval; the Planning Board can deny or condition approval until designs meet the guidelines.

Compared to other cities, Brick takes a harder line on downtown design guide. The enforcement and penalty structure reflects that.

Density Bonus Law

In Brick Township's R-R-2 and R-R-3 zones, single-family density can rise to 2.5 units per buildable acre if a developer permanently preserves specific listed parcels as open space.

Key details: Bonus density cap: 2.5 du per buildable acre. Gross density cap (incl. preserved land): 1.5 du per buildable acre. Applies in: R-R-2 and R-R-3 Zones. Preservation method: Conservation easement or deeded dedication.

Density above the base R-R Zone standard is unavailable unless the open-space parcels are perpetually protected first; building without the required easement or deed restriction is a Land Use Chapter violation subject to the Township's standard zoning enforcement and penalties under Chapter 245.

The Bottom Line

Brick's zoning overlays & bonuses rules are a mixed bag. Some areas are strict, others are relaxed, and the details matter. The best approach is to check the specific rule that applies to your situation rather than assuming Brick is broadly strict or permissive.

These rules come from Brick's publicly available municipal code. For complete penalty schedules, exemption details, and answers to common questions, see the individual ordinance pages throughout this guide.