East Brunswick, NJ Building Setbacks & Zoning: Lot Coverage Limits (2026)
Key Facts
- Lots of 30,000 sq. ft. or greater
- 25% (30% with attenuation)
- Lots of 10,000 to 29,999 sq. ft.
- 30% (35% with attenuation)
- Lots under 10,000 sq. ft.
- 40% (45% with attenuation)
- Attenuation trigger
- Over the cap, or coverage up more than 25% of existing
- Attenuation devices
- Drywells or similar, with engineering calculations
Summary
In East Brunswick Township, New Jersey, residential lot coverage is capped by lot size: 25% for lots of 30,000 square feet or greater, 30% for 10,000 to 29,999 square feet, and 40% for lots under 10,000 square feet. On-site stormwater attenuation raises each cap by five percentage points.
G. Lot Coverage All residential properties shall not have lot coverage greater than shown on the following chart: Lot Size Lot Coverage With Attenuation 30,000 sq. ft. or greater 25% 30% 10,000 sq. ft. - 29,999 sq. ft. 30% 35% less than 10,000 sq. ft. 40% 45% Should the impervious coverage of a residential property be greater than the allowable lot coverage or increased by more than 25% of the existing coverage, then on site stormwater attenuation, such as drywells or similar device(s) must be provided and approved within the subject property. Any attenuation will require engineering calculations.
Full Breakdown
East Brunswick Township Code § 228-224G, Lot Coverage, applies to all residential properties and prints a three-row chart. The columns are Lot Size, Lot Coverage and With Attenuation. A lot of 30,000 sq. ft. or greater is held to 25%, or 30% with attenuation. A lot of 10,000 sq. ft. to 29,999 sq. ft. is held to 30%, or 35% with attenuation. A lot of less than 10,000 sq. ft. is held to 40%, or 45% with attenuation.
The attenuation rule has a trigger: should the impervious coverage of a residential property be greater than the allowable lot coverage or increased by more than 25% of the existing coverage, then on site stormwater attenuation, such as drywells or similar device(s), must be provided and approved within the subject property. Any attenuation will require engineering calculations.
The section applies in the R-1, R-2, R-3, R-4 and R-5 districts, the Historic District Residential, Historic District-Residential/Commercial, Historic District Cluster Residential and Historic Residential Preservation zones, and the Rural Preservation (RP, RP-1 and RP-3) zones.
What counts as coverage is defined in § 228-3. LOT COVERAGE is that portion of the lot covered by buildings and structures and all other man-made improvements on the ground surface which are more impervious than the natural surface, such as paving, driveways, etc. In instances where a building is elevated and parking is placed under the building, both the parking area and building footprint area are included in the total lot coverage calculation. Driveways, patios and paved walks are therefore counted along with the house.
Some conditional uses carry their own caps. In the RP district, places of assembly and schools for academic instruction under § 228-6.4 carry a maximum lot coverage of forty (40) percent and maximum building coverage of 10 percent, on a minimum lot size of twelve (12) acres.
Violations & Fines
The Zoning Officer enforces Chapter 228 and a summons is issued to anyone who commits a violation (§ 228-265A). Under § 1-15A, a conviction carries a fine not to exceed $2,000, up to 90 days in the county jail, or up to 90 days of community service, and each day is a separate offense. A fine above $1,250 against an owner for a zoning violation requires a 30-day cure period and a Municipal Court hearing opportunity first.
Frequently Asked Questions
How much of my lot can I cover in East Brunswick Township?
Does a driveway or patio count toward lot coverage?
When do I need drywells or other stormwater attenuation?
Which East Brunswick Township districts does the lot coverage chart cover?
Sources & Official References
Other rules in East Brunswick
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Lot Coverage Limits in Nearby Cities
How other cities in this county handle lot coverage limits.