Ocean County, NJ Building Setbacks & Zoning: Lot Coverage Limits (2026)

Lot coverage and impervious surface limits across Ocean County address both zoning (bulk standards) and stormwater management. Toms River §348 sets maximum lot coverage by zone: R-200 25%, R-90 35%, R-75 35%. Brick Township §245 generally 30-40% depending on zone. LBI municipalities face stricter limits — Long Beach Township §205 caps impervious coverage at 35% to protect Barnegat Bay water quality and comply with NJDEP Barnegat Bay Restoration commitments. NJ Stormwater Management Rule (N.J.A.C. 7:8) requires major development (disturbing 1+ acre or creating 1/4 acre impervious) to implement green infrastructure and meet groundwater recharge standards — effectively limiting impervious surface on larger projects. Pinelands CMP (N.J.A.C. 7:50-6) limits Forest Area residential lots to 15% disturbance and 5% impervious. Permeable pavers: Toms River and Brick give partial credit (often 50%) if meeting NJDEP specifications. Sheds, decks on posts, and pool decks typically count toward coverage. Driveways, patios, pool, and main structure all count. Rain gardens can offset impervious coverage in some municipalities.