Brick, NJ Zoning Overlays & Bonuses: Density Bonus Law (2026)
Key Facts
- 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
Summary
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.
Densities on any one tract can be increased to a maximum of 2.5 dwelling units per buildable acre, provided that additional buildable lands from the following list of parcels are perpetually protected as open space by either a conservation easement with a deed restriction or a dedication to a public agency with an appropriate deed restriction:
(a) Block 68: Lot 47, and that portion of Lot 50 zoned R-R as of the date of adoption of this section.
(b) Block 194: through Lots 15 through 17, 30 and 32.
(c) Block 195: through Lots 2, 2:A, 5 through 10, 17, 18 and 21 through 26.
(d) Block 196: through Lots 1 through 7, 9, 10 and 14 through 16.
(e) Block 757: through Lots 5 through 8.
(f) Block 1212: through Lots 2 through 6.
(g) Block 1386: through Lots 4 and 22.
(h) Block 1447: Lot 3.
(2) The gross density of any one development, consisting of the area to be preserved and the area to build upon, shall not exceed 1.5 dwelling units per buildable acres.
C. In addition to the lots aforesaid, the Planning Board may designate other upland areas in the R-R-1 Zone for preservation under this section to provide for such increased density. Any such area shall be unimproved, privately owned and buildable based on current federal, state, county and local regulations at the time of application.
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: rev 4577344; v53 updated 2025-12-09; through 12-09-2025).
Full Breakdown
Brick Township Code § 245-295 lets a developer increase density on an R-R-2 or R-R-3 tract to 2.5 dwelling units per buildable acre by permanently protecting additional buildable land from a fixed list of parcels (identified by block and lot) as open space, via conservation easement or dedication with deed restriction. Counting the preserved land, the tract's gross density is still capped at 1.5 units per buildable acre. The Planning Board may also designate other unimproved, privately owned, buildable upland in the R-R-1 Zone for preservation to support the same density increase.
Violations & Fines
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.
Frequently Asked Questions
How does Brick Township's density bonus work?
Is there a cap even with the bonus?
Sources & Official References
Other rules in Brick
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Density Bonus Law in Nearby Cities
How other cities in this county handle density bonus law.