City of East Orange, NJ
Essex County
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Table of Contents
Table of Contents
[Amended 12-6-2013 by Ord. No. 16-2013]
A. 
Applicability. The regulations set forth in this article or set forth elsewhere in this chapter and referred to in this article are the district regulations for the City of East Orange commercial districts.
B. 
Commercial corridors. There are hereby established two commercial corridors, which shall be considered the prime commercial districts within the City of East Orange, and which shall be identified on the Zoning Map as follows:
CBD (Central Avenue, Central Business District)
MSE (Main Street Entertainment District)
C. 
Pocket commercial districts. There are hereby established two types of commercial pocket districts, which shall be provided throughout the City at key nodes and locations and intended to provide for commercial uses that serve the surrounding neighborhoods, and which shall be identified on the Zoning Map as follows:
C-1 (Neighborhood Commercial Districts)
C-2 (Gateway Commercial Districts)
A. 
There is hereby established the following "Schedule A - Table of Use Regulations for Commercial Districts," which identifies the permitted nonresidential uses within the City's commercial districts.[1] The permitted uses are classified based on NAICS codes (North American Industrial Classification System) established by the United States Census for classification of businesses. Land use definitions under the NAICS shall apply when interpreting land uses within the matrix.
[1]
Editor's Note: Schedule A: Table of Use Regulations for Commercial Districts is attached to this chapter.
B. 
For the purposes of this matrix, the following abbreviations shall apply:
P1 indicates the use is permitted on the ground floor and floors above.
P2 indicates the use is permitted on floors above the ground floor, but not the ground floor.
C indicates the use is conditionally permitted.
NP indicates the use is not permitted.
A. 
Applicability. The regulations set forth in this section or set forth elsewhere in this chapter and referred to in this section are the district regulations for the CBD District.
B. 
Permitted uses. All buildings or premises in the CBD District shall be used only for one or more of the purposes contained herein, provided they meet the performance standards contained in § 51-116. Any of these uses may be in combination of the same. By way of example, a food store may also provide restaurant services. Only the following uses, however, are permitted:
(1) 
Commercial uses in accordance with Schedule A.[1]
[1]
Editor's Note: Schedule A: Table of Use Regulations for Commercial Districts is attached to this chapter.
(2) 
Low-rise dwellings subject to the regulations of the R-3 District.
(3) 
Mid-rise dwellings subject to the regulations of the R-4 District.
(4) 
Apartment dwelling units above first-story commercial units.
C. 
Accessory uses. The following uses shall be permitted as accessory uses in the CBD District:
(1) 
Outdoor dining as accessory to a table-service restaurant.
(2) 
Accessory parking areas other than on the same lot with the principal use.
D. 
Prohibited uses. Any use that is not specifically permitted or conditionally permitted is prohibited.
E. 
Additional requirements.
(1) 
The bulk requirements for the CBD are contained in Table 51-100.
Table 51-100: Bulk Requirements for CBD District
Lot Size Requirements by Development Type
Low- or Mid-Rise Commercial or Low- or Mid-Rise Mixed-Use Commercial/Residential Structures
Area (square feet)
1,000
Width (feet)
20
Yard requirements (feet)
Front, minimum and maximum shall be in accordance with § 51-87
*
Side, one
0
Side, both
0
Side, corner shall be in accordance with § 51-87
*
Rear
0
Building requirements
Height (feet)
65 feet at lot line with street, but an additional 25 feet of height is permitted that shall be stepped-back at least 10 feet from the front wall of the lower part of the building
Stories
7
Maximum dwelling units per acre (also regulated by § 51-112)
100
A. 
Applicability. The regulations set forth in this section or set forth elsewhere in this chapter and referred to in this section are the district regulations for the MSE District.
B. 
Permitted uses. All buildings or premises in the MSE District shall be used only for one or more of the purposes contained herein, provided they meet the performance standards contained in § 51-116. Any of these uses may be in combination of the same. By way of example, a food store may also provide restaurant services. Only the following uses, however, are permitted:
(1) 
Commercial uses in accordance with Schedule A.[1]
[1]
Editor's Note: Schedule A: Table of Use Regulations for Commercial Districts is attached to this chapter.
(2) 
Low-rise dwellings subject to the regulations of the R-3 District.
(3) 
Mid-rise dwellings subject to the regulations of the R-4 District.
(4) 
Apartment dwelling units above first-story commercial units.
C. 
Accessory uses. The following uses shall be permitted as accessory uses in the MSE District:
(1) 
Outdoor dining as accessory to a table-service restaurant.
(2) 
Accessory parking areas other than on the same lot with the principal use.
D. 
Prohibited uses. Any use that is not specifically permitted or conditionally permitted is prohibited.
E. 
Additional requirements. The bulk requirements for the MSE District are contained in the Table of Bulk Requirements for Main Street Entertainment (MSE) District.[2]
[2]
Editor's Note: The Table of Bulk Requirements for Main Street Entertainment (MSE) District is attached to this chapter.
A. 
Applicability. The regulations set forth in this section or set forth elsewhere in this chapter and referred to in this section are the district regulations for the C-1 District.
B. 
Permitted uses. All buildings or premises in the C-1 District shall be used only for one or more of the purposes contained herein, provided they meet the performance standards contained in § 51-116. Any of these uses may be in combination of the same. By way of example, a food store may also provide restaurant services. Only the following uses, however, are permitted:
(1) 
Commercial uses in accordance with Schedule A.[1]
[1]
Editor's Note: Schedule A: Table of Use Regulations for Commercial Districts is attached to this chapter.
(2) 
Low-rise dwellings subject to the regulations of the R-3 District.
(3) 
Mid-rise dwellings subject to the regulations of the R-4 District.
(4) 
Apartment dwelling units above first-story commercial units.
C. 
Accessory uses. The following uses shall be permitted as accessory uses in the C-1 District:
(1) 
Outdoor dining as accessory to a table-service restaurant.
(2) 
Accessory parking areas other than on the same lot with the principal use.
D. 
Prohibited uses. Any use that is not specifically permitted or conditionally permitted is prohibited.
E. 
Additional requirements.
(1) 
The bulk requirements for the C-1 are contained in Table 51-102.
Table 51-102: Bulk Requirements for C-1 District
Minimum lot area (square feet)
Existing lots shall be permitted to retain their size and dimension, but lots created through subdivision shall be larger than 2,200 square feet
Minimum lot width (feet)
Existing lots shall be permitted to retain their size and dimension, but lots created through subdivision shall be wider than 20 feet
Minimum lot depth (feet)
Minimum yard depth, front (feet)
Shall be in accordance with § 51-87
Minimum yard width, one side (feet)
Zero, but if any side yard is provided, it shall be at least 3 feet wide.
Minimum yard width, both sides (feet)
—*
Minimum yard depth, rear (feet)
10
Maximum building height (stories)
3
Maximum building height (feet)
35
Maximum density (dwelling units per acre)
35
Maximum floor area ratio
*
Average of buildings within 200 feet on each side. Minimum of five feet required if there are no existing buildings within 200 feet of the property on the same side of the street.
(2) 
The parking and loading requirements for the C-1 District are contained in §§ 51-163 and 51-164, Off-street parking requirements, and Off-street loading requirements, respectively.
(3) 
The sign regulations for the C-1 District are contained in Article XXV (§§ 51-166 through 51-170) of this chapter.
F. 
Supplementary regulations.
(1) 
Curb cuts shall be confined to that necessary for access to off-street parking facilities as required herein.
(2) 
No building in the C-1 District shall have more than 40% of the first floor devoted to storage purposes incidental to the primary use.
(3) 
The partial conversion of any building or premises for use as a business is prohibited.
(4) 
No building or part thereof designed and built for storefront-type retail use or residential use may be used as a house of worship, club or charitable or philanthropic institution.
(5) 
Security gates when installed on commercial buildings shall be at least 75% open area to permit observation of the building interior.
A. 
Applicability. The regulations set forth in this section or set forth elsewhere in this chapter and referred to in this section are the district regulations for the C-2 District.
B. 
Permitted building types. Building types permitted in the C-2 District shall conform to the standards that are applicable to buildings in the C-1 District; however, the following building types specified below may also be constructed:
(1) 
Gateway liner/podium building.
(a) 
General provisions. Gateway liner/podium buildings are buildings with part of the first level, at the building's rear, used as an indoor parking area and/or the rear yard area used for parking with the front of the first floor of the building used for commercial purposes. The minimum depth of this front area is 40 feet from the streetline. The garage area shall be enclosed by walls at areas where the exterior of the building is visible to a public street. A portion of the front of the first floor may be used for a vehicle pass-through area to provide access from the street to the indoor parking area. The maximum width of such a pass-through is 22 feet. The second floor (and higher floors, if applicable) are above all or some of the parking spaces. This building type is typically mixed-use.
(b) 
Plans and specifications. Refer to Table 110.A for permitted quantities and dimensions.
Table 110.A: Specifications for Gateway Liner/Podium Building
Lot width
50 feet
Lot depth
100 feet
Setbacks:
Front (minimum/maximum)
0 feet
Side (minimum)
0 feet or greater than 3 feet
Rear (minimum)
15 feet
Height:
Stories (minimum/maximum)
2/5
Height in feet (maximum)
65 feet
Height of first story (minimum/maximum)
10 feet/16 feet
Parking:
Location
Rear structure
Access, mid-block lot
Passage through building (maximum 22 feet wide)
Access, corner lot
Side street
Building width (minimum)
80% of lot
Lot coverage (maximum)
90%
(2) 
Gateway mixed-use building.
(a) 
General provisions. A multistory building with multiple dwellings or offices in upper stories and retail or service uses on the ground floor. Residential uses may not be placed on the ground floor. Often, these buildings have common walls on one or both side lot lines.
(b) 
Plans and specifications. Refer to Table 110.B for permitted quantities and dimensions.
Table 110.B: Specifications for Gateway Mixed-Use Building
Lot width
As exists, or minimum 20 feet if being subdivided
Lot depth (minimum)
As exists, or minimum 100 feet if being subdivided
Setbacks:
Front (minimum/maximum)
0 feet/0 feet
Side (minimum/maximum)
0 feet/15 feet
Rear (minimum/maximum)
20 feet
Height:
Stories (minimum/maximum)
2/4
Height in feet (maximum)
70 feet
Height of first story (minimum/maximum)
10 feet/17 feet
Parking:
Location
Rear, side
Access, mid-block lot
Adjoining lot if easement available
Access, corner lot
Side street
Building width (minimum)
80% of lot
Lot coverage (maximum)
90%
(c) 
Other provisions.
[1] 
Off-street parking and loading requirements are specified in Article XXIV (§§ 51-147 through 51-165).
[2] 
Signage requirements are specified in Article XXV (§§ 51-166 through 51-170).
(3) 
Existing buildings.
(a) 
General provisions. Existing buildings within the C-2 Districts are permitted to retain their existing configuration in order to continue to be used for their current purpose or to be adaptively reused for a use permitted in this district. The following bulk standards shall apply to additions or alterations to these buildings.
(b) 
Plans and specifications. Refer to Table 110.C for permitted quantities and dimensions.
Table 110.C: Specifications for Existing Buildings if They Are Being Enlarged
Setbacks:
Front (minimum/maximum)
0 feet
Side (minimum)
0 feet or greater than 3 feet
Rear (minimum)
15 feet
Height:
Stories (minimum/maximum)
2/6
Height in feet (maximum)
70 feet
Height of first story (minimum/maximum)
10 feet/16 feet
Parking:
Location
Rear structure
Access, mid-block lot
Passage through building (maximum 22 feet wide)
Access, corner lot
Side street
Building width (minimum)
80% of lot
Lot coverage (maximum)
90%
C. 
Permitted uses. All buildings or premises in the C-2 District shall be used only for one or more of the purposes contained herein, provided they meet the performance standards contained in § 51-116. Any of these uses may be in combination of the same. By way of example, a food store may also provide restaurant services. Only the following uses, however, are permitted, subject to the building type:
(1) 
Commercial uses in accordance with Schedule A.[1]
[1]
Editor's Note: Schedule A: Table of Use Regulations for Commercial Districts is attached to this chapter.
(2) 
Low-rise dwellings subject to the regulations of the R-3 District.
(3) 
Mid-rise dwellings subject to the regulations of the R-4 District.
(4) 
Apartment dwelling units above first-story commercial units.
D. 
Conditional uses.
(1) 
Taxi stands.[2]
[2]
Editor's Note: Added at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
E. 
Accessory uses. The following accessory uses shall be permitted:
(1) 
Parking lots.
F. 
Prohibited uses. Any use not expressly permitted is prohibited in the C-2 District.
G. 
Additional requirements.
(1) 
Bulk requirements within the C-2 District are specified by building type in § 51-87.
(2) 
The parking and loading requirements for the C-2 District are contained in § 51-164, Off-street parking requirements, and § 51-165, Off-street loading requirements.
(3) 
The sign regulations for the C-2 District are contained in Article XXV (§§ 51-166 through 51-170) of this chapter.
(4) 
Security gates when installed on commercial buildings shall be at least 75% open area to permit observation of the building interior.