Union Beach City Zoning Code
§ 13-10.5
B-1 Neighborhood Commercial Zone.
[Ord. No. 324, § 10.5; Ord. No. 2005-55; Ord. No. 2006-81; Ord. No. 2009-150, § 3; Ord. No. 2016-244 § 8; amended 7-17-2025 by Ord. No. 2025-363]
a.
Permitted Uses.
1.
The retail business establishments which are clearly of a neighborhood service character, such as, but not limited to, the following:
(a)
Stores selling groceries, meats, baked goods, and other such items.
(b)
Drug and pharmaceutical stores.
(c)
Dry goods stores.
(d)
Meat and poultry stores.
(e)
Baked goods stores.
(f)
Package liquor stores.
(g)
Flower shops.
(h)
Confectionery stores.
(i)
Hardware and household supply stores.
(j)
Stationery supplies, tobacco and periodical stores.
(k)
Haberdashery, dress goods and notions.
(l)
Hardware, plumbing supplies and electrical supplies.
(m)
Shops of artisans and craftsmen.
(n)
Gift shops.
(o)
Shoes and clothing shops.
3.
Business, professional, medical, governmental and educational offices and services.
4.
Banks and financial institutions with a minimum lot area of 25,000 square feet. Drive-through facilities are not permitted.
5.
Restaurants, bars and other eating and drinking establishments, but not including drive-in restaurants with a minimum lot area of 25,000 square feet. Drive-through food establishments are not permitted. Outdoor seating is permitted.
6.
Federal, state, county and municipal buildings and grounds, parks and playgrounds.
7.
Essential services.
8.
Single-family dwellings on lots currently used for single-family residential dwellings, subject to the same regulations established for the R-8 Residential Zone. These lots may be enlarged to the extent necessary to bring them into greater conformity with the requirements of the R-8 Residential District, but no new single-family dwelling lots may be created in this district.
9.
Single-Family Dwellings. Townhouses and multi-family dwellings for the habitation of people at age 52 years or older (children under 19 years may not be in permanent residence, defined as seven consecutive days or 30 days in a year), as well as residential communities which maintain a private age restriction mechanism, subject to the same standards as apply to single-family dwellings in the R-AC Adult Community Zone, and townhouses and multi-family dwellings in the TH-2 Townhouse Zone.
10.
Child care centers pursuant to N.J.S.A. 40:55D-66.6 and N.J.S.A. 40:55D-66.7 of the Municipal Land Use Law which are required to be licensed by the Department of Human Services pursuant to N.J.S.A. 30:5B-1, et seq.
11.
Educational facilities such as music schools, tutoring or special training but not including private elementary schools.
12.
Apartments over ground level retail sales and services uses, subject to the following standards:
(a)
Density: One dwelling unit per 8,000 square feet of lot area.
(b)
Each second story dwelling shall contain a minimum of 860 square feet of gross floor area.
(c)
Site plan approval shall be required prior to the issuance of any building permit to construct a second story dwelling.
(d)
Second story dwellings shall contain at least one bedroom as a separate room and be limited to a maximum of three bedrooms.
(e)
Parking for Mixed-Use Buildings.
(1)
A minimum of 3.5 parking spaces for every 1,000 square feet of gross commercial floor area shall be provided.
(2)
Parking for residential uses shall comply with Residential Site Improvement Standards.
(3)
Shared Parking on Adjacent Parcels. When land uses on adjacent parcels create shared parking areas with pedestrian and/or vehicular circulation paths and access points that are under common ownership or controlled by a reciprocal easement agreement, the collective parking requirements for development on those properties may comply with the standards set forth in paragraphs (1) and (2) above.
(f)
Shared Parking on Noncontiguous Parcels. Required parking for mixed-used buildings may be supplied at a noncontiguous parcel, provided:
(1)
Parking is available within 1,000 feet of the mixed-use development:
(2)
Both the mixed-use development and the parking facility comply with parking lot design standards;
(3)
Off-site parking spaces may not already be designated as required parking for some other use.
(4)
Documentation conforming the ownership and/or management arrangement for any shared parking arrangement shall be submitted prior to approval by the Planning Board. Properties with extra parking retain expansion rights equivalent to that number of extra spaces.
(5)
Provided a mixed-use building(s) complies with off-street parking lot design standards, legal on-street parking along the tract's street frontage may be counted toward the development's minimum parking requirements.
(6)
The minimum required number of parking spaces may be reduced by 25% provided a mixed-use building is within 2,500 feet of a designated transit stop.
(g)
Affordable Housing Compliance.
(1)
All proposed residential dwellings are required to have a mandatory 20% set-aside for affordable housing, with a minimum of one affordable unit generated.
(2)
All affordable housing units generated shall be in compliance with UHAC requirements, including, but not limited to, size and bedroom distribution,
c.
Permitted accessory uses.
d.
Yard and building requirements.
1.
Minimum lot area: 15,000 square feet.
2.
Minimum lot width: 100 feet.
3.
Minimum lot frontage: 100 feet.
4.
Minimum lot depth: 150 feet.
5.
Minimum front yard setback: no minimum, six feet from curbline whichever is greater, maximum 15 feet from curbline.
8.
Maximum building height: 35 feet subject to the provisions of subsection 13-5.12 provided that the building shall contain no more than three usable floor levels counted vertically at any point in the building above the grade as determined by average grade elevations on the corners of the building. Building height for all structures located in the area of Special Flood Hazard as set forth on the National Flood Insurance Rate Maps (FIRM) and/or the Preliminary Flood Insurance Rate Map (PFIRM) shall be measured from the Base Flood Elevation (BFE).
9.
Maximum lot coverage: 65%.
10.
Floor area ratio (FAR) of any commercial building shall not exceed 2.0.