Union Beach City Zoning Code
§ 13-10.20
B-1A Neighborhood Commercial-Transition Zone.
[Ord. No. 2016-244 § 18; 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.
2.
Personal service establishments.
3.
Business, professional, medical, governmental and educational offices and services.
4.
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.
5.
Federal, state, county and municipal buildings and grounds, parks and playgrounds.
6.
Essential services.
7.
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.
8.
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.
9.
Educational facilities such as music schools, tutoring or special training but not including private elementary schools.
10.
Apartments over ground level retail sales and services uses, on lots fronting on Union Avenue, 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 (a) and (b) 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.
3.
Other customary accessory uses and buildings which are clearly incidental to the principal use and building.
4.
Family day care homes pursuant to N.J.S.A. 40:55D-66.5b of the Municipal Land Use Law which are conducted in the private residence of a family day care provider which is registered as a family day care home pursuant to the "Family Day Care Provider Registration Act," N.J.S.A. 30:5B-16, et seq.
d.
e.
Area, Yard and Building Requirements.
1.
Residential uses in accordance with R-8 Zone District regulations and requirements.
2.
For all other uses as follows:
(a)
Minimum Lot Area: 7,500 square feet.
(b)
Minimum Lot Width: 75 feet.
(d)
Minimum Lot Depth: 100 feet.
(e)
Minimum Front Setback: 20 feet.
(h)
Maximum Building Height: 30 feet subject to the provisions of subsection 13-5.12 and further provided that any building shall contain no more than two usable floor levels counted vertically at any point in the building above the grade as determined by the average grade elevation of the corners of the building or from the Federal Emergency Management Agency minimum building elevation if a building is located within a designated floodplain.
(i)
Maximum lot Coverage: 50%.
(j)
Maximum Floor Area Ratio: 1.5.
3.
Rooftop mechanical equipment should be screened from public view by architecturally compatible materials. Ground level mechanical equipment, such as air-conditioning equipment, utility boxes and meters, should be screened by landscaping, walls or fencing.
4.
Building entrances facing a street should be retained. The visual character of buildings along street frontages and entryways should be pedestrian friendly and porches should not be enclosed. At no time should fire escapes be permitted on the front facade of a building.