Development in the recreational planned unit development ("RPUD")
shall be permitted consistent with the regulations and guidelines
that follow and consistent with all other applicable rules, regulations
and laws.
A. Purpose. The purpose of the RPUD recreational planned unit development
option is to provide the opportunity for planned residential neighborhoods
that include a variety of housing types as set forth below. The objectives
of the RPUD regulations and standards are to encourage innovative
development to achieve a variety of building types, layout and siting
under a comprehensive plan of development. The RPUD encourages comprehensive
planning for large tracts of land within the context of the City and
the region, to provide a planned residential community to be uniquely
integrated with recreational opportunities, and provides standards
to ensure integrated building design, quality architecture, efficient
circulation, protection of natural resources and an attractive pedestrian
environment. Such design standards will have a beneficial effect upon
the health, safety, general welfare and morals of the City and neighboring
communities consistent with smart growth and sustainable development
concepts and principles.
B. Conditions for application of recreational planned unit development
option.
(1)
The RPUD standards may be applied to contiguous tracts of land;
contiguous parcels shall include those land areas which directly abut
or are separated by a general access roadway or other right-of-way,
140 acres or more; or any number of assembled contiguous parcels totaling
140 acres or more, under common ownership or under contract by a single
developer within the City of Somers Point Recreational Golf Course
District (RGC).
(2)
The parcel or parcels proposed for development under the RPUD
standards must have a minimum of 100 feet of frontage on a municipal,
state or county roadway.
(3)
Any parcel proposed for development under the RPUD standards
which also falls wholly or partially within the Historic District
or which includes an historic landmark within its boundaries must
submit the proposal to the Historic District Commission for review
and recommendation.
(4)
A general development plan, including a phasing plan and proposed schedule, shall be submitted in accordance with the requirements of N.J.S.A. 40:55D-45.1 et seq. and a general development plan as required by Articles
XX,
XXII,
XXIII,
XXIV and any other sections of the Land Development Ordinances of the City of Somers Point.
(5)
Of the entire tract, a minimum of 120 acres must be dedicated
and deed-restricted as an eighteen-hole golf course. There must also
be a restriction in perpetuity upon alienation of the golf course
support service area, consisting of approximately 5.5 acres from the
approximate one-hundred-twenty-acre golf course property, which shall
be recorded simultaneous with the conservation easement and deed restriction
specified in a settlement agreement dated July 29, 2008, as supplemented
and amended and as approved in an order of the New Jersey Superior
Court in Docket No. ATL-L-7302-06 P.W., captioned "Plantation Bay,
LLC, Plaintiff vs. City of Somers Point; City of Somers Point City
Council; and City of Somers Point Planning Board," dated June 30,
2011, and the settlement agreement between the City of Somers Point
and Plantation Bay, LLC., dated July 29, 2008, as supplemented and
amended.
C. Permitted uses:
(1)
Golf course and associated support uses.
(2)
Banquet facilities, including restaurants.
(3)
Permitted residential uses.
(a)
Single-family dwellings, duplex/twin semiattached dwellings,
and single-family attached dwelling units (townhouses and flats).
(b)
Multifamily dwelling units.
D. Accessory uses. Only those accessory uses and structures customarily
incidental to the principal uses are permitted, subject to the standards
set forth in this section:
(2)
Trash and recyclables enclosures.
(3)
Stormwater management facilities, basins and ponds.
(4)
Public utilities infrastructure.
(9)
On-site recreational facilities for residents in residential
areas.
(10)
Recreational facilities and clubhouses associated with a golf
course residential development, including restaurant uses and a pro
shop, banquet hall and other such associated uses, to be located on
the nonresidential portion of the property.
E. Densities.
(1)
Gross density: maximum 2.7 units per acre (equivalent to the
total number of dwelling units divided by the gross tract area).
(2)
Net density: maximum 17 units per acre on the non-golf-course-designated
property (equivalent to the total number of dwelling units divided
by the non-golf-course-designated property), for a maximum of 375
market-rate and affordable housing units.
F. Bulk, area and parking regulations.
Recreational Planned Unit Development Option (RPUD) Standards
|
---|
|
Residential Use
|
Golf Course Use
|
---|
Minimum front yard setback (feet)
|
20 to local public right-of-way; 20 to county right-of-way
Min. 12 feet to porch
|
50
|
Side yard setback (feet)
|
10
|
25
|
Rear yard setback (feet)
|
20
10 feet to deck or patio
|
25
|
Maximum tract coverage
|
75%
|
80%
|
Maximum building height (feet)*
|
35 - golf course perimeter**
45 - other
|
45
|
Maximum building length (feet)
|
200
|
200
|
Parking setback
|
N/A
|
15 feet; 20 feet from county right-of-way
|
Parking requirements
|
In accordance with New Jersey Residential Site Improvement Standards
|
To be determined by Planning Board
|
Building setback
|
|
|
|
To interior road
|
12 feet min. from non-garage face to edge of paving
25 feet min. from garage face to edge of paving
|
N/A
|
|
Between buildings
|
35 feet rear to rear
25 feet side to side
30 feet side to rear
|
15 feet
|
NOTES:
|
*Height to top of flat roof or midpoint of slope of pitched
roof.
|
**Any building located closest to the line separating a residential
tract from golf course uses.
|
G. Affordable housing requirements.
(1)
At least 20% of the total number of dwelling units shall be
affordable family rental units affordable to very-low-, low-, and
moderate-income households. The affordable family rental units shall
not be age-restricted.
(2)
All affordable units must be developed, administered and maintained
consistent with the Council on Affordable Housing's (COAH's) rules
at N.J.A.C. 5:97 et seq. (or their successor) and with the Uniform
Housing Affordability Controls ("UHAC") at N.J.A.C. 5:80-26.1 et seq.
(or their successor), including but not limited to affordability controls,
deed restrictions, low-/moderate-income split, very-low-income requirements,
range of affordability, bedroom distribution, phasing, affirmative
marketing and administration.
H. General requirements.
(1)
In accordance with N.J.S.A. 40:55D-45, the Planning Board must
find the following facts and conclusions:
(a)
That departures by the proposed development from zoning regulations
otherwise applicable to the subject property conform to the standards
set forth for the RPUD.
(b)
That proposals for maintenance and conservation of the common
open space are reliable and the amount, location and purpose of the
common open space are adequate.
(c)
That provision through the physical design of the proposed development
for public services, control over vehicular and pedestrian traffic,
and the amenities of light and air, recreation and visual enjoyment
are adequate.
(d)
That the proposed planned development will not have an unreasonably
adverse impact upon the area in which it is proposed to be established.
(e)
In the case of a proposed development which contemplates construction
over a period of years, that the terms and conditions intended to
protect the interests of the public and of the residents, occupants
and owners of the proposed development in the total completion of
the development are adequate.
(2)
Where a planned development consistent with the requirements
of this section is proposed on multiple contiguous tax lots, the bulk
standards, setback requirements and design standards set forth in
this section may be applied to a tract as delineated in the development
plan, provided that all lots will be either consolidated or subdivided
as part of the proposal, that all lots are part of a comprehensive
development plan, and provided that a use and phasing plan is submitted
that delineates the project area boundaries. If lots within the planned
development are separated by a public street, they must share a minimum
of 100 feet of parallel street frontage.
I. Design standards and submission requirements. The submission requirements
and design standards set forth in this subsection shall be in addition
to the prevailing requirements set forth within the City's Zoning
Ordinance and shall apply to all development and redevelopment projects
in the Recreational Golf Course District (RGC).
(1)
Site orientation and design.
(a)
Spatial relationships between buildings, public and semipublic
spaces, and other structures should be designed to relate to one another,
both functionally and visually. Features such as courtyards, greens,
and pedestrian and bicycle pathways which encourage pedestrian activity
and incidental social interaction among users shall be incorporated
into the site design. The site should be designed to reinforce street
frontages, and main entryways should be emphasized to create a sense
of identity with special landscape features and appropriately scaled
signage and architectural accents.
(b)
Buildings shall define the streetscape through the use of detail,
building articulation and massing. The streetscape shall be generally
continued across side yard setback areas between buildings by using
landscaping. The streetscape shall also be reinforced by shade trees
and may be further reinforced by walls, street lamps and other street
furniture.
(c)
To the extent possible, new streets shall connect with existing
streets and with each other. Pedestrian connections should be established.
(2)
Common open space. For each residential tract, a minimum of
25% of the gross area shall be pervious. The open areas shall be accessible
to the residents of the respective residential tract.
(3)
A comprehensive stormwater management plan shall be developed
in accordance with prevailing state, county and local requirements.
Stormwater quality basins should be designed as integrated landscape
features whenever possible. Stormwater management basins and other
stormwater management facilities serving the residential development
may be located on the deed-restricted golf course area.
(4)
Landscaping. A comprehensive landscape plan shall be prepared
by a licensed professional landscape architect that provides for shade,
buffering to adjacent uses, planting beds within parking areas, foundation
plantings adjacent to buildings, preservation of existing healthy
vegetation where possible, and other landscaping elements designed
to complement and enhance the overall site and building design.
(a)
At main entryways, massed landscaping, architectural features
and appropriate signage shall be utilized to create visual focal points
and to add to the creation of a sense of place.
(b)
Shade trees shall be installed along road frontages and internal
access drives at intervals satisfactory to the Board.
(c)
There shall be a landscape island at least nine feet in width
at the terminus of each parking row, and landscaped islands shall
be placed at intervals throughout the parking area for every 20 linear
spaces.
(d)
Each parking lot island must contain at least one shade tree
along with shrubs and ground cover. Where trees are not possible due
to the presence of a light post or underground utilities, shrubs shall
be installed.
(e)
Planted berms or solid fencing shall be utilized to enhance
buffers between incompatible uses and to shield loading and service
activities in the nonresidential portions of any development. If needed,
a wall designed to match the architecture may be erected to screen
loading areas.
(5)
Lighting.
(a)
Streetlights and lighting along pedestrian pathways shall be
pedestrian-scaled, contextually appropriate fixtures.
(b)
Streets and open space shall be provided with adequate lighting,
while minimizing adverse impacts, such as glare and overhead sky glow,
on adjacent properties. House side shields shall be provided where
abutting a residential use.
(c)
Along all pedestrian paths, along drive aisles and within courtyards,
decorative lampposts shall be provided at regular intervals but not
greater than 100 feet on center.
(d)
Lighting on residential streets should be located at the street
intersections. Lighting standards shall be consistent throughout the
development. If individual lampposts equipped with photo sensors are
provided at each driveway, the need for streetlights between intersections
may be eliminated.
(e)
Residential porch, patio, or balcony lighting and yard post
lighting is encouraged to augment streetlighting design and to create
a sense of safety and community.
(f)
Light fixtures attached to the exterior of a building shall
be architecturally compatible with the style, materials, colors, and
details of the building and shall comply with the local, building
codes. The type of light source used on the exterior of buildings,
signs, parking areas, pedestrian walkways, and other areas of a site,
and the light quality produced, shall be the same as or compatible
to adjacent site lighting fixtures. If facades are lit from the exterior,
lights should be concealed through shielding or recessed behind architectural
features. Lighting of roof forms, such as cupolas or other special
roof forms, is permitted. The use of low-pressure sodium, fluorescent,
or mercury vapor lighting, either attached to buildings or to light
the exterior of buildings, shall be prohibited. Mounting brackets
and associated hardware should be inconspicuous.
(6)
Architectural plans consisting of floor plans and elevations
of areas visible to the general public and site design plans including
all public and semipublic space should be submitted. The features,
scale and details of the buildings and streetscape shall demonstrate
a comprehensive design approach.
(a)
Architectural standards for residential development. All development
shall have a coherent architectural style, vocabulary and color scheme.
[1] The following materials shall be permitted for
facades:
[a] Wood, natural and synthetic, cement board or vinyl
siding and shingles.
[d] Indigenous stone and cultured stone.
[2] Front facades of 50% of the townhouses shall be
partially faced with masonry material, such as brick, stone or stucco,
on primary elevations (facing front and side streets and pedestrian
views), to a minimum height of four feet above grade. Architectural
variation must be provided as to distinguish the units from one another.
Elevations out of primary public view can be made of other materials.
Projecting windows may also be made of materials other than masonry.
Portions of side elevations away from the public view need not include
masonry material. Where the end of a building faces the street, the
side elevation shall receive a treatment similar to the front elevation
and shall respond to the street.
[3] No more than three consecutive townhouses attached
to one another may have the same building setback. Offsets must be
at least three feet.
(7)
Design standards for signs.
(a)
Each use shall be permitted one facade/wall sign not to exceed
10% of the principal front wall area and not to exceed 30 square feet.
In the case of a freestanding building, two facade/wall signs will
be permitted on different facades.
(b)
Signs affixed to the exterior of a building shall be architecturally
compatible with the style, composition, materials, colors, and details
of the building, as well as with other signs used on the building
or in its vicinity. The use of coordinated awnings and decorative
light fixtures is encouraged.
(c)
Signs shall fit within the existing facade features, shall be
confined to signable areas, and shall not interfere with door and
window openings, conceal architectural details or obscure the composition
of the facade where they are located.
(d)
Sign colors should be compatible with the colors of the building
facade. A dull or matte finish is recommended for reduction of glare
and enhancement of legibility.
(e)
Signs shall be either spotlit or backlit with a diffused light
source. Light shall not significantly spill over to other portions
of the building or site. Backlighting shall illuminate the letters,
characters, or graphics on the sign but not its background. Warm fluorescent
bulbs may be used to illuminate the interior of display windows. Neon
signs or flashing lights are not permitted.
(f)
Signs shall be mounted so that the method of installation is
concealed. Signs applied to masonry surfaces should be mechanically
fastened to mortar joints only and not directly into brick or stone.
Drilling to provide electrical service should also follow the same
rule.
(g)
Each residential development may have a monument identification
sign located at the entryways, a maximum of 20 square feet and set
back a minimum of 10 feet from the right-of-way line.
(h)
One directional sign, not to exceed 20 square feet, to direct
visitors to the various commercial and community destinations is permitted.
Such sign may not interfere with traffic circulation and shall not
be designed to advertise.
(8)
Streets, alleys and sidewalks.
(a)
Cross sections of proposed streets shall be submitted depicting
the range of street widths, patterns and styles that will make up
the framework of streets. Streets, alleys and sidewalks are important
public spaces and should be complemented with pedestrian plazas and
other elements to enhance the pedestrian experience.
(b)
Sidewalks a minimum of four feet wide must be installed along
all public streets and in accordance with RSIS standards within residential
development. Sidewalks in front of commercial uses shall be a minimum
of 10 feet wide and 12 feet if outdoor cafes are contemplated.
(c)
Sidewalks and pedestrian accessways shall be designed to protect
the pedestrian from vehicular traffic and to facilitate and encourage
movement among the various uses.