[Added 7-9-1992 by Ord. No. 20-1992[1]]
[1]
Editor's Note: This ordinance also repealed
former Article XA, RHP Riverfront Historic Preservation District,
added 7-24-1986 by Ord. No. 13-1986, as amended.
By the adoption of the 1990 Master Plan with
the Historic Preservation Element and the subsequent adoption of the
Historic Preservation Land Use Ordinance by the City of Somers Point
governing body, there is created a Somers Point Historic District
within the City of Somers Point which is identified on the City of
Somers Point Zoning Map. The Somers Point Historic District consists
of three zoning districts: the Historic Village Commercial, the Historic
Village Residential and the Historic Village Waterfront. The regulations
therein are contained below and will be supplemental to those otherwise
in force in this district. In addition, all structures listed in the
City of Somers Point Historic District Survey Form (dated September
8, 1986, prepared by the Historic Store) as "on" or "eligible for"
or "possibly eligible for" the State Register of Historic Places are
hereby designated as landmarks. The regulations pursuant to this designation
are contained below and shall be in addition to those otherwise enforced
in the zoning district of which the landmarks are a part.
The purpose of the Somers Point Historic District
is to acknowledge the special and unique character of Somers Point's
bayfront and riverfront village areas consisting of the abovementioned
three zone districts. These districts include the residential and
nonresidential land uses representing the community's growth and change
during the nineteenth century when maritime businesses and activities
were an important part of the city's economy. The Somers Point Historic
District is also established to provide special provisions designed
to preserve and protect the historical nature of the bayfront and
riverfront villages, while at the same time encouraging renovations,
rehabilitation and new construction compatible with existing aesthetic
patterns to promote and continue the revitalization of Somers Point's
downtown area. The intent of all standards and guidelines in the Somers
Point Historic District is to safeguard the heritage of the city by
preserving that part of the city which reflects elements of its cultural,
social, economic and architectural history and to promote the use
of the historic area for the education, pleasure and welfare of the
citizens of the city and its visitors.
A.Â
All owners, occupants, tenants and other persons or
entities in control or possession of structures must apply for review
by the Historic Preservation Commission and issuance of a certificate
of appropriateness by the municipal agency prior to any building permit
being issued; in the event that no such permit is required, no certificate
of appropriateness is required. This includes the following activities
within the Somers Point Historic District or on any historic property
(including structure and archaeological resource) or for any structure
surveyed or identified in the City of Somers Point Historic District
Survey Form (dated September 8, 1986, prepared by the Historic Store).
Activities to be regulated by a certificate of appropriateness include
those activities which require a permit, such as, but not limited
to: demolition; relocation; repair; changes in exterior appearance
by means of repainting (whether in the same or in a different color);
or addition of new signs or exterior lighting; or excavation or ground
disturbances. The certificate of appropriateness is in addition to
any site plan, subdivision or zoning approvals necessitated by the
development proposal and as approved by the Planning Board or Zoning
Board of Adjustment.
B.Â
Application procedures for a certificate of appropriateness for development and redevelopment in the City of Somers Point Historic District are outlined in Article XXVIII of this chapter.
C.Â
Notwithstanding the above, new construction remains
critical to the redevelopment of the Historic District and renovation
projects should proceed without review by the Historic Preservation
Commission in the following limited circumstances so long as they
are in concert with the surrounding neighborhood:
[Added 4-8-1999 by Ord. No. 4-1999]
(1)Â
Reroofing of residential dwellings.
(2)Â
Repair or replacement of wood fences in rear and side
yards of residences within the proper setback of the front dwelling.
(3)Â
Concrete flatwork containing no imprints, colors or
curbs.
(4)Â
Siding on residential housing so long as the horizontal
facade of the dwelling remains unchanged in design.
(5)Â
Repairs due to storm damage, weather or infestation
so long as the design of the original structure remains unchanged.
[Amended 6-11-2015 by Ord. No. 16-2015]
(6)Â
Decks and porches which are not visible from the street
and are in concert with the surrounding neighborhood.
(7)Â
Repair of front porches and steps so long as they
maintain the original design, size and shape.
A.Â
Permitted uses shall be as follows:
(1)Â
Retail stores and service establishments, but not
including convenience-type stores.
(2)Â
Fully enclosed restaurants and drinking establishments,
with or without outdoor dining areas, as an accessory use. No drive-in
restaurants shall be permitted.
(3)Â
General business and professional offices.
(4)Â
Banks.
(5)Â
Personal service establishments, including, but not
limited to, barber- and beauty shops, tailors and similar uses.
(6)Â
Minor repair operations for televisions, radios, watches,
shoes and appliances.
(7)Â
Public buildings operated by the City of Somers Point.
(8)Â
Quasi-public establishments.
(9)Â
Theaters.
(10)Â
Museums, art galleries and similar uses.
(11)Â
All existing residential uses present at the
time of passage of this chapter.
(12)Â
Off-street parking lots and parking garages.
B.Â
Accessory uses shall be as follows: any accessory
use and building reasonably and customarily incidental to any of the
principal uses permitted, provided that they do not create conditions
detrimental to the health, safety or general welfare of the community.
C.Â
Conditional uses shall be as follows:
(1)Â
Residential flats. A residential dwelling unit situated
on the second floor above permitted nonresidential uses subject to
the following conditions:
(a)Â
Residential flats shall be located on the second
floor of a building only, above permitted commercial uses on the first
floor and shall occupy no more than 15% of the developable acreage.
(b)Â
If the second floor of a building contains a
residential flat, no nonresidential use shall be permitted on that
floor.
(c)Â
Each residential flat shall contain either one
or two bedrooms and shall be no less than 750 square feet in size
for a one-bedroom dwelling unit and 900 square feet in size for a
two-bedroom unit.
D.Â
Design and area requirements.
(2)Â
Permitted height is 2 1/2 stories, but not to exceed 35 feet. The height limitations set forth herein must be adjusted to satisfy the requirements of the Somers Point Flood Damage Control Ordinance contained in § 146-5.2A and B of the Somers Point Municipal Code.
[Amended 6-11-2015 by Ord. No. 16-2015]
(3)Â
Those permitted uses on Bay Avenue shall not be required
to provide on-site parking for employees.
[Added 4-8-1999 by Ord. No. 4-1999]
(4)Â
The area and bulk regulations of §§ 114-12 through 114-17, inclusive, shall be reduced for existing single-family dwellings for nonconforming lots and for single family dwellings which have sustained damage of 75% or greater due to fire or other causes and which are either a) being rebuilt on the same footprint or b) being rebuilt using a design which satisfies the criteria set forth hereafter in this subparagraph; and the front yard, side yard, rear yard and lot coverage requirements shall be determined as follows: A percentage shall be computed by dividing the area of the nonconforming lot by the area of a conforming lot; e.g. 40 l.f x 100 l.f. = 4,000 s.f. 7,500 s.f. = 0.60 or 60% which would reduce the existing requirement for a front yard from 20 feet to 12 feet; a side yard from 10 feet to six feet and a rear yard from 35 feet to 21 feet. However, the front yard setback must be the same as the setback which existed prior to the damage being sustained, and in no case shall the minimum setback shall be less than four feet for a side yard and 20 feet for a rear yard. The maximum lot area coverage shall be increased in nonconforming lot situations to not exceed 40% lot coverage while maintaining the new reduced setbacks.
[Added 10-26-2000 by Ord. No. 17-2000; amended 9-14-2015 by Ord. No.
25-2015]
A.Â
Permitted uses. All permitted uses as defined in the
R-1 Single-Family Residential District are permitted.
B.Â
Accessory uses. Any accessory use and building reasonably
and customarily incidental to any of the principal uses permitted,
provided that they do not create conditions detrimental to the health,
safety or general welfare of the community.
C.Â
Conditional uses.
(1)Â
Tourist/guest houses subject to the following
conditions:
(a)Â
Tourist/guest houses shall be limited to a maximum
of 10 guest rooms.
(b)Â
Service of meals shall be limited to registered
guests.
(c)Â
All area and bulk regulations of § 114-11B shall apply with each room considered the equivalent of 0.5 dwelling unit for the purpose of computing density.
(d)Â
Off-street parking shall be provided with one
parking space for each guest sleeping room, plus one space per employee
on the largest shift.
D.Â
Design and area requirements.
(3)Â
The area and bulk regulations of §§ 114-12 through 114-17, inclusive, shall be reduced for existing single-family dwellings for nonconforming lots and for single family dwellings which have sustained damage of 75% or greater due to fire or other causes and which are either a) being rebuilt on the same footprint or b) being rebuilt using a design which satisfies the criteria set forth hereafter in this subparagraph; and the front yard, side yard, rear yard and lot coverage requirements shall be determined as follows: A percentage shall be computed by dividing the area of the nonconforming lot by the area of a conforming lot; e.g. 40 l.f x 100 l.f. = 4,000 s.f. 7,500 s.f. = 0.60 or 60% which would reduce the existing requirement for a front yard from 20 feet to 12 feet; a side yard from 10 feet to six feet and a rear yard from 35 feet to 21 feet. However, the front yard setback must be the same as the setback which existed prior to the damage being sustained, and in no case shall the minimum setbacks be less than four feet for a side yard and 20 feet for a rear yard. The maximum lot area coverage shall be increased in nonconforming lot situations to not exceed 40% lot coverage while maintaining the new reduced setbacks.
[Added 10-26-2000 by Ord. No. 17-2000; amended 9-14-2015 by Ord. No.
25-2015]
A.Â
Permitted uses shall be as follows:
(1)Â
All permitted uses as defined in the Village
Residential Zone.
(2)Â
Boat sales and rentals.
(3)Â
Boat storage and maintenance.
(4)Â
Boat dockage facilities and fishing piers.
(5)Â
Water-related service and/or recreational establishment,
fully enclosed.
(6)Â
Restaurants and drinking establishments, with
or without outdoor dining areas, as an accessory use. No drive-in
restaurants shall be permitted.
(7)Â
Theaters.
(8)Â
Small retail shops and stores, but not including
convenience-type stores.
(9)Â
General business offices and professional offices.
(10)Â
All existing residential uses present at the
time of passage of this chapter.
(11)Â
Off-street parking lots and parking garages.
B.Â
Accessory uses. Any accessory use and building reasonably
and customarily incidental to any of the principal uses permitted,
provided that they do not create conditions detrimental to the health,
safety or general welfare of the community.
C.Â
Conditional uses.
(1)Â
Tourist/guest houses subject to the following
conditions:
(a)Â
Tourist/guest houses shall be limited to a maximum
of 10 guest rooms.
(b)Â
Service of meals shall be limited to registered
guests.
(c)Â
All area and bulk regulations of § 114-11B shall apply with each room considered the equivalent of five-tenths (0.5) dwelling unit for the purpose of computing density.
(d)Â
Off-street parking shall be provided with at
least one parking space for each guest sleeping room, plus one space
per employee on the largest shift.
(2)Â
Residential flats. A residential dwelling unit
situated on the second floor above permitted nonresidential uses subject
to the following conditions:
(a)Â
Residential flats shall be located on the second
floor of a building only, above permitted marine commercial uses on
the first floor, and shall occupy no more than 15% of the developable
acreage.
(b)Â
If the second floor of a building contains a
residential flat, no nonresidential use shall be permitted on that
floor.
(c)Â
Each residential flat shall contain either one
or two bedrooms and shall be no less than 750 square feet in size
for a one-bedroom dwelling unit and 900 square feet in size for a
two-bedroom unit.
D.Â
Design and area requirements.
(2)Â
Permitted height is 2 1/2 stories, but not to exceed 35 feet. The height limitations set forth herein must be adjusted to satisfy the requirements of the Somers Point Flood Damage Control Ordinance contained in § 146-5.2A and B of the Somers Point Municipal Code.
[Amended 6-11-2015 by Ord. No. 16-2015]
(3)Â
Permitted residential density shall not exceed
six units per adjusted gross acre.
(4)Â
The area and bulk regulations of §§ 114-12 through 114-17, inclusive, shall be reduced for existing single-family dwellings for nonconforming lots and for single family dwellings which have sustained damage of 75% or greater due to fire or other causes and which are either a) being rebuilt on the same footprint or b) being rebuilt using a design which satisfies the criteria set forth hereafter in this subparagraph; and the front yard, side yard, rear yard and lot coverage requirements shall be determined as follows: A percentage shall be computed by dividing the area of the nonconforming lot by the area of a conforming lot; e.g. 40 l.f x 100 l.f. = 4,000 s.f. 7,500 s.f. = 0.60 or 60% which would reduce the existing requirement for a front yard from 20 feet to 12 feet; a side yard from 10 feet to six feet and a rear yard from 35 feet to 21 feet. However, the front yard setback must be the same as the setback which existed prior to the damage being sustained, and in no case shall the minimum setbacks be less than four feet for a side yard and 20 feet for a rear yard. The maximum lot area coverage shall be increased in nonconforming lot situations to not exceed 40% lot coverage while maintaining the new reduced setbacks.
[Added 10-26-2000 by Ord. No. 17-2000; amended 9-14-2015 by Ord. No.
25-2015]
E.Â
Relationship of structure to Great Egg Harbor Bay.
(1)Â
All uses located on property abutting the Great
Egg Harbor Bay shall provide, in a manner acceptable to the municipal
agency, reasonable public access to and along the harbor and to adjacent
properties along the harbor. Buildings shall be set back a minimum
of 25 feet from the water as measured from the mean high-water line.
The developer of a harborfront parcel shall construct a landscaped
harborwalk. The harborwalk shall maintain continuity with the adjacent
parcels and shall be maintained by the parcel owner and shall be part
of the public accessway.
(2)Â
All buildings constructed within the Historic
Village Waterfront Zone shall be so located and so designed as to
minimize any obstruction to public view of the Great Egg Harbor Bay.
(3)Â
All building facades within the Historic Village
Waterfront Zone which are visible from the Great Egg Harbor Bay shall
be considered front building facades and shall be designed and constructed
with an architectural treatment at least equivalent to the building
facades facing a public street, which shall also be considered front
building facades.
F.Â
Additional public access to the water's edge.
(1)Â
Waterfront residential areas shall:
(a)Â
Provide substantial improved shoreline accessory
parks adjacent to the waterfront to serve the general public and private
residents.
(b)Â
Take advantage of the setting, to the maximum
extent feasible, by orienting the project to the waterfront and otherwise
providing the residents and public with reminders of the proximity
of the waterfront.
(c)Â
Provide unobtrusive paths, that respect the
residents' privacy, to or along the shoreline to encourage passive
public use, where appropriate, as part of individual residences.
(d)Â
Develop multiple-unit projects with all-weather
paths, landscaping and other improvements that are appropriate for
the anticipated demand, size and location of the project. The public
access system should generally provide continuous access along the
shoreline with connection to other public areas or streets.
(e)Â
Provide public parking if none exists in the
area.
(f)Â
Use elevation changes, plantings, fences and
signs to clearly differentiate the public access areas from the private
residential areas.
(g)Â
Where feasible, encourage the use of indigenous
vegetation and architectural style conducive to the established character
of the area.
(2)Â
Waterfront commercial uses shall:
(a)Â
Provide the maximum amount of highly improved
public access because commercial land uses are capable of exposing
large numbers of people to the waterfront and benefit the most from
well-designed and improved public access areas.
(b)Â
Provide the maximum amount of waterfront access,
unless the overall project design would be improved by reverse orientation
inland.
(c)Â
Provide for continuous access through the site
and provide public areas that are large enough so as not to interfere
with commercial operations.
(d)Â
Take advantage of the waterfront setting by
relating the development to the waterfront.
(e)Â
Locate uses that do not relate to the waterfront
well back from the shoreline to minimize adverse impacts.
(f)Â
Provide public access improvements, such as
parking, paved walkways, benches, kiosks, trash containers, landscaping,
lighting, rest rooms and drinking fountains, where the costs of the
improvements are reasonably related to the private benefits of the
shoreline use.
(3)Â
Water-related recreational and marina land uses
shall:
(a)Â
Provide the greatest amount of improved or natural
public access to and along the waterfront shoreline.
(b)Â
Create some variety in the public access experience
by providing pedestrian spaces or nodes, especially in marina projects
which are often linear in nature.
(c)Â
Provide public access for fishing wherever possible
on piers and breakwaters.
(d)Â
Provide public boat launching ramps wherever
possible.
(4)Â
Other urban land uses in waterfront areas shall:
(a)Â
Set uses that do not relate to the waterfront,
including light industrial uses, offices and parking, well back from
the shoreline.
(b)Â
Provide maximum access along the shoreline and
screen the shoreline from incompatible uses.
(c)Â
Require improvements, such as landscaping, benches
and paving, that are appropriate for the anticipated demand, size
and location of the project.
(5)Â
Development adjacent to wetlands shall:
(a)Â
Develop or provide public access to wetlands,
if appropriate, only in a way that respects the natural values, such
as passive wetlands parks.
(b)Â
Provide point access, such as spur trails or
view areas, in places where wildlife is sensitive to human intrusion,
rather than continuous shoreline paths.
(c)Â
Provide controls to protect wildlife resources
or other features from any access into these areas.
(d)Â
Provide minimal improvements, such as signs,
which identify the area and interpret the resources.
(e)Â
Encourage supervised interpretive use of sensitive
resource areas.
(f)Â
Provide signs to inform and educate the public
regarding the importance of wetlands preservation.
A.Â
The Somers Point Historic District is a defined area
containing buildings, structures, sites, objects and spaces linked
historically through location, design, setting, materials, workmanship,
feeling and social-cultural heritage. The significance of the district
is the product of the sense of time and place in history that its
individual components collectively convey. This sense may relate to
developments during one period or through several periods in history.
Some buildings in the Somers Point Historic District are essential
to the significance of the district; others merely contribute to its
historic sense; while others actively detract from the district's
overall historic significance.
B.Â
It is recognized that the preservation of historic
architecture is primary to the preservation or safeguarding of the
Somers Point Historic District's cultural heritage. For this reason,
in addition to establishing regulations for the preservation of historically
significant structures in the district, design guidelines, utilizing
the Secretary of the Interior's Standards for Rehabilitation and Guidelines
for Rehabilitating Historical Buildings, are established. The guidelines
shall apply to construction of new structures in the district and
the restoration or rehabilitation of existing structures. The Commission
shall consider and apply the requirements contained in the Design
Guidelines for Somers Point Historic Preservation District prepared
by Rutala Associates, dated September 2014, which are incorporated
herein by reference and which are on file in the Office of the Planning
Board Administrative Officer, in the Office of the Somers Point City
Clerk and also available on the Official Somers Point website at www.somerspointgov.org.
[Amended 6-11-2015 by Ord. No. 16-2015]
C.Â
The Somers Point Historic District is architecturally
diverse within an overall pattern of harmony and continuity. It is
not the intent of historic preservation efforts to discourage or stifle
creative modern design, but to provide guides to factors which will
encourage construction to be compatible with the city's Historic District's
overall development pattern. Guidelines for new construction, additions
and renovations and rehabilitations within the Historic District focus
on general rather than specific design elements in order to encourage
architectural innovation and establish continuity within the existing
character of development. The Commission shall consider and apply
the requirements contained in the Design Guidelines for Somers Point
Historic Preservation District prepared by Rutala Associates, dated
September 2014, which are incorporated herein by reference and which
are on file in the Office of the Planning Board Administrative Officer,
in the Office of the Somers Point City Clerk and also available on
the Official Somers Point website at www.somerspointgov.org.
[Amended 6-11-2015 by Ord. No. 16-2015]
D.Â
To be encouraged in the Somers Point Historic District
are designs that keep with the theme reminiscent of the city as described
in the Somers Point Historic District Survey Form: "a small village
on Great Egg Harbor which is a port of entry, much resorted to in
summer for the advantages of sailing and fishing." Appropriate building
types to the fishing village include the following:
(1)Â
Cottage-type, defined as a simple box construction,
with a slant roof overhanging a screened porch.
(2)Â
Barn-type, described as a two-level, slant-roof
type with an overhang and screened porch, with shingled siding of
the structure.
(3)Â
Wraparound style, described as a multilevel
Victorian with a wraparound porch, a frame roof and horizontal, shingle
siding.
(4)Â
Fisherman's cottage type, defined as a two-level
structure with shingled siding and a traditional octagonal enclosed
porch on the upper story and a wraparound porch extending across three
sides on the first floor.
(5)Â
Modified cottage-type, described as a contemporary
building with shingle siding and a steep slant roof.
(6)Â
Modified cottage-type, defined as an international
style with traditional cottage construction, including a slant roof
and shingled siding, plus nontraditional accessories.
(7)Â
Modified cape cod style, defined as a two-level
structure with shingled siding, turrets and a multislope, north-brace
roof.
(8)Â
Combination barn-and-cottage-type with the addition
of a view tower, shingled siding.
(9)Â
Cottage-type adapted for commercial application.
Included is an extended porch with lattice work to disguise the substructure
and also providing reverse parking; shingled siding and large gables,
turrets for clear story lighting.
(10)Â
Styled "fisherman" architecture with a village
arrangement for commercial use with shingle and horizontal siding
application; wraparound, multilevel and octagonal porches; traditional
and contemporary applications; lattice work disguising substructure
parking.
E.Â
A new building in the Somers Point Historic District
shall be visually compatible with its neighbors in spacing, setback,
massing, materials, roof shape, window divisions and siding emphasis.
A new building shall not be identical to its neighbors in these respects,
but attention shall be given to the immediate architectural environment
of the new building. Any new building shall support and enhance a
block's design, unity and sense of character through consideration
of silhouette, spacing, setbacks, proportions, volume/mass, entryway,
material/surface, shadow/texture and style/image. In addition, the
following guidelines apply only to the parts of the building visible
from a public way. Within the city's requirements, the designer should
have free rein. The Commission shall consider and apply the requirements
contained in the Design Guidelines for Somers Point Historic Preservation
District prepared by Rutala Associates, dated September 2014, which
are incorporated herein by reference and which are on file in the
Office of the Planning Board Administrative Officer, in the Office
of the Somers Point City Clerk and also available on the Official
Somers Point website at www.somerspointgov.org.
[Amended 6-11-2015 by Ord. No. 16-2015]
(1)Â
Roofs.
(a)Â
The roof, with its shape and features, such
as cresting, dormers and chimneys, and the size, color and patterning
of the roofing material, can be extremely important in defining the
building's overall historic character.
(b)Â
Roof profiles contribute strongly to the character
of a street, and new construction shall relate to the predominant
roof shape and pitch of existing adjacent buildings. Where flat roofs
appear historically, they almost always project beyond the facade
line and are frequently supported by brackets. New roofs shall follow
the traditional types: gabled, gambrel, hipped and mansard. Roofing
material shall be unobtrusive and not call attention to itself, except
on buildings where pattern is a part of the overall design.
(c)Â
Asphalt shingle is acceptable, provided that
it is a relatively dark shade. Random mingling of shingle shapes and
colors shall not be permitted, and consideration shall be given to
whether there is stylistic justification for the use of shaped shingles
at all.
(d)Â
In restoration or rehabilitation of historic
structures, the original roof shape shall be preserved. Original roofing
materials shall be retained unless deteriorated. Partially deteriorated
roof coverings should be replaced with new materials that match the
old in composition, color, size, shape, size and texture. When entirely
reroofing, new materials should not be used which differ to such an
extent from the old in composition, size, shape, color or texture
that the appearance is altered.
(2)Â
Siding.
(a)Â
For siding of new structures, diagonal and vertical
siding are generally unacceptable. Siding of new structures should
have the same directional emphasis as the siding on original structures
in the Historic District. Clapboard is the preferred siding material
of new buildings. Materials which imitate natural materials may be
acceptable. Imitative materials such as asphalt siding, wood-textured
metal siding or artificial stone or brick siding should not be used.
Four-inch metal siding, when installed and carefully detailed, may
be acceptable.
(b)Â
For restoration and rehabilitation of historic
structures, the maintenance and repair of original siding, where it
exists, should be encouraged. On frame buildings, this is usually
clapboard. If new siding is used, it should have the same directional
emphasis as the original and the same or similar unit size. Narrow
siding should not be covered with modern siding. Dissimilar siding
should not be mixed on a building. The essential requirements for
new siding is the siding's reversibility or the ease with which it
could be removed in the future without permanent damage to the underlying
structure, visual compatibility and maintenance of significant architectural
details.
(c)Â
Sidings made of modern materials when installed
and carefully detailed can be permitted. Residing using modern materials
which have been sensitively applied is acceptable.
(d)Â
The painting of brick should not be permitted.
Once painted, brick is difficult to return to its original state without
damage. Stone, asphalt shingle, simulated brick, concrete scored to
imitate brick or stone and asbestos shingle are objectionable from
an historical and aesthetic point of view. Application of these sidings
is preferable, however, to allowing a building to deteriorate from
weathering.
(e)Â
The new siding should:
[1]Â
Match the width of the original siding or the
siding which is being covered;
[2]Â
Not obscure or cause the removal of the building's
details, such as window surrounds, cornices, brackets, porch trim
and corner boards;
[3]Â
Not be textured to simulate a different material;
and
[4]Â
Not replace a flat-finish siding with one which
is reflective.
(3)Â
Entrances and porches.
(a)Â
Entrances and porches are often the focus of
historic buildings, particularly when they occur on primary elevations.
Together with their functional and decorative features, such as doors,
steps, balustrades, pilasters and entablatures, they can be extremely
important in defining the overall historic character of a building.
The porch treatment of new structures shall relate to the porch treatment
of existing adjacent structures. Open porches are strongly encouraged,
but screened-in porches may be acceptable if well detailed.
(b)Â
For restoration and rehabilitation of historic
structures, visually important porches shall be retained along with
all the porch's elements, including doors, fanlights, sidelights,
pilasters, entablatures, columns, balusters, newel posts, spindles
and shaped posts. The closing in of an open porch shall be discouraged.
Screened-in porches may be acceptable if well-detailed.
(c)Â
If a porch is not built, the transition from
private to public space shall be articulated with some other suitable
design element.
(4)Â
Shutters.
(a)Â
Shutters are appropriate for the majority of
the structures, new and restorations and rehabilitations, in the city's
Historic District. Shutters shall be paneled or louvered. Plank or
board-and-batten shutters shall not be permitted. Shutters shall not
be pierced with sawn initials or other motifs.
(b)Â
Shutters shall be dimensioned to cover the window
opening. The height of shutters shall be equal to the distance from
the sill to the lintel and the width of each unit shall be half the
width of the frame, all measured on the exterior. Attachment of shutters
to the building with hinges is preferable to an immovable mounting.
(5)Â
Windows.
(a)Â
The proportion, size and detailing of windows
in new construction shall relate to that of existing adjacent buildings.
Most windows in the district have a vertical orientation. Also, wooden
double-hung windows are traditional in the district.
(b)Â
Replacement windows in restored and rehabilitated
structures shall retain the dimensions and pane divisions of the window
being replaced. Paired casement windows, although not historically
common, are generally acceptable because of their vertical orientation.
The use of single-pane Orphan Annie windows shall not be permitted
unless equipped with snap-in muntins.
(c)Â
The use of large picture windows shall not be
permitted in domestic structures, nor shall any window which is basically
horizontal in orientation. Windows shall not be clustered in groups
of more than two on pre-twentieth century buildings. Reflective glass
shall not be allowed.
(d)Â
Projecting bay windows with a polygonal plan
are appropriate. If a bay window is added, a projecting bay window
is preferable to a curving bow window.
(6)Â
Storm doors and storm windows.
(a)Â
Storm doors and windows can be installed to
new structures and restored and rehabilitated structures sympathetically
or they can diminish a structure's historic integrity. Storm windows
are available in frame colors other than bare aluminum, so they are
not as noticeable. The important thing is that they should look like
part of the building and not like raw metal appliances. Appropriately
colored or bronze-toned aluminum is acceptable.
(b)Â
Storm doors are more important for the same
reason that porches and main doors are; the entry is typically one
of the most noticed parts of a building's facade. Styles are available
which do not detract severely from an entrance, while still providing
thermal insulation.
(c)Â
In general, the storm door shall not hide the
historic door. In summer, a restored (or maintained) period screen
door will look even better than a modern door, although, as with changing
wooden storms and screens, more labor is involved on the part of the
building owner.
(d)Â
In general, storm windows and doors are recommended
over a design which will not detract from the overall integrity of
the building. Inappropriate new window and door features, such as
aluminum storm and screen window combinations, plastic or metal strip
awnings, or fake shutters that disturb the character and appearance
of the structure shall not be used. Canvas awnings are encouraged.
A.Â
Setback. Because structures in historic districts
were often built close to the lot lines, it is in the public interest
to retain a neighborhood's historic appearance by approving variances
to normal yard requirements. Where it is deemed that such variance
will not adversely affect neighboring properties, the municipal agency
may grant such variance to standard requirements. New buildings shall
be sited at a distance not more than 5% out-of-line from the setback
of existing adjacent buildings.
B.Â
Sewer and water. All buildings or uses of land in
the Somers Point Historic District shall be served by public sewer
and water. Renovations or conversions which result in additional units
and do not constitute a sewer extension under applicable Department
of Environmental Protection regulations may use any original sewer
connection upon payment of such additional connection fees as are
necessary to equal the number of additional units.
C.Â
Parking.
(1)Â
Parking shall be required on-site. Parking spaces
shall be nine by 18 feet. Parking beneath buildings or structures
is encouraged for residential uses. Reverse parking, with parking
located in the rear yard, for commercial uses is encouraged. Off-street
parking or loading shall not be permitted within the first 15 feet
of any front yard.
(2)Â
Contribution to the Somers Point Historic District
Parking Trust Account. In the event that an applicant in the Somers
Point Historic District has insufficient land for 100% of the required
off-street parking spaces required by virtue of the particular Historic
Preservation Zone, the municipal agency may still approve the application,
conditioned upon the applicant installing the parking spaces for which
there is sufficient land and contributing $1,000 for each additional
parking space omitted, up to the required number, to a Somers Point
Historic District Parking Trust Account maintained by the city specifically
for the periodic purchase, lease acquisition and/or maintenance of
off-street parking lots to serve the historic area under the following
terms and conditions:
(a)Â
Contributions to the Somers Point Historic District
Parking Trust Account shall be permitted only for the conversions
of buildings in existence as of the effective date of the establishment
of the Somers Point Historic District Parking Trust Account. In the
event that the application for development constitutes an addition
to an existing building or the construction of a new building, the
building parking requirements of the Historic Preservation Zone must
be met and no contribution to the Somers Point Historic District Parking
Trust Account will be permitted. In the event that the application
includes both the conversion of an existing building and new construction,
construction of the actual parking spaces on site must be utilized
and no contribution to the Trust Account will be permitted.
(b)Â
Nothing herein shall prevent the municipal agency
from denying said application, notwithstanding an offer of said contribution
to the Trust Account, based on inadequate or insufficient parking,
ingress or egress or a lack of existing, adequate public parking facilities
in the area of the proposed development.
(3)Â
Notwithstanding the on-site parking requirements of Subsection C(1) above, the parking requirements for properties on Bay Avenue are modified to allow for existing residential structures fronting on Bay Avenue to change the use from residential to a permitted use without having to provide for on-site parking if the property physically cannot meet the site plan parking requirements. The purpose of this modification is to encourage the transformation of all of the Bay Avenue frontage into a thriving Historic Village Waterfront commercial area.
[Added 4-8-1999 by Ord. No. 4-1999]
D.Â
Sidewalks and curbs.
(1)Â
Prior to the issuance of a certificate of appropriateness issued by the Administrative Officer for use or uses of a site in the Somers Point Historic District, the property owner shall install curbs and sidewalks in accordance with the specifications of Article XXIV, Design and Improvement Standards, § 114-179, Street surfacing; curbs and gutters.
(2)Â
Exceptions. The above shall not apply to preexisting curbs and sidewalks where such curbs and sidewalks have been installed and are in substantial conformity with the specifications in Article XXIV. Where inclement weather prevents the installation of required curbs and sidewalks, the installation of such curbs and sidewalks may be completed no later than 90 days after the issuance of a certificate of appropriateness; provided, however, that application shall be made for the required curb and sidewalk permits to the Building Department of the City of Somers Point and 200% of the estimated cost of the installation of such curb and sidewalk shall be deposited with the city to be refunded to the person making application and making such deposit upon the installation and approval of the required curb and sidewalk.
E.Â
Landscaping.
(1)Â
Open space in the Somers Point Historic District
is divided into public, semipublic and private space. The public space
of the street and sidewalk is often distinguished from the semipublic
space of the front yard by a change in grade, a low hedge or a visually
open fence.
(2)Â
The building's landscaping elements in front
yards and street trees together provide a wall of enclosure for the
street room. Generally, landscaping which respects the street as a
public room is recommended.
(3)Â
Enclosures which allow visual penetration of
semipublic spaces, such as a twelve-inch to eighteen-inch high painted
picket fence with rounded tops or low hedges are characteristic of
the Somers Point Historic District. This approach to landscaping and
fences is recommended in contrast to complete enclosure of semipublic
space by an opaque fence, a tall weathered-wood fence, cyclone fence
or tall hedge rows. A cyclone fence is only permitted in the rear
yards.
(4)Â
For the intimate space of a shallow setback,
ground covers and low shrubs provide more visual interest and require
less maintenance than grass.
(5)Â
When lots are left vacant, as green space or
parking area, a visual hole in the street wall results. Landscape
treatment can eliminate this problem by providing a wall of enclosure
for the street.
F.Â
Garages.
(1)Â
If an alley is adjacent to the dwelling, a new
garage should be located off the alley. Where alleys do not exist,
a garage facing the street or driveway curb cuts may be acceptable.
Single garage doors shall be used to avoid the horizontal orientation
of two-car garage doors.
(2)Â
Parking spaces shall be screened from the street
and sidewalk by landscaping.
G.Â
Signs. Generally, signs should be compatible with
the character of the Historic District and blend with the character
of the structures on or near which they are placed. The following
are guidelines for signs:
(1)Â
Signs shall not conceal architectural detail,
clutter the building's image or distract from the unit of the facade,
but rather shall complement the overall design.
(2)Â
Sign materials shall complement the materials
of the related building and/or the adjacent buildings. Surface design
elements are not to detract from or conflict with the related structure's
age and design.
(3)Â
No facade shall be damaged in the application
of signs, except for mere attachment.
H.Â
Color. Paint color for a privately owned building
is essentially a personal choice. Several very good books have been
published regarding historic paint colors at various periods in American
architectural history (including Century of Color, published by the
American Life Foundation in 1981); it would be desirable if these
were consulted prior to choosing a color. Appropriate colors in agreement
with a fishing village theme include silver-gray, tans and browns,
dark reds or dark greens.
I.Â
Equipment/refuse storage. All building equipment (such
as air-conditioning condensers) and all refuse storage shall be screened
from pedestrian view by an opaque screen of an appropriate height.