City of Somers Point, NJ Somers Point Historic District

Reroofing of residential dwellings.

Repair or replacement of wood fences in rear and side yards of residences within the proper setback of the front dwelling.

Concrete flatwork containing no imprints, colors or curbs.

Siding on residential housing so long as the horizontal facade of the dwelling remains unchanged in design.

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]

Decks and porches which are not visible from the street and are in concert with the surrounding neighborhood.

Repair of front porches and steps so long as they maintain the original design, size and shape.

§ 114-99 Historic Village Commercial (HVC) Zone.

Permitted uses shall be as follows:

Retail stores and service establishments, but not including convenience-type stores.

Fully enclosed restaurants and drinking establishments, with or without outdoor dining areas, as an accessory use. No drive-in restaurants shall be permitted.

General business and professional offices.

Banks.

Personal service establishments, including, but not limited to, barber- and beauty shops, tailors and similar uses.

Minor repair operations for televisions, radios, watches, shoes and appliances.

Public buildings operated by the City of Somers Point.

(8)

Quasi-public establishments.

(9)

Theaters.

(10)

Museums, art galleries and similar uses.

(11)

All existing residential uses present at the time of passage of this chapter.

(12)

Off-street parking lots and parking garages.

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.

Conditional uses shall be as follows:

Residential flats. A residential dwelling unit situated on the second floor above permitted nonresidential uses subject to the following conditions:

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.

If the second floor of a building contains a residential flat, no nonresidential use shall be permitted on that floor.

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.

Design and area requirements.

The height and area regulations of §§ 114-48 through 114-52, inclusive, and those regulations set forth elsewhere, where applicable to these sections, and the general regulations of Article XX are the regulations in the Historic Village Commercial Zone.

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]

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]

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]

§ 114-100 Historic Village Residential (HVR) Zone.

Permitted uses. All permitted uses as defined in the R-1 Single-Family Residential District are permitted.

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.

Conditional uses.

Tourist/guest houses subject to the following conditions:

Tourist/guest houses shall be limited to a maximum of 10 guest rooms.

Service of meals shall be limited to registered guests.

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.

Off-street parking shall be provided with one parking space for each guest sleeping room, plus one space per employee on the largest shift.

Design and area requirements.

The height and area regulations of §§ 114-12 through 114-17, inclusive, and those regulations set forth elsewhere, where applicable to these sections, and the general regulations of Article XX are the regulations in the Historic Village Residential Zone.

Permitted height shall not 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]

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]

§ 114-101 Historic Village Waterfront Zone.

Permitted uses shall be as follows:

All permitted uses as defined in the Village Residential Zone.

Boat sales and rentals.

Boat storage and maintenance.

Boat dockage facilities and fishing piers.

Water-related service and/or recreational establishment, fully enclosed.

Restaurants and drinking establishments, with or without outdoor dining areas, as an accessory use. No drive-in restaurants shall be permitted.

Theaters.

(8)

Small retail shops and stores, but not including convenience-type stores.

(9)

General business offices and professional offices.

(10)

All existing residential uses present at the time of passage of this chapter.

(11)

Off-street parking lots and parking garages.

Conditional uses.

Tourist/guest houses subject to the following conditions:

Tourist/guest houses shall be limited to a maximum of 10 guest rooms.

Service of meals shall be limited to registered guests.

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.

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.

Residential flats. A residential dwelling unit situated on the second floor above permitted nonresidential uses subject to the following conditions:

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.

If the second floor of a building contains a residential flat, no nonresidential use shall be permitted on that floor.

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.

Design and area requirements.

The regulations of §§ 114-66 through 114-71, inclusive, and those regulations set forth elsewhere, where applicable to these sections, and the general regulations of Article XX are the regulations in the Historic Village Waterfront Zone.

[Amended 6-11-2015 by Ord. No. 16-2015]

Permitted residential density shall not exceed six units per adjusted gross acre.

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]

Relationship of structure to Great Egg Harbor Bay.

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.

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.

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.

Additional public access to the water's edge.

Waterfront residential areas shall:

Provide substantial improved shoreline accessory parks adjacent to the waterfront to serve the general public and private residents.

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.

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.

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.

Provide public parking if none exists in the area.

(f)

Use elevation changes, plantings, fences and signs to clearly differentiate the public access areas from the private residential areas.

(g)

Where feasible, encourage the use of indigenous vegetation and architectural style conducive to the established character of the area.

Waterfront commercial uses shall:

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.

Provide the maximum amount of waterfront access, unless the overall project design would be improved by reverse orientation inland.

Provide for continuous access through the site and provide public areas that are large enough so as not to interfere with commercial operations.

Take advantage of the waterfront setting by relating the development to the waterfront.

Locate uses that do not relate to the waterfront well back from the shoreline to minimize adverse impacts.

(f)

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.

Water-related recreational and marina land uses shall:

Provide the greatest amount of improved or natural public access to and along the waterfront shoreline.

Create some variety in the public access experience by providing pedestrian spaces or nodes, especially in marina projects which are often linear in nature.

Provide public access for fishing wherever possible on piers and breakwaters.

Provide public boat launching ramps wherever possible.

Other urban land uses in waterfront areas shall:

Set uses that do not relate to the waterfront, including light industrial uses, offices and parking, well back from the shoreline.

Provide maximum access along the shoreline and screen the shoreline from incompatible uses.

Require improvements, such as landscaping, benches and paving, that are appropriate for the anticipated demand, size and location of the project.

Development adjacent to wetlands shall:

Develop or provide public access to wetlands, if appropriate, only in a way that respects the natural values, such as passive wetlands parks.

Provide point access, such as spur trails or view areas, in places where wildlife is sensitive to human intrusion, rather than continuous shoreline paths.

Provide controls to protect wildlife resources or other features from any access into these areas.

Provide minimal improvements, such as signs, which identify the area and interpret the resources.

Encourage supervised interpretive use of sensitive resource areas.

(f)

Provide signs to inform and educate the public regarding the importance of wetlands preservation.

§ 114-102 Guidelines for design review.

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.

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]

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]

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:

Cottage-type, defined as a simple box construction, with a slant roof overhanging a screened porch.

Barn-type, described as a two-level, slant-roof type with an overhang and screened porch, with shingled siding of the structure.

Wraparound style, described as a multilevel Victorian with a wraparound porch, a frame roof and horizontal, shingle siding.

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.

Modified cottage-type, described as a contemporary building with shingle siding and a steep slant roof.

Modified cottage-type, defined as an international style with traditional cottage construction, including a slant roof and shingled siding, plus nontraditional accessories.

Modified cape cod style, defined as a two-level structure with shingled siding, turrets and a multislope, north-brace roof.

(8)

Combination barn-and-cottage-type with the addition of a view tower, shingled siding.

(9)

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)

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.

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]

Roofs.

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.

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.

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.

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.

Siding.

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.

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.

Sidings made of modern materials when installed and carefully detailed can be permitted. Residing using modern materials which have been sensitively applied is acceptable.

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.

The new siding should:

[1]

Match the width of the original siding or the siding which is being covered;

[2]

Not obscure or cause the removal of the building's details, such as window surrounds, cornices, brackets, porch trim and corner boards;

[3]

Not be textured to simulate a different material; and

[4]

Not replace a flat-finish siding with one which is reflective.

Entrances and porches.

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.

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.

If a porch is not built, the transition from private to public space shall be articulated with some other suitable design element.

Shutters.

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.

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.

Windows.

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.

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.

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.

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.

Storm doors and storm windows.

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.

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.

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.

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.

§ 114-103 Supplemental guidelines.

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.

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.

Parking.

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.

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:

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.

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.

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]

Sidewalks and curbs.

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.

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.

Landscaping.

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.

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.

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.

For the intimate space of a shallow setback, ground covers and low shrubs provide more visual interest and require less maintenance than grass.

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.

Garages.

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.

Parking spaces shall be screened from the street and sidewalk by landscaping.

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:

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.

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.

No facade shall be damaged in the application of signs, except for mere attachment.