City of Somers Point, NJ Article XIIIA Recreational Planned Unit Development Option (RPUD)

[Added 10-27-2011 by Ord. No. 16-2011]

§ 114-86.1 Regulations and guidelines.

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:

(1) Off-street parking.

(2) Trash and recyclables enclosures.

(3) Stormwater management facilities, basins and ponds.

(4) Public utilities infrastructure.

(5) Signs.

(6) Loading areas.

(7) Garages.

(8) Porches and decks.

(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.

[b] Simulated clapboard.

[c] Brick.

[d] Indigenous stone and cultured stone.

[e] Cast stone.

[f] Architectural CMU.

[g] Synthetic stucco (EIFS).

[h] Stucco.

[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.