As used in this article, the following terms shall have the
meanings indicated:
A residential property originally constructed as a private,
single-family residence which provides overnight lodging for transient
guests and which provides breakfast for those guests in the forenoon
of each day with no other meal service.
A bed-and-breakfast establishment located in a private, owner-occupied,
single-family residence which provides no more than three guest bedrooms.
A bed-and-breakfast establishment operated by a full-time
professional manager who resides on the premises and which provides
no more than 10 guest bedrooms.
Bed-and-breakfast establishments shall be a conditional use
within all residential districts created under the Zoning Code of
the Borough of Riverton.
An applicant seeking to open a bed-and-breakfast shall file
a development application with the Planning Board or the Zoning Board
of the Borough of Riverton on forms adopted for this purpose by the
Board. All conditional use applications shall require, prior to approval,
a public hearing on notice as required by the Municipal Land Use Law,
N.J.S.A.40:55D-1 et seq. After a public hearing, the Planning Board
of the Borough of Riverton shall grant the application if, either
with the imposition of conditions or without them, it concludes that
the applicant has demonstrated that the application meets the standards
of a conditional use set forth below.
The applicant shall pay a nonrefundable application fee of $25
for each proposed guest bedroom which is to be located within the
establishment for which approval is sought.
Each application for conditional use approval shall be accompanied
by drawings of sufficient detail and scale that the Board and general
public can determine from them the nature of the proposed use, the
impact which the alterations contemplated will have on the architectural
integrity of any structure on the premises sought to be licensed or
the neighborhood in which the premises is located and the general
impact which the proposed use will have on the neighborhood in which
it is to be located. At a minimum, the plans shall include a floor
plan of all levels of the premises which clearly shows and enumerates
the rooms to be used as guest rooms, bathrooms for guests and common
rooms for guests. In addition, the plans shall include a conceptual
site plan showing areas on the premises to be used for parking, trash
retention, recreational facilities or any other activity related to
the operation of the establishment. If a question exists over the
detail which must be employed in the development of the plans submitted,
the standards of the Borough's Site Plan Review Ordinance[1] shall control.
After an application has been received and public comments considered
at the public hearing held on the application, the Planning Board
or the Zoning Board shall issue conditional use approval for the premises
if it finds that:
A.
The structure proposed for use as a bed-and-breakfast establishment
was originally constructed as a single family detached dwelling. For
the purposes of this chapter, "structure" includes any existing carriage
house originally constructed to serve the single-family detached dwelling.
B.
The proposed use shall not alter the residential character of the
neighborhood through the likely development of noise, traffic, light
or glare, architectural anomalies, congestion or like concerns.
C.
The proposed use will not adversely affect its neighbors by creating
conditions detrimental to its neighbors' residential use of their
properties by the creation of unreasonable noise, traffic, parking,
trash, light or similar condition. Proximity to other bed-and-breakfast
establishments, hotels, rooming houses, boardinghouses or tourist
homes shall be considered specifically in this regard.
D.
No alterations shall be made to any part of the exterior of the structure
visible from the public right-of-way without the prior approval of
the Planning Board or the Zoning Board. Any alterations found necessary
for the proper operation of the establishment shall be approved only
if made in a fashion consistent with the Borough's Historic Area guidelines.
Applicants will be encouraged to take early advantage of the expertise
offered by the Historic Preservation Commission[1] to assist them in planning their proposed bed-and-breakfast
establishment to best meet the letter and intent of this chapter.
[1]
Editor's Note: Amended pursuant to Ord. No. O-2023-05A, adopted 10-11-2023,
which replaced the Architectural Review Committee with the Historic
Preservation Commission.
E.
There shall be no visible indication of the use of the premises as
a bed-and-breakfast establishment from the public right-of-way or
adjacent properties, with the exception of a single sign consistent
with the Borough's sign ordinances.
F.
Parking.
(1)
Sufficient parking shall be available at the ratio of one parking
space per guest room plus sufficient spaces for the owner and any
employees. This parking requirement may be met when approved by the
Planning Board or the Zoning Board by some combination of the following:
(a)
On-street locations where overnight parking is legal.
(b)
Off-street parking on the premises.
(c)
Off-street parking at a different premises where the entitlement
to such parking is established under a recorded lease which shall
be required for the conditional use permit to become and remain valid.
(2)
Off-street parking used for bed-and-breakfast establishment guests
shall not be permitted in any location which is closer to the street
than the existing building line. Off-street parking must be screened
from view from adjacent properties and, where practical, from the
public right-of-way. This screening must be approved by the Planning
Board or the Zoning Board and be consistent with the Borough's fence
ordinances. It is the intent of this chapter that this screening shall
be unobtrusive and sympathetic in design and materials with the historic
character of the Borough. Off-street parking must be surfaced with
crushed stone or a hard paving material such as brick, concrete or
asphalt. The lot coverage for a bed-and-breakfast establishment may
exceed the permitted lot coverage by 10% for the purpose of providing
off-street parking on the premises.
G.
Bathrooms for the sole use of guests must be provided at a ratio
of at least one bathroom per two guest rooms. Rooms accessible to
guests shall not contain any cooking facilities.
H.
Common areas (parlors, breakfast rooms and the like) must be provided
for the use of the guests and be of a minimum size, exclusive of hallways
and porches as set forth below. For bed-and-breakfast homes, this
minimum size shall be 200 square feet and the common areas need not
be exclusively for the use of guests. For bed-and-breakfast lodges,
this minimum size shall be 300 square feet and the common areas must
be reserved for the exclusive use of guests.
All sections of this chapter inconsistent with this article
are superseded by the provisions contained in this article.
