Alpine City Zoning Code
§ 220-6
Residence-Recreational Zones.
A.
Permitted uses. Within any R-R Zone no building or lot shall be used for any purpose except the following:
[Amended by Ord. No. 184; Ord. No. 189]
(2)
Annual or permanent private membership golf clubs having no more than 450 members in all classifications and incorporated pursuant to the provisions of the Revised Statutes of New Jersey, catering primarily to members and their guests subject to the following provisions and requirements:
(a)
Facilities and uses. Such clubs may provide facilities as parks, golf courses, playgrounds, tennis courts and swimming pools; and auxiliary buildings, restaurants, bars and similar facilities accessory thereto. No golf club may permit as part of its activities bowling, shooting, horseback riding, roller skating, ice skating on artificially created ice or any other sport not specified herein, except that nothing contained herein shall be deemed to prohibit a club from permitting the carrying on of the activities of croquet, deck tennis, badminton, ice skating on naturally formed ice and indoor table games. The outdoor tennis courts and golf facilities may be used only during the period commencing at one hour after sunrise and terminating at one hour after sunset. No artificial lighting shall be used on the golf course.
(b)
Location. All buildings and facilities shall be located and constructed in accordance with the following provisions: the minimum size of the plot shall be 100 acres. No principal building, principal structure or swimming pool shall be located nearer than 200 feet to any adjacent residential property or park area, whether within or without the Borough, other than the property on which the principal building, principal structure or swimming pool are to be located; nor shall the same be located nearer than 100 feet to any public street or boundary line; and no tee, green or fairway boundary line shall be located nearer than 100 feet to any public street or boundary line without application being made in either case to the Board of Adjustment of the Borough in accordance with the statutes in such cases made and provided, for a special exception from the provisions of this section. In the event the Board of Adjustment finds, after public hearing, that the location of any such principal building, principal structure, or swimming pool nearer than the dimensions of this chapter shall not adversely affect the intent and purpose of the zone plan and zoning ordinance of the Borough, then and in such case, the Board shall recommend to the Mayor and Council of the Borough that the application be granted, and the Mayor and Council of the Borough shall have the power to grant such a special exception upon a specific finding by it, that the granting of such special exception will not adversely affect the intent and purpose of the zone plan and zoning ordinance of the Borough, nor will the granting of such special exception and approval thereof interfere with the quiet enjoyment of the adjacent properties in the affected area.
B.
Special uses.
[Amended by Ord. No. 184; Ord. No. 186]
(1)
Entertainment activities. Nothing contained in this chapter shall be deemed to prohibit a golf club from conducting outdoor entertainment activities on its premises for members and their guests. When any entertainment activities, whether indoor or outdoor, permit attendance by persons other than members and their guests, no activity shall be held unless and until notification by registered or certified mail, signed receipt, shall first be given to the Chief of Police that the activity is to be conducted, giving to the Chief the date when the activity shall take place, the time, and the estimated number of persons expected to attend. Upon receipt of such notification, the Chief of Police shall immediately notify the Mayor and Council of the anticipated affair and the Mayor and Council shall then grant approval for the holding of same, provided it finds that holding the affair will not result in any excessive traffic problems, nor will it interfere with the peace and quiet of property owners in the area adjacent to or contiguous to the club. In the event the club is not notified within 10 days after it has furnished the required notification to the Chief of Police of its intention to hold an affair that its application has been disapproved, its application to hold the affair shall be deemed to be approved. In the event the Mayor and Council do not approve the application, then notification shall be given to the club setting forth the reasons for disapproval and the affair may not be held unless and until the objections set forth in the reasons for disapproval shall have been eliminated.
(2)
Noise in connection with club activities. The conduct of any activity at any club which results in the emission of loud noises that constitute a nuisance is expressly prohibited. Noise is deemed to constitute a nuisance within this provision when the noise level as measured at any point at a distance of 50 feet from the exterior limits of the property exceeds 60 decibels above the reference level. The reference level for noise measurement shall be the American Standards Association standard sound pressure reference level of 0.0002 dyne per square centimeter at 1,000 cycles. Instrumentation and methods for the measurement of noise shall be in accordance with the standards, set by the American Standards Association.
(3)
Exterior lighting. All exterior lighting shall not cause unnecessary glare or interfere with the health and comfort of any adjacent or contiguous property owners. Exterior lighting other than that essential for the safety and convenience of the users of the premises shall not be maintained without permission first being obtained from the Mayor and Council. In considering applications for lighting, permission may be granted upon the finding that the lighting will not cause unnecessary glare or interfere with the health and comfort of any adjacent or contiguous property owners. All lighting on the site shall be so shielded that the source thereof will not be visible from outside the site and so that there will be no objectionable glare therefrom observable from outside the site.
(4)
Nonmember use. A club may be permitted to extend the use of its facilities to civic, municipal, community and charitable groups. Whenever any group shall desire to use the facilities of the club, the club shall notify the Chief of Police of its intended use setting forth in such notification the date or dates when it is proposed to use the club, the type of affair to be held and the number of persons anticipated to be present in connection with the affair.
(5)
Signs. No signs shall be permitted other than two identification or directional signs with an area of not more than 12 square feet and not to exceed a height of eight feet above ground level and each affixed to the entrance gate or wall, provided that the same first be approved by the Mayor and Council. No such approval shall be given unless the Mayor and Council find that the signs in question will not adversely affect the surrounding area nor detract therefrom.
(6)
Procedure. None of the uses permitted in this section shall be established or installed, nor shall any construction work be undertaken in connection therewith, until written application and plans have first been submitted to the Planning Board for its examination. The Planning Board shall apply the same practice and standards as provided for in Chapter 195, Subdivision of Land, and for a major subdivision, including, but not limited to, design and layout of buildings, entrance roads, provisions for drainage and sewerage, parking facilities and such other matters as the Planning Board may deem necessary or advisable for the proper development of the district. The Planning Board shall hold a public hearing on any application within 30 days from the date of such application and shall then transmit its formal findings and recommendations to the Mayor and Council for their actions. In the event of an unfavorable recommendation, the applicant shall have the right within 30 days from the date of such unfavorable recommendation to appeal to the Mayor and Council.
(7)
Subsequent changes. After such approval has been granted, no material changes, alterations or additions to any structures or improvements on the property involved shall be permitted without their first having been approved in the same manner as aforesaid.
(8)
Sleeping accommodations. Nothing contained in this chapter shall be deemed to prohibit any golf club from having therein sleeping accommodations for its members and guests as transients only and not as permanent occupants (permanent occupancy being expressly prohibited), provided, however, that no more than 60 rooms, single or double, having no cooking facilities whatsoever, may be maintained on the property for members and their guests, and no more than 10 rooms, having no cooking facilities, may be maintained therein for employees of the club, without application first being made for special exception from the provisions of this section to the Zoning Board of Adjustment of the Borough in accordance with the statutes in such cases made and provided. If, after public hearing, the Zoning Board of Adjustment, upon the application for a special exception from the provisions of this section, shall find that the granting of a special exception will not substantially impair the intent and purpose of the zone plan and zoning ordinance of the Borough, it shall thereupon recommend to the Mayor and Council that such special exception be granted and the Mayor and Council shall have the power to grant such special exception upon finding by it that the granting of such special exception will not substantially impair the zone plan and zoning ordinance, nor will the granting of such special exception interfere with the quiet enjoyment of the adjacent properties in the affected area. Any clubhouse or structure containing sleeping accommodations erected in connection with a golf course located in an R-R District shall be wholly within the confines of the Borough.
(9)
Sewerage charges. If, in connection with the construction of a golf clubhouse or any other facilities, it becomes necessary to tie-in to the sewerage system of any adjacent municipality and permission for such a tie-in is obtained, it shall be the obligation of the operator of the golf club to pay any and all tie-in charges and any and all service charges of any kind, nature or description whatsoever which may be imposed by the adjacent municipality. In the event such charges shall be made to the Borough the operator of the golf club shall pay, in addition to the annual taxes to be assessed against such club, the cost of all tie-in and/or service charges.
(10)
Other provisions. All operations of or at any golf club shall be so conducted that the same will not cause or result in any of the following at any time:
(a)
Dissemination of noise other than of types that are normal to a residential neighborhood, vibration or electronic interference beyond the boundaries of the site of such establishment.
(b)
Dissemination of odor, dust, smoke, observable gas or fumes or other atmospheric pollutant.
(c)
Hazard of fire, explosion or any similar physical hazard.