Keyport City Zoning Code
§ 25-1-15.18
Bed-and-breakfast residence.
[Added 12-18-2018 by Ord. No. 28-18]
a.
Purpose. The bed-and-breakfast residence shall be an existing residential structure originally constructed for single-family residential purposes and shall represent one of the historically significant architectural styles, century homes or captain's houses, of the Borough. The conversion of such a residence to a bed-and-breakfast residence in accordance with this section is intended to result in the preservation, maintenance and continuation of residential structures of such architectural types and to aid in the promotion of the tourist economy of the Borough.
b.
General requirements.
1.
Each property to be used for a bed-and-breakfast residence shall be situated on a lot that contains at least 15,000 square feet and oriented in such a way as to be able to accommodate off-street parking area and buffer landscaping as required in this section.
2.
A bed-and-breakfast residence shall contain a minimum gross floor area of 3,500 square feet.
3.
An indoor common area must be provided for the exclusive use of the guests, and must be a minimum of 100 square feet if less than six individual sleeping accommodations are provided, and a minimum of 300 square feet if six or more individual sleeping accommodations are provided. Common areas may include, but not be limited to, a combination of dining rooms, parlors, sitting rooms, libraries, solariums, enclosed and heated porches or like facilities and are exclusive of bathrooms, closets or other nonhabitable space.
4.
The exterior facade of the approved bed-and-breakfast residence shall not be altered except for normal repair and maintenance and alterations that result in the preservation or enhancement of the qualifying architectural style of the building. Exterior alterations shall only be undertaken after application to and approval by the Borough of Keyport Historic Preservation Commission.
c.
Operational requirements.
1.
Each bed-and-breakfast operator must keep a daily guest register which includes the guest name, permanent address, phone number, date and duration of stay, number of guest vehicles with license plate number. The guest register must be available for inspection by Borough officials between the hours of 8:00 a.m. and 8:00 p.m.
2.
Occupancy by any guest within the bed-and-breakfast residence shall be limited to 14 consecutive nights and not more than 21 nights in any period of 50 consecutive days.
3.
The residence and grounds for the bed-and-breakfast residence shall be for the exclusive use of the residents and overnight guests of the bed-and-breakfast residence and not for the general public; is not advertised to the general public as a restaurant, catering, banquet business or similar establishment.
4.
No person shall operate a bed-and-breakfast residence unless the owner holds a valid license issued by the Borough of Keyport.
d.
Off-street parking. Off-street parking shall be provided as follows:
1.
One off-street parking space shall be provided for each nonresident employee.
2.
Two spaces shall be provided for the owner/occupant family.
3.
One off-street parking space shall be provided for each guest room. The provision of off-street parking for guests may be satisfied off-site by written lease agreements or easements for existing off-street parking areas within 500 feet of the bed-and-breakfast residence, provided that such existing off-street parking provides an excess of parking for the principal use that it is designed to serve, proof of which must be submitted to the Planning Board for review and acceptance.
4.
Off-street parking areas shall be constructed to contain and dispose of all parking area drainage on site, or otherwise properly detain and dispose of the drainage in accordance with the requirements of Chapter 24, Stormwater Management and Control, of the Code of the Borough of Keyport.
5.
All off-street parking provided shall be a minimum of 10 feet from any property line, and shall be screened from view of any adjoining residential property utilizing evergreen landscaping.
e.
Landscaping and buffering.
1.
A ten-foot-wide evergreen landscape buffer shall be provided along each property line that adjoins an existing single-family dwelling.
2.
Where outside recreational features are provided, such as a pool, patio or gazebo, the landscape buffer shall be supplemented with a six-foot solid fence that extends at least 20 feet beyond the location of the feature in each direction along the adjacent property line.
3.
Parking area landscaping shall consist of an evergreen hedge at least six feet wide backed by a four-foot-high solid fence within the required ten-foot-wide parking area setback.
f.
Lighting.
1.
Lighting shall be required for off-street parking areas and shall be consistent with the residential character of the use.
2.
Driveway and walkway lighting shall be down lighting not more than three feet high.
3.
Parking area lighting shall be of a style that is complementary of the architecture of the principal building and not more than four feet high.
4.
All lighting fixtures in parking areas, driveways and walkways shall be shielded to contain all light on the subject property, so as not to allow spill-over of light or glare to any adjacent residential properties. Where practical, lighting shall include movement or heat sensor controls to limit continuous illumination.
g.
Signs.
1.
The bed-and-breakfast residence may identify itself with either one freestanding sign in the front yard or one wall-mounted sign.
2.
Freestanding signs shall be set back at least four feet from the building side of the sidewalk and be located so as not to interfere with the line of sight for any intersecting streets. The maximum sign area shall be five square feet with a maximum vertical distance from the bottom of the sign to the ground of one foot and a maximum overall height of four feet.
3.
Wall signs shall be attached flush to the facade of the structure and shall be no higher than the first floor entrance door. The maximum size of the sign area shall be five square feet.
4.
All signs may be indirectly lit with a maximum of two external lights of an intensity not to exceed the equivalent of 75 watts or 1,100 lumens each, that are shielded and directed solely at the sign.
5.
The design of all signs shall be coordinated with the color and architectural theme of the bed-and-breakfast residence.
h.
Minor site plan approval required. The following shall be provided in addition to the submission requirements of a minor site plan application:
1.
A full floor plan of the building to show all spaces and to identify their respective uses, identify the rooms which are to be licensed, by name, number or physical description and location, and to identify the bedrooms for the exclusive use of the owners and other permanent residents.
2.
Architectural elevations, either accurate drawings or photographs, of all sides of the existing structure that demonstrate the architectural significance of the building and any exterior modifications proposed as part of the conversion to a bed-and-breakfast residence.
3.
A written description of the architectural, locally important or historic relevance of the property.