Riverton City Zoning Code
ARTICLE XIX
Bed-and-Breakfast Establishments
§ 128-79 Definitions; bed-and-breakfast establishments.
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.
§ 128-80 Conditional use established.
Bed-and-breakfast establishments shall be a conditional use within all residential districts created under the Zoning Code of the Borough of Riverton.
§ 128-81 Approval procedures.
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.
§ 128-82 Application fees.
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.
§ 128-83 Plans to accompany application.
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.
§ 128-84 Standards for approval.
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.
§ 128-85 Conflict with other provisions.
All sections of this chapter inconsistent with this article are superseded by the provisions contained in this article.