Rumson City Zoning Code
§ 22-5.20
Rumson Road Housing Zone District RR.
[Added 12-15-2020 by Ord. No. 20-014D; amended 4-13-2021 by Ord. No. 21-004D]
a.
Applicability. The use, bulk, design and performance standards of the RR District shall supersede the zoning provisions of the Rumson Borough General Ordinances and the Development Regulation Ordinance (Chapter 22). However, where the regulations and standards of the RR District are silent, the standards of the General Ordinances and Chapter 22 shall apply.
b.
Purpose. The RR District provides land use regulations for the redevelopment of the site where specific site elements are incorporated that limit the impact to the surrounding parcels through the requirement of adequate development setbacks, alternate means of access and sufficient buffering. The RR District is intended to provide for the development of multifamily housing with a payment in-lieu contribution to the Borough's Affordable Housing Trust Fund to support the development of very-low-, low- and moderate-income housing elsewhere in the Borough. The RR District is being created to implement the settlement agreement between the Borough of Rumson and Yellow Brook Property Co., LLC, which was entered into on January 16, 2020 (hereinafter the "Yellow Brook Settlement Agreement"), the terms and conditions of which are incorporated herein by reference.
d.
e.
Community design and access. Any plan for the development of the parcel shall be substantially consistent with Exhibit C of the Yellow Brook Settlement Agreement (also attached hereto as Exhibit A[2]), which shall be utilized, in terms of layout, arrangement, scale and intensity. Principal buildings are not required to front on an improved public street as the carriage house dwellings and duplex dwellings are permitted to be located behind the triplex dwellings.
[2]
Editor's Note: Said exhibits are included as an attachment to this section.
g.
Area and yard requirements. The following area and bulk regulations shall apply:
1.
Maximum number of dwelling units: 16.
2.
Maximum building coverage: 15%.
3.
Maximum impervious coverage: 32%.
4.
Minimum setback from right-of-way: 55 feet.
5.
Minimum setback from tract boundary (other than ROW): 40 feet.
6.
Minimum buffer width from tract boundary: 25 feet.
7.
Minimum distance between triplex dwellings: 30 feet to foundation; 23 feet to porch.
8.
Parking spaces shall be provided for all residential dwellings according to the New Jersey Residential Site Improvement Standards (N.J.A.C. 5:21).
9.
Parking areas and driveways not required for direct access to the public right-of-way shall be located a minimum of 25 feet from any tract boundary.
10.
Garages within 250 feet of the public right-of-way shall not face the public right-of-way without an intervening principal building projection line situated between the garage and the public right-of-way.
11.
Sixty percent of the required parking shall be provided within an enclosed garage.
12.
Parking not within a garage shall not be visible from the public right-of-way, and shall be screened from adjoining property owners and the public right-of-way with plantings, walls and fences to provide 100% opacity.
13.
Outside refuse disposal is not permitted. Refuse disposal container shall be contained with the buildings.
14.
The buffer area shall not include driveways other than for access purposes to the right-of-way, parking, utilities, stormwater management, patios, courtyards, decks, mechanical equipment or buildings.
(a)
Existing vegetation within the buffer that is not considered invasive or dead or dying shall be preserved.
(b)
Landscape buffers shall consist of a combination of deciduous trees, conifers, shrubs, berms, and if appropriate, fences or walls in sufficient quantities and sizes to perform their necessary screening function.
(c)
Existing on-site trees to remain within the required buffer area shall be utilized as part, and incorporated into, the buffer design.
(d)
With the exception of areas delineated as wetlands and wetland transition areas approved by the NJDEP, proposed screening layout and elements shall be placed only within the required buffer area and are subject to review and approval by the Borough.
(e)
Proposed plant material shall provide a four-season interest, be deer tolerant and consist primarily of native species. Invasive plant species shall not be allowed. Applicants are encouraged to use the New Jersey American Native Plant Society and the Rutgers Agricultural Extension Service websites as a guide in species selection.
(g)
Drip irrigation is encouraged to be incorporated within the landscape buffer area to ensure the success of the proposed plant material.
15.
The minimum tract area shall be the entirety of the zone. Subdivisions for the purposes of phasing, financing or sale of individual units is permitted as long as the area and bulk requirements for the zone are met.
h.
Design standards. Deviations from these design standards shall be considered exceptions pursuant to the procedure articulated in the New Jersey Municipal Land Use Law at N.J.S.A. 40:55D-51.
1.
Building design. The purpose of these building design standards is to ensure that the design of buildings promotes a desirable visual and spatial environment, and that the buildings fit within the existing range of vernacular styles within Rumson Borough. The design of the buildings shall comply with the following standards, and shall be substantially consistent with Exhibit C of the Yellow Brook Settlement Agreement, which is also attached hereto as Exhibit A.[3]
[3]
Editor's Note: Said exhibits are included as an attachment to this section.
2.
Pedestrian circulation. Pedestrian walkways connecting streets and parking area to the dwellings shall be provided. All walkways shall be constructed of brick or concrete pavers.
3.
Curbing. All vertical curbs shall be six inches in height and constructed of Belgian block, unless mountable Belgian block curbs are proposed.
4.
Lighting.
(a)
General. All outdoor lighting should be coordinated as to style, material and color. Lighting throughout the site should overlap, creating an even level of illumination throughout the parking area. All exterior lighting shall be designed, located, installed and directed in such a manner as to prevent objectionable light at and across the property lines and to prevent glare at any location on or off the property. The use of light-emitting diode (LED) fixtures is required for energy efficiency and uniform illumination.
(b)
Parking lots shall be illuminated with a minimum of 0.2 footcandle. The ratio between maximum foot-candles and average foot-candles shall be no greater than 20 to one.
(c)
Illumination at property lines shall not exceed 0.1 footcandle, excluding public street rights-of-way.
(d)
Lighting shall be provided by fixtures in parking lots with a mounting height not more than 16 feet measured from the ground level to the centerline of the light source and lighting fixtures no to exceed 12 feet in height shall be provided for pedestrian walkways and residential areas outside of parking lots.
(e)
Pedestrian-level lighting shall be used along any pedestrian walkways not illuminated by parking lot lighting. The minimum average illumination of pedestrian areas shall be 0.2 footcandle over the walkway surface, except that no illumination shall be required for trails and pathways in the passive recreation land use area. The ratio between maximum footcandles and average footcandles shall be no greater than 20 to one.
(f)
Fixtures for illumination shall be full cutoff luminaires.
5.
Mechanical equipment.
(a)
General. Such areas, due to their visual and noise impacts onto adjacent properties and visitors to the site, shall be screened, recessed and enclosed.
(b)
Outdoor storage, utility meters, HVAC equipment, and other such service functions shall be incorporated into the overall design of the buildings and site layout. Walls, screens and enclosures for such uses shall be of a similar construction and material as the primary buildings to which they are associated. Such accessory structures and uses shall be adequately landscaped to the point where the visual and acoustic impacts of these functions in conjunction with walls, screens and/or enclosures are fully contained and out of the view from general passersby.
i.
General standards.
1.
There shall exist approved public water and public sewer systems which shall be available to each unit prior to the issuance of the building permit for that unit.
2.
For developments to be constructed over a period of years, a phasing plan shall be submitted as part of the preliminary plan for the entire concept subject to a developer's agreement with the Borough.
3.
Off-tract improvements including safety improvements at the intersection of Rumson Road and Osprey Lane shall be constructed in coordination with the Borough and the County.
j.
Affordable housing. A payment in-lieu contribution to the Borough's Affordable Housing Trust Fund for the provision of four off-site affordable housing units is required for development within the RR Zone, as per the terms and conditions in Section 4.2 of the Yellow Brook Settlement Agreement.
