Intent. The purpose of this district is to preserve the unique natural resources of the area and to encourage development which is compatible with these resources and surrounding uses, providing for a mixture and variety of residential, retail, commercial and water- and non-water-related recreational uses and facilities, with sufficient controls and as an integral part of the overall developmental picture of the district.

Regulations and district. The regulations of this article and of Article XX and those regulations set forth elsewhere in this chapter, as applicable, shall govern in this district.

Environmental review. The Environmental Commission of Somers Point, New Jersey, (Commission) shall be immediately notified by the Planning or Zoning Board Secretary, as appropriate, of all applications for development within the district and shall be afforded the opportunity to review and make comments or recommendations with regard to environmental impact. Such recommendations and comments shall be submitted, in writing, to the reviewing authority at least 48 hours in advance of the date set for hearing on said matter. The Commission may also appear and testify at said hearing. The Commission's recommendations and comments shall not be binding, but only advisory. Meetings between the developer and the Commission are strongly recommended before formal submission of plans.

Developers are strongly urged to avail themselves of the informal conceptual review process provided for in N.J.S.A. 40:55D-10.1 to afford early review of the overall development concepts in order to assist in the preparation of subsequent formal submissions.

Municipal agency site plan review and approval shall be required of all development, construction, alteration, modification, reconstruction or change of use in this district. Excepted from this regulation shall be the development of single-family detached dwellings and the modification, expansion, alteration or expansion of existing residential uses not involving any change in use or uses conforming to the standards of § 114-12 and §§ 114-14 through 114-17, inclusive, Article XX and other provisions of this chapter, unless otherwise required.

Developers are urged and expected to employ innovative planning and architectural techniques and concepts within the district so as to lessen the impact of the proposed project on the surrounding area, to maintain as much open space as possible and to maintain, provide for or increase public access to, use of and visual enjoyment of the waterfront area to the maximum extent possible.

Principal uses and buildings.

Accessory uses and buildings. Accessory uses and buildings shall be uses and buildings customarily incidental to the principal uses listed as permitted. They shall be understood to include:

New single-family detached dwellings and the modification, renovation, expansion, reconstruction or alteration of existing residential uses shall conform to the standards set forth in § 114-12 and §§ 114-14 through 114-17, inclusive, Article XX and other applicable provisions of this chapter.

Single-family attached condominiums shall conform to the standards of § 114-20, except that density shall not exceed six units per adjusted gross acre and building length, number of contiguous units and lot coverage shall be determined by the municipal agency during site plan review based on the particularities of the proposed project and the site in question.

Boat sales, rentals, storage, maintenance, dockage and water-related service and recreational establishments shall conform to the requirements of § 114-48, except that lot size and setbacks shall be determined during preliminary site plan review based on the particularities of the site itself and the proposed project.

Offices for marine-related sales and services shall conform to the requirements set forth in § 114-36A(1).

In no event shall any use, building or other structure exceed 35 feet maximum height.

The growth of recreational boating and fishing has continued to increase the demand for boat slips and berthing facilities. Marinas present environmental constraints affecting the quality of surrounding land use and the waters of the basin in which the marina is located. To ensure preservation of environmental quality related to the siting of marinas in Somers Point, the city has adopted standards for marinas with the objective of ensuring that marinas can be sited with proper consideration of surrounding non-marina land use.

All applications for marinas shall present marina operating plans in accordance with the following:

All parking areas shall be located no closer than 10 feet to any building.

Five percent of all parking required shall be provided for and reserved for the handicapped, with a minimum of one parking space.

All parking servicing the site shall be off-street, either on-site and/or at such off-site locations as the municipal agency shall approve under the particular circumstances.

Lights shall be directed towards the structure and designed to prevent glare.

Light standards shall not be more than 16 feet in height, and their bases shall be landscaped and maintained.

Standards will be set back a minimum of 30 feet from the street right-of-way line.

Light standards will be at least 50 feet apart.

All lighting shall be designed to blend with the architectural style of the building.

All uses shall be designed with an overall theme or motif. An intrinsic, nautical motif is encouraged which is consistent or similar with the character of the surrounding community.

Minimum roadway widths for ingress and egress lanes shall be as follows:

An on-site off-street loading area, of a size to be determined by the municipal agency, shall be required as to all nonresidential uses.

All uses within this district shall be required to submit an impact statement as part of the site plan review process. The requirements of the impact statement will be established by the municipal agency for a particular site upon the submission of the sketch plat.

All uses, principal, accessory and conditional, within this district are subject to municipal agency site plan review and approval.

From and after the effective date of this article, the leasing, renting and bailing of motorboats and sailboats shall be confined and limited to lands and premises situated in a BF Bay-Front District bordering on waterfront land within the City of Somers Point; said leasing, renting and bailing shall also be further confined and limited to lands and premises located immediately contiguous to the water by public streets.

The commercial outdoor storage of boats shall be permitted, provided that such storage is carried out on property which is part of an operational marina or on property which is contiguous to such a marina.

Boats stored in such areas shall be organized in orderly rows with circulation aisles of sufficient width to admit emergency access. The grounds of such storage areas shall be neatly maintained and free of material not of interest to the storage of boats.

In cases where such outdoor boat storage facilities abut a residential district or properties, a twenty-four-foot-wide strip shall be landscaped with evergreens, planted in double alternating rows, which, at the time of planting, shall be a minimum of four feet in height and shall substantially screen the boat storage facility from the abutting land users.

"Storage" shall mean the storing for safekeeping of boats or materials owned by another for a period of time in excess of one week and shall not include the displaying of new or used boats for sale.