Historic Preservation Overlay Zone
[Added 12-15-1986 by Ord. No. 46-86]
§ 217-58. Standards for historic inns. [Added 4-20-1998 by Ord. No. 7-98] A. The purpose of this section is to permit and regulate the location, size and design of historic country inns in the Historic Preservation Overlay Zone. This Zone includes properties which represent a unique attribute to the Township, and which merit special planning consideration to maintain their viability. The use of these properties for historic inns can make a positive contribution to the use and enjoyment of the Township's natural and cultural resources, provided that the historic inns are compatible with existing historic buildings on the property, as well as the historic context in which they are located, and do not substantially impact the use and enjoyment of adjoining properties.
B. Historic inns are a permitted use in the Historic Preservation Overlay Zone, except for that portion of the Zone which lies in the R-20 District, subject to the receipt of a certificate of appropriateness from the Historic Preservation Commission and the following supplemental development standards:
(1) The lot on which the historic inn is proposed shall meet the required minimum lot size, lot frontage and lot width for the zoning district in which it is located, except that in no case shall the lot be less than three acres. The lot shall front on a paved collector or arterial road.
(2) The lot on which the historic inn is proposed shall have an historic building. The historic inn shall be situated in the historic building or buildings on the site, or the historic building or buildings shall be incorporated into the historic inn in a manner deemed to be appropriate by the Historic Preservation Commission. Subject to the foregoing, additions to the historic building shall be permitted, but no such addition shall be situated forward of the front facade of the historic building. The proposed historic inn development shall be subject to all applicable yard requirements for the zoning district in which the historic inn is situated. The maximum improved lot coverage for historic inns shall be 22%, regardless of the improved lot coverage standards for the zone district in question.
(3) The floor area of any additions to the historic building necessary for construction of the historic inn, shall not exceed 100% of the original floor area of the historic building, except that in no case shall the historic inn include more than 6,000 square feet of heated area, exclusive of porches, decks and accessory structures.
(4) The historic inn may have no more than 12 bedrooms, and the maximum length of stay for any guest shall be 30 days, within any ninety-day period.
(5) The historic inn shall have a resident manager who maintains a residence on the property, which shall not be counted as one of the 12 permitted bedrooms.
(6) Public dining room facilities are not permitted in historic inns located in residential zone districts; however, this section shall not prohibit such historic inns from providing breakfast for registered guests pursuant to § 217-75J. For historic inns located in nonresidential zones, public dining room facilities may be provided, at a ratio of three seats per guest bedroom, not to exceed 36 seats, subject to applicable state and local regulations. No alcoholic beverages shall be sold.
(7) Site planning and stormwater management planning shall consider innovative design techniques so that the historic character of the property is not negatively impacted by the proposed building addition.
(8) Where the proposed historic inn abuts a property in residential use, a minimum landscaped buffer of 50 feet shall be maintained between the proposed structure or parking lot and any side or rear lot line and all dining facilities shall be located at least 500 feet from any residence located on another lot.
(9) Off-street parking shall be provided at a ratio of one space for each guest bedroom, plus one space for every three seats in the dining room, provided that there is a public dining room, plus four spaces for use of the owner and/or employees.
(10) Off-street parking spaces shall be permitted only in the side or rear yard areas of the property. No parking is permitted in the front yard area.
(11) Each application shall be accompanied by a certification from the Washington Township Municipal Utilities Authority or the Hackettstown Municipal Utilities Authority that water and sewer facilities are available with capacity, or a certification from the Board of Health that the existing or proposed septic system and water supply are adequate for the proposed use.
(12) No cooking shall be permitted in any guest room.
(13) Historic inns shall be registered with pertinent governmental authorities, and shall be subject to applicable state and local regulations.