Borough of Haddonfield, NJ
Camden County
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Table of Contents
Table of Contents
[Added 6-10-2014 by Ord. No. 2014-08[1]]
[1]
Editor's Note: This ordinance also repealed former Art. VI, Historic District, as amended.

§ 135-42 (Reserved)

§ 135-43 Short title.

This article shall be known and may be referred to as the "Historic Preservation Ordinance of the Borough of Haddonfield."

§ 135-44 Statement of purpose; objectives.

The purpose of this article is:
A. 
To safeguard the heritage of the Borough of Haddonfield by preserving that part of the Borough which reflects elements of its cultural, social, economic and architectural history;
B. 
To preserve the Borough's historic and architecturally significant buildings and sites;
C. 
To maintain and improve property values;
D. 
To preserve and promote the Historic District as an essential element of municipal character and identity and as an important factor in the economy of the Borough and the property values therein;
E. 
To foster civic beauty;
F. 
To promote the use of the district for the education, pleasure and welfare of the citizens of the Borough and its visitors;
G. 
To further assure that construction, alterations, repairs and replacements, such as lighting, fences, walkways, signs, color (other than paint color) and landscape features, are compatible with the Borough's historic, cultural, aesthetic and architectural heritage;
H. 
To manage change by encouraging alterations or new construction in keeping with the character of the district or landmark;
I. 
To discourage unnecessary demolition of historic resources;
J. 
To recognize the importance of individual historic landmarks located outside of a district by urging property owners and tenants to maintain their properties in keeping with the requirements and standards of this article; and
K. 
To promote the conservation of historic sites and districts and to invite and encourage voluntary compliance.

§ 135-45 Definitions.

In addition to the definitions in § 135-10, the following definitions shall apply. Where a similar word that is defined within § 135-10 is also defined within this article, the definition for that word within this article shall take precedence as it applies to this article.
ADDITION
The construction of a new improvement as part of an existing improvement when such new improvement changes the exterior architectural appearance of any building or structure in the Historic District or any designated historic landmark.
ADMINISTRATIVE REVIEW
The process by which the Chairman of the Historic Preservation Commission, in consultation with the Historic Preservation Consultant, determines whether minor repairs or minor projects, as defined herein, qualify for an administrative approval pursuant to § 135-49D(1). The process shall also be used to review requested certificate of appropriateness exemptions pursuant to § 135-49C(1) when the Zoning Administrative Officer is uncertain whether a proposed work activity qualifies for an exemption.
AFFECTING A LANDMARK OR HISTORIC DISTRICT
Any development activity that alters the exterior architectural appearance of a historic landmark or any improvement within the Historic District.
ALTER or ALTERATION
A change in the appearance of a building, structure or site which is not otherwise covered by the definition of "demolition," or any other change for which a permit is required under the general zoning ordinances. Alteration includes the reroofing, window replacement, or pointing of a building or structure.
BUILDING
A structure, its site and appurtenances created to shelter any form of human activity.
CERTIFICATE OF APPROPRIATENESS
The written approval issued by the Planning Board or Zoning Board after referral of a report of the Historic Preservation Commission, when required under this article prior to any work or activity commencing on property within the boundaries of the Historic District or for a historic landmark, as listed in § 135-48B.
CONSTRUCT or CONSTRUCTION
The erection of a new building, structure or object.
CONTRIBUTING BUILDING, STRUCTURE, SITE OR OBJECT
Any building, structure, site or object within a district that reflects the historical or architectural character of the district as defined by this chapter's designations.
DEMOLITION or DEMOLISH
The razing or destruction, whether entirely or in significant part, of a building, structure, site or object. Demolition includes the removal of a building, structure or object from its site or the removal or destruction of a facade or surface.
DESIGN
Exterior features including mass, height, appearance and the texture, color, nature and composition of materials.
EMERGENCY REPAIRS
The criteria governing emergency repairs are set forth in § 135-49K below.
HISTORIC
Generally refers to properties over 50 years old. Properties less than 50 years old may be integral parts of a historic district when there is sufficient perspective to consider a property as historic by demonstrating that it meets the criteria set forth in § 135-48C and D.
HISTORIC DISTRICT
One or more historic sites and intervening or surrounding property significantly affecting or affected by the quality and character of the historic site or sites. For the purposes of this article, "Historic District" shall further mean such district or districts and all historic landmarks as are identified on the Zoning Map of the Borough pursuant to N.J.S.A. 40:55D-65.1.
HISTORIC LANDMARK
Any buildings, structures, sites, objects or districts which possess integrity of location, design, setting, materials, workmanship, and association and which have been determined pursuant to the terms of this article to be:
A. 
Of particular historic significance to the Borough of Haddonfield by reflecting or exemplifying the broad cultural, political, economic or social history of the nation, state or community; or
B. 
Associated with the historic personages important in national, state or local history; or
C. 
The site of a historic event which had a significant impact on the development of the nation, state or community; or
D. 
An embodiment of the distinctive characteristics of a type, period, or method of architecture or engineering; or
E. 
Representative of the work or works of a locally, regionally or nationally important builder, designer, artist or architect; or
F. 
Significant for containing elements of design, detail, materials or craftsmanship which represent a significant innovation; or
G. 
Able or likely to yield information important in prehistory or history.
HISTORIC PRESERVATION COMMISSION
The Historic Preservation Commission as authorized by the Municipal Land Use Law, N.J.S.A. 40:55D-1 et seq.
HISTORIC RESOURCE
Any prehistoric or historic district, site, building, structure, or object included in, or eligible for inclusion in, the historic preservation element of the Master Plan. The term includes artifacts, records, and remains that are related to the district, site, building, structure, or object.
IMPROVEMENT
Any structure or any part thereof installed upon real property by human endeavor and intended to be kept at the location of such construction or installation.
IN-KIND
Same materials and of the same dimensions, profile, characteristic details, texture and location as existing.
INTEGRITY
The ability of a property or element to convey its historic or architectural significance; the retention of those essential characteristics and features that enable a property to effectively convey its significance.
MAJOR REPAIR OR REPLACEMENT
Any addition to a structure, or any renovations or alterations to the exterior of a building or structure that change the exterior elements of a structure.
MASSING
The manner in which a building's height, depth, and width are proportionate to the height, depth, and width of the immediately adjacent buildings that are located on the same street. The overall volumetric shape of a building is also defined by the exterior walls, roof shapes, and appendages such as porches, projecting bays, towers, and cupolas.
MINOR PROJECTS
Projects that include rear yard patios not visible from a public right-of-way, in-kind replacement of steps and walkways, rear yard accessory buildings of 100 square feet or less, in-kind driveway replacements, fence repairs and in-kind fence replacement, in-kind replacement of porch decking/"wearing surface," not to include structure of deck, in-kind replacement of roofing and/or gutters.
MINOR REPAIRS
Renovations to the exterior of a building or structure that do not alter the exterior elements of the structure (example: change of color or style of roof covering with the same material).
NATIONAL REGISTER CRITERIA
The established criteria for evaluating the eligibility of properties for inclusion in the National Register of Historic Places.
OBJECT
A material thing of functional, aesthetic, cultural, historic or scientific value that may be, by nature or design, movable yet related to a specific setting or environment (as a monument or historic road marker).
ORDINARY MAINTENANCE AND REPAIR
Repair of any deterioration, wear or damage to a structure or any part thereof in order to return the same as nearly as practicable to its condition prior to the occurrence of such deterioration, wear, or damage with in-kind material and quality workmanship. Ordinary maintenance shall further include in-kind replacement of exterior elements, signs, or accessory hardware, using the same materials and workmanship and having the same appearance. However, it shall not be deemed to be major repair or replacement.
OVERLAY ZONE DISTRICT
Overlay districts are placed over one or more previously established zoning districts and may provide for different uses or design standards in addition to the original district regulations.
PERMIT
Any required approval for exterior work to any improvement or property in a Historic District or on a historic landmark. "Permit" shall include, but is not limited to, a building permit, a demolition permit, or a permit to move, convert, relocate or remodel the structure or the property on which it is located.
PRESERVATION
The act or process of applying measures to sustain the existing form, integrity, and material of a building or structure and the existing form and vegetative cover of a site. It may include initial stabilization work, where necessary, as well as ongoing maintenance of the historic materials.
RECONSTRUCTION
The act or process of reproducing by means of new construction the form, features and detailing of a nonsurviving site, landscape, building, structure or object, or any part thereof, for the purpose of replicating its appearance at a specific period of time and in its historic location, when documentary and physical evidence is available to permit accurate reconstruction.
REHABILITATION
The process of returning a property to a state of utility, through repair or alteration, which makes possible an efficient contemporary use while preserving those portions and features of the property that are significant to its historic, architectural and cultural values.
REPAIR
Any work done on any improvement which:
A. 
Is not an addition to the improvement.
B. 
Does not change the exterior architectural appearance of any improvement.
RESTORATION
The act or process of accurately recovering the form and details of a structure and its setting as it appeared at a particular period of time by means of the removal of features from other periods in its history or by the replacement of missing earlier work.
SCALE
Scale in architecture is a measure of the relative size of a building or building component in relation to a known unit of measure or customary size for such a component. The perceived scale of any proposed building or addition is a function of:
A. 
The overall size of the proposed new construction relative to existing building sizes; and
B. 
The visual relationship of building facade elements in the new construction relative to the visual relationship of building facade elements in existing buildings.
SIMILAR CHARACTER
Similar in outward appearance so as not to be distinguished from the original.
SITE
The location of a significant event, a prehistoric or historical occupation or activity, or a building or structure, whether standing, ruined, or vanished, where the location itself maintains historical, cultural, or archaeological value regardless of the value of any existing structure. A site can also be a designated historic landmark.
STREETSCAPE
The visual character of the street, including but not limited to the architecture, building setbacks and height, fences, storefronts, signs, lighting, parking areas, materials, color, sidewalks, curbing and landscaping:
SURVEY
The process of identifying and gathering data on the Borough's historic resources. It includes a field survey that is the physical search for and recording of historic resources on the ground, preliminary planning and background research before the field survey begins, organization and presentation of survey data as the survey proceeds, and the development of inventories.
UNDERLYING ZONE DISTRICT
A zoning district that forms a constituent part of an overlay zone district. Underlying zone districts control use, bulk, and other dimensional requirements.

§ 135-46 Establishment of Historic Preservation Commission.

A Historic Preservation Commission (HPC) is hereby established in the Borough of Haddonfield.
A. 
Members of Commission. The HPC shall consist of five regular members and two alternate members, who shall be appointed by the Mayor. The membership of the HPC shall include at least one regular member of each of the following classes:
(1) 
Class A: A person who is knowledgeable in building design and construction or architectural history and who may reside outside the municipality;
(2) 
Class B: A person who is knowledgeable or has demonstrated interest in local history and who may reside outside the municipality;
(3) 
Class C: The remaining regular members and alternate members shall be designated as Class C members who shall hold no other municipal office, position or employment except for membership on the Planning Board or Board of Adjustment, as provided in N.J.S.A. 40:55D-107; and
(4) 
Alternate members: The alternate members shall be identified as Alternate 1 and Alternate 2 at the time of appointment.
B. 
Composition of members. Of the regular members, a total of at least one less than a majority shall be of Classes A and B. These members may reside outside of the municipality.
C. 
Terms of appointment. The terms of the initial appointments shall not exceed four years and shall be staggered; thereafter the regular members shall be appointed for four-year terms. HPC members on the Planning Board or on the Zoning Board shall hold office on the HPC for the term of membership on the respective board, but in no event shall such term exceed four years. Vacancies shall be filled in the same manner in which the previous incumbent was appointed and such vacancy appointment shall be only for the balance of the unexpired term.
D. 
Rules and procedures. The Commission shall adopt internal rules and procedures for the transaction of its business, subject to the following:
(1) 
Election of Chairperson. The members of the HPC shall annually elect a Chairperson and a Vice Chairperson. The HPC shall select a Secretary who need not be a member of the HPC or municipal employee.
(2) 
Conflict of interest. No member shall act on any matter in which he or she has, either directly or indirectly, a personal or financial interest. A member of the HPC may, after a public hearing if he or she requests it, be removed for cause by the Borough Commissioners.
E. 
Quorum required. A quorum needed to conduct business shall consist of three members of the HPC.
F. 
Public records. All HPC reports and records are public records and all Commission meetings shall comply with the Open Public Meetings Act, N.J.S.A. 10:4-7 et seq.
G. 
Secretary. The HPC shall employ, designate, or elect a Secretary who need not be a member of the HPC. The Secretary shall keep the records of all meetings and proceedings including voting records, attendance, resolutions, findings, determination and decision. These shall be included in a report to the Planning Board and the Board of Adjustment, when applicable, on each application for a certificate of appropriateness reviewed by the HPC, and shall be public records. The Secretary shall prepare an annual report and file it with the State Preservation Office with a copy to the Planning Board.
H. 
Engage experts. The Historic Preservation Commission may employ, contract for, and fix the compensation of experts and other staff, services and supplies as it shall deem necessary. The Commission shall obtain its legal counsel from the Municipal Attorney at the rate of compensation determined by the governing body. Expenditures pursuant to this subsection shall not exceed, exclusive of gifts or grants, the amount appropriated by the governing body for the Commission's use.
I. 
Expenses and costs. The governing body shall make provision in its budget and appropriate funds for the expenses of the Historic Preservation Commission.

§ 135-47 Powers and responsibilities of Historic Preservation Commission.

[Amended 9-23-2014 by Ord. No. 2014-16]
The HPC shall have the following powers and responsibilities:
A. 
Prepare a survey of historic sites of the municipality pursuant to criteria identified in the survey report, as amended.
B. 
Make recommendations to the Planning Board on the historic preservation plan element of the Master Plan and on the implications for preservation of historic sites of any other Master Plan elements.
C. 
Advise the Planning Board on the inclusion of historic sites in the recommended capital improvement program;
D. 
Advise the Planning Board and Board of Adjustment on applications for development pursuant to Section 24 of P.L. 1985, c. 516 (N.J.S.A. 40:55D-110). Based upon the recommendations of the HPC, the Planning Board or the Board of Adjustment shall, at a public hearing, ultimately make a determination to approve, approve with conditions, or deny an application for a certificate of appropriateness.
E. 
Provide written reports pursuant to Section 25 of P.L. 1985, c. 516 (N.J.S.A. 40:55D-111) on the application of the zoning ordinance provisions concerning historic preservation. The HPC report as referred to in N.J.S.A. 40:55D-111 shall be submitted to the Planning Board which in turn shall report to the Administrative Zoning Officer.
F. 
Carry out such other advisory, educational and informational functions as will promote historic preservation in the municipality.
G. 
Provide technical assistance upon request to property owners on how to preserve, restore and rehabilitate structures, and to advise property owners upon their request as to the accuracy of historic restoration, including materials, fenestration, architectural detail, environment and color.

§ 135-48 Historic Overlay District.

A. 
The Historic District is an overlay zone; therefore:
(1) 
Permitted uses. All uses permitted in the Historic District shall be those designated by this chapter. Such uses shall not be altered by further designation as being within the Historic District.
(2) 
Area and dimensional requirements. The area, yard, bulk, and other dimensional regulations within the Historic District Overlay Zone shall be in accordance with those requirements of the underlying zoning district, as set forth in this chapter, except where modified by any other applicable section of this chapter.
(3) 
Applicability of Historic District and historic landmarks and use district provisions. The regulations set forth in Article VI shall:
(a) 
Apply within the Historic District;
(b) 
Apply to those separate individual historic structures, or sites so designated as historic landmarks that are also subject to the provisions of Article VI, Historic District, herein, and are located outside the district; and
(c) 
Be in addition to the underlying zone districts, which shall be designated by the Official Zoning Map and articles of the zoning ordinance for such areas.
(4) 
The Haddonfield Historic District shall be specifically identified with the historic preservation plan element of the Master Plan as recognized by N.J.S.A. 40:55D-28b(10).
B. 
Boundaries of Historic District and historic landmarks. There is hereby established in the Borough of Haddonfield a district to be known as the "Haddonfield Historic District" and defined for the purpose of this chapter as follows:
(1) 
Historic District boundary lines. The boundary lines of the Haddonfield Historic District, as generally defined by the several streets, shall be the existing rear boundary lot line, as of the date of this chapter, of the lots bordering on the outside lines of the streets named as boundaries. (Both sides of street are included unless otherwise designated. The standards set forth in this article do not apply to parcels outside of the Historic District or adjacent to a historic landmark.)
(a) 
King's Highway from the Borough line on the east to Chews Landing Road and Avondale Avenue on the west.
(b) 
Tanner Street from King's Highway to Euclid Avenue.
(c) 
Haddon Avenue from King's Highway to and including #65 Haddon Avenue.
(d) 
Lake Street from Haddon Avenue to Grove Street.
(e) 
Grove Street from Lake Street to King's Highway on the west, and from Glover Avenue to King's Highway on the east.
(f) 
Warwick Road from King's Highway to West Summit Avenue.
(g) 
Washington Avenue from King's Highway to Cottage Avenue.
(h) 
Chestnut Street from King's Highway to East Park Avenue.
(i) 
Centre Street from Ellis Street to East Park Avenue.
(j) 
Potter Street from King's Highway to Fowler Avenue.
(k) 
Clement Street from Mechanic Street to Tanner Street.
(l) 
Colonial Avenue from King's Highway East to Lake Street.
(m) 
Friends Avenue from King's Highway East to Lake Street.
(n) 
Mechanic Street from King's Highway East to Clement Street.
(o) 
Lincoln Avenue from East Atlantic Avenue to Centre Street.
(p) 
West Park Avenue from Washington Avenue to Warwick Road.
(q) 
West Park Avenue from West Atlantic Avenue to Washington Avenue.
(r) 
East Park Avenue from East Atlantic Avenue to Centre Street.
(s) 
East Atlantic Avenue from Lincoln Avenue to East Park Avenue.
(t) 
West Cottage Avenue (north side) from Washington Avenue to Warwick Road.
(2) 
Historic landmarks. The following specific historic landmarks outside the contiguous physical boundaries of the Historic District set forth above shall be considered part of the district and all provisions of the Historic District Ordinance shall apply to them and the tax lot or lots on which they are located:
(a) 
Wm. Estaugh Hopkins House, "Birdwood," Hopkins Lane (1794).
(b) 
Birdwood Farmer's Cottage, 405 Birdwood Avenue (1796).
(c) 
Samuel Wood House, 201 Wood Lane (1841).
(d) 
Elizabeth Haddon's Brew House, 201 Wood Lane (1713).
(e) 
Original Gill Country House, 80 Lane of Acres (1748).
(f) 
Redman House, 140 Westmont Avenue (1834).
(g) 
Campbell House, 540 Coles Mill Road.
(h) 
Daniel Fortiner House, 8 Roberts Avenue (1820).
(i) 
Nathan Willits House, 22 Roberts Avenue (1836).
C. 
Procedures for additions to the Historic District and designation of historic landmarks.
(1) 
The Haddonfield National Register Historic District, entered onto the National Register July 21, 1982, shall be deemed the first Historic District of the Borough of Haddonfield. If the HPC or the Planning Board recommends creating an additional historic district or districts by including additional land area to the initial district, or identifies any building or site outside of the Historic District that merits historic landmark designation and protection, the Planning Board shall do so by a survey, prepared by the HPC, of properties in the proposed land area which shall meet the standards required to qualify for certification by the Office of New Jersey Heritage, Department of Environmental Protection. The Planning Board shall, by certified mail:
(a) 
Notify each owner in the proposed addition to the Historic District, or proposed historic landmark, that his or her property has been tentatively designated for inclusion in a historic district or as a historic landmark and the reasons therefor.
(b) 
Advise each owner of the significance and consequences of such tentative designation, and shall comply with the requirements set forth in Article VI of this chapter.
(2) 
The Planning Board shall, as soon as practicable, make public a complete list and map of the tentatively designated additional historic districts or historic landmarks, specifying the location, boundaries, and proper names thereof, and, in each case, the reason for such designation. The tentative list and map shall thereafter be submitted at a public hearing for the examination by the public.
(3) 
A list and map showing all proposed historic districts or historic landmarks shall be published, together with the notice of the hearing on the same, in the official newspaper, not less than 10 days before such hearing is to be held.
(4) 
At the hearing, interested persons shall be entitled to present their opinions, suggestions and objections on the proposed recommendations for historic district or historic landmark designation.
(5) 
After full consideration of the evidence brought forth at the special public hearing, the Planning Board shall prepare a concise report with its decisions on the designations and in support of its actions with respect to any historic district addition or historic landmark designation.
(6) 
Copies of the report shall be delivered to the HPC, Borough Manager, the Borough Commissioners, and Borough Clerk, and a notice of the action published by the Planning Board Secretary in an official newspaper of the Borough. The published notice shall state the Planning Board's recommendations and also that final designation shall be made by the Borough's Commissioners at a public meeting specified on a date not less than 15 nor more than 45 days from the date of publication. The Borough Commissioners shall then consider the designation list and map, and may approve, reject, or modify same by ordinance.
(7) 
Once adopted, the designation list and map may be amended in the same manner it was adopted. Upon adoption, the designation list and map shall also be incorporated by reference into the municipal Master Plan and zoning ordinance, as required by state enabling legislation.
(8) 
Copies of the designation list and official map, as adopted, shall be made public and distributed to all municipal agencies reviewing development applications, building permits and housing permits.
(9) 
A certificate of designation shall be served by certified and regular mail upon each owner included on the list, and a true copy thereof shall be filed with the County Clerk for recording in the same manner as a certificate of lien upon real property.
D. 
Criteria for designation. A building, complex of buildings, structure, site, object, or district may be designated for preservation if it:
(1) 
Has significant character, interest or value as part of the heritage or cultural characteristics of the municipality, state or nation or is associated with the life of a person significant in the past; or
(2) 
Is associated with an event of importance to the history of the municipality, state or nation; or
(3) 
Reflects the environment in an era characterized by a distinctive architectural style; or
(4) 
Embodies distinguishing characteristics of an architectural style or engineering specimen; or
(5) 
Is the work of a designer, architect, landscape architect or designer, or engineer whose work has significantly influenced the historical, architectural, economic, social, or cultural development of the municipality, state or nation; or
(6) 
Contains elements of design, detail, materials, or craftsmanship which posses high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or
(7) 
Is part of or related to a park or other distinctive area which should be preserved according to a historic, cultural or architectural motif; or
[Amended 9-23-2014 by Ord. No. 2014-16]
(8) 
Has yielded, or may be likely to yield, information important to prehistory or history; or
(9) 
Exemplifies the cultural, political, economic, social or historical heritage of the community.

§ 135-49 Certificate of appropriateness (COA).

A. 
When required. Except for the circumstances described in Subsection C below, in Subsection D below, and Subsection K below, no work shall be performed on any historic landmark or on any building, structure, site, object or improvement located within a Historic District until a certificate of appropriateness has been recommended by the HPC and subsequently approved and issued by the Planning Board or the Board of Adjustment, if applicable, for such work.
B. 
Actions requiring review by the Historic Preservation Commission. All permits and development applications involving all development activities or improvements that affect a historic landmark or on any building, structure, site, object or improvement located within a Historic District shall require a certificate of appropriateness per the provisions of this article, except as set forth in Subsection C below and Subsection D below. Applications for a certificate of appropriateness shall be required for the following actions:
(1) 
Demolition or all improvements to the exterior of a historic building within a Historic District or building designated as a historic landmark;
(2) 
Demolition or all improvements to the exterior of a historic building within a Historic District or building designated as a historic landmark;
(3) 
All changes in the exterior architectural appearance of any improvement within a Historic District or of any designated historic landmark by addition, alteration or replacement;
(4) 
Any new construction of an improvement in a Historic District or within a lot of a designated historic landmark, including but not limited to:
(a) 
Signs;
(b) 
Lighting;
(c) 
Fences;
(d) 
Paving, curbing, driveways, and walkways;
(5) 
Site plans or subdivisions affecting a designated historic landmark or an improvement within a Historic District; and
(6) 
Zoning variances affecting a designated historic landmark or an improvement with a Historic District.
[Amended 9-23-2014 by Ord. No. 2014-16]
C. 
When a COA is not required; exemptions.
(1) 
No certificate of appropriateness is required for the following activities:
(a) 
Maintenance and repair of existing windows and doors using the same material; installation of storm windows that are compatible with the architectural period or design of the subject structure;
(b) 
Maintenance and repair of existing roof material, involving no change in the design, scale, material or appearance of the structure;
(c) 
Maintenance and repair of existing roof structures, such as cupolas, dormers and chimneys, using the same materials, which will not alter the exterior architectural appearance of the structure;
(d) 
Maintenance and repair of existing shingles, clapboards, or other siding maintaining the architectural integrity of the structure;
(e) 
Maintenance and repair of existing shingles, clapboards or other siding, using the same materials as that being repaired or maintained;
(f) 
Exterior painting of existing structures;
(g) 
Maintenance and repairs to existing signs, shutters, outdoor displays, fences, hedges, street furniture, awnings, off-street driveway and parking materials, and sidewalks using the same materials for those items noted above being repaired; and
(h) 
The addition of new plantings.
(2) 
When the property owner of the Administrative Zoning Officer is uncertain whether a proposed activity meets the criteria of an exemption pursuant to Subsection C(1) above, the Zoning Administrative Officer shall refer the matter for administrative review in accordance with Subsection D(2) below.
[Added 9-23-2014 by Ord. No. 2014-16]
D. 
Administrative review. This process shall be used to determine whether a certificate of appropriateness is or is not required. It shall apply to minor repairs or minor projects, as defined in § 135-45, and to activities listed in Subsection C(1) when the Administrative Zoning Officer is uncertain whether the proposed activity meets the criteria for exemption.
(1) 
When a minor repair or a minor project is proposed, the Administrative Zoning Officer shall forward the administrative form specified in Subsection E below to the Chairperson of the Historic Preservation Commission and the Historic Preservation Consultant. The Chairperson and the Consultant may inspect the property in question. The Chairperson, in consultation with the Consultant, has the sole discretion to determine whether the proposed work qualifies for an administrative approval as a minor repair or minor project. The Chairperson shall advise the Administrative Zoning Officer in writing within 14 days that an administrative approval can be granted or that the proposed work does not qualify as a minor repair or minor project and can only be considered for a certificate of appropriateness approval, in which case a certificate of appropriateness application must be submitted. The Administrative Zoning Officer shall inform the property owner of the decision and the right to appeal in accordance with Subsection D(3) below.
(2) 
Where the Administrative Zoning Officer has referred a questionable exemption for administrative review, he or she shall provide the Chairperson of the Historic Preservation Commission and the Historic Preservation Consultant all relevant documentation and information provided by the property owner. The Chairperson and the Consultant may inspect the property in question. The Chairperson, in consultation with the Consultant, has the sole discretion to determine within 14 days whether the exemption criteria of Subsection C(1) are met. If the criteria are met, the Chairperson shall advise the Administrative Zoning Officer in writing within 14 days that no certificate of appropriateness is required. If the criteria are not met, the Chairperson shall advise the Administrative Zoning Officer in writing within 14 days whether the proposed work does not qualify as a minor repair or minor project and can only be considered for a certificate of appropriateness approval, in which case a certificate of appropriateness application must be submitted. The Administrative Zoning Officer shall inform the property owner of the decision and the right to appeal in accordance with Subsection D(3), below.
[Amended 9-23-2014 by Ord. No. 2014-16]
(3) 
Any aggrieved person may appeal an administrative review decision. The appeal shall be reviewed by the Historic Preservation Commission, which shall provide a report of its recommendations to the Planning Board, which shall render the final decision on appeal.
E. 
Contents of administrative review form for minor repairs and minor projects. The Administrative Zoning Officer shall publish an administrative review form for minor repairs and minor projects on the Borough website and have copies available in the office of the Construction Official. The contents of an administrative review form shall note whether the property is a significant property/building as listed in § 135-59 herein and it must describe the scope of work to be performed, a description of any proposed materials, and any manufacturer's specifications, if appropriate, and a photo of the work to be performed.
(1) 
When the application is for an in-kind roof replacement: a description of all work that is to be done; a description of the type of existing roofing, any special design features, color, type of flashing, gutters and downspouts, with a picture of the existing roof and roofing material; a description of the in-kind roof covering, flashing, and downspouts, etc., being proposed.
[Amended 9-23-2014 by Ord. No. 2014-16]
(2) 
When the application is for an in-kind driveway replacement: a description of the existing driveway material and a complete description of the in-kind proposed driveway material. If the proposal is to change the material, then it is necessary to provide detailed information on the specific material, provide pictures of the proposed material, a sketch if there will be a pattern, and any other appropriate information.
(3) 
When the application is for an in-kind fence replacement (Note: This does not apply to new fences): The project description must include the existing and proposed in-kind fence, including location. The applicant must submit pictures of the existing fence and a picture of the manufacturer's specification sheet or a drawing of the proposed in-kind fence. A copy of a survey must be submitted showing the placement of the fence.
F. 
Application for a COA required. All applicants for a certificate of appropriateness shall complete a COA application form. COA application forms shall be made available in the office of the Construction Official or on the Borough website. Completed applications shall be filed with the Administrative Zoning Officer, who shall then forward the application package promptly to the Chairman of the HPC or the Historic Preservation Consultant, who shall determine whether the application is complete. All applications for a certificate of appropriateness shall be made by owners or other persons or entities in control or possession of structures or improvements classified or listed within the Historic District or a historic landmark. Completed forms must be filed with Administrative Zoning Officer on the form provided by that officer 14 days before the next meeting of the HPC. The number of application copies and form in which they should be submitted, whether hard copy or digital, will be determined by the Administrative Zoning Officer at the time of application.
G. 
Public notice required. As part of the application process, the applicant for a certificate of appropriateness shall notify the adjacent property owners by mail in accordance with the following requirements:
(1) 
For all applications that will also include a subdivision or land development that must go before the Planning Board, or for a request for a variance before the Board of Adjustment, per this article, the applicant must notify, via certified mail, at least 10 days before the scheduled meeting of the HPC, all property owners within 200 feet of the subject property.
(2) 
For all applications that do not include a subdivision or land development that must go before the Planning Board, and do not involve a request for a variance before the Board of Adjustment, then the applicant must notify, via regular mail, at least 10 days before the scheduled meeting of the HPC, only the adjoining property owners to the subject tract, with a brief description of the planned work. Copies of the letters shall be brought to the HPC meeting.
(3) 
Exception: For a request for an administrative review, for a determination of nonnecessity that no certificate of appropriateness is required, it shall not be necessary to notify the adjoining neighbors as noted above.
H. 
Contents of certificate of appropriateness application. The contents of the application shall consist of the following:
(1) 
Required photos, description, and architectural documentation.
(a) 
When the application is for exterior repairs replacing deteriorated architectural features to match existing materials, colors, textures, and dimensions, the application shall be accompanied by photographs of the building showing the area to be repaired and a written description of the scope of work (for example, a builder's estimate plus an architect's scope of work), documentation acceptable to the HPC that the existing architectural features cannot be repaired, and any applicable historical data.
(b) 
When the application is for exterior architectural changes replacing existing architectural features with new materials, colors, textures, and dimensions that do not match existing materials, colors, textures, and dimensions, such as replacement windows, siding, etc., the application shall be accompanied by photographs of the building showing the features to be replaced, a written description of the scope of work (for example, a builder's estimate or an architect's scope of work), material specifications (architect's technical specification or manufacturer's literature describing the replacement materials), documentation acceptable to the HPC that the existing architectural features cannot be repaired, and any applicable historic data.
(c) 
When the application is for the addition of new exterior architectural elements, such as a porch, deck, railing, window, bay, wing, story, roof, etc., or for adding a new building to the site, the application shall be accompanied by photographs of the structure, a written description of the scope of work which may include a builder's estimate and an architect's technical specification (for example, a builder's estimate or an architect's technical specification or manufacturer's literature describing the replacement materials), architectural drawings (plans, elevations, site plan, etc.), and any applicable historical data.
(d) 
When the application is for restoration or rehabilitation of the building to an earlier historic appearance, in addition to the material described above for the type of work involved, the application shall be accompanied by historical documentation (description of physical architectural evidence, historic photographs, and documentary evidence) to support the restoration or rehabilitation decisions.
(2) 
Drawings, specifications, or other materials shall be sufficient to adequately inform the Historic Preservation Commission and the Planning Board and Zoning Board of Adjustment, if applicable, of the nature of the work for which the application is made. The Administrative Zoning Officer shall forward the application to the Chairman of the HPC or the Historic Preservation Consultant who shall determine if the information is sufficient to constitute a complete application, which is a requirement for scheduling before the HPC.
I. 
Procedures for review and decision.
(1) 
Recommendation before the HPC. The Administrative Zoning Officer shall refer the application for a certificate of appropriateness to the Historic Preservation Commission for its review and recommendations. The HPC shall review only complete applications at its next regularly scheduled meeting. Based upon the application, a possible site visit by the HPC, as deemed necessary, and the public meeting of the HPC, the HPC shall make a recommendation that the application be approved, approved with conditions, tabled subject to a time extension granted by the applicant, or denied. The Chairman of the HPC shall send a written report with the HPC recommendations to the Planning Board or the Zoning Board of Adjustment, as applicable. A copy of the report shall be made available to the applicant at least five days before the Planning Board hearing or the Zoning Board of Adjustment hearing, as applicable. Within the report the HPC will notify the applicant of dates of the applicable hearings of the Planning Board or the Zoning Board of Adjustment, whichever is applicable, and that the applicant/property owner must either be present at the hearing or have legal counsel at these hearings.
(2) 
Decision by the Planning Board or Board of Adjustment. The Planning Board or the Board of Adjustment, whichever is applicable, shall review the HPC report and the application at a public hearing and shall advise the Administrative Zoning Officer that the application be approved, approved with conditions, remanded back to the HPC for further clarification, or denied. If approved, a certificate of appropriateness shall be issued. The Administrative Zoning Officer shall then act upon the recommendation and issue a permit with or without conditions, or deny the permit, within 45 days of the date that the application is deemed complete, unless an extension has been granted in accordance with Subsection I(3) herein.
[Amended 9-23-2014 by Ord. No. 2014-16]
(3) 
No action or request for a time extension. In the event that no action is taken within the above mentioned forty-five-day period, the application shall be deemed to have been approved without conditions, unless the applicant agrees to a postponement. Note: For complex projects that may require additional review by the appropriate board and/or revisions by the applicant, the applicant may have the option to grant the Borough an extension from the forty-five-day time period to a new time period that is mutually agreed by all parties.
(4) 
Statement of reasons for denial. Each denial of an application for a certificate of appropriateness shall include a statement of the reasons for the action taken, and the applicant shall be provided with a copy of that statement.
(5) 
Binding decision. Those recommendations of the Historic Preservation Commission adopted by the Planning Board or Zoning Board shall be binding upon the applicant.
J. 
Optional informational meetings. Persons considering action that requires a certificate of appropriateness are encouraged to request an informal "informational meeting" with the HPC and/or its Chairman prior to submitting a formal application for a certificate of appropriateness or for a determination of nonnecessity pursuant to Subsection C above.
(1) 
Requests for such informational meetings can be made to the Administrative Zoning Officer or the HPC Historic Preservation Consultant. The HPC and/or its Chairman shall hold such informational meetings within 30 days of receipt of such request.
(2) 
The purpose of an informational meeting is to review the design issues and standards of appropriateness and the procedures for obtaining a certificate of appropriateness or a determination of nonnecessity pursuant to Subsection C above. It should be noted that comments from the HPC or the Chairman at an information meeting are for information purposes only and are not legally binding.
[Amended 9-23-2014 by Ord. No. 2014-16]
K. 
Emergency repair.
(1) 
Approval by the Historic Preservation Commission is not required prior to immediate and emergency repair to preserve the continued habitability of the landmark and/or the health and safety of its occupants or others. Emergency repairs may be performed in accordance with Borough codes, without the necessity of first obtaining the HPC's review or a certificate of appropriateness.
(2) 
Procedures.
(a) 
Under such circumstances, the repairs performed shall be only those that are necessary to protect the health and safety of the occupants of the historic landmark or others and/or to maintain the habitability of the structure. Where feasible, temporary measures to prevent further damage should be used, provided that these measures are reversible without damage to the structure. A request for the Commission's approval for a COA shall be made within five days of the emergency event, and no further work shall be performed upon the structure until an appropriate request for approval is made and a COA is obtained.
(b) 
The property owner shall make a request to the Administrative Zoning Officer for the HPC's review simultaneously with the onset of emergency work. Such emergency work shall be permitted only if the Administrative Zoning Officer certifies the immediate necessity for such permit issuance.
(c) 
Upon notice to the full HPC by telephone, e-mail, personal contact, or other appropriate means of communication, at least three members of the HPC shall advertise an emergency meeting in accordance with the Open Public Meetings Act,[1] and such convening members shall proceed to review the certificate of appropriateness application as provided for in this chapter. Subsequent to such review, a certificate of appropriateness may be issued upon a majority vote of the members convened.
[1]
Editor's Note: See N.J.S.A. 10:4-6 et seq.
(d) 
All work done under this section shall conform to the criteria set forth in this article and § 135-53, Guidelines for interpretation, for review of applications as adopted by the Planning Board in accordance with this article.

§ 135-50 Standards for review.

A. 
In reviewing any application for a Historic District certificate of appropriateness, the HPC and the Planning Board, or the Board of Adjustment, shall make their determinations as to whether an application should be approved, approved with conditions, or denied on the basis of the purposes of this Article VI, the provisions of this chapter, § 135-50C and criteria of review adapted from the Secretary of Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings.
B. 
The Catalog of structures in § 135-59 herein lists the architectural styles for each structure. Further information on architectural styles has been provided as a reference only with the "Design guidelines for maintaining and rehabilitation historic buildings and landscapes with the Borough of Haddonfield, NJ." The approach taken by Haddonfield in establishing design criteria in the Historic District is based on the fact that portions of the district have an architectural cohesiveness of a period of time and therefore certain portions and places in the district should have an appropriateness of infill, which should enhance the historic character of the district.
[Amended 9-23-2014 by Ord. No. 2014-16]
C. 
With regard to an application for any approval of a certificate of appropriateness, the following matters shall be considered:
(1) 
The impact of the proposed change on the historic or architectural significance of the historic building or structure as defined in this article.
(2) 
The importance of the historic building or structure to the municipality and the extent to which its historic or architectural interest would be adversely affected to the detriment of the public interest.
(3) 
The extent to which original textures and materials could not be reproduced or could be reproduced only with great difficulty and expense.
(4) 
Every reasonable effort shall be made to ensure the minimal alteration of the building, structure, or site and its environment.
(5) 
The distinguishing original qualities or character of a building, structure, or site and its environment shall not be destroyed. The removal or alteration of any historic material or distinctive architectural features should be avoided when possible.
(6) 
All buildings, structures, and sites shall be recognized as products of their own time. Alterations that have no historical basis and that seek to create an earlier appearance shall be discouraged. While it is important for the design of any alteration or addition to be consistent with the character of the historic building or structure, the overall design shall maintain a subtle difference between what is new and what is historic.
(7) 
Changes which may have taken place in the course of time are evidence of the history and development of a building, structure, or site and its environment. These changes may have acquired significance in their own right, and this significance shall be recognized and respected. However, if an earlier appearance of a building is of primary significance, then restoration may be the preferred treatment. Removal of later changes may be allowed in certain cases, if such changes alter, obscure, or destroy the building's character-defining space, materials, features, or finishes of the building as it appeared during its primary period of significance.
(8) 
The removal or modification of any distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure, or site shall be avoided if at all possible.
(9) 
Deteriorated architectural features shall be repaired rather than replaced, wherever possible. In the event replacement is necessary, the new material shall match the material being replaced in character, design, color, texture and other visual qualities. Repair or replacement of missing architectural features should be based on accurate duplication of features, substantiated by historic, physical or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures.
(10) 
The surface cleaning of structures shall be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that will damage the historic building materials shall not be undertaken.
(11) 
Every reasonable effort shall be made to protect and preserve archeological resources affected by or adjacent to any project.
(12) 
Design for new construction and alterations and additions to existing properties within and only within the Historic District or historic landmark shall be reviewed in keeping with significant historical, architectural or cultural material, and such design shall be compatible with the size, scale, color, material, character of the property, the neighborhood or environment.
(13) 
Whenever possible, new additions or alterations to structures shall be done in such a manner that, if such additions or alterations were to be removed in the future, the essential form and integrity of the structure would be unimpaired.
(14) 
It is the intent of this article to equally review all four sides of a building in order to maintain the historic and architectural integrity of an improvement with respect to design, scale, and character.

§ 135-51 Design criteria.

In assessing the factors of any application for a certificate of appropriateness for such structures or improvements set forth above, the following design criteria shall be considered, in conjunction with § 135-50, by the Historic Preservation Commission and the Planning Board or the Board of Adjustment, to analyze the effect that the change applied for would have on the structure or improvements within the Historic District or immediate surrounding areas, as follows:
A. 
The buildings marked with an asterisk in the catalog of structures (§ 135-59) have been identified as being of such architectural or historic significance that they were singled out in the original Haddonfield Borough National Register nomination submission. These structures and sites meet the strict criteria of evaluation for historic preservation used by the National Trust for Historic Preservation and the National Register of Historic Places. All remaining building and structures shall be reviewed as contributing to the Historic District.
B. 
Site and streetscape.
(1) 
All projects involving additions or new construction to existing properties within, and only within, the Historic District or historic landmark shall be reviewed in keeping with significant historical, architectural or cultural material, and such design shall be compatible with the size, scale, color, material, character of the property, the neighborhood or environment.
[Amended 9-23-2014 by Ord. No. 2014-16]
(2) 
New construction or development, to the extent possible, shall be consistent with existing setbacks, alignment, facade orientation to the street, and other site characteristics.
(3) 
Where a historic building is sited on a lot that differs from the predominant building pattern, the special character of the property, including the size of the lot, the uninterrupted view from the street, the placement of the house and accessory structures, driveways, and other individual site features, shall be preserved.
C. 
Building site.
(1) 
Directional expression. A building within and only within the Historic District or historic landmark shall be visually compatible with buildings and places to which it is visibly related in its directional character, whether this be vertical character, horizontal character or nondirectional character.
(2) 
Additions and new construction within and only within the Historic District or historic landmark shall be compatible with the existing pattern of utilization of the building site and the structures to which the site is physically and visually related.
(3) 
Each proposal shall be evaluated in relation to its particular site characteristics, including compatibility of setback, orientation, and rhythm of spacing between buildings.
(4) 
Principal elevations of buildings, which characteristically face the street with a strong sense of entry, shall be maintained.
D. 
Garages and accessory structures.
(1) 
The siting of a garage or other accessory structure shall be consistent with the development pattern of such structures in the immediate area or in the district in which the property is located. The applicant may reference historic Sanborn maps of Haddonfield Borough or historic photographs with respect to setbacks and appropriate siting of accessory structures.
(2) 
New work shall be compatible with the historic character of the setting in terms of size, scale, design, material, roof color, and texture. The applicant may reference historic Sanborn maps of Haddonfield Borough or historic photographs with respect to size, scale, design, materials, etc., of an accessory structure.
(3) 
All garages and accessory structures shall be located at the rear of or on an inconspicuous side of the historic building. The HPC shall review the size and scale of the accessory structure in its relationship to the historic building. If the garage or accessory structure is attached to the historic structure, it shall be designed so that there is the least possible loss of historic material and that character-defining features are not obscured, damaged or destroyed.
(4) 
It is the preference that the proposed accessory structure or addition be designed in the character of the historic structure, while incorporating subtle design distinctions that make it clear what is historic and what is new.
E. 
Area and height regulations. Maximum building height, minimum lot size, maximum coverage, etc., shall be as provided in the zoning provisions of this chapter for the respective underlying zone districts, except the Zoning Board of Adjustment may waive such regulations where necessary to preserve historic characteristics, upon recommendations in a written report from the Historic Preservation Commission.
F. 
Architectural proportions.
(1) 
Proportion of facade. The relationship of the width of the building to the height of the front elevation shall be visibly compatible with the buildings and places to which it is visibly related.
(2) 
Position of openings. The relationship of the width of windows to the height of windows in a building shall be visibly compatible with the buildings and place to which it is visibly related.
[Amended 9-23-2014 by Ord. No. 2014-16]
(3) 
Rhythm of solids. The relationship of solids to voids in such facades of a building shall be visibly compatible with buildings and places to which they are visibly related.
(4) 
Rhythm of spacing. The relationship of the building to the open space between it and adjoining buildings shall be visibly compatible with the buildings and places to which it is visibly related.
(5) 
Rhythm of entrances. The relationship of entrances and porches to the street shall be visibly compatible to the buildings and places to which it is visibly related.
(6) 
Relationship of materials. The relationship of materials, texture and color of the facade and roof of a building shall be visibly compatible with the predominant materials used in buildings to which it is visibly related.
(7) 
Scale of building. The size of a building, mass of a building in relation to open spaces, the windows and door openings, porches and balconies shall be visibly compatible to the buildings and places to which it is visibly related.
(8) 
New construction or additions. New construction or additions shall be designed to be compatible in terms of mass, relationship of solids to voids, and color, but exact replication or imitation of the original historic style is not required.
G. 
Exterior materials.
(1) 
Existing buildings or structures.
[Amended 9-23-2014 by Ord. No. 2014-16]
(a) 
If feasible, original surface materials shall be retained and repaired on existing historic buildings.
(b) 
In cases where a nonhistoric artificial siding has been previously applied to a building, restoration incorporating siding that is similar to the original historic material is recommended.
(c) 
If the original surface material, which is consistent with the architectural integrity of the building or structure, is too damaged to repair, it may be replaced with similar material of like construction, matching the original as near as possible in size, shape, character, profile, and texture. The applicant must include information/evaluation for the record that is acceptable to the HPC and shows the level of deterioration to document that the original surface material is not repairable.
(d) 
When removing paint from wood siding, the use of destructive removal methods such as sandblasting is prohibited.
(e) 
Historically painted wood siding shall not be stripped or stained to create a "natural" effect.
(f) 
The original color and texture of masonry walls shall be maintained.
(g) 
Paint or stucco shall not be removed from historically painted or stuccoed masonry walls. Paint or stucco shall not be applied to historically unpainted or unstuccoed masonry walls.
(h) 
Masonry or mortar shall only be cleaned when necessary to halt deterioration or to remove heavy soiling, using the gentlest method possible, such as low-pressure water and detergents, and using natural bristle brushes. Sandblasting, caustic solutions, and high-pressure water blasting shall not be used.
(i) 
Porch flooring, whether of the original material or using synthetic material, shall match the size, profile, thickness, and character of the original floor.
(2) 
Synthetic siding.
(a) 
Synthetic siding may be used on new structures if the synthetic siding is similar to and compatible with the siding on surrounding buildings in terms of character, size, thickness, profile, shape, scale, texture and color.
[Amended 9-23-2014 by Ord. No. 2014-16]
(b) 
Synthetic siding may be used on new additions only if the synthetic siding is similar to and compatible with the siding on the historic building in terms of character, size, thickness, profile, shape, scale, texture and color.
(c) 
On existing structures, synthetic siding may be approved only if the following conditions are met:
[1] 
The substitute siding will not endanger the physical condition and structure of the building.
[2] 
The substitute siding can be installed without damaging, obscuring, or covering any of the architectural features and trim of the building or improvement.
[3] 
The architectural feature and trim will be retained.
(d) 
When the use of synthetic siding is permitted, the material should match the historic material that is characteristic of the Historic District in size, profile, shape, scale, texture and color.
(e) 
Vinyl siding is not an acceptable alternative.
H. 
Roofs.
(1) 
The original shape, pitch, configuration, and material shall be retained and existing materials matched to the greatest extent possible.
(2) 
The decorative and functional features of the roof, such as eaves, cornices, chimneys, dormers, cupolas, gutters and flashing, shall be preserved or, if too deteriorated to repair, shall be replaced with construction matching the original as nearly as possible in character of material, size, shape, texture, color and orientation.
(3) 
Built-in gutters that are integrated into the design of the eaves and cornices shall be maintained. External gutters that are hung at the edge of the roof shall not be permitted on structures with built-in gutters. Where permitted, hung gutters shall be installed so as not to interfere with the architectural detail. The use, shape and construction of the gutters should be appropriate to the period of the structure.
(4) 
Roof additions on existing buildings shall not damage or obscure the historic character of the roof. The roof pitch, plane and detailing of an addition shall be compatible with the main roof.
(5) 
New chimneys shall be constructed of masonry, either stone, brick or parged concrete, with a traditional ground-level base, and shall not be cantilevered over the foundation of the house.
(6) 
New roof dormers shall be designed and placed so as to be in scale, proportion and balance with the roof and the building. Dormers shall complement the roof plane in which they are located. Dormers shall not be placed on the front elevation. Large dormers that extend the entire length of the roof shall not be permitted.
(7) 
Roof designs for new construction shall harmonize with the shape and rhythm of roofs along the street. Where an area has a predominant roof type, new roofs shall be visually compatible with that type.
I. 
Windows.
(1) 
If feasible, original windows shall be retained and repaired on existing historic buildings by incorporating new weather-stripping, repairing the sash, adding new track, and replacing the original window molding.
(2) 
In cases where a nonhistoric window has previously been installed to a building, restoration incorporating windows that are similar to the original historic windows is recommended.
(3) 
If the original windows located on facades that are visible from the street are too damaged to repair, they may either be replaced with original matching windows that are located on a facade that is not visible from the street, as a first preference, or be replaced with similar material of like construction, matching the original as near as possible in size, shape, character, profile, and texture. The applicant bears the burden of producing documentation or information demonstrating that the level of deterioration is such that the original window(s) is/are not repairable.
(4) 
If the original windows located on facades that are not visible from the street are too damaged to repair, they may be replaced with windows using modern materials, provided that they match the original as near as feasible in size, shape, number and scale of the mullions, character, profile, and texture. The applicant must include a specific set of information/evaluation that is acceptable to the HPC for the record that shows the level of deterioration to document that the original window is not repairable.
J. 
Mechanical equipment. Vent stacks, dormers, skylights, mechanical and service equipment, satellite dishes, antennas, and solar collectors shall be located so as to be inconspicuous from any public right-of-way.
K. 
Continuity of walls. Appurtenances of a building, such as walls, open fencing, evergreens, landscaping and so forth, shall form cohesive walls of enclosure along a street to the extent necessary to maintain visual compatibility of the building with the buildings and places to which it is visibly related.

§ 135-52 Demolition or moving of structures.

A. 
Every building and site in the Historic District, every building designated as a historic landmark, and either listed on the National Register of Historic Places or described in the catalog of structures (§ 135-59) is a contributing building or site. The Historic Preservation Commission and the Planning Board shall consider its demolition or moving in relation to its impact on the streetscape and neighborhood, whether or not it is of historic or architectural significance.
B. 
Certificate of appropriateness required.
[Amended 9-23-2014 by Ord. No. 2014-16]
(1) 
No structure located in any historic district or on a historic site shall be removed or relocated without a certificate of appropriateness.
(2) 
Subject to the criteria set forth in Subsection C below, said approval shall be granted only if the structure cannot be put to a reasonable use and its preservation will impose an undue hardship on the applicant.
C. 
Review criteria. In reviewing any demolition or relocation application, the Historic Preservation Commission and the Planning Board shall consider the following matters:
[Amended 9-23-2014 by Ord. No. 2014-16]
(1) 
The structure's historic, architectural, cultural and aesthetic significance.
(2) 
The structure's current and potential use for those purposes currently permitted by the Land Development Ordinance or for the use proposed.
(3) 
The structure's importance to the municipality and the extent to which its historical or architectural value is such that its removal would be detrimental to the integrity of the historic property or district and the public interest.
(4) 
The extent to which the structure is of such old, unusual or uncommon design, craftsmanship, texture or material that it could not be reproduced or could be reproduced only with great difficulty.
(5) 
The extent to which the structure's retention would attract tourists, students, writers, historians, artists and artisans, attract new residents, encourage study and interest in American history, stimulate interest and study in architecture and design, educate citizens in American culture and heritage, or make the municipality a more attractive and desirable place in which to live.
(6) 
The probable impact of the structure's removal upon the ambiance of the historic district or designated historic site.
(7) 
The structural soundness and integrity of the building and the economic feasibility of restoring or rehabilitating the structure so as to comply with the requirements of the applicable building codes.
D. 
Relocation criteria. When it is necessary to move a historic building to another site within the Borough to preserve it, upon the recommendation of the HPC and approval of the relocation plans by the Planning Board, said buildings may be relocated, provided that;
[Amended 9-23-2014 by Ord. No. 2014-16]
(1) 
It fulfills the area regulations of said zone as to lot size, setback, and yard area (§ 135-54C);
(2) 
The compelling reasons for not retaining the structure or improvement at its present site would be the proximity of the proposed new location and its accessibility to residents of the municipality, and the probability of significant damage to the structure or improvement as a result of the relocation;
(3) 
The proposed surrounding areas are compatible with the surrounding nature and character with the current location, as they relate to the intent and purposes of this chapter; and
(4) 
The proposed new location is visually compatible in accordance with the standards set forth herein.
E. 
Review procedure. On any application for a certificate of appropriateness permit to demolish any structure in the Historic District or any designated as a historic landmark, the Planning Board shall hold a public hearing. At this public hearing, the Planning Board shall hear a report from the Historic Preservation Commission, after their review and determination at a regularly scheduled HPC meeting and any other interested party or organization, as to whether the demolition permit shall be issued. In making its determination, the Planning Board shall use the criteria set forth in this chapter. If the Planning Board determines that demolition is not appropriate, it may postpone issuance of the permit for a period of six months. During this period of time, the Planning Board may hold other hearings to determine if there is some other means to preserving the building. The Planning Board is empowered to work out with the owner feasible plans for preservation of structures where moving or demolition thereof would be a great loss to the public, the Borough, the streetscape and the neighborhood. In the event that it is shown that the owner has a reasonable economic use of the property, and that the structure should be preserved on the basis of the standards set forth in this chapter, the Planning Board may deny the application for a certificate of appropriateness permit to demolish the structure.

§ 135-53 Guidelines for interpretation.

It is the intent of this article that the Historic Preservation Commission and the Planning Board or Zoning Board shall:
A. 
Consider only the exterior features of a structure or site.
B. 
Consider, in passing upon appropriateness of exterior architectural features in a site plan or major development, the purposes set forth in Article VI, and consider among other things the general design, arrangements and material of the building or structure in accordance with the standards of review as set forth in this chapter, and also color, lighting, awnings, fences, landscaping and walkways, and the relationship of such factors to similar features of historic structures, which have been maintained in accordance with the Historic District Ordinance and the standards herein, within the immediate surroundings, and the position of such structures in relation to the street or public way.
C. 
Be strict in their judgment of plans for alteration, addition, repair, replacement, restoration, rehabilitation, or demolition of existing structures deemed to be of historic or architectural significance, as designated as such in § 135-59 of this article.
D. 
Be lenient in their review of alteration, repair, replacement, addition of structures of little historic or architectural value, except where such alteration, repair, replacement, or addition would damage the historic or architectural value and character of adjacent or nearby structures or the streetscape.
E. 
Discourage the demolition of structures that have historic significance or that are valuable for the period of architecture that they represent or for their contribution to the integrity of the streetscape.
F. 
In the case of an application for a certificate of appropriateness permit to demolish a structure, to consider as part of that determination the site plan and all aspects of the exterior design of the proposed new structure.

§ 135-54 Signs and markers.

A. 
Certificate of appropriateness required.
(1) 
No sign may be erected or located within the Historic District or on a designated historic landmark without a certificate of appropriateness.
(2) 
In addition to conforming to the regulations contained in this chapter and Chapter 191, Signs, approval of the display of a sign may be granted by the Planning Board of Haddonfield only when such signs and the plans therefor, so far as they relate to the appearance, color, lettering, size, texture of materials, design, position, and method of attachment, conform to the historical and distinctive character of the Historic District, and is not detrimental to the intent and plan of historic preservation, and is not detrimental to those buildings having architectural and historical significance.
B. 
Sign placement. No sign in the Historic District, or on a designated landmark site, shall be placed on a building or structure in such a way as to obscure or mar any architectural feature deemed to be important to the architectural integrity of the building or structure.
[Amended 9-23-2014 by Ord. No. 2014-16]
C. 
Review procedures. All applications for sign permits within the Historic District or within a designated historic landmark of the Borough of Haddonfield shall be submitted to the Historic Preservation Commission for review and recommendation to the Planning Board, and shall be made upon forms furnished by the Administrative Zoning Officer. Such an application shall also be accompanied by the appropriate number of sketches and drawings showing details of construction and foundation, method of fastening to the structure, when required by the Building Code of the Borough,[1] and shall compute the sign size per the requirements of the underlying district, delineate the dimensions, shape, design, coloring, lighting, lettering, texture of material, and position in relation to the building from or upon which it shall be displayed.
[1]
Editor's Note: See Ch. 92, Construction Codes, Uniform.

§ 135-55 Removal of historical marker signs.

No historical marker placed on a historic building, structure, site or Borough property by an accredited historic or civic organization, or the Borough of Haddonfield, may be removed or altered without the approval of the Planning Board with the recommendation of the HPC.

§ 135-56 Performance of work.

All work performed pursuant to the issuance of a permit for the alteration or demolition of a building, structure, site or object subject to the review of the Historic Preservation Commission and the Planning Board or Zoning Board shall conform to the requirements of the permit. It shall be the duty of the Administrative Zoning Officer to inspect from time to time any work performed pursuant to such permit in order to ensure compliance. In the event that work is not being performed in accordance with the permit requirements, the Zoning Officer shall issue a stop-work order, and all work shall cease until the work is brought into conformity with the requirements of the permit. Approvals expire within two years or at the end of the building permit, whichever is longer.

§ 135-57 Administration and enforcement.

A. 
Any person who is convicted of a violation of this chapter shall be subject to the penalties provided in § 135-129.
B. 
Any person who alters or demolishes, either by intent or neglect per § 135-58 herein, a building, structure, site or object in violation of the provisions of Article VII or in violation of any conditions or requirements specified in a permit shall be required to restore the building, structure, site or object involved to its appearance prior to the violation.
C. 
Nothing contained herein shall supersede the powers of other local legislative or regulatory bodies or relieve any property owner of complying with the requirements of any other state statutes or municipal ordinances or regulations.
D. 
In the event of any inconsistency, ambiguity or overlapping of requirements between this chapter and any other requirement enforced in the municipality, the more restrictive shall apply to the extent that state and federal legislation has not preempted the municipality's power to enforce more stringent standards.

§ 135-58 Demolition by neglect; required maintenance.

No officially designated historic landmark or contributing building, structure, site or object within the Historic District shall be allowed to deteriorate due to neglect by the owner which would result in violation of the intent of this section. The owner, lessee, or other person in actual charge of a historic landmark or contributing building, structure, site or object within the Historic District shall comply with all applicable codes, laws and regulations governing the maintenance of property. It is the intent of this section to preserve from deliberate or inadvertent neglect the exterior features of any historic landmark or contributing building, structure, site or object within the Historic District, and the interior portions thereof when such maintenance is necessary to prevent deterioration and decay of the exterior. All such historic landmarks or contributing buildings, structures, sites or objects within the Historic District shall be preserved against such decay and deterioration and shall be free from structural defects through prompt corrections of any of the following defects:
A. 
Facades, which may fall and injure members of the public or property.
B. 
Deteriorated or inadequate foundation, defective or deteriorated flooring or floor supports, deteriorated walls or other vertical structural supports.
C. 
Members of ceilings, roofs, ceiling and roof supports or other horizontal members, which sag, split or buckle due to defective material or deterioration.
D. 
Deteriorated or ineffective waterproofing of exterior walls, roofs, foundations or floors, including broken windows or doors.
E. 
Defective or insufficient weather protection for exterior wall covering, including lack of paint or weathering due to lack of paint or other protective covering.
F. 
Any fault or defect in the building, which renders it not properly watertight or structurally unsafe.

§ 135-59 Catalog of structures.

The following list of structures describes each building by style number, as set forth below, and indicates by an asterisk (*) which structures are historically and/or architecturally significant. (Note: Where a structure is a 20th Century replica of an older style, the style number is followed by the word "new.")
Styles of Architecture for Haddonfield Historic District
No.
Style
Dates
(approximate)
1
Simple Colonial
1690-1725
2
Georgian Colonial
1740
3
Georgian Colonial
1760
4
Federal Colonial
1780
5
Late Federal Style
1800
6
Classic Revival
1825
7
Early Victorian
1840
8
Victorian
1850
9
Victorian Gothic
1865
10
Late Victorian
1885
11
Late 19th Century
1894
12
Georgian Revival
1900
13
20th Century
1901-2000
A. 
Kings Highway East from High Speed Line to the Borough line on the east.
[Amended 9-23-2014 by Ord. No. 2014-16]
Kings Highway East
House No.
Style No.
1
6
2
7 (new)
3
6
4
7
5
13
7
13
9/11
11
12
11
14
11
17* Epis. Church
7
18 Mas. Tpl.
3
19
13
20 Presb. Church
13
25
7
26 Wst. lis.
13
27
7
29 Bank
12
33
7
35
3 (new)
43
7
45
3 (new)
47
3 (new)
49
3 (new)
51
3 (new)
53
3 (new)
55
3 (new)
59
3 (new)
100
8 (new)
101
11
102
12
103
13
104
13
105
13
106
13
107
13
109
13 (new)
110 Bank
3 (new)
111
13
112
5 (new)
114
5 (new)
116
5 (new)
118
5 (new)
119/21
4 (new)
123
4 (new)
124 Baptist Church*
125*
6
127*
3
128*
6
129
13
130
134
13
135*
1
136
13
137*
1
139*
4
140
13
142
10
144
10
145*
6
147*
6
148
13
151
13
200*
7
201
11
202
3 (new)
203
11
206
3 (new)
207/9
2 and 13
210
3 (new)
211
11
212
3 (new)
213
11
214
5 (new)
215*
3
217
13
219
13
221
13
223
10
225
10
227*
6
228
13 (new)
229*
6
231*
6
232*
5
233*
1
236*
10
239*
11
241
11
242 Borough Hall
244
11
247
11
250*
6
252*
7
254*
7
255*
6
256*
1
258*
1
264*
3 and 9
265*
7
272
10
274
12 (new)
298 Apt.
12 and 13
300*
8
301* HF
7
306*
11
307
8
309*
2
312
11
316*
2 and 6
326
11
334*
9
335
12
343*
2 and 7 (2 bld)
344*
5
350
11
351
13
355 Ch. Sci. Church
12
400
12
401 High Sch
12
404*
9 Chapel
406
10
416
3 (new)
425
8
430*
432*
6
434*
6
436*
6
438*
4
440
7
442
7
444*
4
446
11
448
11
B. 
Kings Highway West from High Speed Line west to Avondale.
Kings Highway West
House No.
Style No.
1,9 Store & Bank
3 (new)
2
10 (new)
8*
4
14*
7
18*
6
20
7
24
10
26
11
32*
5
43*
8
45*
8
51*
7
53*
8
61
9
67*
10
100
11
101
10
109*
10
114
11
117
11
120*
10
124*
11
125
12
134-144
12 (new)
150
13
203*
10
209*
10
221*
11
C. 
Tanner Street from Kings Highway East to Euclid Avenue.
Tanner Street
House No.
Style No.
3
13
8*
3
9
12 and 13
10*
7
12*
7
13*
6 and 13
15*
5 and 13
16
3 (new)
17
11
18
3 (new)
19
11
20
3 (new)
23*
7
25*
7
26*
4
29
10 and 13
30*28
10
32
13
34
13
38*
1
40
11 and 13
44
13
50
13
70
10
72
13
74
13
76
13
78
13
80
13
Library
12
D. 
Haddon Avenue, Kings Highway East to Lake Street.
Haddon Avenue
House No.
Style No.
1
11
3
11
5
11
7
11
9
11
10
13
11
11
15*
3 and 13
20
13
30
2 (new)
38*
3
47
2
56
12 (new)
65*
1
Library
12
E. 
Lake Street from 47 Haddon Avenue to Grove Street.
Lake Street
House No.
Style No.
Friends Mtg*
6
Friends Mtg*
1
237
1 (new)
243*
5
247
7
249
7
251
5
256
13
259
13
263
3 (new)
267
11
269
11
273
11
275
11
277
7
279
7
281
8
282
13
283
11
284
8
285
8
286
8
288
8
289
10
290
9
F. 
Grove Street from 265 to Lake Street and Glover Avenue.
Grove Street
House No.
Style No.
10*
11
14
11
15
10
17
11
18
9
19
11
20
13
21*
6
23*
6
28
11
31*
9
32
11
35*
8
40
10
41
46*
10
49*
8
50*
6
52
10
54
9
56
13
57
11
58
11
59
11
60
11
68
13
70
13
74
10
76
10
80*
4
82*
4
G. 
Warwick Road from Kings Highway West to Summit Avenue.
[Amended 8-18-2015 by Ord. No. 2015-08]
Warwick Road
House No.
Style No.
27
12
29 Church
11
30(2)
13 (new)
33
11
34*
6
36
11
40*
11
42*
11
45
11
46
11
49
11
53
11
100
10
101
11
105
11
109
11
110
13
113
12
114*
10
117
11
120*
8
125
12
129
9
132*
9
135
9
141*
9
160
3 (new)
201
11
209
8
210*
8
212*
8
213
9
219
8
220
10
H. 
Washington Avenue from Kings Highway West to West Cottage Avenue.
Washington Avenue
House No.
Style No.
12
11
30
3 (new)
100*
7
106*
7
107
7
108*
7
114*
7
115*
7
121*
8
124*
8
127*
9
200*
9
201*
7
205*
8
206
209*
8
212*
8
213*
8
217*
8
220*
8
221
8
224*
8
225*
8
228*
8
232*
7
235*
8
240*
I. 
Chestnut Street from 31 Kings Highway to East Park Avenue.
Chestnut Street
House No.
Style No.
19
10
20
11
27
4 (new)
33
8
39
8
43*
6
49
8
57*
8
63
8
67
8
100*
8
101*
8
107
8
108
8
111
8
112
8
113
8
116
9
119
9
120
10
123*
10
125
10
130*
10
131
10
J. 
Centre Street from 11 Ellis Street to East Park Avenue.
Centre Street
House No.
Style No.
25*
7
27
7
29
11
30
11
31
11
33
11
34*
9
35
11
37
11
38
11
41
11
42
10
43
11
44
10
46
10
47
10
48
10
50
11
55
11
56
7
57
11
58
7
61
7
62*
7
63
7
64*
7
65
8
66
13
68
8
69*
6
70*
6
72
9
73
7
74
10
75
7
76
8
78
11
80
8
83*
9
103
8
104*
9
105
8
107
8
109
8
111
8
113
7
114
8
118
8
119
8
121
8
122
8
126
8
129
9
130
10
K. 
Potter Street from Kings Highway East to Fowler Avenue.
Potter Street
House No.
Style No.
15
10
19*
5
20*
8
21*
5
24
5
25*
5
27
13
29
13
30
11
32
11
34
7
34*
11
36
11
38
11
40
10
41
10
43
10
44
10
46*
9
47
9
50*
5
52
10
56*
10
59
10
60
11
64
11
L. 
Clement Street from 31 Tanner Street to Haddon Avenue.
Clement Street
House No.
Style No.
114
10
116
10
118
10
120
10
122*
10
124*
10
126*
10
M. 
Colonial Avenue from 241 Kings Highway to Lake Street.
Colonial Avenue
House No.
Style No.
14
8
15
13
16
10
18
11
20
11
21
11
22
11
23
11
24
11
25
11
26
11
27
10
28
11
29
12
32
12
33*
5
101
13
103
12
104
13
106
13
107
13
108
13
109
12
110
13
111
13
112
13
114
13
115
13
116
13
117
13
119
13
121
13
123
13
125
13
127
13
129
13
131
13
N. 
Friends Avenue from 215 kings Highway to Lake Street.
Friends Avenue
House No.
Style No.
11
10
15
10
19
10
23
11
27
11
31
12
35
13
39
13
41
13
43
13
101*
1
O. 
Mechanic Street from Kings Highway East to North Haddon Avenue and Clement Street.
Mechanic Street
House No.
Style No.
1
13
4
3
6*
3
10
13
15
13
17
13
19
13
21-23
13
25
13
P. 
Lincoln Avenue from East Atlantic Avenue to Centre Street.
Lincoln Avenue
House No.
Style No.
4
9
12
9
School
12 and 13
16*
9
30
11
111
8
115
8
123*
8
125
8
127
8
Q. 
West Park Avenue from Washington Avenue to Warwick Road.
West Park Avenue
House No.
Style No.
117
8
118
8
120
8
121
8
122
9
124
9
125
8
127
8
128
8
129
9
133
8
R. 
West Park Avenue from Washington Avenue to West Atlantic Avenue.
West Park Avenue
House No.
Style No.
3
11
S. 
East Atlantic Avenue from Lincoln Avenue to Park Avenue.
East Atlantic Avenue
House No.
Style No.
109
10
115
11
121
11
127
11
T. 
West Cottage Avenue from Washington Avenue to Warwick Road (one side only).
West Cottage Avenue
House No.
Style No.
111*
8
117*
8
119*
8
121*
9
125*
9
127*
9

§ 135-60 Disclosure of historic designation.

[Added 9-23-2014 by Ord. No. 2014-17]
A. 
Definitions. As used in this section, the following terms shall have the meanings indicated:[1]
HISTORIC DISTRICT
An area designated as a historic district by ordinance of the Board of Commissioners and which may contain, within definable geographic boundaries, one or more landmarks and which may have within its boundaries other proportions or structures that, while not of such historic or architectural significance to be designated as landmarks, nevertheless contribute to the overall historic or architectural characteristics of the historic district.
HISTORIC LANDMARK
A property, structure or natural object designated as a landmark by ordinance of the Board of Commissioners, pursuant to procedures prescribed in this title, that is worthy of rehabilitation, restoration and preservation because of its historic or architectural significance to the Borough.
PROSPECTIVE BUYER
Any person or entity negotiating or offering to become an owner or lessee of Historic District or landmark property by means of a transfer for value to which this section applies.
SELLER
Every person or entity who is an owner, beneficiary of a trust, contract purchaser or lessee of a ground lease, or who has an interest (legal or equitable) in Historic District or landmark property.
[1]
Editor's Note: See also § 135-45, Definitions, of this article.
B. 
Disclosure required. Whenever real property designated as part of a Historic District or a historic landmark pursuant to Chapter 135 of the Borough of Haddonfield Code is to be sold within the Borough of Haddonfield the seller thereof shall tender to all prospective purchasers a copy of the preprinted information available from the Borough that describes certain exterior alterations and construction standards. Said seller shall obtain the signatures of all parties to a sale of such real property showing that the preprinted information has been given and received, indicating thereon the street address and parcel number of the real property being sold. The disclosure is not required for buildings constructed after 1978.
C. 
Time of disclosure. The disclosure required in Subsection B above shall be completed no later than at the time the real estate sale contract is executed between the seller and purchaser thereof.

§ 135-61 through § 135-62. (Reserved)