[Added 3-18-2008 by Ord. No. 08-08]
There is hereby established an advisory Historical Preservation
Commission for the protection, enhancement and preservation of districts,
sites, buildings and structures of historic, cultural or architectural
value and interest within the Borough of Westwood.
As used in this article, the following terms shall mean and
include:
The construction of a new improvement as part of an existing
improvement when such new improvement changes the exterior architectural
appearance of any individually designated historic landmark or any
structure within a designated historic district.
An approval issued by the administrative officer following
referral to an action by the Chairman of the Borough Historic Preservation
Commission, in place of action of the full Commission, and in accordance
with the provisions of N.J.S.A. 40:55D-111.
The person designated by the Borough Administrator to handle
the administration of historic project review applications as well
as the coordination of building permit applications as referred to
in this article.
Any development activity which alters the architectural appearance
of an historic landmark or any improvement within an historic district,
or any demolition of structures on an historic landmark property.
Any work done on any improvement which:
Any private person, persons or any representative of any
private entity, private organization, association, or public agency
with legal authority to make an alteration, addition, renovation,
or repair or to demolish a structure that is governed under this article
of the Code of the Borough of Westwood.
Any element or resource of the architectural style, design
or general arrangement of a structure that is visible from the outside,
including, but not limited to, the style and placement of all windows,
doors, cornices, brackets, porch spindles, railings, shutters, the
roof, type, color and texture of the building materials, signs and
other decorative and architectural elements.
A structure designed for the habitation, shelter, storage,
trade, manufacture, religion, business, education and the like, enclosing
a space within its walls, and usually, but not necessarily, covered
with a roof.
The certificate issued by the administrative officer that
is required prior to undertaking rehabilitation, restoration, renovation,
alteration, ordinary and nonordinary repair work or demolition work
undertaken within an historic district or on an individually designated
historic structure and accessory buildings or structures on the property
pursuant to this article of the Code of the Borough of Westwood.
The chief administrator of the enforcing agency (Construction
Department). He shall establish the day-to-day operating routines
of the agency and shall coordinate the activities of the subcode officials.
The Construction Official shall be qualified, in accordance with Subchapter
5 of the Uniform Construction Code,[1] in at least one subcode.
Partial or total razing or destruction of any historic landmark
or of any improvement within an historic district, or any structure
on an historic landmark property.
The condition of being in need of repairs; a structure or
building in disrepair.
An area which:
Has a special character or special historic or aesthetic interest
or value.
Represents one or more periods of styles in architecture typical
of one or more eras in the history of the Borough, state or nation.
Causes such area, by reason of such features, to constitute
a distinct section of the Borough.
Has been designated as an historic district pursuant to the
provisions of this article.
Resources within an historic district shall be classified as
either "key," "contributing" or "noncontributing," which are defined
as follows:
"Key" shall mean any buildings, structures, sites or objects
which, due to their significance, would individually qualify for inclusion
on the National Register of Historic Places.
"Contributing" shall mean any buildings, structures, sites or
objects which are integral components of the historic district, either
because they date from a time period for which the district is significant,
or because they represent an architectural type, period, or method
for which the district is significant.
"Noncontributing" shall mean any buildings, structures, sites
or objects which are not integral components of the historic district
because they neither date from a time period for which the district
is significant nor represent an architectural type, period or method
for which the district is significant.
Any improvement, any part of which has a special character
or special historic or aesthetic interest or value as part of the
development, heritage or cultural characteristics of the Borough,
state or nation and which has been designated as an historical landmark
pursuant to the provisions of this article.
Any parcel or part thereof on which a landmark is situated
and has been designated an historic landmark site pursuant to the
provisions of this article. This shall also include all primary and
accessory structures or buildings located on the subject property.
The body which, for the purposes of this article, acts as the Historic Preservation Commission as cited in the Municipal Land Use Law, N.J.S.A. 40:55D-1 et seq., and as set forth in Chapter 195 et seq., of the ordinances of Westwood Borough.
Any structure or any part thereof installed upon real property
by human endeavor and intended to be kept at the location of such
construction of installation for a period of not less than 120 continuous
days.
The buildings, structures, sites and districts identified
in the document entitled "Bergen County Historic Sites Survey –
Borough of Westwood," prepared for the Bergen County Board of Chosen
Freeholders, Bergen County Office of Cultural and Historic Affairs,
and the Bergen County Historic Sites Advisory Board in 1982 to 1983.
This shall also include any cultural resource inventory prepared subsequently
which shall have used criteria for such an inventory determined professionally
appropriate and acceptable at the time of the work.
The Master Plan of the Borough of Westwood, as amended from
time to time, compiled pursuant to the Municipal Land Use Law.
The Municipal Land Use Law of the State of New Jersey, P.L.
1975, c. 291 (N.J.S.A. 40:55D-1 et seq.), as amended from time to
time.
The established criteria for evaluating the eligibility of
properties for inclusion in the National Register of Historic Places,
as set forth in 36 C.F.R. § 60.4 et. seq.
The official list, maintained by the United States Department
of the Interior, National Park Service, of districts, sites, buildings,
structures, and objects significant in American history, architecture,
archeology, engineering and culture.
A thing of functional, aesthetic, cultural, historic, or
scientific value that may be, by nature of design, movable yet related
to a specific setting or environment.
A map of the Borough depicting all of the tax block and lots
contained therein, and which shall be marked to identify the location
of historic landmarks, historic landmark sites and historic districts.
A legislative act of the Governing Body of a municipality,
adopted in accordance with statutory requirements as to notice, publicity,
and holding of public hearings as required by law.
The 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 of workmanship, and in
accordance with the requirements of the New Jersey Uniform Construction
Code.[2]
A determination by the Historic Preservation Commission,
after review of an application, if the applicant has demonstrated
sufficient negative criteria or provided sufficient special reasons
explaining how the preservation, rehabilitation, restoration or reconstruction
of an historic resource will impact the applicant's ability to use
the property in accordance with the guidelines as set forth in the
standards of the Secretary of the Interior or as may be set forth
in this article.
The act or process of applying measures necessary to sustain
the existing form, integrity and materials of an historic property.
Work, including preliminary measures to protect and stabilize the
property, generally focuses upon the ongoing maintenance and repair
of historic materials and features rather than extensive replacement
and new construction. New exterior additions are not within the scope
of this particular activity, however, the limited and sensitive upgrading
of mechanical, electrical, and plumbing systems, and other code-required
work to make properties functional, is appropriate within a preservation
activity.
Any project where the extent and nature of the work is such
that the work area cannot be occupied while the work is in progress
and where a new certificate of occupancy is required before the work
area can be reoccupied. Reconstruction may include repair, renovation,
alteration or any combination thereof. Reconstruction shall not include
projects comprised only of floor finish replacement, painting or wallpapering,
or the replacement of equipment or finishings. Asbestos hazard abatement
and lead hazard abatement projects shall not be classified as reconstruction
solely because occupancy of the work area is not permitted.
Reconstruction shall also mean the act or process of depicting,
by means of new construction, the form, features and detailing of
a nonsurviving site, landscape, building, structure or object for
the purpose of replicating its appearance at a specific period of
time and in its historic location.
The repair, renovation, alteration or reconstruction of any
building or structure in accordance with the New Jersey Uniform Construction
Code.[3] Rehabilitation work shall take into account the preservation
of those proportions or features which convey its historical, cultural
or architectural values.
To partially or completely cause a structure or portion of
a structure to change to another location, position, station or residence.
Any work done on any improvement which:
The act or process of replicating any exterior architectural
feature that is used to substitute for an existing and deteriorated
or extensively damaged architectural feature.
The act or process of accurately depicting the form, features,
and character of a property as it appeared at a particular period
of time by means of the removal of features from other periods in
its history and reconstruction of missing features from the restoration
period that is selected. The limited and sensitive upgrading of mechanical,
electrical and plumbing systems and other code-required work to make
properties functional is appropriate within the scope of restoration
activities.
The publication issued by the United States Department of
the Interior, National Park Service, entitled "The Secretary of the
Interior's Standards for the Treatment of Historic Properties as the
Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing
Historic Buildings," issued in 1995, and revised from time to time.
The place where a significant event or pattern of events
occurred. It may be the location of prehistoric or historic occupations
or activities that may be marked by physical remains or it may be
the symbolic focus of a significant event or pattern of events that
may not have been actively occupied. A site may also be the location
of a ruined building, structure, or object if the location itself,
or the objects found therein, possesses historic, cultural, or archeological
significance. This shall include both primary and accessory buildings
and structures.
The visual character of the street, including, but not limited
to, the architecture, building setbacks and height, fences, storefronts,
signs, lighting, parking areas, materials, sidewalks, curbing and
landscaping.
A combination of materials used to form a construction for
the purposes of occupancy, use or ornamentation, having a fixed location
on, above or below the surface of land or attached to something having
a fixed location on, above, or below the surface of the land. For
purposes of this article of this article only, the word "structure"
shall also include fences which are over three feet in height; walls,
other than retaining walls not projecting more than 12 inches above
the ground at the highest level; independent radio and television
antennae; gasoline pumps; gazebos; pergolas; and swimming pools.
The individual, appointed by either the municipal administrator
or the Governing Body, who shall be responsible for the enforcement
of this article, as enacted by the Governing Body, as it may relate
to the erection, construction, reconstruction, rehabilitation, alteration,
or conversion of a building or structure.
A.
Composition; qualifications; vacancies.
(1)
The Commission shall consist of seven members and two alternate members who shall serve without compensation and who shall be appointed by the Mayor and Borough Governing Body. All Commission members shall be residents of the Borough of Westwood, except as noted in Subsection C below.
(2)
To the extent available in the community, the Borough Governing
Body shall appoint professional members from the disciplines of planning,
cultural anthropology, conservation, landscape architecture, architecture,
history, architectural history, prehistoric archaeology and historic
archaeology who meet the standards contained in the National Park
Service Professional Qualification Standards. The Borough Governing
Body can request from the New Jersey State Historic Preservation Office
an exemption from this requirement by demonstrating that a reasonable
effort has been made to appoint qualified professionals.
(3)
Vacancies on the Commission are to be filled with qualified
members within 60 days.
B.
The initial terms of office of the first Commission members shall
be for one, two or three years, to be designated by the Mayor in making
such appointments in the following manner: Three of such members shall
be appointed for terms of one year, two of such members shall be appointed
for terms of two years, and two of such members shall be appointed
to terms of three years. The terms of each such member shall expire
on December 31 of the last year of each such member's term and upon
the appointment and qualification of such member's successor. The
terms of appointment of succeeding Commission members shall be for
four years each, to expire on December 31 of the last year of such
succeeding member's term and upon the appointment and qualification
of such member's successor. The initial terms of the alternate members
shall not exceed two years, and, thereafter, the term of an alternate
member shall be two years.
C.
Membership.
(1)
Members of the advisory Historic Preservation Commission shall
include, in designating the category of appointment, at least one
member of each of the following classes:
(2)
Of the regular members of the Commission, a total of at least
one less than a majority shall be Class A and Class B. Those regular
members who are not designated as Class A or B shall be designated
as Class C. Class C members shall be citizens of the municipality
who shall hold no other municipal office, position or employment except
for membership on the Planning Board or Board of Adjustment. Alternate
members shall meet the qualifications of Class C members. At the time
of appointment of the members of the Commission, such members shall
be designated by class, and the alternate members as "Alternate No.
1" and "Alternate No. 2."
D.
Each year, all members of the Commission should attend a conference
or training workshop on historic preservation issues or a related
field.
E.
The Mayor and Borough Governing Body may remove any member of the
Commission for cause or written charges served upon such member and
after a hearing thereon, at which hearing the member shall be entitled
to be heard in person or by counsel. A vacancy on such Commission
occurring otherwise than by expiration shall be filled in the same
manner as an original appointment. Further, should a member of the
Commission miss three consecutive regular meetings of the Commission,
then that Commissioner's position shall be considered to have been
officially vacated.
F.
Information on the credentials of the Commission members and consultants
shall be kept on file and available to the public.
G.
Officers, staff and expenditures.
(1)
The Commission shall elect a Chairman and Vice Chairman from
among its Class A, B or C members, provided the member is a Westwood
resident. The Commission shall also appoint a Secretary, who may or
may not be a member of the Commission or a municipal employee. The
Commission shall be governed by Robert's Rules of Order. At least
four members of the Commission shall constitute a quorum for the transaction
of business. The Commission shall adopt, subject to formal approval
by the Borough Governing Body, rules for the transaction of its business,
in the form of bylaws, which shall provide for the identification
of the time and place of holding regular meetings and for the calling
of special meetings by the Chairman or at least four regular members
of the Commission. All meetings of the Commission shall be governed
by the New Jersey Open Public Meetings Act, N.J.S.A. 10:4-6 et seq.
[Amended 2-18-2014 by Ord. No. 14-1]
(2)
The Borough Governing Body shall provide for the Commission
in its budget and shall appropriate such funds for the expenses of
the Commission as the Borough Governing Body, in its sole discretion,
shall determine, pursuant to N.J.S.A. 40:55D-108. The Commission may
employ, contract for and fix the compensation of experts and other
staff and services as it shall deem necessary, except that the Commission
shall obtain its legal counsel from the Borough attorney at the hourly
rate of compensation set forth in the Borough Attorney's contract
with the Borough, unless the Borough Governing Body, by appropriation,
provides for separate legal counsel. The services of the Borough Attorney
shall be compensated for by the Borough Governing Body or from the
Commission budget should such funds have been appropriately budgeted
for. Expenditures pursuant to this subsection shall not exceed, including
gifts or grants, the amount appropriated by the Borough Governing
Body for the Commission's use. The Borough Governing Body shall establish,
by ordinance, reasonable fees necessary to cover the expenses of administration
and professional services to aid the Commission in its review of an
application. These fees are in addition to any other fees required
under any portion of this article or any other applicable Borough
ordinance.
(3)
The Commission may appoint a consultant, who is a recognized
professional in the field of architectural history, historic preservation
and planning, or similar discipline, to advise the Commission on matters
before it, as the Commission may deem necessary to assist in it rendering
its decision, pursuant to this article.
(4)
The Commission Chairman shall be responsible for serving as
the presiding officer for all Commission meetings and establishing
the agenda for those meetings. The Chairman shall also serve as the
primary spokesman for the Commission regarding policies and decisions
made by the Commission. In the absence of the Chairman, the Vice Chairman
shall assume the duties of the Chairman.
(5)
The Secretary shall be responsible for keeping a record of the
proceedings before the Commission, which shall include the voting
records of the members, their attendance, resolutions acted upon by
the Commission and any of its findings, determinations and decisions.
The Secretary shall also be responsible for preparing all letters
and other correspondence for the Commission, having the appropriate
member(s) of the Commission sign the correspondence and arranging
for the mailing and/or distribution of such correspondence.
The Commission shall have the following responsibilities, powers
and duties:
A.
Within one calendar year of its organization, prepare and adopt, pursuant to § 195-179 hereof, an historic landmark, historic landmark site and historic district designation list and Official Map, which shall then be referred to the Planning Board for inclusion in the Master Plan pursuant to N.J.S.A. 40:55D-28b and to the Borough Governing Body for inclusion in this chapter.
B.
In accordance with the provisions and standards of this chapter regulating
historical districts, and prior to approval by either the Planning
Board or Zoning Board of Adjustment of any application for a permit
to perform any alteration, construction, restoration or demolition
upon any property located within an historic district or designated
an historic landmark or historic landmark site, make and transmit,
within 45 days after referral, a report to the Planning Board or Zoning
Board of Adjustment, including recommendations concerning the proposed
application and whether it should be approved or denied. The Commission
shall also formally designate either the Chairman or another member
of the Commission to attend the Planning Board or Zoning Board of
Adjustment meeting and address any questions that might arise regarding
the report. The Planning Board or Zoning Board of Adjustment shall
review the report of the Commission and may disapprove or change any
recommendation only by a vote of a majority of its full authorized
membership and shall record in its minutes the reasons for not following
such recommendations. The Planning Board and Zoning Board of Adjustment
shall utilize the same criteria contained in this article when reviewing
the recommendations rendered by the Historic Preservation Commission.
Failure of the Commission to transmit a report within the forty-five-day
period provided herein shall relieve the Planning Board from the requirements
of this section.
C.
The Commission shall evaluate properties included in the community-wide
inventory against the criteria for the National Register of Historic
Places and prepare nominations for the consideration of the State
Historical Preservation Officer. Inventory material shall be:
D.
The Commission shall review proposed National Register nominations
for properties.
(1)
When the nomination materials are received first or initiated
by the Commission, the Commission shall promptly notify the State
Historic Preservation Office and forward a copy of the nomination
to the state agency.
(2)
The Commission shall allow a reasonable opportunity for public
comment on the nomination by publicly announcing when the nomination
will be discussed and conducting the discussion at a public meeting
that complies with the requirements of the New Jersey Open Public
Meetings Act,[1] held within 45 days of receipt of the nomination. When
the Commission considers a National Register nomination which is normally
evaluated by a professional in a specific discipline, and that discipline
is not represented on the Commission, the Commission must seek expertise
in this area in order to comment.
[1]
Editor's Note: See N.J.S.A. 10:4-6 et seq.
(3)
The Commission shall prepare a report as to whether or not such
property, in its opinion, meets the criteria of the National Register.
Within 60 days of notice from the State Historic Preservation Office
that a nomination is technically complete, the Mayor shall transmit
the report of the Commission and his recommendations to the State
Historic Preservation Office.
E.
The Commission shall amend, from time to time, as circumstances warrant, the landmark designation list and Official Map in the manner set forth in § 195-179.
F.
The Commission shall report at least annually to the Planning Board,
Zoning Board of Adjustment and the Borough Governing Body on the state
of historic preservation in the Borough and recommend measures to
improve the same. Such a report shall address, at a minimum, any properties
added to either the New Jersey or National Registers of Historic Places,
areas in the community that the Commission feels may be experiencing
development pressures that would impact historic landmarks or historic
districts, and buildings or structures that the Commission may be
considering for local designation.
G.
The Commission shall collect and disseminate material on the importance
of historic preservation and preservation techniques, and make available
such materials to interested citizens and applicants, and prepare
and distribute a design guidelines booklet addressing the specific
design needs of individually designated buildings and structures and
such buildings and structures within a designated historic district.
H.
The Commission shall advise, upon request, all interested citizens,
applicants, and municipal, county and state agencies regarding goals
and techniques of historic preservation as it relates to the preservation
of the heritage of the Borough.
I.
The Commission shall adopt and promulgate such procedures not inconsistent
with this article as are necessary and proper for the effective and
efficient performance of the duties herein assigned. This shall include
the establishment of standing committees, subcommittees or ad hoc
committees.
J.
The Commission shall advise the Planning Board or the Zoning Board
of Adjustment, upon request, as to any applications before those bodies
which are not within but which may substantially affect or impact
any historic district or individually designated historic landmark.
K.
The Commission shall carry out such advisory, educational and informational
functions as will promote historic preservation in the Borough and
shall consult with the Westwood Borough Historical Society and other
agencies as deemed necessary and appropriate on all matters pertaining
to the protection and preservation of the Borough's cultural resources.
L.
The Commission shall undertake a review of all Section 106 (National
Historic Preservation Act of 1966[2]) applications for projects within the Borough and for
those projects outside of the Borough but which may have a physical
or visual impact on the cultural resources of the Borough. The Commission
shall develop, in a timely manner, a report on its findings and submit
the same to the State Historic Preservation Office and the Borough
Planning Board or the Borough Zoning Board of Adjustment, depending
on which Board would be hearing the application for development.
[2]
Editor's Note: See 16 U.S.C. § 470 et seq.
M.
The Commission shall undertake the review of all applications for a certificate of appropriateness in accordance with § 195-180 of this article.
N.
The Commission shall not undertake independent enforcement actions
outside of the application review process.
A.
Survey. The Commission shall maintain a comprehensive survey of the
Borough of Westwood to identify historic landmarks, historic landmark
sites and historic districts that are worthy of protection and preservation.
The basis of this survey shall be the buildings, structures, sites,
objects and districts identified in the Bergen County Historic Sites
Survey, Borough of Westwood, prepared for the Bergen County Board
of Chosen Freeholders, Bergen County Office of Cultural and Historic
Affairs, and the Bergen County Historic Sites Advisory Board in 1982
to 1983.
B.
Criteria for designation. The criteria for evaluating and designating
historic landmarks, historic landmark sites and historic districts
shall be guided by the National Register Criteria. The Commission
or any person may recommend designation of historic landmarks, historic
landmark sites or historic districts that are in accordance with the
National Register Criteria or that possess one or more of the following
attributes:
(1)
Character, interest, or value as part of the development, heritage
or cultural characteristics of the Borough, state or nation;
(2)
Association with events that have made a significant contribution
to the broad patterns of our history;
(3)
Association with the lives of persons significant in our past;
(4)
Embodiment of the distinctive characteristics of a type, period
or method of construction, architecture, or engineering;
(5)
Identification with the work of a builder, designer, artist,
architect or landscape architect whose work has influenced the development
of the Borough, state or nation;
(6)
Embodiment of elements of design, detail, material or craftsmanship
that render an improvement architecturally significant or structurally
innovative;
(7)
Unique location or singular physical characteristics that make
a district or landmark or site an established or familiar visual feature;
or
(8)
Ability or potential ability to yield information important
in prehistory or history.
C.
Procedures for designation.
(1)
Persons wishing to make a nomination shall contact the Commission
Secretary regarding consideration of a proposed historic landmark,
historic landmark site or historic district. The Commission may also
initiate the designation of an historic landmark, historic landmark
site or historic district. The Commission will schedule a hearing
to review the proposed historic landmark, historic landmark site or
historic district.
(2)
A nomination to propose an historic landmark or historic landmark
site shall include the following information, which addresses the
criteria for designation as set forth herein:
(a)
A photograph, preferably black and white, of the proposed landmark
or site;
(b)
A copy of the municipal Tax Map showing the property on which
the proposed landmark or site is located;
(c)
A written description of the physical condition and details
of the proposed landmark or site; and
(d)
A written statement of significance, employing the criteria
set forth in this article.
(3)
A nomination to propose an historic district shall include the
following information which addresses the criteria for designation
as set forth herein:
(a)
A building-by-building inventory of all properties within the
proposed district;
(b)
A photograph, preferably black and white, of all properties
within the proposed district;
(c)
A copy of the municipal Tax Map that will depict the boundaries
of the proposed district;
(d)
A written description of the physical condition of the buildings
in the proposed district, as well as a description of the streetscapes
in the proposed district; and
(e)
A written statement of significance, employing the criteria
set forth in this article.
(4)
Following receipt of a nomination to propose an historic landmark,
historic landmark site or historic district, the Commission shall
schedule a public hearing on the proposed designation.
(5)
At least 20 days prior to the public hearing, the Commission
shall, by personal service or certified mail, perform the following:
(a)
Notify the owner(s) of record of a property that has been proposed
for historic landmark or historic landmark site designation, or the
owner(s) of record of all properties located within a district that
has been proposed for historic district designation, that the property
or district, as applicable, is being considered for such designation
and the reasons therefor;
(b)
Advise the owner(s) of record of the significance and consequences
of such designation and the rights of the owner(s) of record to contest
such designation under the provisions of this article;
(c)
Advise the owner(s) of record of the date, time and location
of the hearing concerning the proposed designation of the property
or district; and
(6)
At least 20 days prior to the public hearing, the Commission
shall also cause public notice of the hearing to be published in the
official designated newspaper of the Borough.
(7)
At least 20 days prior to the public hearing, a copy of the
nomination report shall also be made available for public inspection
in the municipal offices of the Borough.
(8)
At the public hearing scheduled in accordance with this article,
the Commission shall review the nomination report and accompanying
documents. Interested parties shall be given the opportunity to be
heard and to comment on the proposed nomination for designation.
(9)
If the proposed nomination is approved by the Commission, then
the Commission shall forward a report concerning the proposed historic
landmark, historic landmark site or historic district to the Borough
Governing Body, which shall contain a statement of the Commission's
recommendations and the reasons therefor. The Borough Governing Body
action on designating an historic landmark, historic landmark site
or historic district shall then be otherwise subject to those procedures
and statutes which apply to a change of a zoning designation and the
adoption, revision or amendment of any development regulation.
(10)
All other requirements of the Municipal Land Use Law regarding
adoption of development regulations shall be followed.
(11)
Upon adoption of an ordinance by the Borough Governing Body
designating an historic landmark, historic landmark site or an historic
district, the said designation shall supplement, rather than supersede,
the existing zoning district in which the affected historic landmark,
historic landmark site or historic district is located. At that time,
the designation list and map shall be incorporated into the Borough
Master Plan and this article as required by the Municipal Land Use
Law. Designated properties shall also be noted as such on the records
for those properties maintained by the Planning Board and Zoning Board
of Adjustment, as well as the offices of the Borough Construction
Official, the Borough Tax Assessor and the Borough Clerk.
(12)
Amendments to historic landmark, historic landmark site or historic
district designations may be made in the same manner as they were
adopted in accordance with the provisions of this article.
D.
Designation of historic districts.
[Added 12-20-2011 by Ord. No. 11-15]
(1)
Jefferson Avenue Historic District.
(a)
Pursuant to Borough Code, § 195-179 et seq., there is hereby designated a historic district in the Borough of Westwood, known as the "Jefferson Avenue Historic District," which shall include and embody the following properties located in the Borough of Westwood:
(b)
By virtue of the creation of said Jefferson Avenue Historic District, and the inclusion of the above-referenced properties within said district, the above-mentioned properties shall be subject to the provisions and requirements of Borough Code, § 195-175 et seq., and specifically Borough Code, § 195-180 et seq.
(c)
The designation of the Jefferson Avenue Historic District as provided
herein shall supplement, rather than supersede, the existing zoning
district in which the Jefferson Avenue Historic District is located.
A.
Certificate of appropriateness.
(1)
When required. A certificate of appropriateness issued by the
Planning Board shall be required before any work is commenced on any
historic landmark, any historic landmark site or improvement with
an historic district, whether or not a permit is required for such
work, including but not limited to the following:
(a)
Changing the exterior appearance of any building, structure, site, object or improvement by addition, reconstruction, alteration or replacement, including the replacement of windows and doors, except for the activities described by Subsection A(2) below.
(b)
Demolition of any building, structure, site, object or improvement.
(c)
Relocation of a principal or accessory building, structure,
object or improvement.
(d)
Any addition to or new construction of a principal or accessory
building, structure, object or improvement.
(2)
When not required.
(a)
A certificate of appropriateness shall not be required before
a permit is issued by the Construction Official for changes to the
interior of a structure.
(b)
A certificate of appropriateness shall not be required for exterior
or interior painting of existing structures.
(c)
A certificate of appropriateness shall not be required if, in
the opinion of the Commission, the work contemplated constitutes ordinary
maintenance and repair as defined by this article. In such cases,
if a permit is required for the proposed work, the Commission or administrative
officer shall promptly notify the Construction Official that a certificate
of appropriateness is not required as a prerequisite to the issuance
of a permit.
(3)
Procedures.
(a)
Except for the circumstances described in Subsection A(2)(a) and (b) above, no work shall be performed on any historic landmark, historic landmark site or on any building, structure, object, site or improvement located within an historic district until either a certificate of appropriateness has been issued by the Planning Board for such work or until a determination has been made by the Commission that no certificate of appropriateness is necessary for such work due to the fact that the proposed work constitutes ordinary maintenance and repair pursuant to this article.
(b)
All applicants for a certificate of appropriateness, or for a determination of nonnecessity pursuant to Subsection A(2)(c) above, shall complete an application form as adopted by the Commission. Application forms shall be made available in the office of the Borough Planning Board Secretary or the Construction Official. Completed applications shall be filed with the administrative officer of the Commission, who shall then forward the application package to the Commission.
(c)
Each application for a certificate of appropriateness or for
a determination of nonnecessity shall be accompanied by sketches,
drawings, photographs (both historical and contemporary), descriptions
or other information as may be required from the application checklist
and as required by the Commission. The information is to be used to
show the alterations, additions, changes or new construction that
is being proposed. Applications for demolition shall include historical
and contemporary photographs of the exterior and interior of the building
or structure in question. The Commission may require the subsequent
submission of such additional materials as it reasonably requires
to make an informed decision and recommendation to the Planning Board.
(d)
The Commission, through its administrative officer, shall recommend
to the Planning Board either the approval or denial of the application
for a certificate of appropriateness and shall explain in writing
the reasons for its recommendation. The Commission's recommendation
shall focus on how the proposed undertaking would affect a landmark's
historic and/or architectural significance as set forth in the criteria
of this article. In considering the Commission's recommendations,
the Planning Board shall be guided by the same review criteria of
this article and shall follow the recommendations of the Commission
unless, for good cause, its opinion shall differ with those of the
Commission. In such case, the Planning Board shall state its reasons
in writing.
(e)
The applicant for a certificate of appropriateness shall be
required to appear before the Commission and Planning Board for the
hearing on the application. An applicant may also be represented by
an attorney or another individual who shall be authorized in writing
to represent the applicant. If an applicant is a corporation, limited-liability
corporation or other form of legally constituted corporation, then
that applicant shall be represented by an attorney.
(f)
A certificate of appropriateness shall be valid for a period
of two calender years from the date of the Planning Board action on
the resolution adopted to memorialize the approval of the certificate
of appropriateness.
B.
Demolitions.
(1)
With respect to applications for demolition, the Commission
and Planning Board shall first consider whether preservation of the
historic landmark in place is feasible or, failing that option, whether
preservation of the historic landmark at another location is feasible
and practical. In determining whether preservation of the historic
landmark in place is feasible, the following factors shall be considered:
(a)
Its importance to the municipality and the extent to which its
historical or architectural value is such that its removal would be
detrimental to the public interest.
(b)
The extent to which it is of such old, unusual or uncommon design,
craftsmanship, texture or material that it could not be reproduced
or could be reproduced only with difficulty.
(c)
The extent to which its retention would promote the general
welfare by maintaining and increasing real estate values, generating
business, creating new jobs, attracting tourists, students, writers,
historians, artists and artisans, attracting new residents, encouraging
study and interest in studying architecture and design, educating
citizens in American culture and heritage or making the municipality
a more attractive and desirable place in which to live.
(d)
If it is within an historic district, the probable impact of
its removal upon the ambience of the historic district.
(e)
Whether the historic landmark represents the last or best remaining
example of its kind in the Borough that possesses research potential
or public education values.
(f)
Whether the historic landmark can be preserved by protecting
its location from disturbance.
(g)
Whether redesign of the development proposal to avoid impact
can result in the preservation of the building or structure in question.
(h)
The historic, architectural, aesthetic and social significance
of the building or structure and/or importance and uniqueness to the
Borough and the extant archaeological resources.
(i)
Whether protective measures will result in the long-term preservation
of the historic landmark.
(j)
Whether the steps necessary to preserve the historic landmark
are feasible and practical.
(2)
In the event that the Commission recommends and the Planning
Board grants permission for the demolition of the historic landmark,
the applicant shall be responsible for preparing and submitting to
the Commission a completed set of drawings and photographs of the
historic landmark that meet the standard established by the Historic
American Buildings Survey (HABS), as administered through the United
States Department of the Interior. The photographs are to be taken
by a professional photographer and shall be eight-inch-by-ten-inch
black and white prints made on archival-quality photographic paper
and taken from large format (four-inch-by-five-inch minimum size)
negatives. The drawings and photographs shall be submitted to the
Commission for review and acceptance. Prior to having the municipality
issue the formal certificate authorizing the demolition, the applicant
shall have submitted two sets of drawing prints and one set of reproducible
Mylar prints and two sets of eight-inch-by-ten-inch black and white
photographic prints and the large format negatives that the prints
were made from. These requirements may be waived by the Historic Preservation
Commission if the demolition involves a noncontributing building or
structure within a designated historic district.
(3)
In the event that the Commission recommends disapproval of an
application for a certificate of appropriateness to demolish an historic
landmark or a building, structure, site, object or improvement located
in an historic district, and the Planning Board concurs, the owner
shall, nevertheless, as a matter of right, be entitled to raze or
demolish the same, provided that all of the following requirements
have been fully met:
(a)
Appeal to the New Jersey State Superior Court. The owner has applied for the necessary certificate of appropriateness and has received notice of the Planning Board's denial of same from the administrative officer and has appealed to the New Jersey State Superior Court. If the New Jersey State Superior Court overturns the denial rendered by the Planning Board, then the applicant will be responsible for completing the documentation components stipulated in Subsection B(2) above prior to the formal demolition permit being issued by the Borough.
(b)
Sale for fair market value. The owner has, prior to seeking
demolition for a period of at least 365 days (the "offer period"),
and at a price reasonably related to its fair market value, made a
bona fide offer to sell such building, structure, site, object or
improvement, and the land pertaining thereto, to any person, entity,
organization, government or political subdivision thereof which gives
reasonable assurance that it is willing to preserve the building,
structure, site, object or improvement, and the land pertaining thereto.
(c)
Posting of demolition notice and publication. Notice of any
proposed demolition shall be posted on the exterior premises of the
building, structure, site, object or improvement throughout the notice
period in a location such that it is clearly readable by the public.
The actual size and location of the notice sign shall be determined
jointly by the Commission and the applicant at a public meeting on
the application. In addition, the applicant shall cause to be published
in the officially designated newspaper of the Borough a notice setting
forth the following:
[1]
The applicant's intent to demolish, including a description
of the subject property (by block and lot number, as well as by physical
location) and a description of the building, structure, site, object
or improvement to be demolished;
[2]
The applicant's proposed use of the property following demolition;
[3]
The anticipated time frame(s) associated with the demolition;
[4]
A statement indicating that the applicant shall consider any
and all bona fide offers to sell the property to any person who wishes
to preserve the building, structure, site, object or improvement;
and
[5]
The applicant's name and address, along with a telephone number
where the applicant may be reached during normal business hours by
any interested person who wishes to discuss the proposed demolition
and/or make an offer to purchase the property as set forth above.
(d)
The notice shall be published as follows:
(e)
At the conclusion of the notice period, if the applicant still
wishes to demolish the subject building, structure, site, object or
improvement, it shall, prior to performing the demolition, perform
the following:
[1]
Advise the Commission in writing, by certified return mail,
of its intention to proceed with the demolition;
[3]
Provide the Commission with a copy of the notices that appeared
in the officially designated newspaper(s) of the Borough and a listing
of all of the dates on which the said notice(s) appeared in the newspaper(s);
[4]
Advise the Commission in writing as to whether any interested
persons submitted an offer or offers to purchase the property, whether
during the three-hundred-sixty-five-day offer period or following
the newspaper notices referenced above, and set forth the terms and
conditions relating to said offer(s) and the results of any negotiations
pertaining thereto; and
[5]
File copies of the affidavits of publications relating to all
newspaper notices with the Commission.
(f)
Notice period. The period of time during which the notice must
be given in the manner hereinbefore set forth shall be known as the
"notice period," which shall commence on the 10th day following the
date of the notice of denial of the appeal from the New Jersey State
Superior Court, and such notice period shall run for a period of time
of 60 days.
(4)
Assignment. No assignment of the rights granted by a certificate
of appropriateness to demolish shall be permitted.
(5)
Expiration of approval. In cases where demolition is permitted,
the certificate of appropriateness shall be valid for one year from
the date of the Commission approval of the application. The one-year
approval shall not be extended. At the time of issuance of the certificate
of appropriateness to demolish, the Construction Official shall designate
the period of time (within the one-year approval period) within which
demolition must be completed.
(6)
Approval after change of circumstances. The Commission may at
any time during such notice period, if a significant change in circumstances
occurs, approve a certificate of appropriateness to demolish, in which
event, a permit from the Construction Official shall be issued within
10 working days thereafter.
C.
Removal of an historic landmark from the municipality. In regard to an application to move an historic landmark within an historic district or an individually designated historic landmark to a location outside the municipality, the following matters shall be considered, in addition to the criteria set forth in Subsection A above:
(1)
Whether the historic landmark can be relocated and still retain
its historic significance.
(2)
Whether the historic landmark is sufficiently well preserved
and structurally stable to sustain the relocation.
(3)
Whether alternative locations that are compatible with the historic
landmark are available.
(4)
Whether it is feasible and practical to relocate the historic
landmark.
(5)
Whether the relocation will result in the long-term preservation
of the historic landmark.
(6)
The rational for not retaining the historic landmark at its
present location and the probable impact of its removal upon the ambience
of the historic district.
D.
Removal of an historic landmark to another location within the municipality.
(1)
In regard to moving an individually designated historic landmark or any building or structure in an historic district to a new location within the municipality, the following matters shall be considered in addition to the criteria listed in Subsection A above:
(a)
Whether the historic landmark can be relocated and still retain
its historic significance.
(b)
Whether the historic landmark is sufficiently well preserved
and structurally stable to sustain the relocation.
(c)
Whether alternative locations that are compatible with the historic
landmark are available.
(d)
Whether it is feasible and practical to relocate the historic
landmark.
(e)
Whether the relocation will result in the long-term preservation
of the historic landmark.
(f)
The rational for not retaining the historic landmark at its
present location and the probable impact of its removal upon the ambience
of the historic district. Also, consideration must be given to the
site where the building or structure is to be relocated.
(2)
Following the relocation of the historic landmark to another
site in the municipality, the Commission and Planning Board shall
retain jurisdiction of the building and site for purposes of review
of any future development activity in terms of alteration, addition
or demolition. The tax block and lot number of the new site shall
be added to the list of designated historic properties and shall be
included on the Official Map, as defined in this article.
E.
Alterations and additions. In regard to an application for alterations
and/or additions affecting either an individually designated historic
landmark, site or a building or structure within a designated historic
district, the following factors shall be considered:
(1)
Design and materials. The proposed design and materials will
conform to the building's original architectural style.
(2)
Original qualities. 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 shall be avoided.
(3)
Acquired significance. Changes that 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.
(4)
Repair versus replacement. Deteriorated architectural features
(e.g., windows, doors, shutters, trim, siding, etc.) shall be repaired
rather than replaced, wherever possible, using the Secretary of the
Interior's Standards for Rehabilitation. In the event replacement
is necessary, the new material should match the material being replaced
in composition, design, color, texture, and other visual qualities.
Repair or replacement of missing architectural features should be
based on accurate duplications of features substantiated by historic,
physical, or pictorial evidence rather than conjectural designs or
the availability of different architectural elements from other buildings
or structures.
(5)
Design of alterations or additions.
(a)
Contemporary design for alterations and additions to existing
properties shall not be discouraged when such alterations and additions
do not destroy significant historic, architectural, or cultural material
and such design is compatible with the size, scale, color, material,
and character of the property, neighborhood, or environment.
(b)
The addition being proposed cannot exceed more than 25% of the
total above-grade enclosed and livable square footage of the existing
building or structure.
(6)
Character of alterations. Wherever possible, new additions and
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.
(7)
Synthetic siding. Synthetic siding is not permitted on key buildings.
Synthetic siding may be used to resurface facades of low public visibility
on contributing buildings that were originally wood-sided only if
the substitute siding is similar in design, width and texture to the
original siding and will not endanger the physical condition and structural
life of the building. Architectural trim must be retained, and "packing
out" of window and door frames is specifically prohibited.
(8)
Window and door openings.
(a)
The number, size and locations of original window and door openings
shall be retained. Window and door openings shall not be reduced to
fit stock material. New window and door openings shall not be added
on elevations that are subject to view from a public street.
(b)
Fiberglass-clad, vinyl-clad and aluminum-clad windows and doors
are not acceptable on key buildings. Non-wood-surfaced window sashes,
frames and doors and door frames may be used on side and rear exposures
of low public visibility on contributing buildings that were originally
wood windows and doors when the substitute windows and doors are similar
in design, width, height and texture to the original wood windows
or doors and will not endanger the physical condition and structural
life of the building or structure. Architectural trim and adornments
must be retained. Non-wood-surfaced window sashes, frames and doors
are acceptable on noncontributing buildings. Pure vinyl windows are
not permitted.
F.
New construction.
(1)
In regard to an application for new construction or replacements
affecting an historic landmark, site, or an improvement within an
historic district, the following factors shall be considered:
(a)
Height. The height of the proposed buildings shall be visually
compatible with adjacent buildings.
(b)
Proportion of building's front facade. The relationship of the
width of the building to the height of the front elevation shall be
visually compatible with buildings and places to which it is visually
related.
(c)
Proportion of openings within the facility. The relationship
of the width of windows to the height of windows in a building shall
be visually compatible with the buildings and places to which it is
visually related.
(d)
Rhythm of spacing of buildings on streets. The relationship
of the building to the open space between it and adjoining buildings
shall be visually compatible with the buildings and places to which
it is visually related.
(e)
Rhythm of entrance and/or porch projections. The relationship
of entrance and porch projections to the street shall be visually
compatible with the buildings and places to which they are visually
related.
(f)
Relationship of materials, texture and color. The relationship
of materials, texture and color of the facade and roof of a building
shall be visually compatible with the predominant materials used in
the buildings to which they are visually related.
(g)
Roof shapes. The roof shape of a building shall be visually
compatible with buildings to which it is visually related.
(h)
Walls of continuity. Appurtenances of building, such as walls,
open-type fencing and evergreen landscape masses, 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 visually related.
(i)
Scale of building. The size of a building, the mass of a building
in relation to open spaces, the windows, door openings, porches and
balconies shall be visually related.
(j)
Directional expression of front elevation. A building and/or
structure shall be visually compatible with buildings and/or structures
to which it is visually related in its vertical character, horizontal
character or nondirectional character.
(k)
Exterior features. A building and or structure's related exterior
features, such as lighting, fences, signs, sidewalks, driveways, satellite
dishes and parking areas, shall be compatible with the features of
those structures to which it is visually related and shall be appropriate
for the historic period for which the structure is significant.
(l)
Rhythm of solids to voids on facades fronting on public places.
The relationship of solids to voids in such facades of a building
shall be visually compatible with buildings and places to which it
is visually related.
(2)
Permit review. It shall be the duty of all municipal officials
reviewing permit applications involving real property or improvements
thereon to determine whether such application involves any activity
which should also be the subject of an application for a certificate
of appropriateness and, if it should, to inform the Historic Preservation
Commission, the Planning Board or the Zoning Board of Adjustment,
and the applicant.
A.
When a structure or improvement requires immediate repair to preserve
the continued habitability of the structure and/or the health and
safety of its occupants or others, emergency repairs may be performed,
in accordance with the uniform construction codes,[1] without first obtaining a certificate of appropriateness.
Under such circumstances, the repairs performed shall be only such
as are necessary to protect the health and safety of the occupants
of the structure or others and/or to maintain the habitability of
the structure. Where feasible, temporary measures to prevent further
damage should be used, provided these measures are reversible without
damage to the structure.
B.
The property owner shall make a request for the Commission's review
simultaneously with the onset of the emergency work. The request shall
be made to the administrative officer. Such emergency work shall be
permitted only if the administrative officer certifies the immediate
necessity for such permit issuance. Upon notice to the full Commission
by telephone, personal contact or other appropriate means of communication,
at least four members of the Commission shall convene as soon as possible
and such convening members shall proceed to review the certificate
of appropriateness application as provided in this article. The Commission
shall conduct the emergency meeting in accordance with the Open Public
Meetings Act (N.J.S.A. 10:4-6 et seq.). Subsequent to such review,
a certificate of appropriateness may be issued upon a majority vote
of the members convened.
C.
No work in addition to the emergency repairs shall be performed on
the structure until an appropriate request for approval is made and
approval is obtained from the Commission after referral of the request
by the Construction Official.
A.
In conjunction with all applications presented to the Planning Board
or the Zoning Board of Adjustment for site plan, subdivision or variance
approval(s), which applications relate to land, buildings or structures
within the zone district, including the historic districts, or to
any buildings, structures, sites or objects designated as historic
landmarks pursuant to this article, an applicant shall also submit
a copy of such application to the Historic Preservation Commission
for review pursuant to N.J.S.A. 40:55D-110. Such an application shall
solely pertain to the proposed development review.
B.
The application shall be scheduled for review by the Historic Preservation
Review Commission at its next regularly scheduled meeting. Upon completion
of its review, the Commission shall forward a report of its findings
to either the Planning Board or the Zoning Board of Adjustment, as
the case may be, recommending an approval (with or without conditions)
or recommending denial. The recommendations shall be in the form of
a written report conveyed to the appropriate board. The report shall
also set forth the reasons for the specific recommendations based
upon the criteria contained in this article and also the guidelines
of the Secretary of the Interior. The Historic Preservation Commission
shall provide its advice through the Commission's delegation of one
of its members or staff to testify orally at the hearing on the application
and to explain any technical comments or recommendations as outlined
in the written report.
C.
The Commission's recommendations shall focus on how the proposed
undertaking would affect a landmark's historic or architectural significance,
guided by the documents submitted by the applicant, the standards
and design criteria for review of applications established in this
article, and the guidelines of the Secretary of the Interior. Neither
the Planning Board nor the Zoning Board of Adjustment shall take action
on any development application request affecting an historic landmark
or an improvement with a designated historic district without first
reviewing and considering the Commission's recommendations. In considering
the Commission's recommendations, the Planning Board or the Zoning
Board of Adjustment shall also be guided by the review criteria established
by this article.
A.
Within 45 days of a submission of an administratively complete application
for a certificate of appropriateness, the Historic Preservation Commission
shall report to the Planning Board, summarizing its actions relative
to the application. Its report may recommend issuance of the certificate
of appropriateness (with or without conditions) or may recommend denial
of the certificate of appropriateness. Failure to report within the
forty-five-day period, or any extended time limit agreed upon jointly
by the Commission and the applicant, shall be deemed to be constituted
as a report to the Planning Board in favor of issuance of the certificate
of appropriateness and without the recommendations of conditions to
the certificate of appropriateness.
B.
A certificate of appropriateness which permits new construction,
demolition, relocation, alteration, additions, nonordinary repairs
or replacements affecting an historic landmark shall be conditioned
upon the appropriate treatment of the resources.
C.
The work authorized by the certificate of appropriateness must be
initiated within one year from the date that the certificate is granted.
If a construction permit is required for such work, the certificate
of appropriateness shall be valid for the life of the construction
permit and any extensions thereof. For the purposes of this section,
a certificate of appropriateness shall be deemed invalid if the work
ceases for a period of six months after commencement of work. Reasonable
extensions may be granted based upon appropriate persuasive evidence.
D.
An applicant for a certificate of appropriateness who is dissatisfied
with the actions of the administrative officer in denying the certificate
of appropriateness or in issuing the certificate of appropriateness
with objectionable conditions may appeal that action to the Borough
Zoning Board of Adjustment within 30 days from the date of the administrative
officer's written decision. This right of appeal is limited to the
applicant only.
A.
In the event that any person shall undertake or cause to be undertaken
any exterior work on an individually designated historic landmark
or improvement or an historic landmark or improvement within a designated
historic district for which a certificate of appropriateness is required
without first having obtained such a certificate of appropriateness,
such person(s) shall be deemed to be in violation of this article
and shall be subject to the fines and penalties as provided by law
in the Code of the Borough of Westwood for violation of local ordinances,
subject to the following:
(1)
Upon learning of the violation, the Zoning Officer shall personally
serve upon the owner of the lot whereon the violation is occurring
a notice describing the violation in detail and giving the owner 10
days to abate the violation by restoring the landmark or improvement
to its status quo ante. If the owner cannot be personally served within
the municipality with said notice, a copy shall be posted on site
and a copy sent by certified mail, return receipt requested, to the
owner at his last known address as it appears on the municipal tax
rolls.
(2)
In the event that the violation is not abated within 10 days
of service or posting on site, whichever is earlier, the Zoning Officer
shall cause to be issued a summons and complaint, returnable in the
municipal court, charging violation of this article. Each separate
day that the violation exists shall be deemed to be a new and separate
violation.
(4)
In the event that any action which would permanently adversely
change the landmark or historic district, such as demolition or removal,
is about to occur without a construction permit having been issued,
the Zoning Officer is hereby authorized to apply to the Superior Court
of New Jersey for such injunctive relief as is necessary to prevent
the destruction of any historic landmark, historic landmark site or
improvement within an historic district.
A.
Nothing contained within this article 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.
B.
In the event of any inconsistency, ambiguity or overlapping of requirements
between these provisions and any other requirements enforced by the
municipality, the more restrictive shall apply, to the effect that
state and/or federal legislation has not preempted the municipality's
power to enforce more stringent standards.
C.
These ordinance requirements should not be viewed as requiring or
prohibiting the use of any particular architectural style, rather,
the purpose is to preserve the past by making it compatible with and
relevant to the present. To that end, new construction in or near
an historic building, structure, object or site should not necessarily
duplicate the style, rather, it should be compatible with and not
detract from the building, structure, site, object, neighborhood and
its environment.
