The following regulations shall apply to all structures designated in §
870-155 and to any other historic resources which are designated in accordance with the procedures outlined in §
870-161. These historic designations shall be in addition to the districts which shall also be designated on the City Zoning Map and articles of the Land Development Ordinance for such areas.
All uses permitted for an historic structure(s) within an historic
district shall be those designated by the City Zoning Map. Such uses
shall not be altered by further designation as an historic overlay
district.
The maximum building height, minimum lot size, maximum coverage,
etc., shall be as provided in the Land Development Ordinance for the
respective zones, except that the Planning Board or Zoning Board of
Adjustment may grant variances for such regulations where necessary
to preserve historic characteristics.
All existing zoning regulations, in addition to those enumerated
in this article, shall apply to historic districts. The historic structures
and properties in Historic Districts and Conservation Districts identified
in Appendix A of the Camden Historic Survey and the City Master Plan
shall be included in an Historic District Overlay Zone.
In no case shall this article be interpreted to review or regulate:
A. Any underground improvement; or
B. Any other utility improvement that does not affect the exterior of
an existing structure or does not constitute a new building or structure.
The Commission and Board shall be guided by the following standards
in reviewing applications for a certificate of appropriateness:
A. Every reasonable effort should be made to provide a compatible use
for structures which will require minimum alterations to the structure.
B. Rehabilitation should not destroy the distinguishing qualities or
character of the structure. The removal or alteration of any historic
material or architectural features should be held to a minimum, consistent
with the proposed use.
C. Deteriorated architectural features should be repaired rather than
replaced, wherever possible. 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 documentation
supporting the accurate duplications of original features.
D. Distinctive stylistic features or examples of skilled craftsmanship
which characterize older structures and often predate the mass production
of building materials should be retained wherever possible.
E. The original siding and roofing material should be maintained or
repaired, and, if replacement is needed, it should be of the same
material and size. If the same material is not available, a substitute
material should be of the same shape size and color. Replacement materials
or features may achieve their own significance over time and should
not be altered or removed without sufficient cause.
F. Storm windows and doors are not prohibited, but should be as unobtrusive
as possible.
G. All structures should be recognized as products of their own time.
Alterations to create an appearance inconsistent with the original
character of the structure shall be discouraged.
H. Signs in the Historic District, except public and temporary signs,
should be reviewed for their conformity in exterior material composition,
external appearance and size with similar advertising or information
media used in this architectural period of the district or building.
Signs should be reviewed in their relationship to the structure to
which they are attached. The Commission should adopt, revise and publish
Historic Camden Sign Design Guidelines to facilitate reviews and establish
design standards for signs in the Historic Districts.
I. Visual compatibility.
(1)
In regards to applications for new construction, additions and
alterations, in addition to those applicable standards for rehabilitation,
visual compatibility factors shall be considered by the Commission.
The following factors shall be used in determining the visual compatibility
of a building, structure or appurtenance thereto with the buildings
and places to which they are visually related:
(a)
Height of the proposed building shall be visually compatible
with buildings and places within the district to which it is proximate
or visually related.
(b)
The relationship of the width of the building to the height
of the front elevation shall be visually compatible with buildings
and places within the district to which it is proximate or visually
related.
(c)
The relationship of the width of windows to the height of windows
in a building shall be visually compatible with the buildings and
places within the district to which it is proximate or visually related.
(d)
The relationship of solids to voids in the front facade or facades
fronting a public right-of-way or space shall be visually compatible
with buildings and places within the district to which it is proximate
or visually related.
(e)
The relationship of the building to the open space between it
and adjoining buildings shall be visually compatible with the buildings
and places within the district to which it is proximate or visually
related.
(f)
The relationship of entrance and porch projections to the street
shall be visually compatible with buildings and places within the
district to which it is proximate or visually related.
(g)
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 and places within the district to
which it is visually related, and such materials, texture, and color
shall act as a backdrop to and shall not intrude visually upon the
buildings and places to which the building is related.
(h)
Appurtenances of a building such as walls, open-type fencing
and landscape masses shall form cohesive walls of enclosure along
a street to the extent necessary to maintain visual compatibility
with buildings and places within the district to which it is proximate
or visually related.
(i)
The roof shape of a structure shall be visually compatible with
buildings within the district to which it is visually related.
(j)
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 compatible with the buildings and places within the district
to which it is proximate or visually related.
(k)
A building shall be visually compatible to the buildings and
places to which it is proximate or visually related and its directional
character, whether this be vertical character, horizontal or nondirectional
character.
(l)
The pattern and variety of plantings shall be visually compatible
with the historic landscape within the district to which they are
visually related.
(m)
Parking areas shall be screened from view from the public right-of-way
and from the structures within the district.
(n)
To the extent possible, views from structures or places within
the district shall not be blocked or impeded.
(2)
It is not the intention of this subsection to discourage contemporary
architectural expression or to encourage new construction which emulates
existing buildings of historic or architectural interest or of a certain
period of architectural style, but to preserve the integrity and authenticity
of the historic overlay zoning districts and to ensure the compatibility
of alterations and new construction therein.
J. Consideration shall be given to detrimental impact and the financial
condition of the applicant affected by the application of historic
preservation standards and promoting less expensive alternatives when
undertaking an alteration, improvement, rehabilitation or restoration
of a structure.
K. The Commission shall be guided for further details by the Secretary
of Interior Standards for Historic Preservation Projects, prepared
by the Office of Archaeology and Historic Preservation, United States
Department of the Interior, Washington, D.C., and as amended from
time to time.
L. Demolition.
(1)
In regard to an application to demolish an historic landmark
or any improvement within an historic district, the following matters
shall be considered:
(a)
Its historic, architectural, cultural or scenic significance
in relation to the criteria established in this article.
(b)
If it is within an historic district, its significance to the
district as a key contributor or noncontributor and the probable impact
of its removal on the district.
(c)
Its potential for use for those purposes currently permitted
by the Land Development Ordinance.
(d)
Its structural condition and the economic feasibility of alternatives
to the proposal. A prolonged lack of maintenance shall not facilitate
the demolition of historic buildings.
(e)
Its importance to the City and the extent to which its historical
or architectural value is such that its removal would be detrimental
to the public interest.
(f)
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 great difficulty and expense.
(g)
The extent to which its retention would promote the general
welfare by maintaining and increasing the real estate values, generating
business, creating new jobs, attracting tourists, attracting new residents,
encouraging study and interest in both American history and the history
of Camden, stimulating interest and study in architecture and design,
educating citizens in American culture and heritage, or making the
municipality a more attractive and desirable place in which to live
and work.
(2)
Upon receipt of an application to demolish or raze a building
or structure in the Historic District, if, for reasons it shall state
in a written opinion, the Commission determines that the building
or structure is of historical significance, the Commission shall seek
alternatives to demolition and include those alternatives in its recommendation
to the Board.
(3)
In the event the Board determines there are historically significant
features and there appears to be no alternative to demolition, the
applicant shall cooperate with the Board in permitting these features
to be removed for preservation before the building or structure is
demolished. The applicant shall provide photographic documentation
of the structure and a site plan locating the structure on the site.
M. In regard to an application to move any historic landmark, or to
move any structure within an historic district, the following matters
shall be considered:
(1)
The historic loss to the site of original location and the historic
district as a whole.
(2)
The compelling reasons for not retaining the landmark or structure
at its present site.
(3)
If the proposed new location is within a district, visual compatibility factors as set forth in §
870-167.
(4)
The probability of significant damage to the landmark or structure
itself.
(5)
If it is to be removed from the City of Camden, the proximity
of the proposed new location to the City, including the accessibility
to the residents of the City.
N. In regard to an application for site plan, subdivision and other
development proposal within an historic district, the following matters
shall be considered:
(1)
An archaeological and historic sites program made up of at least
the following:
(a)
An archaeological and historic sites survey giving a history
of the site and identifying all known historic features. Sites identified
in such survey shall be registered by a qualified archaeologist in
the New Jersey State Museum Site Registration Program; and
(b)
A proposal as to how archaeological sites and historical sites
shall be treated and who during construction shall be responsible
therefore.
(2)
The Planning Board may require deed restrictions as it deems
desirable to protect the historic features of the property.
(3)
All development applications shall show all proposed improvements
within the historic overlay zoning district, which shall be developed
in accordance with a comprehensive plan, except that, in the case
of historic overlay zoning districts containing tracts in different
ownership, tracts therein under common ownership shall be developed
in accordance with a comprehensive plan.
(4)
The Planning Board shall approve a site plan or subdivision
only if the plan as proposed or conditioned adequately specifies how
historic sites and archaeological sites on the parcel are to be treated
and such proposal is appropriate given the nature of such sites. The
applicant shall monitor construction to assure that all provisions
of the approved plan as to the identification, preservation, or removal
of historic features and historic or archaeological artifacts are
complied with and shall appoint an individual in the field with the
responsibility therefor and retain a person with the necessary expertise
in connection therewith. In the case of accidental finds, the applicant
shall report the same forthwith to the Zoning Officer/Administrative
Officer and cease all construction activity with respect thereto for
two working days (Monday through Friday, excluding holidays). The
Commission or, in the absence of a quorum, the Chairman or, in his
absence, the Secretary, may within such time order that the artifacts
discovered be documented and removed under the supervision of the
expert identified in the approval and at the expense of the applicant.
In the case of extraordinary finds, the Commission, Chairman, or Secretary,
as the case may be, may order that the work cease and that the plans
be modified to reflect the find. Such order shall remain in effect
only until the next meeting of the Planning Board unless the Planning
Board at such meeting continues the order, with or without modifications.
O. The Planning Board when approving a development application in an
historic overlay zoning district shall require stabilization plan
review and approval by the Historic Preservation Commission that satisfies
the following:
(1)
Any historic structure on the property be made secure against
theft and vandalism.
(2)
Inflammable materials not be stored therein except in a manner
approved by the Fire Marshal.
(3)
Emergency repairs sufficient to protect against deterioration
of the structure be undertaken and proof of inspection for insect
and vermin infestations and of appropriate remedial work be submitted.
(4)
The structure be made structurally sound and its basic electrical,
plumbing, heating systems be inadequate working order and free of
hazards to ensure structural and architectural integrity or the winterization
of the historic structure so as to protect against damage.
(5)
Existing landscaping shall be documented by photographs and
preserved when appropriate and further landscaping, as installed,
shall be historically appropriate.
(6)
Interior features of historic significance such as moldings,
fireplace mantels, doors and fixtures shall not be removed except
for preservation purposes and that any such features which are removed
shall be put back in place on the site.
(7)
The interior not be damaged and any damage be repaired.
(8)
The exterior of the structure be restored in a manner consistent with the criteria set forth in §
870-161.
(9)
The Planning Board may condition the filing of a site plan or
subdivision upon the above obligations being met; may establish a
phasing plan setting forth when any repair work shall be completed
and the other obligations set forth herein are to be met; and may
require that the repair and restoration work be subject to the approval
of the Historic Preservation Commission and the approval of a certificate
of appropriateness by the Planning Board based on the recommendations
of the Historic Preservation Committee.
P. Any fence to be erected, altered or reconstructed in the historic
district shall be referred to the Historic Preservation Commission
for review before the Zoning Officer/Administrative Officer issues
a fence permit. Such Historic Preservation Commission purview shall
be limited to those cases where the fence is visible from a public
street or right-of-way, including alleys, alleyways or other public
easements.
The Camden Historic Survey shall be the official City inventory
of the historic districts and individual historic structures within
the City of Camden. In Appendix A of the Survey are listed the address,
tax parcel identification numbers, and survey number for the properties
located in historic districts and individual historic structures which
are located in the historic district overlay zone on the City Zoning
Map. Appendix B shall be an inventory of those structures no longer
extant or, because of advanced deterioration, are no longer considered
eligible for listing on the State or National Register of Historic
Places.
Should there be any inconsistencies between the provisions of
this article and the other existing provisions of this article of
the Code of the City of Camden, the provisions of this article shall
prevail.
Any portion of a proposed site plan or subdivision located within
500 feet of an historic landmark or district or determined by the
Commission to have a visual impact on the landmark or district shall
be required to satisfy the following visual design standards:
A. Buildings of different architectural styles shall be made compatible
by such means as screens, sight breaks and materials.
B. Attractive landscape transition to adjoining properties shall be
provided.
C. Harmony in texture, lines, scale, materials and masses is required
while monotony shall be avoided.
D. Architectural style is not restricted. Evaluation of the appearance
of a project shall be based on the quality of its design and relationship
to its surroundings.
E. Colors shall be harmonious with the man-made or natural surroundings
of the project and shall be typical of colors found on the landmark
or within the historic district. Only compatible accents shall be
permitted.
F. The height of proposed structures may vary according to the height
of existing structures that have a visual relationship to the proposed
structures.
G. Building materials and components, such as windows, doors and eaves,
shall have good proportions and relationships to one another and to
the surrounding man-made and natural materials.
H. All projects shall be compatible in scale, height, site planning
and color with any officially designated federal, state or local historic
site, landmark or district.