The Zoning Officer shall be the administrative officer for the
Historic Preservation Commission.
The Historic Preservation Commission shall have the following
responsibilities:
A. To prepare a survey of historic sites of Hoboken pursuant to criteria
identified in the survey report, including but not limited to the
United States Secretary of the Interior's Standards for the Treatment
of Historic Properties.
B. To 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. To advise the Planning Board on the inclusion of historic sites in
the recommended capital improvement program.
D. To advise the Planning Board or Board of Adjustment on any application
for development, variance relief, and/or interpretation, with regard
to historic districts, property, sites, or resources designated herein
or on Hoboken's Zoning or Official Map or identified in any component
element of the Master Plan.
[Amended 12-18-2019 by Ord. No. B-191; 4-1-2020 by Ord. No. B-253]
E. To provide the administrative officer with written reports on the
application of the Zoning Ordinance provisions concerning historic
preservation applications not under the jurisdiction of the Planning
Board or Board of Adjustment.
[Amended 12-18-2019 by Ord. No. B-191; 4-1-2020 by Ord. No. B-253]
F. To carry out such other advisory, educational and informational functions
as will promote historic preservation in Hoboken.
G. Provide an annual report, not later than April 30 of each year, to
the Planning Board, the Board of Adjustment and the City Council on
the state of historic preservation in the City and recommend measures
to improve the same. Such a report shall address: any properties added
to either the New Jersey or National Register of Historic Places;
areas in the community that the Commission feels may be experiencing
development pressures that would impact historic landmarks or historic
districts or resources; buildings or structures that the Commission
may be considering for local designation; and any other such information
the Commission deems relevant.
[Amended 12-18-2019 by Ord. No. B-191; 4-1-2020 by Ord. No. B-253]
H. Undertake an advisory review, at the request of the Mayor, City Council,
Planning Board or Board of Adjustment, of any application for a project
within the City, or for projects outside of the City but which may
have a physical or visual impact on the cultural resources of the
City. The Commission shall develop, in a timely manner, a report on
its findings and submit the same to the Mayor, City Council, Planning
Board, Board of Adjustment and State Historic Preservation Office.
[Amended 12-18-2019 by Ord. No. B-191; 4-1-2020 by Ord. No. B-253]
I. Review applications involving demolition or partial demolition as specified in Chapter
79A, Building Demolition, of the Municipal Code of the City of Hoboken.
[Added 12-18-2019 by Ord.
No. B-191; amended 4-1-2020 by Ord. No. B-253]
[Amended 12-18-2019 by Ord. No. B-191; 4-1-2020 by Ord. No. B-253]
A. No building permit, demolition permit or certificate of zoning compliance
shall be issued that will impact any exterior architectural feature
which may be visible or is open to view from the public right-of-way
pertaining to an historic site, landmark or property within an historic
district shall be issued or amended prior to review by the Historic
Preservation Commission and the issuance of either a certificate of
appropriateness or certificate of no effect. Exterior architectural
features, for purposes of this section, include building facades,
decorative elements such as lintels, sills and cornices, stoops, ironwork,
paint, storefronts, windows, signage of all types including building
identification, furniture and accessories associated with a sidewalk
cafe and any other such appurtenant features associated with the historic
site, landmark or property.
B. The Historic Preservation Commission shall issue Certificates of
Appropriateness for the erection, alteration, restoration, or demolition
of buildings and structures within historic districts and historical
landmarks so designated herein. In determining appropriateness, the
Historic Preservation Commission shall apply the standards of the
United States Department of the Interior, i.e., the Secretary of the
Interior's Standards for the Treatment of Historic Properties,
as well as the historical and architectural value and significance,
architectural style, general design, arrangement, texture and materials
of the architectural style and pertinent features of other structures
in the immediate neighborhood.
C. The Historic Preservation Commission shall issue certificates of
no effect for minor repairs or in-kind restoration of exterior elements
that will have no visual, architectural, structural or historical
impact on the building or structure.
A certificate of appropriateness or a certificate of no effect
shall be valid for a period of one year from the date of issue, unless
reasonable extensions are granted by the Historic Preservation Commission.
Requests for extensions shall be by written request at least three
months prior to expiration of the existing certificate and shall require
four affirmative votes of the Commission. If a permit is also required
and is obtained prior to expiration of the one-year period, then the
certificate shall be valid for the life of the permit.
[Amended 12-18-2019 by Ord. No. B-191; 4-1-2020 by Ord. No. B-253]
A. The Historic Preservation Commission shall review all applications
involving historic sites or property in an historic district and determine
whether such applications are subject to Planning Board or Board of
Adjustment review or not.
B. Where an application is subject to Planning Board or Board of Adjustment
review, the application shall be heard by the Historic Preservation
Commission before being heard by the Planning Board or Board of Adjustment.
The Historic Preservation Commission shall submit a copy of its written
report to the Board for consideration on its hearing of the application
under the MLUL.
C. The Historic Preservation Commission, through its delegation of one
of its members or staff or other designee, may testify at hearings
on applications to explain any written report which may have been
submitted.
D. The decision of the Planning Board or Board of Adjustment shall be
the final decision on the application, including those aspects of
the application contained in the report of the Historic Preservation
Commission.
E. No provision of this chapter shall be construed as permitting the
Commission to grant a variance, exception or waiver from any provision
of this chapter, whether concerning an historic site or property in
an historic subdistrict or not, although the Historic Preservation
Commission may recommend the grant of a variance, exception or waiver
if such relief would be consistent with the adopted standards.
F. In furtherance of its advisory functions to promote historic preservation
in Hoboken, the Historic Preservation Commission shall prepare for
the Board of Adjustment, the Planning Board of Adjustment and the
City Council an annual report on applications that the Historic Preservation
Commission has heard during the previous calendar year that were the
subject of matters the Board of Adjustment referred to the Historic
Preservation Commission. The Historic Preservation Commission shall
describe the effect of the Board of Adjustment's actions on any matters
pertaining to historic sites. The Historic Preservation Commission
shall schedule the preparation and issuance of its report so as to
provide the Zoning Board of Adjustment sufficient time to include
the Historic Preservation Commission's findings and recommendations
in the annual report on variances that the Board of Adjustment is
required to prepare.
G. The Historic Preservation Commission's annual report pursuant to Subsection
D above shall summarize the effect of the Planning Board's action on any matters pertaining to historic sites that the Planning Board referred to the Historic Preservation Commission. Additionally, this report shall address: any properties added to either the New Jersey or National Register of Historic Places; areas in Hoboken that the Commission believes may be experiencing development pressures that would impact historic landmarks or historic districts; buildings or structures that the Commission may be considering for local designation; and other relevant matters.
The Mayor, through the Director of Community Development, shall
provide clerical and technical assistance, materials, supplies and
services to the Historic District Commission.