The terms set forth hereinafter shall have the following meanings:
ADDITION
An extension or increase in building size, volume or floor
area.
ALTERATION
As applied to a building or structure, a change or rearrangement
in the structural parts or architectural features not leading to an
increase in building size, volume or floor area.
BUILDING
A combination of materials to form a construction adapted
to permanent, temporary or continuous occupancy and having a roof.
CERTIFICATE OF APPROPRIATENESS
A document indicating permission or a permit to commence
work or activity on a structure located within the historic district
or a designated historic site.
DEMOLITION
Partial or total razing or destruction of any historic site
or of any improvement within an historic district.
DESIGNATED PROPERTY
A property and/or structure within an historic district or
an historic landmark.
DISREPAIR
The condition of being in need of repairs; a structure or
building in disrepair.
EXEMPT ACTIONS/ACTIVITY
A project, work effort, improvement, action/activity that does not require review by the Historic Preservation Commission. See §
149-164, Actions exempt from Commission review.
HISTORIC DISTRICT/S
High Street Historic District HD1 (all properties with frontage
along High Street) and Mount Holly Municipal Historic District HD2.
A definable group of Tax Map lots delineated in the Township Master
Plan, which, when taken as a group, represent periods of cultural,
architectural, judicial, and economic growth in the history of the
Township of Mount Holly. Resources within an historic district are
classified as either "key," "contributing," or "noncontributing,"
which are defined as:
A.
KEYAny buildings, structures, sites or objects which, due to their significance, would individually qualify for historic site status.
B.
CONTRIBUTINGAny 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.
C.
NONCONTRIBUTINGAny 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.
HISTORIC PRESERVATION COMMISSION
The agency which, for the purpose of this chapter, acts as
the Historic Preservation Commission pursuant to the Municipal Land
Use Law.
HISTORIC SITE
Any real property, man-made structure, natural object or
configuration or any portion or group of the foregoing determined
to be of historical, archeological, cultural, scenic or architectural
significance in accordance with the provisions of this chapter.
HISTORIC LANDMARK
A.
Any real property (whether located within or outside of an historic
district), such as a building, structure, ruins, foundation, route,
trail, place or object, including but not limited to a cemetery, burial
ground, village area, bicycle railway or a natural object, configuration,
geological feature or formation which:
(1)
Is of particular historic, cultural, scenic or architectural
significance to the Township of Mount Holly, and in which the broad
cultural, political, economic or social history of the nation, state
or community is reflected or exemplified;
(2)
Is identified with important events or personages of national,
state or local history;
(3)
Yields important archaeological information;
(4)
Embodies a distinguishing characteristic or an architectural
type valuable as representative of a period, style or method of construction;
or
(5)
Represents a work of a builder, designer, artist or architect
whose individual style significantly influenced the architectural
history of the Township of Mount Holly or other areas.
B.
The designation of a landmark shall be deemed to include the
Tax Map lots on which it is located. All landmarks shall specifically
be identified within the historic preservation element of the Township
Master Plan.
IMPROVEMENT
Any structure or any part thereof installed upon real property
by human endeavor and intended to be kept at the location of such
construction or installation for a period of not less than 120 continuous
days.
INTEGRITY
The authenticity of a property's historic identity, as evidenced
by the survival of physical characteristics that existed during the
property's significant periods. The fewer alterations and additions
a designated historic property has undergone since the identified
period of significance, the more authentic its historic identity is
(that is to say the integrity of the property remains true to the
period of identified significance). The integrity of a designated
historic property may change over time or new information may become
available that may lead the Historic Commission or Planning Board
to recommend a change in the properties designated status (key, contributing,
noncontributing).
MAJOR APPLICATION
Any application for a certificate of appropriateness which
is not defined as a minor application.
MINOR APPLICATION
Any application for a certificate of appropriateness which can be approved administratively by the Historic Preservation Commission Chairperson in accordance with §
149-165F.
OBJECT
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.
ORDINARY MAINTENANCE
Repairing any deterioration, wear or damage to a structure,
or any part thereof, in order to return the same as nearly practicable
to its condition prior to the occurrence of such deterioration, wear
or damage. "Ordinary maintenance" shall further include replacement
of exterior elements or accessory hardware, including signs, using
the same materials and having the same appearance.
REMOVAL
To partially or completely cause a structure or portion of
a structure to change to another location, position, station or residence.
REPAIR
Any work done on any improvement which:
A.
Is not an addition to the improvement; and
B.
Does not change the exterior architectural appearance of any
improvement.
REPLACEMENT
Repairs affecting (see above for definition of "affecting")
the exterior architectural appearance of a structure. New materials
(the same as which that were there before the work effort) being installed
on an existing building-structure that do not change the exterior
architectural appearance of an improvement may be considered a repair,
provided the project complies with Subsection B of the definition
of "repair."
STRUCTURE
A combination of materials to form a construction for occupancy,
use or ornamentation whether installed on, above or below the surface
of a parcel of land.
SIGN
Any letter, symbol, pictorial representation, flag or emblem,
or combination of these, illuminated or not, which is intended to
be seen from the outside of a building and which is designed to convey
a message of the public concerning the identification or advertisement
of the commercial interests of any private or public firm, person
or organization. This includes all signs other than public information
or directional signs.
The Planning Board and Commission in balancing a decision to issue a certificate of appropriateness should be guided by the Master Plan, purpose of this article as listed in §
149-159, Subsection
A and applicable Subsections
B through E below. Subsection
A involves all projects that require a certificate of appropriateness; Subsection B involves new construction or replacement applications; Subsection C involves alterations and/or building addition applications; Subsection D involves demolition applications; Subsection E involves moving an historic site or structure.
A. In regard to all applications affecting an historic site or an improvement
within an historic district, the following factors should be considered
(as appropriate) and used to guide and balance in the decisionmaking
process:
(1)
The impact of the proposed change on the historic and architectural
significance of the site or the historic district;
(2)
The site's importance to the Township and the extent to which
its historic or architectural interest would be adversely affected
to the detriment of the public interest;
(3)
The extent to which the proposed action would adversely affect
the public's view of an historic site within an historic district
from a public street;
(4)
If the application deals with a structure within an historic
district, the impact the proposed change would have on the district's
architectural or historic significance and the structure's visual
compatibility with the buildings, places and structures to which it
would be visually related in terms of the visual compatibility factors
set forth in this section.
B. In regard to an application for new construction or replacements
affecting an historic site or an improvement within an historic district,
the following factors should be considered (as appropriate) and used
to guide and balance in the decisionmaking process:
(1)
Height. The height of the proposed building shall be visually
compatible with adjacent buildings.
(2)
Proportion of the building's front facade. The relationship
of the width of the building to the height of the front elevations
shall be visually compatible with the buildings and places to which
it is visually related.
(3)
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.
(4)
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 buildings and places to which it
is visually related.
(5)
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.
(6)
Rhythm of entrances. The relationship of entrances and porches
to the street shall be visually compatible to the buildings and places
to which it is visually related.
(7)
Relationship of materials. 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 buildings to which it is visually
related.
(8)
Roof. The roof shape of a building shall be visually compatible
with the buildings to which it is visually related.
(9)
Continuity of walls. Appurtenances of a building such as walls,
open fencing, evergreens, landscaping and so forth shall form cohesive
walls of enclosure along a street to the extent necessary to maintain
visual compatibility of the building with the buildings and places
to which it is visually related.
(10)
Scale of buildings. The size of a building, mass of a building
in relation to open spaces, the windows and door openings, porches
and balconies shall be visually compatible with the buildings and
places to which it is visually related.
(11)
Directional expression. A building shall be visually compatible
with buildings and places to which it is visually related in its directional
character, whether this be vertical character, horizontal character
or nondirectional character.
(12)
Exterior features. A structure's related exterior features,
such as lighting, fences, signs, sidewalks, driveways, 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.
(13)
This article does not require or prohibit any particular architectural
style; rather, its purpose is to preserve the past by making the past
compatible with and relevant to the present. To that end, new construction
upon or near a landmark or within the historic district should not
necessarily duplicate the exact style of the landmark or historic
district; however, it must be compatible with and not detract from
the landmark and/or historic district.
C. In regard to an application for alterations and/or building additions
affecting an historic site or an improvement within an historic district,
the following factors should be considered (as appropriate) and used
to guide and balance in the decisionmaking process:
(1)
Design and materials. The proposed design and materials will
conform to the building's original architectural style when technically
and economically feasible. Although applicants are encouraged to utilize
materials and designs appropriate for the period when the structure
was built, the Commission can approve alternative materials and/or
design changes.
(2)
Original qualities. The distinguishing original qualities or
character of a building, structure or site and its environment should
not be destroyed. The removal or alteration of any historic material
or distinctive architectural features should be avoided when possible.
(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. When feasible, deteriorated architectural
features (e.g., windows, doors, shutters, trim, siding, etc.) should
be repaired rather than replaced. In the event replacement is necessary,
owners are encouraged to match the new material with 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. Contemporary design for alterations and
additions to existing properties should 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.
(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 generally not acceptable
on key buildings or contributing building facades within the High
Street Historic District that are visible from the High Street corridor
and connecting streets; however, the Commission may approve alternative
material siding if the applicant demonstrates its appropriate use.
Architectural trim should be retained.
(8)
Window and door materials and openings.
(a)
The number, size and locations of original window and door openings
should in general be retained. Window and door openings should not
be reduced to fit stock material. New window and door openings should
not be added on elevations that are subject to view from a public
street unless the change would not adversely affect the historic district.
(b)
Vinyl, vinyl-clad, aluminum, aluminum-clad windows and doors
are generally not acceptable on key buildings or on contributing property
facades that are within the High Street Historic District that are
visible from the High Street corridor or connecting streets.
D. In regard to an application to demolish an historic site or any improvement
within an historic district, the following matters should be considered
(as appropriate) and used to guide and balance in the decisionmaking
process:
(1)
Its historic, architectural, cultural or scenic significance.
(2)
If it is within an historic district, the significance of the
structure in relation to the historic character of the district and
the probable impact of its removal on the district.
(3)
Its potential for use for those purposes currently permitted
by the Zoning Ordinance.
(4)
Its structural condition and the economic feasibility of alternatives
to the proposal.
(5)
Its importance to the Township and the extent to which its historical
or architectural value is such that its removal would be detrimental
to the public interest.
(6)
The extent to which it is of such old, unusual or uncommon design,
craftsmanship, texture or material that it could be reproduced only
with great difficulty and expense.
(7)
The extent to which its retention would promote the general
welfare by maintaining and increasing the real estate values, generating
business, attracting tourists, attracting new residents, stimulating
interest and study in architecture and design, or making the Township
an attractive and desirable place in which to live.
(8)
If it is within an historic district, the probable impact of
its removal upon the ambience of the historic district.
E. In regard to an application to move any historic site, or to move
any structure within an historic district, the following matters should
be considered (as appropriate) and used to guide and balance in the
decisionmaking process:
(1)
The historic loss to the site of original location and the historic
district as a whole.
(2)
The reasons for not retaining the building improvement or structure
at its present location.
(3)
The compatibility, nature and character of the current and of
the proposed surrounding areas as they relate to the protection of
interest and values referred to in this chapter.
(4)
The probability of significant damage to the historic site.
(5)
If the proposed new location is within an historic district, visual compatibility factors as set forth in Subsection
B of this section.
(6)
If it is to be removed from the Township, the proximity of the
proposed new location to the Township, including the accessibility
to the residents of the Township and other citizens.
Any property seeking a building permit to construct, alter, move or demolish a sign on a designated property shall be required to receive a certificate of appropriateness from the Commission. Signs shall be reviewed using the following criteria, pursuant to §
149-88:
A. Compatibility. The size, shape and character of the sign shall be
in keeping with the character of the historic district and of the
site on which the sign is located. Signs should create an effective
description of goods, items or services and should relate to its surroundings
in an inoffensive and constructive way.
B. Visual quality.
(1)
The signs for a particular building or shop should be reduced
to the fewest separate panels or statements as possible.
(2)
Buildings which are designed with a definite panel or framed
zone for the sign mounting should have the sign take a complementary
shape.
(3)
Signs on buildings should not obliterate or obscure the architecture
of the building. A sign on a building should be compatible or integral
with it.
(4)
Obsolete signs from defunct activities should be removed, unless
it is an integral part of the building's original character.
C. Interior signs. Interior signs which are intended to be viewed from
the outside of the building or structure shall conform to the requirements
of this section, in so far as they are applicable.