The Village of Owego Board of Trustees finds that there exist
within the Village of Owego places, sites, structures and buildings
of historic or architectural significance, antiquity, uniqueness of
exterior design or construction, which should be conserved, protected
and preserved to maintain the architectural character of the Village
of Owego to contribute to the aesthetic value of the Village and to
promote the general good, welfare, health and safety of the Village
and its residents. The purpose of this chapter is to promote the general
welfare by providing for the identification, protection, enhancement,
perpetuation, and use of buildings, structures, signs, features, improvements,
sites, and areas within the Village of Owego which reflect special
elements of the Village of Owego's historical, architectural,
cultural, economic or aesthetic heritage for the following reasons:
A. To foster public knowledge, understanding, and appreciation in the
beauty and character of the Village of Owego and in the accomplishments
of its past;
B. To ensure the harmonious, orderly, and efficient growth and development
of the Village of Owego;
C. To enhance the visual character of the built environment by encouraging
new design and construction that complements the Village of Owego's
historic buildings;
D. To protect and promote the economic benefits of historic preservation
to the Village of Owego, its inhabitants and visitors;
E. To protect property values in the Village of Owego;
F. To promote and encourage continued private ownership and stewardship
of historic structures and to discourage real estate speculation;
G. To identify as early as possible and resolve conflicts between the
preservation of historic landmarks/districts and alternative land
uses; and
H. To conserve valuable material and energy resources by ongoing use
and maintenance of the existing built environment.
There is hereby created a commission to be known as the Owego
Historic Preservation Commission.
A. Membership: The Commission shall consist of five voting members and
five nonvoting ex-officio members.
B. Appointments: Voting members of the Commission shall be appointed
by the Mayor, subject to approval of the Village Board of Trustees.
Ex-officio members shall be appointed by the Mayor, subject to approval
of the Board of Trustees, except that the Mayor shall also be an ex-officio
member.
C. Removal: A voting member of the Commission may be removed by the
Village Mayor, subject to approval of the Board of Trustees after
a public hearing, for cause. Ex-officio members may be removed by
the Village Mayor, subject to approval of the Board of Trustees, with
or without cause.
D. Term of office:
(1) The terms for all voting members of the Commission shall be staggered
and fixed so that the term of one member shall expire at the end of
the official year in which all such voting members were initially
appointed. The terms of the remaining voting members shall be so fixed
that two terms shall expire at the end of each official year thereafter.
At the expiration of the term of each voting member first appointed,
his or her successor shall be appointed for a three-year term.
(2) The terms of the initial ex-officio members shall expire at the end
of the official year in which they were initially appointed. The terms
of all ex-officio members thereafter shall be one year, and expire
at the end of each official year thereafter.
E. Voting member qualifications: To the extent possible, voting members
shall reside within the Village of Owego. The composition of the Commission
shall include members required to have the following expertise:
(1) At least one shall be an architect, engineer or a contractor having
experience in historic preservation;
(2) At least one shall be an historian;
(3) At least one shall be a state-licensed real estate professional;
(4) At least one shall be a resident of the Village of Owego Historic
District having demonstrated significant interest in and commitment
to the field of preservation planning as evidenced either by involvement
in a local or regional historic preservation group, employment or
volunteer activity in the field of preservation planning, or other
serious interest in the field; and,
(5) All members shall have a known interest in historic preservation
and planning within the Village of Owego.
(6) In the event that the Mayor and Board of Trustees determine that any of the positions described in Subsection
E(1),
(2),
(3),
(4) and
(5) cannot be filled by persons so qualified, the Mayor and Board of Trustees may fill any such position by appointing persons qualified under Subsection
E(4) or
(5).
F. Ex-officio qualifications: Ex-officio members shall, to the extent
possible, reside within the Village of Owego and have experience or
specialized talents deemed useful to the Commission by the Mayor and
Board of Trustees.
G. Vacancies: Vacancies occurring in the Commission other than by expiration
of term of office shall be filled by appointment of the Mayor with
the approval of the Board of Trustees. Any such appointment shall
be for the unexpired portion of the term of the replaced member, and
the appointment must be made in accordance with the criteria established
above for original appointments.
H. Reappointment:
(1) Voting members may serve for no more than a maximum of two consecutive
full three-year terms. A previous voting member appointee may be reappointed
as a voting member after a two-year hiatus from the Commission as
a voting member. Previous voting members whose terms have expired
may be reappointed to serve as ex-officio members, and such service
shall not prevent their reappointment as a voting member after such
two-year hiatus.
(2) Ex-officio members may serve an unlimited number of one-year terms.
(3) Each voting member shall serve until the appointment of a successor,
or until they serve two consecutive full three-year terms. The term
limits imposed by this subdivision may be waived or modified by the
Mayor and the Board of Trustees, if it is in the best interests of
the Village of Owego to do so.
I. Compensation: Members shall serve without compensation. Notwithstanding
the foregoing, a member also appointed as Secretary may receive compensation
as reasonably determined by the Mayor and Board of Trustees.
J. Training and attendance requirements:
(1) Each member of the Commission shall complete, at a minimum, four
hours of training each year designed to enable such members to more
effectively carry out their duties. Training received by a member
in excess of four hours in any one year may be carried over by the
member into succeeding years in order to meet this requirement. Such
training shall be approved by the Mayor and Board of Trustees and
may include, but not be limited to, training provided by a municipality,
regional or county planning office or Commission, county planning
federation, state agency, statewide municipal association, college
or other similar entity. Training may be provided in a variety of
formats, including but not limited to, electronic media, video, distance
learning and traditional classroom training.
(2) To be eligible for reappointment to the Commission, a member shall
have completed the training approved by the Mayor and the Board of
Trustees.
(3) The training may be waived or modified by resolution of the Mayor
and Board of Trustees when, in the judgment of the Mayor and Board
of Trustees, it is in the best interest to do so.
(4) No decision of a Commission shall be voided or declared invalid because
of a failure to comply with this subdivision.
The Commission may, in its bylaws, establish permanent or ad
hoc committees consisting of no fewer than three current voting members
of the Commission for tasks assigned to it by the full Commission.
All Village of Owego departments, including the Village Zoning
and Planning Boards shall, upon reasonable request of the Commission,
timely assist and furnish available permits, plans, reports, maps
and statistical and other information which the Commission may require
for its work.
The Village of Owego Mayor and Board of Trustees shall designate
landmarks or historic districts within the Village under this local
preservation law. Ordinarily, properties that have achieved significance
within the past 50 years are not considered eligible for designation.
However, such properties will qualify if they are integral parts of
historic districts that meet the criteria for designation, or if they
are properties of exceptional importance. The boundaries of each landmark,
interior landmark, scenic landmark or historic district shall be specified
in detail with reference to the tax map identification number and
shall be filed, in writing, in the Village of Owego Clerk's office
and there made available for review by the public.
A. Individual landmark: The Village Board may designate an individual
property as an individual landmark if it:
(1) Exemplifies or possesses special character, or historic or aesthetic
interest of value as part of the political, economic, or social history
of the Village of Owego;
(2) Is identified with persons or events significant in local, state,
or national history;
(3) Embodies the distinguishing characteristics of a type, period or
method of construction or design style, or is a valuable example of
the use of indigenous materials or craftsmanship; or is representative
of the work of a designer, architect or builder;
(4) Represents an established and familiar visual feature of the community
by virtue of its unique location or singular physical characteristic,
represents an established and familiar visual feature of the community;
or
(5) Has yielded or may be likely to yield information important in prehistory
or history.
B. Historic district: The Village Board may designate a group of properties
within the Village of Owego as an historic district if a majority
of properties therein:
(1) Contain properties which meet one or more of the criteria for designation
as a landmark and which may have within its boundaries other properties
or structures that, while not of such historic and/or architectural
significance to be designated as landmarks, nevertheless contribute
to the overall visual characteristics of the landmark or landmarks
located within the historic district; and
(2) Constitute a unique section of the Village of Owego by reason of
possessing those qualities that would satisfy such criteria.
C. Interior landmark: The Village Board may, with the property owner's
consent, designate the interior of a property as an interior landmark
if such interior has special historical or aesthetic interest or value
as part of the development, heritage or cultural characteristics of
the Village, town, city, state or nation and:
(1) It is customarily open or accessible to the public; or
(2) It is an interior into which the public is customarily invited.
D. Scenic landmark: The Village Board may designate a landscape feature
or group of features. Recommendations for designation must be accompanied
by such historical and architectural information as is required by
the Village Board to make an informed recommendation concerning the
application, together with any fee set by the Village of Owego Mayor
and Board of Trustees.
E. Districts and designated landmarks. The districts and landmarks over
which the Commission shall initially exercise interpretation as regards
historic preservation are as follows: The Central Historic Business
District as defined on the National Register of Historic Places; all
the properties on Front Street east from number 218 to and including
number 442; all the properties on the south side of Front Street west
of the Court Street Bridge; all the properties on the north side of
Front Street west of number 145; all the properties on the north side
of Main Street commencing with number 207 and east to and including
number 405; all the properties on the south side of Main Street commencing
with the southeast corner of Church Street and Main Street east to
and including number 408; the structures on the properties on Church
Street numbered 20 and 30; the structures on the properties on Temple
Street numbered 138 and 142; the structures on the properties on Paige
Street between Front Street and East Temple Street; all the properties
on John Street between Front Street and Main Street; all the properties
on Spencer Avenue between Main Street and Temple Street; and the properties
on Ross Street between Front Street and Main Streets numbered 15,
16, 18, 19, 25, 27, 29, 30 and 34.
The Village Board shall designate individual landmarks or historic
districts in the following manner:
A. Initiation of proposed designation. Designation of an individual
historic landmark or historic district may be proposed by the Village
Board, the Commission, or by the owner of the property. Designation
of an historic district may also be proposed by 51% or more of the
owners of street frontage in the area proposed to be designated.
B. Public hearing; general notice.
(1) Upon receipt of a full application, the Village Board shall refer
the application to the Commission for an advisory opinion. No later
than 60 days after receipt of the full application, the Village Board
shall schedule a joint public hearing with the Commission on the application.
Public notice of any such hearing shall be given by publication in
a newspaper of general circulation within the Village of Owego at
least 10 days prior to the public hearing date.
(2) The Village Board shall require submission of written comments on
the application prior to designation of any landmark, interior landmark,
scenic landmark, or historic district.
(3) The Village Board, Commission, property owners, and any interested
parties may present testimony or documentary evidence at the hearing
which will become part of a record regarding the historic, architectural,
or cultural importance of the proposed resource, individual, landmark
or historic district.
C. Notice of public hearing.
(1) Notice of public hearing for a proposed designation shall be sent
by regular mail to the owners of properties located within the area
of the proposed historic district at least 10 days prior to the date
of the public hearing. Such notice shall include a description of
the properties proposed for designation and state the time and place
where any public hearing to consider such designation will be held
by the Village Board.
(2) The notice provisions are in addition to the general notice requirements under Subsection
B of this section.
D. Work moratorium: Once the Village Board has issued notice of a proposed
designation it may put in place a moratorium prohibiting any work
relating to the individual landmark or district proposed for designation
as long as the proposed designation is under active consideration
by the Village Board and until it has made its decision on designation.
E. Record: The Village Board shall compile a public record in support
of its delineation of a resource, landmark or historic district. In
addition to testimony or documentary evidence received at any public
hearing, the record may also contain reports, public comments, expert
testimony, or other evidence offered outside of the hearing, but submitted
for the Village Board's consideration by the date of the hearing.
At a minimum, the record of the delineation shall contain the application,
Village Board, Commission, and/or staff reports, any comments made
on the application at the public hearing, and the Commission's
recommendation to the Board of Trustees of the Village of Owego to
approve, approve with modifications, or deny the application requesting
designation.
F. Village decision: Within 30 days after the close of the public hearing,
the Commission shall render an advisory opinion to the Village Board
regarding the proposed designation. Within 32 days of receiving said
advisory opinion, the Village Board shall by local law undertake a
designation in whole or in part, or shall disapprove in entirety,
setting forth in writing the reasons for the decision. Within seven
days, the Village Board shall send notice of its designation to the
applicants and the owners of the designated property by certified
mail/return receipt requested or in the case of an approved historic
district, the Village Board shall send notice by certified mail/return
receipt requested to the applicants and owners of all properties within
the approved district.
G. The Village Board may agree with the applicant in writing to extend
the time period within which a recommendation will be made.
H. The Village Board shall forward notice of each property designated
as an individual landmark and the boundaries of each designated historic
district to the Building Department and Planning Department and Village
of Owego Clerk and County Clerk for recordation.
I. Failure to send notice. Failure to send any notice by mail to any
property owners where the address of such owner is not a matter of
property tax records shall not invalidate any proceedings in connection
with the proposed designation.
J. Amendment or rescission. The Village Board may amend or rescind any
designation of an individual landmark or historic district in the
same manner and procedure as followed for designation.
Certificates of appropriateness shall be valid for 24 months,
after which time the owner shall apply for a new certificate if he/she
still wishes to undertake work on the property. At least two months
prior to expiration of the twenty-four-month period the owner may
apply in writing to the Commission for an extension and shall explain
the reasons for the extension request. Up to two extensions of six
months each may be granted before such request shall be treated as
a new application for a new certificate of appropriateness.
Any person aggrieved by a decision of the Commission relating
to a certificate of economic hardship or a certificate of appropriateness
may, within 30 days of the decision, file a written appeal to the
Village of Owego Mayor and Board of Trustees for review of the decision.
Appellate review shall be based on the same record that was before
the Commission and using the same criteria in this chapter.
As used in this chapter, the following words and phrases have
the following meaning:
ACQUISITION
The act or process of acquiring fee title or other interest
in real property, including acquisition of development rights or remainder
interest.
ADDITION
Any act or process that changes one or more of the exterior
architectural features of a building or structure by adding to, joining
with or increasing the size or capacity of the building or structure.
ALTERATION
Any act or process, other than demolition or preventative
maintenance, that changes the exterior appearance of significant historical
or architectural features, or the historic context of a designated
landmark, including, but not limited to, exterior changes, additions,
new construction, erection, reconstruction, or removal of the building
or structure, or grading.
ARCHITECTURAL SIGNIFICANCE
The quality of a building or structure based on its date
of erection, style and scarcity of same, quality of design, present
condition and appearance or other characteristics that embody the
distinctive characteristics of a type, period or method of construction.
BOARD OF TRUSTEES or MUNICIPAL GOVERNING BOARD
The lawmaking or legislative body of a city, town, village
or county. In towns, the mayor and board of trustees is the town board;
in villages, the village board of trustees; in cities, the common
council or the city council; and, in counties, the county legislature
or the board of supervisors.
BUILDING
Any construction created to shelter any form of human use,
such as a house, garage or barn, and which is permanently affixed
to the land. Building may also refer to an historically related complex,
such as a house and a barn.
BUILDING INSPECTOR
The person, or his or her designee, authorized and certified
to enforce the New York State Fire Prevention and Building Code. The
person, or his or her designee, who is also authorized by the Mayor
and Board of Trustees to enforce this chapter, except where another
official is expressly authorized.
BUILDING OFFICIAL
The person, or his or her designee, authorized to grant permits
for construction, alteration, and demolition pursuant to the codes
adopted by the Village of Owego.
CERTIFICATE OF APPROPRIATENESS
An official form issued by the Village of Owego Historic
Preservation Commission stating that the proposed work on a designated
historic landmark is compatible with the historic character of the
property and thus in accordance with the provisions of this chapter
and therefore: (1) the proposed work may be completed as specified
in the certificate; and (2) the Village of Owego's departments
may issue any permits needed to do the work specified in the certificate.
CERTIFICATE OF ECONOMIC HARDSHIP
An official form issued by the Commission when the denial
of a certificate of appropriateness has deprived, or will deprive,
the owner of the property of all reasonable use of, or economic return
on, the property.
CHANGE
Any alteration, demolition, removal or construction involving
any property subject to the provisions of this chapter.
CHARACTER
Defined by form, proportion, structure, plan, style or material.
General character refers to ideas of design and construction such
as basic plan or form. Specific character refers to precise ways of
combining particular kinds of materials.
COMMISSION
The Historic Preservation Commission established pursuant to §
126-4 of this chapter.
COMPATIBLE
In harmony with location, context, setting, and historic
character.
CONSTRUCTION
The act of constructing an addition to an existing structure
or the erection of a new principal or accessory structure on a lot
or property.
DEMOLISH
Any act or process that removes or destroys in whole or in
part a building, structure, or resource.
DEMOLITION PERMIT
A permit issued by the building official allowing the applicant
to demolish a building or structure, after having received a certificate
of demolition approval from the Commission.
EVALUATION
The process by which the significance and integrity of a building, structure, object, or site is judged by an individual who meets the professional qualification standards published by the National Park Service at 36 CFR Part 61 as determined by the State Historic Preservation Office, using the designation criteria outlined in §
126-11 of this chapter.
EXTERIOR ARCHITECTURAL FEATURES
The architectural style, design, general arrangement and
components of all of the outer surfaces of any building or structure.
FEATURE
Elements embodying the historical significance or architectural
style, design, general arrangement and components of all of the exterior
surfaces of any landmark or historic resource, including, but not
limited to, the type of building materials, and type and style of
windows, doors, or other elements related to such landmark or historic
resource.
HISTORIC CONTEXT
A unit created for planning purposes that groups information
about historic properties based on a shared theme, specific time period
and geographical area.
HISTORIC DISTRICT - LOCAL
An area designated as an historic district by this historic
preservation local law, and which contains within definable geographic
boundaries a significant concentration, linkage or continuity of sites,
buildings, structures, or objects united historically or aesthetically
by plan or physical development. An historic district designated under
this chapter shall not to be construed as a zoning district of the
Village of Owego, and nothing contained herein shall be construed
as authorizing the Commission to adopt a law, bylaw or regulation
that regulates or limit the height and bulk of buildings, regulates
and determine the area of yards, courts and other open spaces, regulates
density of population or regulates or restricts the locations of trades
and industries or creates zoning districts for any such purpose.
HISTORIC FABRIC
Original or old building materials (masonry, wood, metals,
marble) or construction.
HISTORIC INTEGRITY
The retention of sufficient aspects of location, design,
setting, workmanship, materials, feeling or association for a property
to convey its historic significance.
HISTORIC LANDMARK
A building, district, site, structure or object significant
in American history, architecture, engineering, archeology or culture
at the national, state, or local level.
HISTORIC PROPERTY
A district, site, building, structure, or object significant
in American history, architecture, engineering, archeology, or culture
at the national, state, or local level.
HISTORIC RESOURCE
Any evaluated building, structure, object, or site that potentially meets the designation criteria outlined in §
126-11.
HISTORIC RESOURCES SURVEY
The process of systematically identifying, researching, photographing,
and documenting historic resources within a defined geographic area,
and the resulting list of evaluated properties that may be consulted
for future designation. For the purpose of this chapter, all surveys
shall be conducted in accordance with the Secretary of the Interior's
Standards and Guidelines for Identification and Evaluation, as may
be amended.
HISTORIC SIGNIFICANCE
The quality of a place, site, building, district or structure
based upon its identification with historic persons or events in the
Village of Owego.
INTEGRITY
The authenticity of a property's historic identity,
evidenced by the survival of physical characteristics that existed
during the property's historic or prehistoric period.
INTERIOR LANDMARK
Interior landmarks are noted for the portions of their interior
that are open to the public.
INVENTORY
A list of historic properties determined to meet specified
criteria of significance.
LANDMARK
Any building, structure or site that has been designated as a "landmark" by the Village of Owego governing board, pursuant to procedures described in §
126-11 that is worthy of preservation, restoration or rehabilitation because of its historic or architectural significance.
LANDMARK ALTERATION PERMIT
A permit approving an alteration to or demolition of a landmark,
or demolition of an historic resource listed in the heritage resource
inventory pursuant to the provisions of this chapter.
LISTING
The formal entry or registration of a property.
MAINTAIN
To keep in an existing state of preservation or repair.
MINOR WORK
Any change, modification, restoration, rehabilitation, or
renovation of the features of an historic resource that does not materially
change the historic characteristics of the property.
MOVE
Any relocation of a building or structure on its site or
to another site.
NATIONAL REGISTER CRITERIA
The established criteria for evaluating the eligibility of
properties for inclusion in the National Register of Historic Places.
NATIONAL REGISTER OF HISTORIC PLACES
The official inventory of the nation's historic properties,
districts, sites, districts, structures, objects and landmarks which
are significant in American history, architecture, archaeology, and
culture, maintained by the Secretary of the Interior under the authority
of the Historic Sites Act of 1935 and the National Historic Preservation
Act of 1966 (16 USC. 470 et seq., 36 CFR 60 and 63, as may be amended).
NONCONTRIBUTING
A feature, addition or building, structure, object or site
which does not add to the sense of historical authenticity or evolution
of an historic resource or landmark or where the location, design,
setting, materials, workmanship, history, and/or association of the
feature, addition or building, structure, object or site has been
so altered or deteriorated that the overall integrity of that historic
resource or landmark has been irretrievably lost.
OBJECT
Constructions that are primarily artistic in nature or are
relatively small in scale and simply constructed. Although it may
be moveable by nature or design, an object is associated with a specific
setting or environment. Examples include boundary markers, mileposts,
fountains, monuments, and sculpture. This term may include landscape
features.
OWNER
Those individuals, partnerships, corporations, or public
agencies holding fee simple title to property, as shown on the records
of the Property Records Section of the Village of Owego.
PERIOD OF SIGNIFICANCE
The length of time when a property was associated with important
events, activities, or persons, or attained characteristics which
qualify it for landmark status. "Period of significance" usually begins
with a date when significant activities or events began giving the
property its historic significance; this is often a date of construction.
PRESERVATION
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 treatment; 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
project.
PREVENTATIVE MAINTENANCE
Any work to prevent deterioration or damage to the structural
integrity or any exterior feature of a landmark or historic resource
that does not involve a change in design, material or exterior appearance.
Such work includes, but is not limited to, painting, roof repair,
foundation or chimney work, or landscape maintenance.
PROPERTY TYPE
A grouping of individual properties based on a set of shared
physical or associative characteristics.
REHABILITATION
The act or process of making possible a compatible use for
a property through repair, alterations, and additions while preserving
those portions or features of the property which convey its historical,
architectural and cultural values.
REPAIR
Acts of ordinary maintenance that do not include a change
in the design, material, form, or outer appearance of a resource,
such as repainting. This includes methods of stabilizing and preventing
further decay, and may incorporate replacement in-kind or refurbishment
of materials on a building or structure.
RESTORATION
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. The limited and sensitive upgrading of mechanical, electrical,
and plumbing systems and other code-required work to make properties
functional is appropriate within a restoration project.
RETAIN
The act of keeping an element, detail or structure and continuing
the same level of repair to aid in the preservation of elements, sites,
and structures.
REVERSIBLE
An addition which is made without damage to the project's
original condition.
SCENIC LANDMARK
Scenic landmarks encompass structures that are not buildings,
such as bridges, piers, parks, cemeteries, sidewalks, clocks, and
trees.
SECRETARY OF THE INTERIOR'S STANDARDS FOR THE TREATMENT
OF HISTORIC PROPERTIES
Principles developed by the National Park Service (36 CFR
68.3, as may be amended) to help protect historic properties by promoting
consistent preservation practices and providing guidance to historic
building owners and building managers, preservation consultants, architects,
contractors, and project reviewers on how to approach the treatment
of historic properties. The Secretary of the Interior Standards for
the Treatment of Historic Properties may also be referred to in this
chapter as "Secretary of the Interior's Standards."
SIGNIFICANT
Having particularly important associations with the contexts
of architecture, history and culture.
SITE
The location of a significant event, a prehistoric or historic
occupation or activity, or a building or structure, whether standing,
ruined or vanished, where the location itself maintains historical
or archaeological value regardless of the value of any existing buildings,
structures or other objects. Examples of a site are a battlefield,
designed landscape, trail, or camp site.
STABILIZATION
The act or process of applying measures designed to reestablish
a weather resistant enclosure and the structural stability of an unsafe
or deteriorated property while maintaining the essential form as it
exists at present.
STRUCTURE
Any assemblage of materials forming a construction framed
of component structural parts for occupancy or use, including buildings.
STYLE
A type of architecture distinguished by special characteristics
of structure or ornament and often related in time; also a general
quality of distinctive character.
UNDERTAKING
Any project or other action involving the expansion, modification,
development or disposition of the physical plant or any site or building.