A. 
Historic Preservation Commission Established. There is hereby created a Historic Preservation Commission which shall consist of five regular members and two alternate members each of whom shall be appointed by the Mayor. Alternate members may participate in discussions during proceedings but may not vote except in the absence or disqualification of a regular member. The Historic Preservation Commission appointed under Chapter 2, subsection 2-14.4 of the Revised General Ordinances of the Borough of Tinton Falls is continued with all its powers and duties being transferred without need to reappoint members, as if the appointments had been made pursuant to this Land Use Ordinance.
B. 
Composition of Historic Preservation Commission. The Historic Preservation Commission shall be composed of members from the following classes:
1. 
Class A. One person who is knowledgeable in building design and construction or architectural history and who may reside outside the Borough.
2. 
Class B. One person who is knowledgeable with or a demonstrated interest in local history and who may reside outside the Borough.
3. 
Class C. Three citizens of the Borough who shall hold no other municipal office, position, or employment except for members on the Planning Board or Zoning Board of Adjustment. Alternate members shall meet the qualifications of Class C membership.
C. 
Terms of Office.
1. 
General. The regular members of the Historic Preservation Commission shall serve for a term of four consecutive years and the alternate members shall serve for a term of two consecutive years.
2. 
Terms of Office of Initial Members. The initial members first appointed to the Historic Preservation Commission shall serve for the following initial terms and thereafter as provided in paragraph C1 above.
a. 
Class A member: One year.
b. 
Class B member: Two years.
c. 
Class C member: One member for two years; and two members for four years.
d. 
Alternate Number 1: One year.
e. 
Alternate Number 2: Two years.
3. 
Vacancy. A vacancy occurring otherwise than by expiration of term shall be filled for the unexpired term.
4. 
Exception. Notwithstanding any other provision herein to the contrary, the term of any member common to the Historic Preservation Commission and the Planning Board shall be for the term of the membership on the Planning Board and the term of any member common to the Historic Preservation Commission and the Zoning Board of Adjustment shall be for the term of membership on the Zoning Board of Adjustment, but in no event shall exceed the term for each member created hereby.
D. 
Organization; Officers; Rules; Meetings.
1. 
For purposes of administration, staffing and budgeting, other than legal counsel, the Commission is hereby placed within the Department of Administration, Division of Planning and Zoning.
2. 
Legal counsel to the Commission shall be appointed by the Director, Department of Law, and for purposes of budgeting control shall be within the Department of Law.
3. 
At their first meeting, the appointed members shall elect from among its members a Chairman and Vice-Chairman and shall select a Secretary of the Commission who need not be a member of the Commission, and who may or may not be a Borough employee.
4. 
The Commission may establish any rules necessary for the orderly conduct of its business. Any matter not covered by its adopted rules shall be governed by Robert's Rules of Order.
5. 
There shall be maintained, by the Division of Planning and Zoning, a record, which shall be open to the public, of the Commission's resolutions, proceedings and actions.
E. 
Powers and Duties. The Commission shall:
1. 
Prepare a survey of historic sites, places and resources of historical and architectural significance, based on the Secretary of the Interior's Standards and Guidelines for Archeology and Historic Preservation (Standards and Guidelines for Identification).
2. 
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.
3. 
Advise the Planning Board on the inclusion of historic sites in the recommended capital improvement program.
4. 
Advise the Planning Board and Board of Adjustment on applications for development pursuant to Subsection F below.
5. 
Provide written reports to the Zoning Officer, who shall be the administrative officer for the purposes of this section, on applications for permits pertaining to historic sites or property in historic districts for any changes which were not determined by approval of an application for development by a municipal agency pursuant to Subsection F below.
F. 
Referral of Applications for Development.
1. 
All applications for development within the historic district as defined in this Article or on historic sites designated on the Zoning or Official Map or identified in any component element of the Master Plan shall be referred to the Commission for advice concerning historic preservation as to any aspect of any such application for development.
2. 
The Commission shall submit its report to the Planning Board or Zoning Board of Adjustment, whichever shall be the Board.
3. 
The referral to the Commission shall be made when the application for development is deemed complete or is scheduled for a hearing, whichever occurs sooner. Failure to refer the application as required shall not invalidate any hearing or proceeding.
4. 
The Commission shall provide its advice, which shall be conveyed through its delegation of one of its members or staff to testify orally at the hearing of the application and to explain any written report which may have been submitted.
5. 
Recommendations from the Commission may be incorporated into a resolution of approval of the Planning Board or Zoning Board of Adjustment.
6. 
Failure of the Commission to report in writing to the Planning Board or Zoning Board of Adjustment shall be deemed to constitute a report in favor of the application and without recommendation or conditions.
G. 
Referral of Permits.
1. 
Required. A permit shall be required from the Zoning Officer for any of the following before any work can commence on any site, property, building or landmark within any historic district:
a. 
Demolition of any building, landmark, place, improvement or structure;
b. 
Relocation of any building, landmark, place, improvement or structure;
c. 
Changing the exterior appearance of any building, landmark, place, improvement or structure by addition, alteration, maintenance, reconstruction, rehabilitation, repair, replacement or restoration;
d. 
Any new construction of a principal or accessory structure;
e. 
Construction of or changes in existing walls, fences, porches, railings, steps or signs.
2. 
Permit Not Required. A permit shall not be required for the following:
a. 
Changes to the interior of structures.
b. 
Repair or exact replacement of any existing improvement provided the work does not alter the exterior appearance of the structure. In the event, however, the previous noncontributing or disharmonious repair is being replaced, such repair or replacement is permitted only if the repair or replacement returns the structure to its original condition. The following are some of the activities which are permitted as repairs:
(1) 
Identical replacement of existing windows and doors;
(2) 
Repairs of existing windows and doors and the installation of storm windows and doors that do not change their design, scale, or appearance;
(3) 
Maintenance and repair of existing roofing materials involving no change in the design, scale, or appearance of the structure;
(4) 
Structural repairs that do not alter the exterior appearance of the structure;
(5) 
Replacement of existing clapboards, shingles, or other sides with identical materials;
(6) 
Maintenance and repair of existing clapboards, shingles, or other siding (including masonry) involving no change in the design, scale, or appearance of the structure;
(7) 
Exterior or interior painting of existing structures.
3. 
Permit Defined. A permit as used herein is required for exterior work to any structure or property in an historic district, which exterior work will be subject to public view, including, but not limited to a building permit, a demolition permit, a permit to move, convert, relocate or remodel or to change the use of occupancy of any structure or property in an historic district, permits shall also be required for all exterior work subject to public view on fences, signs, porches, railings, and steps for any structure or property in an historic district.
4. 
Submission of Plans. The applicant shall submit plans to the Zoning Officer detailing the scope of the proposed project. The plans shall contain sufficient data on the existing and proposed exterior treatment of the structure to demonstrate compliance with all requirements of the design guidelines. If the permit requested was not previously approved by an application for development, and if the scope of the work includes construction or modification of streets, curbs, sidewalks, driveways, parking areas, or drainage or sewerage disposal facilities, the plans shall include these features. In addition, if not previously approved on an application for development, the plan shall be sufficiently detailed to show the location, size and type of any buffers, wooded areas or landscaping features. Plans which do not contain sufficient data for the Historic Preservation Commission to make appropriate determinations under this section shall be returned to the applicant as an incomplete submission.
5. 
Review of Applications. The Zoning Officer shall refer all applications for permits pertaining to regulated activities of an historic site or within an historic district to the Commission for a written report on the application of the ordinance provisions concerning historic preservation to any of those aspects of the change proposed which were not determined by the approval of an application for development by either the Planning Board or the Zoning Board of Adjustment. The permit review shall include all relevant aspects of the design criteria and guidelines as they apply to the proposal which aspects were not determined by the Planning Board or Zoning Board of Adjustment in the development application.
6. 
The Commission shall submit its written report to the Zoning Officer as soon as possible but not later than 45 days of the referral of the application to the Commission. Failure of the Commission to respond to the Zoning Officer within 45 days shall be deemed to constitute a report in favor of issuance of the permit and without the recommendation of conditions to the permit. Nothing herein shall prohibit an extension of time by mutual agreement of the applicant for the permit and the Commission.
7. 
Appeals. The granting or denial of a permit may be appealed to the Zoning Board of Adjustment in the same manner as an appeal is taken pursuant to N.J.S.A. 40:55D-70(a).
8. 
In the event of an appeal of a permit to the Zoning Board of Adjustment, if the Zoning Board of Adjustment determines there is error in the decision of the Zoning Officer pursuant to the report of the Commission, the Board of Adjustment shall include the reasons for its determination in the findings of its decision.
H. 
Enforcement of Historic District Regulations Notwithstanding Section 40-49, Violations and Penalties, of this Land Use Chapter, the following provisions shall apply for the enforcement of historic preservation matters.
1. 
Any person violating any of the provisions of this Section shall upon conviction therefor be liable to the penalties herein.
2. 
A separate offense shall be deemed committed on each day during or on which a violation occurs or continues.
3. 
Any person who shall undertake any activity without approval required by this Section, shall be deemed to be in violation of this Section.
4. 
Upon learning of the violation, the Zoning Officer shall personally serve upon the owner of the property 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 site or improvement to the condition which existed prior to the violation. If the owner cannot be personally served within the Borough with such notice, copies shall be posted on the site and a copy sent to the owner at his or her last known address.
5. 
In the event that the violation is not abated within 10 days of service or posting on the site as provided herein, the Zoning Officer shall cause to be instituted any appropriate action or proceeding to prevent such unlawful activity, to restrain, correct or abate such violation, to prevent the occupancy of any such building, structure or land, or to prevent any illegal act, conduct, business or use in or about such premises.
6. 
If any person shall undertake any activity requiring a permit and report of the Commission without first having obtained Commission approval, such person shall be required to immediately stop the activity, apply for approval, and take any necessary measures to preserve the affected historic site or improvement pending a decision. If the work is denied, any such person shall immediately restore the affected historic site, or improvement, to its pre-activity status. The Zoning Officer is hereby authorized to seek injunctive relief regarding a stop action or restoration in the Superior Court of New Jersey, Chancery Division, not less than 10 days after the delivery of notice pursuant to paragraph H4 above.
7. 
In addition to the remedies provided above, anyone convicted of a violation of this Article before a court of competent jurisdiction shall be liable to a penalty as follows:
a. 
For each day up to 10 days, not more than $25 per day.
b. 
For each day between 11 and 25 days, not more than $50 per day.
c. 
For each day beyond 25 days not more than $75 per day.
d. 
For each day beyond 25 days a jail term not to exceed 90 days may be imposed.
A. 
Purpose. The purpose of this district is to give special recognition to the unique characteristic of the designated areas as they reflect the history, architecture, land use relationships and small village way of life. The creation of this district is an attempt to retain and preserve any structures and sites of historic significance whose age and character both individually and collectively create the tone and character of the designated area. These regulations are intended to prevent any construction, demolition or exterior alteration which would injure, depreciate or conflict with the tone and character of the area.
B. 
Zoning Permitted uses, accessory uses, building height, yard requirements, off-street parking, off-street loading and signs shall be as set forth in the zoning district in which the lot is located. The Historic/Architectural District is superimposed over other zoning districts and its regulations are in addition to all other applicable requirements of this Chapter.
C. 
Historic Districts and Sites.
1. 
Tinton Falls Village Historic District. The Boundary of the Tinton Falls Village Historic District begins at a point in the center of Pine Brook approximately 300 feet southwest of the center of Tinton Avenue, near its intersection with Sycamore Avenue, being on the dividing line of Tinton Falls Borough and Colts Neck Township. Thence it runs along the boundary line of the Borough of Tinton Falls and Colts Neck northerly to the northwest corner of Lot 18, Block 6.02, and easterly along the northern boundary of Block 6.02, Lot 18, then proceeding along the northernmost boundary of Block 66, Lot 2. It then runs southerly along the easterly boundary line of Block 66, Lot 4 to the centerline of Pine Brook; thence easterly along the northerly line of Block 67.01 to the northernmost corner of Block 67.01, Lot 10.05; along easterly boundary of Block 67.01, Lot 10.05; then southeasterly to Sycamore Avenue (Highway No. 13A); thence following said highway southwesterly to the northeast corner of Lot 3 in Block 69 and along the easterly and southerly lines of Lot 3, extended to and along the easterly and southern line of Lot 28 in Block 70.02 and extended to the easterly line of Lot 21.01 in Block 70.03; thence westerly along the southerly line of Lot 21.01 in Block 70.03 to centerline of County Highway No. 537; thence along said highway southerly to the northeasterly corner of Lot 1 in Block 73; thence westerly along the southern and western boundary of Block 72 and extended to and along the easterly line of Lot 9, Block 68.01, to the centerline of Pine Brook and northerly along the centerline of Pine Brook to the place of beginning.
2. 
Pine Brook Cemetery Historic Site. The Pine Brook Cemetery Historic Site shall consist of the property designated as Block 106, Lot 9 on the tax map of Tinton Falls containing approximately one acre as described in the Deed from Lawrence Earle to the Trustees of the A.M.E. Macedonia Zion Church recorded in Book W-5.
D. 
Design Criteria and Guidelines for Historic Districts and Sites The following guidelines are intended to suggest methods of approaching projects that the Historic Preservation Commission will find acceptable. The guidelines are based on the Secretary of Interior's Standards for Historic Rehabilitation and apply to buildings within the Tinton Falls Historic District. If a building is classified as "non-contributing" within an historic district, then it is exempt from all of the review requirements which deal with architectural elements of the building itself. In the interest of preserving neighborhood character, non-contributing properties shall comply only with the signage and landscape elements sections of these guidelines. Each of the following details is significant whether taken alone or in combination with the other details of the structure. Any work on one detail shall not jeopardize the details of any other.
1. 
Exterior Walls and Surface Treatment. The exterior wall surface of a building is one of the most major elements in defining its overall historic character. Retaining, protecting and repairing historic wall surfaces are essential in rehabilitation projects. Wooden siding is the most prevalent exterior surface on Tinton Falls houses. Properly maintained and protected from moisture, wood is a remarkably effective and long-lived siding material. Wood also provides distinctive qualities in texture and shadow lines difficult to replicate in synthetic siding. For these reasons, the Historic Preservation Commission discourages replacement or covering of wood siding with substitute materials. If a wall surface or siding material is too deteriorated to repair, it shall be replaced with material of like construction and dimension.
2. 
Acceptable Alteration of Siding. The Historic Preservation Commission may find such an alteration of siding acceptable, providing certain conditions are met. These include: replicating the form and dimensions of the original materials; maintaining trim at proper dimensions, including sill boards, corner boards, cornices, crown moldings on windows, and other trim; and maintaining a relationship between siding and projection of such elements as window surrounds. The Commission will not find acceptable the replacement of wooden clapboard with synthetic clapboard of an inappropriate width, using synthetic siding with molded-in wood graining, shingles or board and batten with clapboard, especially on the street facade, or removing or cutting trim, or flattening it by placing synthetic materials over it, using other synthetic materials such as artificial stone ("Permastone"), artificial brick veneer ("brick face") or asbestos or asphalt shingles.
3. 
Painting. When removing the deteriorated paint from wood siding, the recommended methods are hand scraping, hand sanding, and electric hot-air guns. Destructive removal methods such as sandblasting and water blasting shall not be used. Historically painted wood siding shall not be stripped and stained to create a "natural" effect. Repainting a building does not require a permit and, therefore, is not within the purview of the Historic Preservation Commission. The Commission may, however, provide general information on historical paint colors and sources of help for choosing colors.
4. 
Masonry. Maintain the original color and texture of masonry walls. Stucco or paint shall not be removed from historically painted or stuccoed masonry walls. Likewise, paint or stucco shall not be applied to historically unpainted or unstuccoed masonry walls. Clean mortar and masonry only when necessary to halt deterioration or to remove heavy soiling, using the gentlest method possible, such as low pressure brushes. Sandblasting, caustic solutions, and high-pressure water blasting shall not be used. These methods erode the surface and accelerate deterioration. Repoint masonry walls when there is evidence of disintegrating mortar, cracks in mortar joints, loose bricks, or moisture retention in the walls. The new mortar shall duplicate the old mortar in composition, bonding strength, profile, color and texture.
5. 
Roofs.
a. 
The roof, its shape, functional and decorative features, and construction materials, is an important identifying element of a building's historic character. A sound roof is also essential to maintaining the soundness of the entire structure, so the protection and repair of the roof are fundamental to rehabilitation projects.
b. 
Most roofs on buildings in the Tinton Falls Historic District and on other, individual historic buildings in the Borough, originally were clad with wood shingles or slate. Few original wood shingle roofs survive. Slate, on the other hand, if well maintained, can last for 75 years to 100 years or more. Owners with slate roofs shall therefore consider repair rather than replacement unless a roofer experienced in the repair and replacement of slate finds the roof too deteriorated. Slate repairs shall always employ copper nails and flashing strips, because iron will rust and expand, causing the slates to slip and crumble.
c. 
The Historic Preservation Commission recognizes that excessive cost prevents most owners from choosing slate as a replacement material. Wood shingle is also generally not feasible because unless specially treated, it may pose a fire hazard. The board therefore will accept substitute materials that respect the texture, pattern and color or the original roofing materials.
d. 
The key elements in roof rehabilitation are as follows:
(1) 
Retain the original shape (pitch, configuration) of the roof.
(2) 
Preserve the functional and decorative features of the roof, such as eaves, cornices, chimneys, dormers, cupolas, gutters and flashing. If a particular feature is too deteriorated to repair, replacement shall be of like construction, matching as near as possible in material, size, shape, texture and color.
(3) 
Retain the original roofing material unless it is deteriorated. When partially re-roofing, deteriorated roof covering shall be replaced whenever possible with new materials that match the original roofing in composition, size, shape and texture. When entirely re-roofing, new materials need not replicate the old, especially when using the same kind of materials is not economically feasible. The substitute materials, however, shall be compatible. Mineral fiber roofing resembling slate and asphalt single in appropriate colors is acceptable. Rolled roofing and asphalt shingle in inappropriate colors such as white are not acceptable.
(4) 
Additions to roofs such as dormers, skylights, solar collectors, mechanical and service equipment shall be places so that they are inconspicuous from the public view. Roof additions shall not damage or obscure the historic character of the roof.
6. 
Gutters and Down Spouts. Originally, many 19th century houses did not have gutters, depending on steep roof slopes and wide overhangs to keep water away from walls and foundations. Others had box gutters. These were sunken behind eaves and therefore concealed. Where box gutters exist, it is preferable to maintain them, rather than install hanging gutters, which may interfere with brackets or other eaves trim. Acceptable gutter and down spout materials include: wood, copper, aluminum or galvanized metal painted to match the trim. Acceptable shapes are half-round gutters and round leaders. Not acceptable are polyvinylchloride materials and K-gutter and rectangular leader profiles.
7. 
Porches and Entrances.
a. 
Entrances and porches are often the central focus of historic buildings. Each house style has a distinguishable type of entryway that related directly to the overall building design. Because the form of most of the historic buildings in Tinton Falls is quite simple, the porches often represent the chief stylistic and character-defining imagery, and are irreplaceable elements of the community's historical character.
b. 
Porches which are appropriate to the building shall not be removed. Retention of original porches and replacement of deteriorated elements in identical materials and dimensions is always acceptable. Alterations or additions shall be appropriate to the style of the building. The enclosure of porches, especially on the street front, is not acceptable. Screened or glassed-in rear or side porches may be acceptable of well detailed and well proportioned.
c. 
Maintain the size, shape, and location of door openings and porches. Primary entrances shall not be moved. New entrances shall not be added to the main elevation. Do not block down entryways to reduce the size of the door opening or to fit modern stock door sizes. Any door replacement shall be appropriate to the historic period of the house.
d. 
Acceptable storm and screen doors have plain metal or wood surrounds, or may be wooden Victorian-style decorative doors, if stylistically appropriate. Colonial-style doors with scalloped upper panels and cross-buck lower panels are inappropriate.
e. 
Retain the original features of entrances and porches whenever possible. These include doors, fanlights and lights, sidelights, pilasters, entablatures, hardware, columns, balustrades and steps. Do not discard elements if they can be repaired and re-used. Simplified version of original features (such as porch posts) may be acceptable as long as they are of the same size and proportion.
f. 
Some later doorways and porches may have acquired significance in their own right, such as Colonial Revival elements on older houses, and shall be respected because they are evidence of the building's history.
g. 
The following guidelines apply to various elements of porches:
(1) 
Piers: Brick or stone, with or without wood lattice screening. Cement block is not acceptable.
(2) 
Floors: Tongue and groove, or other forms of board flooring. Wolmanized wood decking and cement or brick flooring are not acceptable.
(3) 
Post, Columns and Trim: Wood, shingles, stucco, depending on style of building. Minimum dimension of four by four inches for post, shaped as appropriate for style of building. Brick, concrete, cast or wrought iron and aluminum are not acceptable materials.
(4) 
Ceilings: Tongue and groove, or other forms of boarding, painted blue, oiled or varnished. Sheet rock or vinyl are not acceptable substitutes.
(5) 
Railings: Molded and shaped rails, turned or jigsawn balusters, square two by two inches balusters set four inches on center, and iron pipe on certain early 20th century buildings are acceptable. Railings of stock lumber two by four inch boards, thin rectangular balusters, balusters placed in front of or behind rails, and cast iron or aluminum railings are not acceptable.
8. 
Decorative Trim.
a. 
Trim refers to the ornamental details applied to a building such as cornices, brackets, pilasters, railings, corner boards, finials, bargeboard and window and door casings. Architectural trim elements are indicators of a building's historic period and style, and may exemplify skilled craftsmanship which cannot be duplicated today.
b. 
The Historic Preservation Commission strongly encourages the preservation of wooden trim and its repair where deterioration has occurred. It is usually possible to remove pieces, duplicate them by using sound pieces as patterns, and attach the replacement pieces to the surviving trim. Synthetic or substitute materials may be used in some instances where they are compatible, such as fiberglass replacement pieces manufactured from "Fypon."
c. 
The Commission encourages the retention and repair of existing trim or the replication of original trim. Where severe deterioration has occurred, or trim has been previously removed, application of simplified trim appropriate to the style of the building may be acceptable. Removal of trim without replacement; application of trim inappropriate to the style of the building; and wrapping trim in vinyl in a manner that obscures its form, are all unacceptable.
9. 
Windows.
a. 
Windows are a major feature of the building exterior and vary with each building style. Windows have a proportional relationship to the structure as a whole, and they also have a decorative function. The shape and glazing pattern for windows on a building may be one of the principal characteristics in identifying its historic period and style. Thus, if original windows are removed and replaced with incompatible modern windows, the basic character of the building will be altered substantially or even disfigured.
b. 
The number, size and locations of existing window openings shall be retained. Do not block-in windows to reduce the size of the window opening or to fit stock window sizes. Maintain the size, shape and glazing pattern of the original windows. New window openings shall not be added on elevations which are subject to view from a public street. New windows or bays must be appropriate in form, style and rhythm.
c. 
Retain and repair window frames, sash, decorative glass, panes, sills, window heads, hoodmolds, moldings, and exterior shutters and blinds whenever possible. If replacement of any window part is necessary due to deterioration, the replacement shall duplicate the material and design of the older window. Replacement sash of wooden windows, for example, shall be wooden. If duplication of the original window or window part is not technically or economically feasible, a simplified version of the original may be acceptable as long as it has the same size and proportion.
d. 
Modern window types which are inappropriate include large picture windows, casement, and bow windows unless they are original to the building.
e. 
Replacement shutters of blinds shall be sized to cover the entire window when closed. In other words, the shutter shall measure the full height of the window and half its width. The shutters shall be at least one-inch thick, and fastened to the window frame, not to the siding. Thin aluminum or vinyl shutters are not acceptable.
f. 
Inappropriate modern window features such as plastic and metal awnings or fake, non-operable, synthetic shutters and blinds, distract from the historic appearance of a building and shall not be used.
g. 
Storm windows shall have wooden frames or, if metal, shall be anodized or painted with the trim. Interior storm windows are acceptable. Exterior storm windows must follow the shape of the window with the meeting rail in the same position as that of the window. Stock size storm windows that require blocking down of openings are not acceptable.
10. 
Signage.
a. 
Appropriately designed signs enhance the building facade while contributing to the visual harmony of the overall street scene. They also play a crucial role in advertising and attracting business. On the other hand, poor signage detracts from even the most attractive storefront or business and diminishes the historic character of the building and its surroundings. The size, placement and materials of signs are regulated by the Borough of Tinton Falls Zoning Regulations.
b. 
The size, shape, materials, and placement of signs shall complement the composition and design of the building and neighboring buildings. Signs shall not conceal important architectural detail, overpower or clutter the facade, or otherwise distract from the historic character of the building.
c. 
In general, painted wooden signs with raised letters look best on 19th century commercial buildings. Other suitable materials include metal or plywood, prepared and painted. Lettered signs painted on the window glass of the storefront also are acceptable. Plastic signs and internally-lighted glass signs are not allowed. However, signs can be illuminated from an indirect light source.
d. 
Signs shall also fit within the features of the facade. On most late 19th and early 20th century commercial buildings, the lintel above the storefront itself created natural frames for the placement of signs. A sign placed on a lintel over a store window shall not be higher or wider than the lintel. Lettering and colors shall be appropriate to the style of the building on which the sign is placed.
e. 
New signage shall also take into consideration any supplemental historic design graphic standards that may be developed by the Commission.
11. 
Landscaping: Fences and Walkways.
a. 
Front yards were often surrounded by fences of wood, or occasionally, cast iron. Low in height and open in character, these were intended to define private open space, rather than to separate it visually from the street. Low fences with heights not exceeding three feet are acceptable in front yards; higher fences are acceptable for rear yards. Wooden picket or Victorian-style cast iron are appropriate materials, depending on the style of the house; masonry walls, post-and-rail, vertical board, chain link, stockade fencing or modern wrought iron are all unacceptable.
b. 
Historic fencing shall be retained and repaired, rather than replaced, whenever possible. Replacement of deteriorated fencing shall be of similar materials, matching the original as near as possible in size, shape, texture and color.
c. 
Retain bluestone, slate and other historic types of walkways whenever possible.
12. 
Streetscapes.
a. 
Much of the character of a district is derived from the number and arrangement of trees and shrubs in relation to the existing structures. Property owners shall preserve existing shade trees according to Chapter 17, Trees of the Revised General Ordinances of the Borough of Tinton Falls, which regulates tree removal. When considering the removal of any trees within the historic district, additional consideration shall be given to the visual impact of any proposed removal on the surrounding streetscape, and to the potential significance of individual specimen trees. Existing road widths and curves throughout the historic district shall be retained. Exterior lighting shall be compatible with the historic character of the district, both with regard to intensity and fixture design.
b. 
Vistas, or views, within the historic district which are currently unobstructed shall remain so. These views form an important and unique visual quality of the district, and must be considered during the planning process.
13. 
Guidelines for New Construction.
a. 
The guidelines for new construction are general in nature, because they are not intended to require particular architectural features or dictate architectural styles. However, the Tinton Falls Historic Preservation Commission encourages designs for new construction that reflect the architectural vocabulary of the Borough's historic heritage. These guidelines also cover additions to existing buildings.
b. 
The design of any new building in the Tinton Falls Historic District shall harmonize with the character of the area in which it is located and be compatible with neighboring buildings. Within the district, although there are strong elements of harmony, there are differences. The important elements to consider in any new construction are scale, design quality and relationship to neighboring buildings, rather that the degree to which new construction imitates a historic style or period.
c. 
The following guidelines shall be considered in planning and design for new construction. In addition many of the guidelines for preservation, rehabilitation, and restoration will apply.
14. 
Siting. The setback and orientation of new buildings in historic districts shall align with neighboring historic buildings. Within the Tinton Falls Historic District, principal elevations of buildings characteristically face the street with a strong sense of entry. New buildings with main facades and entrances oriented to the side yard, or new buildings having a courtyard arrangement are not appropriate. The municipal zoning ordinance specifies the setback distances, side yard, rear yard, and other siting requirements for historic districts.
15. 
Size and Scale. New construction shall conform to the massing, proportion, volume, scale and height of neighboring buildings. The bulk and area requirements in the Zoning Regulations, Article V, regulate specific height and area coverage of buildings allowed in the historic district. Elements of the facade, such as the height of porches, elevations of stories, and horizontal accents, such as cornices, shall relate to neighboring buildings. The relationship of the building width to the height of the front elevation shall be visually compatible with surrounding buildings.
16. 
Rhythm and Directional Emphasis.
a. 
New construction shall be compatible with the rhythm of neighboring buildings along the street. Rhythm is defined by the relationship of buildings to open space along the street. This includes the relationship of solids (walls) to voids (windows, doors, open porches) on building facades, and the relationship of entrance and porch projections to the street.
b. 
The directional emphasis, whether vertical or horizontal in character, of new construction shall relate to that of neighboring buildings.
c. 
The relationship of window width to window height in a building shall be visually compatible with that of neighboring buildings. For instance, often 19th and early 20th century buildings have somewhat taller windows on the first floor.
17. 
Materials, Texture and Color. The exterior materials used in new construction, as well as the texture and color of the facade and roof of a building, shall be compatible with historically appropriate materials of neighboring buildings or the district as a whole. New construction, even though it may employ contemporary materials, shall respect the forms and texture of traditional materials. Subdued colors are generally appropriate for the historic district.
18. 
Building Elements. The various individual elements of a building: roof, windows, doors, porches and trim, shall be carefully integrated into the overall design of new constriction. These elements shall also complement those on neighboring structures. The shape and pitch of the roof shall be considered. Window and door proportion, size, design and pattern of spacing between openings shall be compatible with historic treatments of windows and doors in the district. Although the front porch is uncommon in modern construction, the inclusion of porches may be important in new construction within the historic district.
19. 
Garages and Parking. Historically, garages have been detached from the house and situated to the side of the lot behind the house. Alleys and service drives are not characteristic. New garages shall also be detached from the house and located to the side of the property and behind the house. Garage construction, like other new construction, shall be compatible in scale and material with the principal house and with neighboring accessory structures. Parking spaces shall be as inconspicuous as possible and screened from the street by landscaping. The Zoning Regulations in Article V specifies the siting and parking space requirement in the historic district.