[HISTORY: Adopted by the Mayor and Council of the Borough of Montvale 2-11-1997 by Ord. No. 97-1051 (Ch. 50 of the 1966 Code). Amendments noted where applicable.]
The purposes of this chapter are to:
A. 
Encourage the continued use of historic resources and facilitate their appropriate reuse.
B. 
Maintain and develop an appropriate and harmonious setting for the historic and architecturally significant buildings, structures, sites, objects or districts within the Borough of Montvale.
C. 
Stabilize and improve property values and discourage the unnecessary demolition of historic resources.
D. 
Foster and enhance civic beauty and neighborhood pride.
E. 
Promote appreciation of the designated historic districts within the Borough of Montvale for the education, pleasure and general welfare of the citizens of the Borough and its visitors.
F. 
Encourage private reinvestment in existing or new structures in a manner that preserves, restores, repairs or is compatible with the original architectural style which is characteristic of the designated historic districts in which the structure is located.
G. 
Manage change by preventing alteration or new construction not in keeping with the historic landmark or the historic district.
H. 
Recognize the importance of all buildings in historic districts and of individual historic landmarks located outside of a district by urging property owners and tenants to maintain their properties in keeping with the requirements and standards of this chapter.
I. 
Encourage the proper maintenance and preservation of historic settings and landscapes.
J. 
Encourage appropriate alterations of historic landmarks and buildings in historic districts.
K. 
Promote the conservation of historic sites and districts and invite voluntary compliance.
[Amended 12-9-1997 by Ord. No. 97-1074]
A. 
There is hereby created in and for the Borough of Montvale a Commission to be known as the "Historic Preservation Commission," referred to in this chapter as the "Commission." This Commission shall advise the Planning Board on the effect of development applications on designated historic landmarks or improvements within an historic district.
B. 
The Commission shall review all building permit applications which affect designated historic landmarks or improvements within an historic district. The Commission's review shall be based on objective criteria and will complement existing land use and construction codes. The controls established, while compatible with both the Municipal Land Use Law, N.J.S.A. 40:55D-1 et seq., and the Uniform Construction Code, N.J.S.A. 52:27D-119 et seq., should be viewed as having an independent basis under N.J.S.A. 40:48-2.
A. 
The Historic Preservation Commission shall consist of five regular members and may have not more than two alternate members. There shall be one member each of Classes A and B and three members of Class C. Class qualifications shall be as follows:
(1) 
Class A: A person who is knowledgeable in building design and construction or in architectural history. Said person may reside outside the Borough.
(2) 
Class B: A person who is knowledgeable or has a demonstrated interest in local history. Said person may reside outside the Borough.
(3) 
Class C: A person who is a resident of the Borough and who holds no other municipal office, position or employment except that said person may be a member of the Planning Board.
[Amended 12-9-1997 by Ord. No. 97-1074]
B. 
Alternate members shall meet the qualifications of Class C members.
A. 
The Mayor shall appoint all members of the Commission and shall designate at the time of appointment the regular members by class and the alternate members, if any, as "Alternate No. 1" and "Alternate No. 2."
B. 
The terms of the members first appointed shall be so determined that, to the greatest practicable extent, the expiration of the terms shall be distributed, in the case of regular members, evenly over the first four years after their appointment and, in the case of alternate members, evenly over the first two years after their appointment, provided that the initial term of no regular member shall exceed four years and that the initial term of no alternate member shall exceed two years. Thereafter, the term of a regular member shall be four years, and the term of an alternate member shall be two years.
C. 
If a Commission member is also a member of the Planning Board, the term of office as Commission member is the same length as the term of the other office.
D. 
A vacancy occurring otherwise than by expiration of a term shall be filled for the unexpired term only.
The Historic Preservation Commission shall annually elect a Chairman and Vice Chairman from its members, and select a Secretary who may or may not be a member of the Historic Preservation Commission or a municipal employee.
The Commission shall adopt internal rules and procedures for the transaction of its business, subject to the following:
A. 
A quorum for the transaction of all business shall be three members.
B. 
All Commission minutes and records are public records, and all Commission meetings shall comply with the Open Public Meetings Act (N.J.S.A. 10:4-6 et seq.).
C. 
Commission meetings shall be scheduled as often as required to fulfill its obligations to advise the Planning Board.
D. 
No Commission member shall be permitted to act on any matter in which he or she has, either directly or indirectly, any personal or financial interest.
E. 
Alternate members may participate in discussions of the proceedings but may not vote, except in the absence or disqualification of a regular member. A vote shall not be delayed in order that a regular member may vote instead of an alternate member. In the event that a choice must be made as to which alternate member is to vote, Alternate No. 1 shall vote.
F. 
A member of the Historic Preservation Commission may (after public hearing if he requests it) be removed by the governing body for cause.
The Commission members shall serve without compensation but shall be reimbursed for expenses incurred in the performance of official business.
The Historic Preservation Commission may employ, contract for and fix the compensation of experts and other staff and services as it shall deem necessary. The Commission shall obtain its legal counsel from the Borough Attorney at the rate of compensation determined by the governing body. Expenditures pursuant to this section shall not exceed, exclusive of gifts or grants, the amount appropriated by the governing body for the Commission's use.
The Historic Preservation Commission shall be responsible for the following:
A. 
Preparing a survey of historic sites of the Borough.
B. 
Making recommendations to the Planning Board on the historic preservation plan element of the Master Plan and on the implications for preservation of historic sites of any other Master Plan elements.
C. 
Reviewing all actions, including those involving building permit applications which affect the exterior of historic landmarks or improvements within an historic district, and advising the Planning Board on the approval of said requests in accordance with the procedure established in § 228-13 of this chapter.
D. 
Reviewing all applications for actions affecting the exterior of an historic landmark or an improvement within an historic district and making recommendations to the Planning Board in accordance with the procedures outlined in § 228-13 of this chapter.
E. 
Advising the Borough Council on the relative merits of proposals involving public lands to restore, preserve and protect historical buildings, places and structures, including the preparation of a long-range plan, thereby securing state, federal and other grants and aid to assist therein and monitoring such projects once underway.
F. 
Cooperating with local, county, state or national historical societies, governmental bodies and organizations to maximize their contributions to the intent and purposes of this chapter.
G. 
Preparing and distributing an historic district guideline handbook to be utilized for application reviews and foster appropriate rehabilitation within the historic district.
Unless specifically defined below, words or phrases used in this chapter shall be interpreted so as to give them the meaning they have in common usage and to give this chapter its most reasonable application:
ADDITION
The construction of a new improvement as a part of an existing improvement when such new improvement changes the exterior appearance of any designated landmark.
ALTERATION
Any work done on any designated landmark which:
A. 
Is not an addition to the landmark; and
B. 
Changes the appearance of the exterior surface of any landmark.
CERTIFICATE OF APPROPRIATENESS
A document that is issued by the Historic Preservation Commission, following a prescribed series of hearings and review procedures, certifying that the proposed actions by an applicant are found to be acceptable in terms of design criteria as set forth herein relating to the individual site, structure or building, or the historic district as a whole.
DEMOLITION
The razing of any landmark.
HISTORIC DISTRICT
One or more historic sites and intervening surrounding property significantly affecting or affected by the quality and character of the historic site or sites.
HISTORIC SITE
Any real property, man-made structure, natural object or configuration, or any portion or group of the foregoing, which have been formally identified in the Master Plan as being of historical, archaeological, cultural, scenic or architectural significance.
IMPROVEMENT
Any structure or part thereof constructed or 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 60 contiguous days.
LANDMARK
The official recognition of any site, building, structure or district that has been documented to have or contain architecturally, historically, archaeologically, culturally or scenically significant features or elements and that adheres to the criteria as established by the Historic Preservation Commission in accordance with the provisions of this chapter and designated as an historic site or district.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
OFFICIAL NEWSPAPER
That newspaper as shall be designated by the governing body in which shall be published all notices which require publication hereunder.
REPAIR
Shall mean any work done on any improvement which:
A. 
Is not an addition to the improvement; and
B. 
Does not change the appearance of the exterior surface of any improvement.
REPLACEMENT
The repairs when a building permit is required for the same.
STREETSCAPE
The visual character of the street, including, but not limited to, the architecture, fences, gates, storefronts, signs, lighting, paving, setbacks, color, materials and landscaping.
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.
A. 
Preparation of a survey. The Historic Preservation Commission shall make a comprehensive survey of the Borough of Montvale for the purpose of identifying historic landmarks which are worthy of protection and preservation.
B. 
The Commission shall forward its recommendation to the Planning Board. The Planning Board, upon review and acceptance of the Commission's recommendation, shall, by certified mail:
(1) 
Notify each owner that his property is being considered for historic landmark designation and the reasons therefor.
(2) 
Advise each owner of the significance and consequences of such designation and advise him of his opportunities and rights to challenge or contest such designation.
(3) 
Notify each owner of the public meeting to be held to discuss landmark designation.
C. 
The list of potential landmarks, as well as the description, significance, location and map siting of each, shall be subject to review at a Planning Board public hearing. At least 10 days before such a hearing, notice of the hearing shall be published in an official newspaper of the Borough. At the hearing, interested persons shall be entitled to present their opinions prior to the Planning Board voting on its recommendations to the Borough Council.
D. 
After the hearing, the Planning Board shall act to amend the Master Plan in accordance with its findings and immediately thereafter shall submit its recommendations for sites to be designated to the Borough Clerk. The Borough Council shall schedule to make a decision on the designations at a publicized public meeting specified on a date not less than 15 nor more than 45 days from the date of publication.
[Amended 12-9-1997 by Ord. No. 97-1074]
E. 
Final determination that landmark status exists shall be made by the Borough Council. Such a final determination by the Borough Council shall create landmark status, and a certificate of designation shall be issued by the Borough Council. Within seven days of the creation of landmark status, the Borough Council shall, by certified mail, notify the owner of the property involved of the determination and advise him of his rights with respect to an appeal of said determination. Such appeal shall be made within 45 days of the determination. Any member of the public may seek to appeal the status directly to the Superior Court by serving notice on the Commission, the Planning Board and the Borough Clerk.
F. 
After the Borough Council's review and approval, the Borough Council shall submit the list of designated landmarks and a map to the Borough Clerk for filing. Once adopted, the designation list and map may be amended in the same manner in which it was adopted.
[Amended 12-9-1997 by Ord. No. 97-1074]
G. 
Copies of the designation list and official map, as adopted, shall be made public and distributed to all municipal agencies reviewing development applications and building permits. A certificate of designation shall be served by certified and regular mail upon each owner included in the list, and a true copy thereof shall be filed with the County Clerk for recording in the same manner as a certificate of a lien upon real property.
H. 
Placement of plaques. Each designated landmark may be marked by an appropriate plaque in such form as the Historic Preservation Commission shall promulgate by regulation.
A. 
In considering an individual site, building or a structure or a district that is of particular historical, archaeological, scenic or architectural significance to the Borough of Montvale, the County of Bergen, the State of New Jersey, or to the nation and reflects or exemplifies the broad cultural, political, scenic, economic or social history of the nation, state or locality, the Historic Preservation Commission shall give consideration to the following criteria:
(1) 
That it is associated with events that have made a significant contribution to the broad patterns of our history;
(2) 
That it is associated with the lives of persons significant in our past;
(3) 
That it embodies the distinctive characteristics of a type, period or method of construction or that it represents the work of a master or that it possesses high artistic values or that it represents a significant and distinguishable entity whose components may lack individual distinction; and/or
(4) 
That it has yielded, or may be likely to yield, information important in prehistory or history.
B. 
Ordinarily, cemeteries, birthplaces or graves of historical figures, properties owned by religious institutions or used for religious purposes, structures that have been moved from their original locations, reconstructed historic buildings, properties primarily commemorative in nature and properties that have achieved significance within the past 50 years shall not be considered eligible for designation as a landmark. However, such properties will qualify if they are integral parts of landmarks that do meet the criteria or if they fall within the following categories:
(1) 
A religious property deriving primary significance from architectural or artistic distinction or historical importance;
(2) 
A building or structure removed from its original location but which is significant primarily for architectural value or which is the surviving structure most importantly associated with an historic person or event;
(3) 
A birthplace or grave of an historical figure of outstanding importance if there is no other appropriate site or building associated with his productive life;
(4) 
A cemetery that derives its primary significance from graves of persons of transcendent importance, from age, from distinctive design features or from association with historic events;
(5) 
A reconstructed building when accurately executed in a suitable environment and presented in a dignified manner as part of a restoration master plan, and when no other building or structure with the same association has survived;
(6) 
A property primarily commemorative in intent if design, age, tradition or symbolic value has invested it with its own historical significance; or
(7) 
A property achieving significance within the past 50 years if it is of exceptional importance.
A. 
Actions requiring a certificate of appropriateness. A certificate of appropriateness issued by the Historic Preservation Commission shall be required before a permit is issued for any of the following or, in the event that no other type of permit is otherwise required, before any work can commence on any of the following activities on the property of any historic landmark:
[Amended 12-9-1997 by Ord. No. 97-1074]
(1) 
Demolition of a landmark or of any improvement within any landmark district.
(2) 
Relocation of any landmark or of any improvement within any landmark district.
(3) 
Change in the exterior appearance of any existing landmark or of any improvement within any landmark district by addition, alteration or replacement. This subsection shall not be construed to apply to changes in the exterior appearance of a site upon which is located an historic building or structure unless the site itself has been designated a landmark.
(4) 
Any new construction of a landmark building or structure or of a principal or accessory structure upon any site which has been designated a landmark.
(5) 
Site plans or subdivisions which include any landmark or are within any landmark district, in whole or in part.
(6) 
Changes in or addition of new signs or exterior lighting, except that no certificate of appropriateness shall be required for one unlit sign per premises if the surface area of such sign does not exceed 1 1/2 square feet and is otherwise in compliance with Borough ordinances.
(7) 
Zoning variances affecting a landmark or an improvement within a landmark site or district.
B. 
Approval by the Commission can be handled on an expedited basis when an historic landmark requires immediate and emergency repair to preserve the continued habitability of the landmark and/or the health and safety of its occupants or others. In such cases, the property owner shall immediately notify the Chairman of the Historic Preservation Commission. The Chairman may call a special emergency meeting of the Commission to review the application on an accelerated basis.
C. 
Approval by the Commission is not required for changes to the interior of structures.
D. 
Exceptions. A certificate of appropriateness shall not be required for any repainting or repair that is an exact replacement of an element of an existing landmark. In the event that the color or exterior surface material of a landmark shall be changed as a result of such repainting or repair, a certificate of appropriateness shall not be required if the new color or exterior surface is one that has been previously approved by regulations promulgated by the Commission for similar improvements with respect to the landmark. In all other cases, a certificate of appropriateness shall be required.
[Added 12-9-1997 by Ord. No. 97-1074]
A. 
Application procedure. Application for a certificate of appropriateness shall be made on forms determined by the Historic Preservation Commission and available from the Zoning Officer of the Borough of Montvale. Completed applications shall be delivered to the Zoning Officer at the Borough Hall, 12 Mercedes Drive, Montvale, New Jersey.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
B. 
Application information and supporting documents. Applications for a certificate of appropriateness shall include the following:
(1) 
All forms completed by the applicant.
(2) 
A certificate that all property owners within 200 feet of the lot line of the landmark property in question have been sent legal notice of the application by certified mail with a return receipt requested not fewer than 10 days before it is to be heard.
(3) 
Proof of publication of a notice of the application in the official newspaper not fewer than 10 days before it is to be heard.
(4) 
Such exhibits as set forth in the application.
C. 
Time frame of decision by Commission.
(1) 
The Historic Preservation Commission shall reach a decision on the application within 45 days after the Secretary has declared an application to be complete; otherwise, the application shall be deemed to have been approved. Nothing herein shall prohibit an extension of time by mutual agreement of the applicant and the Historic Preservation Commission which may advise the applicant and make recommendations in regard to the appropriateness of proposed action and may grant approval upon such conditions as it deems appropriate within the intent and purpose of this section of the chapter.
(2) 
If an application is approved, the Historic Preservation Commission shall forthwith issue a certificate of appropriateness. If the Historic Preservation Commission disapproves an application, the Historic Preservation Commission shall state its reasons, in writing, in resolution form within 10 days of such a decision. In case of disapproval, the Historic Preservation Commission shall notify the applicant, in writing, of such resolution of disapproval, and reasons therefor, and provide the applicant with a certified copy thereof. A summary of the Historic Preservation Commission's action shall be published in the official newspaper within 10 days of such action.
(3) 
The Secretary of the Historic Preservation Commission shall forward a copy of the Commission's written action on an application to the Zoning Officer, the Construction Official and the Borough Planning Board (if such body is also reviewing the application) within 10 days of the Commission's decision.
D. 
Appeal to Commission of hardship. In the event that the applicant alleges that compliance with the requirements of this section of this chapter would be an unreasonable hardship and that the nature of his application is such that the change sought neither justifies the time and expense of the plenary proceeding nor will impact negatively on the public good nor specifically on the historic qualities sought to be preserved, the Historic Preservation Commission, by a two-thirds affirmative vote of its full authorized membership, may grant such relief from the requirements of this section of this chapter as it deems consistent with the public good and the purposes of this chapter.
E. 
Request for certificate of appropriateness for alteration creating negligible impact. An applicant may allege that a certificate of appropriateness should be granted without fulfilling all of the application requirements set forth herein because the addition or alteration contemplated will not be visible from any place to which the public normally has access and that said addition or alteration cannot adversely affect the public interest and cannot affect an architecturally significant elevation. In that event the Historic Preservation Commission, by a majority vote of its full authorized membership, upon finding that the applicant's claim is accurate, may forthwith grant a certificate of appropriateness on that basis.
In making its determinations and recommendations, the Historic Preservation Commission shall take into consideration specific standards, as set forth below:
A. 
Demolitions. In regard to an application to demolish a landmark or any improvement within a landmark district, the following matters shall be considered:
(1) 
Its historic, architectural, archaeological and/or aesthetic significance.
(2) 
Its use.
(3) 
Its importance to the municipality and the extent to which its historical, architectural or archaeological value is such that its removal would be detrimental to the public interest.
(4) 
The extent to which it is of such old, unusual or uncommon design, craftsmanship, texture or material that it could not be reproduced or could be reproduced only with great difficulty.
(5) 
The extent to which its retention would promote the general welfare by maintaining real estate values; generating business; creating new jobs; attracting tourists, students, writers, historians, artists and artisans; attracting new residents; encouraging study and interest in American history; stimulating interest and study in architecture and design; educating citizens in American culture and heritage; or making the municipality a more attractive and desirable place in which to live.
(6) 
If it is within a landmark district, the probable impact of its removal upon the ambiance of the landmark district.
(7) 
Its potential for use for those purposes currently permitted by Chapter 400, Zoning.
(8) 
Its structural condition and the economic feasibility of alternatives to the proposal.
(9) 
Its significance to the district as a contributing or noncontributing structure and the probable impact of its removal on the district.
B. 
Application to move landmark out of the Borough. In regard to an application to move an historic landmark to a location outside of the Borough, the following matters shall be considered:
(1) 
The historic loss to the site of the original location.
(2) 
The compelling reasons for not retaining the landmark at its present location.
(3) 
The proximity of the proposed new location to the Borough, including the accessibility to the residents of the Borough and other citizens.
(4) 
The probability of significant damage to the landmark itself, as a result of the move.
(5) 
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.
(6) 
The applicable matters set forth in § 228-15A of this chapter.
C. 
Removals within the Borough. In regard to an application to move an historic landmark in a landmark district to a location within the Borough, the following matters shall be considered in addition to the matters set forth in § 228-15B of this chapter:
(1) 
The compatibility, nature and character of the current and of the proposed surrounding areas as they relate to the intent and purpose of this chapter.
(2) 
If the proposed new location is within a landmark district, the visual compatibility factors as set forth in § 228-15G of this chapter.
D. 
Visual compatibility considered for additions or removals. In regard to an application to move a landmark or structure into or to construct a new structure or add to or alter an existing structure within a landmark district, or a landmark, the visual compatibility of the proposed structure with the structures and surroundings to which it would be visually related shall be considered in terms of the visual compatibility factors as set forth in § 228-15G of this chapter.
E. 
Considerations on other actions. In regard to an application for other approval of any proposed action, as set forth in § 228-13 of this chapter, the following matters shall be considered:
(1) 
If a landmark or a structure in a landmark district is involved:
(a) 
The impact of the proposed change on its historic and architectural character.
(b) 
Its importance to the Borough and the extent to which its historic or architectural interest would be adversely affected to the detriment of the public interest.
(c) 
The extent to which there would be involvement of textures and materials that could not be reproduced or could be reproduced only with great difficulty.
(2) 
The use of any structure involved.
(3) 
The extent to which the proposed action would adversely affect the public's view of a landmark or structure within a landmark district from a public street.
(4) 
If the application deals with a structure within a landmark district, the impact the proposed change would have on the character and ambiance of the landmark district 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 § 228-15G of this chapter.
F. 
Additional matters considered. In regard to all applications, additional pertinent matters may be considered but in no instance shall interior arrangement be considered except in all publicly owned buildings and when the interior arrangements would have an impact on the exterior of the building.
G. 
Visual compatibility factors. The following factors shall be used in determining the visual compatibility of a building, structure or appurtenance thereof with the buildings and places to which they are visually related and shall be known as "visual compatibility factors":
(1) 
Height. The height of the proposed building shall be visually compatible with existing or adjacent buildings.
(2) 
Proportion of the building's front facade. The relationship of the width of the building to the height of the front elevation 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 the windows to the height of the windows in a building shall be visually compatible with the buildings and places to which it is visually related.
(4) 
Rhythm of solids to voids on front facade. The relationship of solids to voids in the front facade of a building shall be visually compatible with the buildings and places to which it is visually related.
(5) 
Rhythm of spacing of buildings on streets. The relationship of the building to the open space between it and the adjoining buildings shall be visually compatible with the buildings and places to which it is visually related.
(6) 
Relationship of entrance and/or porch projections. The relationship of the entrance or entrances and the porch projections to the street shall be visually compatible with the buildings and places to which it is visually related.
(7) 
Relationship of materials, texture and color. The relationship of materials, texture and color of the façade and roof of a building shall be visually compatible with the predominant materials used in the buildings to which it is visually related.
(8) 
Roof shapes. The roof shapes of a building shall be visually compatible with the buildings to which it is visually related.
(9) 
Walls of continuity. Appurtenances of a building, such as walls, open-type fencing and evergreen landscape masses, 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 building. The size of a building, the mass of a building in relation to open spaces and to the existing windows, door openings, porches and balconies shall be visually compatible with the existing structure or structures and places to which it is visually related.
(11) 
Directional expression of front façade. 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.[1]
[1]
Editor's Note: Original § 50-16 of the 1966 Code, Visual relationship of new buildings and structures to nearby historic landmarks and districts, which immediately followed this subsection, was repealed 12-9-1997 by Ord. No. 97-1074.
A. 
Approved certificate of appropriateness deemed positive recommendation. If a certificate of appropriateness has been issued for an application that requires approval of the Planning Board, the certificate of appropriateness shall be deemed to be a positive recommendation to that body as to the historic preservation aspects of the matter before that body. The Planning Board may, nevertheless, affirm or deny the application based on the entire record before it, notwithstanding the certificate of appropriateness as to the historic preservation aspects.
B. 
Denial of certificate. If a certificate of appropriateness is denied by the Commission notwithstanding any approval by the Planning Board, the administrative officer charged with issuing the permit for which the action or development application relates shall deny issuance pursuant to N.J.S.A. 40:55D-111.
C. 
Appeals relating to a certificate of appropriateness. An appeal of the grant or denial of a certificate of appropriateness may be had as follows:
(1) 
If the Construction Official refuses to issue a permit based on denial of a certificate of appropriateness, written appeal shall be made with the Planning Board, as appropriate, within 20 days after such denial.
(2) 
If the Planning Board denies or grants a development application in the course of which it accepts or rejects the recommendation of the Commission, as signified by the denial or issuance of a certificate of appropriateness, as the case may be, appeal would lie with the governing body of the Borough of Montvale only in those cases where an appeal exists to the governing body from a decision of the Planning Board.
D. 
Right of judicial review. Nothing herein shall be deemed to limit the right of judicial review of the municipal action after an appeal is concluded by the Planning Board or the governing body of the Borough of Montvale, as the case may be.
Any person who shall undertake any activity in relation to a landmark or improvement within a landmark district without first having obtained a certificate of appropriateness shall be deemed to be in violation of this chapter.
A. 
Service of notice of violation. Upon learning of the violation, the Construction Official shall personally serve upon the owner of the lot 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 landmark or improvement to its status quo ante. If the owner cannot be personally served within the municipality with said notice, a copy of the same shall be posted on the site in question, and a copy shall be sent by certified mail, return receipt requested, to the owner at his last known address, as it appears on the Borough tax rolls.
B. 
Issuance of summons and complaint. In the event that the violation is not abated within the specified ten-day period following service and/or posting on the site in question, whichever is earlier, the Construction Official shall cause to be issued a summons and complaint, returnable in the Municipal Court, charging violation of this chapter. Each separate day the violation exists shall be deemed to be a new and separate violation of this chapter.
C. 
Penalties. Any person or persons who violate or who permit, take part or assist in any violation of this chapter shall, for each and every violation thereof, and for each and every day that such violation thereof continues, be subject to the penalties set forth in Chapter 1, Article I, General Penalty.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
D. 
Injunctive relief. In the event that any action which would permanently and/or adversely change the landmark district, such as demolition or removal, is about to occur without a certificate of appropriateness having been issued, the Construction Official is hereby authorized to apply to the Superior Court of New Jersey for such injunctive relief as is necessary to prevent the destruction of any landmark.
Recognizing the need for preventive maintenance to ensure the continued useful life of landmarks and structures in landmark districts, the governing body of the Borough of Montvale hereby declares that code enforcement in relation to landmarks and structures in landmark districts is a high municipal priority.
A. 
Deterioration and service of notice of violation. In the event that any landmark or improvement in a landmark district deteriorates to the point that, in the best estimate of the Borough Construction Official, the cost of correcting the outstanding code violation equals more than 25% of the cost of replacing the entire improvement on which the violations occur, the Construction Official shall serve personally or by certified mail, return receipt requested, a notice on the owner of the landmark listing the violations, the estimate for their abatement, and the replacement cost of the improvement and stating if the owner does not take all necessary remedial action within 90 days, or such extensions of time as the Construction Official shall for good cause grant, the Borough may at the expiration of the ninety-day period, enter upon the property in question and abate the violations itself and cause the cost thereof to become a lien on the property.
B. 
Request for hearing by property owner.
(1) 
Upon receipt of such notice from the Borough Construction Official, the owner may, within 10 days after such a receipt, notify the Construction Official of his wish to have a hearing as to the allegations and estimates set forth in the Construction Official's notice. Such hearing shall be conducted by the Planning Board and shall, so far as possible, be a formal adversary proceeding in which the Planning Board shall establish the matters alleged in the notice by a preponderance of the evidence.
(2) 
If the owner does not request a hearing, the procedures set forth in § 228-18A in this chapter shall pertain. If a hearing is requested, the Construction Official will, within 10 days following the hearing, serve on the owner an opinion of the Planning Board, in writing, setting forth the conclusions and the reasons therefor. Such opinion shall be deemed to be a first notice pursuant to § 228-18A of this chapter.
C. 
Violation abatement by Borough.
(1) 
Thereafter, if the owner of the property in question does not comply, the Construction Official may enter onto the premises and, by use of Borough labor or outside contractors, or both, perform such work as is necessary to abate all violations. All such work shall be in compliance with this chapter. The Construction Official shall then certify to the governing body of the Borough of Montvale the cost of such work, plus all administrative, clerical and legal costs and overhead attributable thereto, and shall present the same to the governing body of the Borough of Montvale.
(2) 
The governing body of the Borough of Montvale may, by resolution, vote to cause the sum so certified to become a lien upon the landmark property in question, payable with the next quarter's property taxes, and, if not paid, bearing interest at the same rate as delinquent taxes.
D. 
Emergent situations. In the event of a fire, storm, act of God or other disaster which affects a landmark, the Borough official in charge shall contact the Chairman of the Historic Preservation Commission, if possible, under the circumstances prior to taking any action with regard to said landmark. Failure of said official to contact the said Chairman shall not be considered a violation of this chapter.
It shall be the duty of all Borough officials reviewing all permit applications involving real property or improvements thereon to determine whether such application involves any activity which should also be the subject of an application for a certificate of appropriateness and, if it should, to inform, in writing, both the Secretary of the Commission and the applicant in a timely fashion.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
If any section or provision of this chapter shall be held invalid in any court, the same shall not affect the other sections or provisions of this chapter, except so far as the section or provision so declared invalid shall be inseparable from the remainder or any portion thereof.
All ordinances or parts of ordinances which are inconsistent herewith are repealed to the extent of such inconsistency.
This chapter shall take effect immediately upon its passage by the Borough of Montvale.