[Ord. No. 2014-44 § 10]
It is not the intent of this article to discourage contemporary
architectural expression or to encourage new construction that emulates
existing buildings of historic or architectural interest or of a certain
period or architectural style, but to preserve the integrity and authenticity
of the historic preservation districts and to insure the compatibility
of new structures therein.
(1)
Criteria applicable to all preservation plan applications. A
preservation plan shall be approved only if the proposed action, as
may be modified by conditions imposed by the reviewing municipal agency:
(a)
Is appropriate to and compatible with the existing structures
and landscape of the historic preservation district;
(b)
Would not adversely affect the ambiance, character, and appearance
of the historic preservation district and the relationships among
structures and between structures and public ways in the district;
(c)
Would not adversely affect the exterior architectural features
and setting of the structure and its historical and architectural
character; and
(d)
Is consistent with the additional criteria of this section.
(2)
Additional criteria applicable to new structures and additions
and alterations to structures not considered historic structures.
A preservation plan for the construction of new structures, additions
to existing structures, or alterations of structures not considered
historic structures shall be granted only if the proposed action,
as may be modified by the reviewing municipal agency, is visually
compatible with the structures and places within the district to which
it is visually related, and acts as a backdrop to and does not visually
intrude upon such structures and places.
(a)
The height of the proposed structure shall be visually compatible
with structures within the district;
(b)
The relationship of the width of the structure to the height
of the front elevation shall be visually compatible with the structures
within the district to which it is visually related;
(c)
The relationship of the width of windows to the height of windows
in a structure shall be visually compatible with the structures within
the district to which it is visually related.
(d)
The relationship of solids to voids in the front facade of a
structure shall be visually compatible with the structures within
the district to which it is visually related;
(e)
The relationship of the structure to the open space between
it and adjoining structures shall be visually compatible with the
structures and places within the district to which it is visually
related;
(f)
The relationship of entrance and porch projections shall be
visually compatible with the structures and places within the district
to which it is visually related;
(g)
The relationship of materials, texture, and color of the facade
and roof of a structure shall be visually compatible with the predominant
materials used in the structures within the district to which it is
visually related, and such materials, texture, and color shall act
as a backdrop to and shall not intrude visually upon the structures
and places within the district to which the structure is related.
(h)
The roof shape of a structure shall be visually compatible with
structures within the district to which it is visually related;
(i)
Appurtenances such as walls and fencing shall be visually compatible
with the historic walls and fencing within the district to which they
are visually related;
(j)
The size of the structure, the mass of a structure in relation
to open spaces, and the windows, door openings, porches, and balconies
shall be visually compatible with the structures and places within
the district to which they are visually related;
(k)
A structure shall be visually compatible with structures and
places within the district to which it is visually related in its
directional character, whether this be vertical character, horizontal
character, or non-directional character;
(l)
The pattern and variety of plantings shall be visually compatible
with the historic landscape and streetscape within the district to
which they are visually related;
(m)
Parking areas shall be screened from the view from the public
right-of-way and from the structures within the district; and
(n)
To the extent possible, views from structures or places within
the district shall not be blocked or impeded.
(3)
Additional criteria applicable to historic structures. A preservation
plan for the alteration of or additions to historic structures shall
be granted only if the proposed action, as may be modified by the
reviewing municipal agency:
(a)
Preserves or enhances the historical or architectural value
and character of the structure; and
(b)
Seeks to restore the structure, or the part covered by the application,
to the known or reasonably conceived appearance (including design
elements, architectural details, and textures) it had when it was
first constructed or when it was remodeled, except that modifications
necessary or beneficial to contemporary living, including improvements
for accessibility, consistent with the architectural design and character
of the structure may be considered. In determining whether the applicant
is proposing work which will restore the authenticity of the structure,
as hereby required, the following principles, among other appropriate
factors, shall when feasible be followed:
(i)
Existing materials, if they are the original materials of the
original structure or remodeling which is being restored, should be
maintained and repaired rather than replaced.
(ii) Architectural details of the original construction
or remodeling which is being restored or altered should be retained.
This includes, but is not limited to, cornices and their brackets,
window trim such as molded lintels, porch elements such as posts,
balustrades, and spindles, shutters, and windows, particularly the
number and size of the individual panes.
(iii) If an element must be replaced rather than repaired,
a copy of the original is preferable to a similar or conjectural piece.
(iv) If a copy of a missing piece cannot be obtained,
similar items are preferable to none at all.
(v)
The original siding and roofing material should be maintained
or repaired, and, if replacement is needed, it should be of the same
material and size. If the same material is not available, a substitute
material should be of the same shape and size.
(vi) Storm windows and doors are not prohibited, but
should be as unobtrusive as possible.
(4)
Landscape, fencing, and walls criteria.
(a)
Plant materials shall not be installed in yards fronting on
public rights-of-way when such materials at maturity would change
the open character of the streetscape or obstruct the view of structures.
Re-creation of historic landscapes is permitted and encouraged.
(b)
Fencing and walls that diminish the open streetscape or obstruct
the view of structures shall not be permitted. Any fencing that is
permitted shall be appropriate for the historic preservation district
and principal structure on the lot.
(c)
No human-made or natural objects of any other kind shall change
the open streetscape or obstruct the view of structures.
(d)
The historic and natural character of the landscape shall be
preserved, insofar as practicable and environmentally desirable, by
minimizing tree and soil removal. If development of the site necessitates
the removal of established trees, special attention shall be given
to the planting of replacements or to other landscape treatment. Any
grade changes shall be in keeping with the general appearance of neighboring
developed areas. In historic preservation districts and historic preservation
buffer districts, landscaping shall be in keeping with the historic
character of the district.
(e)
Landscaping, including trees, may be modified to restore the
landscape to its known or reasonably conceived appearance, when it
was originally installed or modified as part of a building remodeling
or to protect the structure.
(5)
Sign criteria.
[Amended 2-24-2020 by Ord. No. 2020-5]
(a)
Signs shall comply with the following standards:
(i)
Size, placement and illumination shall conform to the municipal
sign requirements.
(ii) Colors of backgrounds and letters shall be appropriate
to and visually compatible with colors used on the building and in
the surrounding context.
(iii) General design, lettering, and scale shall be
appropriate to and visually compatible with the building to which
it is affixed and with neighboring structures.
(iv) Lettering may be flat, raised, or incised.
(v)
Placement shall be appropriate to and visually compatible with
architectural elements.
(vi) Except with respect to projecting signs pursuant
to section 17A-368 of the “Code of the Borough of Princeton,
New Jersey, 1974,” logos shall not be more than one hundred
fifty percent of the height of the lettering or thirty-five percent
of the width of the lettering.
(vii) In the area bounded by John Street on the west,
Hulfish Street on the north, Palmer Square West on the east and Nassau
Street on the south, any sign on the fascia board or its equivalent
above a shop window shall use black or white letters and the style
of lettering on any such sign or on any awning or canopy shall be
restricted to the particular variant of Caslon old style italic upper
case as historically used in this block of Palmer Square, subject
to minor variations approved by the municipal agency.
(b)
Upon a finding that the style of lettering used on any existing sign on a property in the historic preservation district is of unique historic or architectural significance, consistent with the purposes of historic preservation set forth in section
T10B-373 the reviewing municipal agency may require preservation of such style lettering in any proposed new or modified sign.
(6)
Additional criteria for site plan applications and new dwelling
units in historic preservation buffer zoning districts. Any improvement
in a historic preservation buffer zoning district for which an application
for development must be approved or which otherwise involves the construction
of new dwelling units shall comply with the following.
(a)
As to the location and orientation of dwelling units and other
improvements:
(i)
Section T10B-387(1)(a) and (b) shall apply;
(ii) Such improvements shall.
(aa) Respect the historic pattern of
use of the historic property;
(bb) Respect the interrelationship of historic features
of the property;
(cc) Provide for an adequate visual buffer for the
principal structure or structures and, where appropriate, for an adequate
visual buffer for the other historic features of the site;
(dd) As to the design of dwelling units, outbuildings
or nonresidential construction, sections T10B-387(1)(a) and (b) and
(2) shall apply;
(ee) Landscaping shall be sufficient to provide an
adequate visual screen between the new construction and the historic
preservation district with which the historic preservation buffer
district is contiguous.
(7)
Sustainability. All improvements shall address sustainability
best practices and shall address the principles set forth in the Green
Practices Checklist retained on file with the Office of Planning.
The Commission shall formulate sustainability guidelines that include
sustainability elements for use by property owners required to secure
preservation plan approval.
[Ord. No. 2014-44 § 10]
Development applications shall:
(a)
Preservation plans for properties located in historic preservation
zoning districts that include a "Preservation Area" as delineated
on the "Map of Preservation Areas" shall be designed so that the preservation
area is not disturbed (except for minimal provision for essential
utility corridors).
(b)
Preservation plans for properties located in historic preservation
districts that do not include preservation areas shall establish a
preservation area in which the land is not disturbed (except for minimal
provision for essential utility corridors). The preservation area
shall be delineated so that improvements respect the historic pattern
of use of the historic property; respect the interrelationship of
historic features of the property; and provide for an adequate visual
buffer for the principal structure or structures and, where appropriate,
for an adequate visual buffer for the other historic features of the
site by use of open areas and appropriate plantings and, in implementation
of these standards, create protection areas around the historic features
on the property. Proposed preservation areas shall be specified in
any approved development application. The area shall include the principal
structure and all of the other historic features on the property except
when the distance of an historic feature from the principal structure
and other features makes it impracticable to be included in the proposed
preservation area. The area shall also be of a size and configuration
sufficient to maintain the historic setting and historic character
of the property. When it is not feasible to include an historic feature
in the preservation area which includes the principal structure, such
historic feature shall be included in a separate historic preservation
area, which shall also include the intrinsic links between such feature
and the other historic features on the site. Such links shall be visually
preserved in order to maintain the sense of the historic setting.
(c)
Preservation areas shown on the approved plans shall be included
in one or more lots that do not include any proposed improvements
other than those accessory to the principal use or uses in the preservation
areas. Such lots shall:
(i)
Not be further subdivided so as to create additional building
lots and be deed restricted in a manner acceptable to the attorney
of the board of jurisdiction so as to prohibit further development
on vacant land within such areas except for uses accessory to the
principal uses within the areas. The board of jurisdiction may require
such additional deed restrictions as it deems desirable to protect
the historic features of the property. All development applications
shall show all proposed improvements within the historic preservation
district, which shall be developed in accordance with a comprehensive
plan, except that, in the case of historic preservation districts
containing tracts in different ownership, tracts therein under common
ownership shall be developed in accordance with a comprehensive plan.
[Ord. No. 2014-44 § 10]
The board of jurisdiction may approve a major site plan or subdivision
only if the plan as proposed or conditioned adequately specifies how
historic sites, structures, and features and archaeological sites
on the parcel are to be treated and if the plan is appropriate given
the nature of such sites, structures, or features. The applicant shall
monitor construction to assure that all provisions of the approved
plan as to the identification, preservation, or removal of historic
features and historic or archaeological artifacts are complied with
and shall appoint an individual in the field with the responsibility
therefor and retain a person with the necessary expertise in connection
therewith. In the case of accidental finds, the applicant shall report
the same forthwith to the Historic Preservation Officer and cease
all construction activity at that location for two working days (Monday
through Friday excluding holidays). The Commission or, in the absence
of a quorum, the chair or, in the chair's absence, the vice-chair,
may within such time order that the artifacts discovered be documented
and removed under the supervision of the expert identified in the
approval and at the expense of the applicant. In the case of extraordinary
finds, the Council, Commission, chair, or vice-chair may order that
the work cease and that the plans be modified to reflect the find.
Such order shall remain in effect only until the next meeting of Princeton
Council unless the Princeton Council at such meeting continues the
order, with or without modifications.