Within the Medford Lakes Historic District, the Historic Preservation Commission and the Planning Board shall consider the Secretary of the Interior's standards for Historic Preservation projects and shall apply the following specific standards to all reconstruction, renovations and additions to existing log structures in Medford Lakes.
A. 
Existing full-log structures.
(1) 
Additions must be full log or half log.
(2) 
Existing logs must be replaced with either full logs or half logs.
(3) 
Resurfacing for the purpose of installing insulation must have an exterior finish of half logs.
(4) 
Repairs must be full log or half log and must be consistent with existing surface treatment.
B. 
Existing half-log structures.
(1) 
Additions must be half log with chinking.
(2) 
Existing logs must be replaced with half logs.
(3) 
Resurfacing for the purpose of installing insulation must have an exterior finish of half logs.
(4) 
Repairs must be half log and must be consistent with existing surface treatment.
C. 
Existing full-log/half-log combination structures.
(1) 
For those portions of the existing structure having full-log construction, the standards in Subsection A above apply.
(2) 
For those portions of the existing structure having half-log construction, the standards in Subsection B above apply.
D. 
Existing log/nonlog combination structures and hidden log structures.
(1) 
Facade replacement must be done with full or half logs.
(2) 
Repairs must match existing materials.
(3) 
Additions must be full log or half log; however, a waiver may be applied for if log construction is judged to be inconsistent with existing surface materials.
E. 
New construction.
(1) 
New construction shall be defined to include dwellings, garages, sheds, accessory structures and any additions to existing structures.
(2) 
Full-log or half-log construction must be used, with or without chinking.
(3) 
A waiver may be requested to permit construction which is not of the full-log or half-log type described in Subsection E(2). above.
In the case of additions, repairs or replacements:
A. 
Materials used must be consistent in type and appearance with materials used in the existing structure.
B. 
No unfinished materials may be used. No exposed cinder blocks or concrete blocks may be visible on the exterior of the structure.
A. 
Gabled, hipped or shed roofs must be used. Roof profiles must be consistent with these traditional styles occurring within the Lakes Historic District.
B. 
In the case of additions, repairs or replacements, the roof overhang must match the existing overhang on other portions of the structure.
C. 
Roofing materials must be unobtrusive in color and surface pattern. Cedar shake roofs and asphalt, fiberglass, and/or slate shingle roofs are acceptable if they are necessary and are installed in accordance with all applicable Building Code standards.[1]
[1]
Editor's Note: See Ch. 95, Construction Codes, Uniform.
D. 
A waiver may be requested to permit the construction of flat roofs or metal roofs.
A. 
Windows must be visually divided with muntins, either intrinsic or snap-in, except as noted.
B. 
Thermal windows are permitted.
C. 
Windows on a new addition shall be similar in proportion and grouping to those on the existing structure.
D. 
Replacement windows shall retain the dimensions and pane divisions of the units they replace.
E. 
Changes in proportion and grouping of windows are permissible by waiver as herein provided.
F. 
Stained and leaded glass are permitted.
G. 
Skylights are permitted.
H. 
Greenhouses are permitted.
I. 
Exceptions for lakefront window treatment and for porch enclosures shall be considered upon request for a waiver regarding same.
J. 
The style of storm windows shall be consistent with traditional styles occurring within the Lakes Historic District. Aluminum storm windows are acceptable only if white or brown colors are used.
K. 
Shutters may be wood or vinyl.
A. 
New door construction and door replacement shall be similar to the original door in proportion and material.
B. 
The style of storm doors must be consistent with traditional styles occurring within the Lakes Historic District. Wooden storm doors are acceptable.
Downspouts and gutters shall be dark brown, white or painted to match trim.
A. 
Railings shall have a natural wood finish or be painted to match the color of the main structure or trim.
B. 
Existing log railings shall be replaced with log railings only.
A. 
Log structures. Logs must be painted in accordance with the standards set forth in Subsection B(1) and (2) below or they must be stained the natural color of the log. Logs shall be natural with bark, or if peeled, shall be stained with a wood tone color. Existing peeled logs, if painted, shall be brown. Log ends and trim shall be exceptions and must conform with the standards set forth in Subsection B(1) and (2).
B. 
Nonlog structures.
(1) 
Facade colors must be muted and compatible with traditional colors occurring within the Lakes Historic District; these colors shall be used on doors, windows, fascia, shutters, other facade structure and fences.
(2) 
Colors other than those described in Subsection B(1) above shall be allowed by waiver only.
Perimeter fences may be constructed of any material except chain link or similar material and cinder block or concrete block.
Signs shall be permitted only pursuant to the requirements of § 145-60 of this chapter.
[Amended 12-13-2023 by Ord. No. 700]
No person shall demolish, in whole or in part, any log structure located within the Borough without first submitting an application to the Construction Code Official and obtaining a recommendation for approval from the Historic Preservation Commission and approval from the Planning Board. This restriction shall not extend to any non-log additions on log structures.
A. 
Application.
(1) 
The applicant seeking to demolish or partially demolish a log structure shall first submit an application for demolition approval to the Construction Code Official on forms prepared or otherwise prescribed by the Construction Code Official and shall include:
(a) 
The applicant shall provide the name, address, telephone number of the person or entity who owns the building to be demolished, as well as a signature to verify the applicant has authority to make such application.
(b) 
Statement of the need for the demolition along with supporting photographs.
(c) 
The approximate age of the building to be demolished.
(d) 
Any and all applications fees as required by the Medford Lakes Land Development Ordinance, in accordance with the Borough's Fees Schedule.
(2) 
All application for demolition or partial demolition under this section shall be reviewed by the Borough's Construction Code Official. If the Construction Code Official finds that the application is complete, the Construction Code Official shall provide the application to the Historic Preservation Commission for a hearing. In the event the Construction Code Official finds that the application is deficient, the Construction Code Official or his or her designee shall provide written or verbal notice of deficiency to the applicant, along with the list of deficiencies.
(3) 
The Historic Preservation Commission shall schedule a hearing for no later than 45 days from receipt by the Commission of the complete application. Notice of the hearing shall be sent by regular mail or personal delivery to the applicant and a copy of the notice shall be provided to the Construction Code Official.
B. 
Demolition hearing procedure.
(1) 
An applicant scheduled for a demolition hearing pursuant to an application for demolition under this section shall, at least 10 days' prior to the hearing, submit to the Commission the following:
(a) 
Notice of Hearing via Certified Mail mailed to all property owners within 200 feet of the subject property.
(b) 
Copies of any maps or survey, photographs or reports of experts retained by the applicant.
(c) 
For applications alleging mold, foundation, structural and/or fire, the application must provide proof of costs prepared by an applicable licensed professional or licensed contractor.
(d) 
Such other documents or information as may be requested by the Historic Preservation Commission.
(2) 
Prior to the scheduled date for the demolition hearing before the Commission, the applicant shall make the subject property available for members of the Historic Preservation Commission for their review and inspection at a time and date arranged between the Commission and the applicant.
(3) 
The Commission may retain an expert(s) for the purpose of independently reviewing such reports, treaties or other documents submitted by the applicant or any expert retained by the applicant relative to the demolition application. Any expert retained by the Commission shall have access to all reports relative to the application and shall further have access to the subject property as such times as may be arranges between the Commission and the applicant. At the direction of the Commission, any such expert retained may be required to submit a written report and/or provide such expert testimony as may be requested during the hearing. The cost of such expert shall be the responsibility of the applicant.
C. 
Demolition hearing.
On the date specified in the notice, the Commission shall conduct a demolition hearing, at a regular or special meeting of the Commission at their determination, in order to determine whether to recommend the grant of the application for demolition and authorize the issuance of a demolition permit by the Construction Code Official. All persons testifying at the hearing shall be placed under oath. The hearing shall be conducted as follows:
(1) 
The Commission shall introduce the application.
(2) 
The applicant shall be given the opportunity to present their application under oath to the Commission. The applicant may be represented by counsel. The applicant may present testimony to the Commission including personal testimony, lay and/or expert testimony. The Commission and public will be given an opportunity to ask questions of the applicant and any of the applicant's witnesses. The applicant may present evidence to support their application.
(3) 
The Commission, in its discretion, may present any expert witnesses. The Commission, the applicant and the public will be given an opportunity to ask questions of the Commission expert.
(4) 
Any objectors, if any, shall be permitted to present evidence, including testimony of lay and/or expert witnesses. The Commission, the applicant and the public will be given an opportunity to ask questions of the objector's witnesses.
(5) 
The public shall be permitted to make comments for or against the application. Any statement made by a member of the public shall be done so under oath.
(6) 
The applicant and objector, if any, shall be given the opportunity to provide closing statements.
(7) 
The Commission may, in its discretion, conduct a site visit, but shall notice the site visit as a meeting and notify the applicant of same.
(8) 
The Commission shall set the date for initial findings to be prepared by the Commission.
D. 
Recommending approval or denial of application for demolition.
(1) 
Burden of proof. The applicant shall bear the burden of proof in demolition applications under this section. Such burden shall include the presentation testimony, lay or expert, introduction of exhibits, reports, photographs scientific testing, maps, surveys or any other exhibits. Failure of the applicant to present such evidence necessary shall be grounds for denial of the demolition application.
(2) 
The Commission shall recommend to the Planning Board that the application be either granted or denied within 30 days of the demolition hearing. The Commission recommendation to either grant or deny the application shall be based on the following criteria:
(a) 
The historical, architectural, cultural, and aesthetic significance.
(b) 
The importance of the structure to the Borough of Medford Lakes to the extent that such demolition would result in the loss of architecturally and/or historically significant structure to the detriment of the public interest.
(c) 
The impact of the demolition or partial demolition on the surrounding neighborhood compared with the existing condition of the property.
(d) 
The structural integrity of the log structure and the economic feasibility of restoring, repairing, or rehabilitating the structure.
(e) 
Whether the structure is a traditional full log structure (See Appendix A),[1] a newer or partial log structure or a simulated log structure.
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
(f) 
Whether the structure poses a threat to the public health and safety pursuant to the Uniform Construction Code.
(g) 
Whether the cost of repairing the structure exceeds 100% of the traditional full log cabin structures' equalized improvement assessed value employing fully chinked log construction in whole or in part.
(h) 
Whether the rest of repairing the structure exceeds 75% of the newer or partial log structure or a simulated log structure equalized improvement assessed value employing reconstruction in whole or in part.
(i) 
A fully chinked traditional full log cabin structure that is demolished is to be replaced with a fully chinked full log cabin structure.
(3) 
The Commission shall provide the applicant with the written findings of fact setting forth the reasons for recommending either granting or denying the application for demolition. The Commission shall pass a Resolution Adopting Findings of Fact memorializing their recommendation. Upon passage of the Resolution, the Commission shall provide a copy of the Resolution Adopting Findings of Fact to the Construction Code Official, the applicant and the Planning Board within 10 days of formal adoption.
(4) 
If the recommendation is that the application be granted, upon the receipt of the Resolution Adopting Findings of Fact, the Planning Board shall have 45 days to review the recommendation and make a final determination on the application. The applicant shall receive notice of the public hearing date and time that their application will be determined by the Board. If approved, the approval shall be transmitted to the Construction Code Official within 10 days of the Resolution memorializing the determination, and the Construction Official shall thereafter review and issue a demolition permit in the normal course, subject to all UCC requirements. A demolition permit under this section shall be valid for a period of two years from the date of the adoption of the Board's Resolution.
E. 
Appeals. The recommendation of a denial of a demolition application by the Historic Preservation Commission under this section shall be transmitted to the Planning Board, and the Board shall have 45 days to review the recommendation and make a final determination on the application. The applicant shall receive notice of the public hearing date and time that their application will be determined by the Board. If the recommendation is to deny the application, the applicant shall ensure that the following is submitted to the Board at least 10 days' prior to its hearing:
(1) 
Any forms required as part of the initial demolition application.
(2) 
All exhibits and reports introduced into evidence as part of the demolition hearing before the Commission.
(3) 
The Resolution Adopting Finds of Fact.
(4) 
Any other documents or forms as may be required by the Planning Board.
If the Planning Board finds in the applicant's favor, the Planning Board shall issue a demolition permit. If the Planning Board affirms Historic Preservation Commissions denial of the demolition application, the applicant shall not be issued a demolition permit.
F. 
Penalty. Any property owner or entity that carries out a demolition in violation of this chapter shall: (1) be subject to a zoning violation a stop-work order under the provisions of this Code and state law; and/or (2) be subject to the General Penalty provisions of this Code at § 1-15. Each day that a structure is demolished or remains demolished in violation of this chapter shall constitute a separate offense until the structure is satisfactorily remediated or a demolition approval is granted by the Commission, Board or Court.
Relocation of any structure employing log construction in whole or in part, either hidden or visible, shall be permitted only if it is the sole feasible means which will allow continued preservation of the structure.