The purpose of this chapter is to implement the historic preservation
element of the Master Plan, to provide guidance to property owners in achieving
preservation of historic resources, and to advance the public welfare in order
to:
A. Safeguard the heritage of the Township by preserving
resources that reflect elements of the Township's cultural, social, agricultural,
economic, archeological, scenic and architectural history.
B. Encourage the continued use of historic sites and intervening
and surrounding properties in historic districts, and to facilitate their
appropriate reuse.
C. Maintain and develop an appropriate and harmonious setting
for historic resources within Cranbury Township.
D. Encourage any alteration or new construction to be in
keeping with the historic character of the Township.
E. Discourage the unnecessary demolition, alteration or
removal of historic resources.
F. Encourage the proper maintenance and preservation of
historic settings and landscapes.
G. Enhance the visual, aesthetic, and historic character
of the Township.
H. Promote the conservation of historic sites and districts,
and invite voluntary compliance with the standards of this chapter.
I. Foster civic pride in the beauty and historic roots of
the Township.
As used in this chapter, the following terms shall have the meanings
indicated:
ADMINISTRATIVE OFFICER
For the purposes of this chapter only, the municipal employee or
officer, appointed by the Mayor, who is responsible for the various administrative
duties set forth hereinbelow.
CERTIFICATE OF APPROVAL
A report issued by the Historic Preservation Commission approving
any new construction or any addition to or alteration, relocation or demolition
of a structure located on a designated historic site or in a historic district
or historic buffer area.
DEMOLITION
The partial or total razing, dismantling or destruction of any improvement.
EVALUATION
The process of determining whether identified properties meet defined
criteria of historical, architectural, archeological or cultural significance.
HISTORIC BUFFER AREA
A two-hundred-foot buffer, measured from the lot line, surrounding
a designated historic building, landmark or site other than a historic building,
landmark or site located within a historic district.
HISTORIC DISTRICT
One or more historic sites and intervening or surrounding property
significantly affecting or affected by the quality and character of the historic
site or sites. For the purposes of this chapter, "historic district" shall
further mean such district or districts as are identified on the Zoning Map
of the Township pursuant to N.J.S.A. 40:55D-65.1.
HISTORIC RESOURCE
Any prehistoric or historic district, site, building, structure,
or object included in, or eligible for inclusion in, the historic preservation
element of the Master Plan. The term includes artifacts, records, and remains
that are related to the district, site, building, structure, or object.
HISTORIC SITE
Any real property, man-made structure, natural object or configuration
or any portion or group of the foregoing of historical, archaeological, cultural,
scenic or architectural significance. For the purposes of this chapter, "historic
site" shall further mean such sites as have been designated in the Master
Plan as meeting the above-listed criteria.
IMPROVEMENT
Any permanent structure or part thereof that is a part of, placed
upon, or affixed to real property.
INTEGRITY
The ability of a property or element to convey its historic significance;
the retention of those essential characteristics and features that enable
a property to effectively convey its significance.
INVENTORY
A list of historic properties determined to meet criteria of significance
specified in the historic preservation element of the Master Plan.
MINOR APPLICATION
An application for a certificate of approval that:
A.
Requests approval of fences, signs, lighting, doors, windows, roofs,
paving, exterior sheathing, trim, shutters, gutters or streetscape work that
strictly comply with the adopted design guidelines for the proposed improvement.
If the design guidelines contain a discretionary standard requiring in any
way the exercise of judgment, the application shall be referred to the full
Commission; or
B.
Requests a field change for a certificate of approval that has already
been issued if that change meets the criteria of subparagraph A above.
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Any application that involves either the demolition, relocation or removal
of a historic site, or new construction, including additions, on property
located within a historic district shall be classified as a major application.
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NATIONAL REGISTER CRITERIA
The established criteria for evaluating the eligibility of properties
for inclusion in the National Register of Historic Places.
NONCONTRIBUTING BUILDING
A building, site, structure or object that does not add to the historic
architectural qualities, historic associations or archaeological values for
which a resource is significant because: 1) it was not present during the
period of significance; 2) due to alterations, disturbances, additions or
other changes, it no longer possesses historic integrity reflecting its character
at that time or is incapable of yielding important information about the period;
or 3) it does not independently meet the National Register criteria.
ORDINARY MAINTENANCE AND REPAIR
Repair of any deterioration, wear or damage to a structure or any
part thereof in order to return the same as nearly as practicable to its condition
prior to the occurrence of such deterioration, wear, or damage with in-kind
material and quality workmanship. Ordinary maintenance shall further include
in-kind replacement of exterior elements, signs, or accessory hardware, using
the same materials and workmanship and having the same appearance.
PERMIT
Any required approval, including but not limited to a construction
permit, demolition permit, or zoning permit.
PRESERVATION
The act or process of applying measures to sustain the existing form,
integrity and material of a building or structure, and the existing form and
vegetative cover of a site. It may include initial stabilization work, where
necessary, as well as ongoing maintenance of the historic materials.
PROTECTION
The act or process of applying measures designed to affect the physical
condition of a property by defending or guarding it from deterioration, loss
or attack, or to cover or shield the property from damage or destruction.
RECONSTRUCTION
The act or process of reproducing by means of new construction the
form, features and detailing of a nonsurviving site, landscape, building,
structure or object, or any part thereof, for the purpose of replicating its
appearance at a specific period of time and in its historic location, when
documentary and physical evidence is available to permit accurate reconstruction.
REHABILITATION
The act or process of returning a property to a state of utility
through repair or alteration that makes possible an efficient contemporary
use while preserving those portions or features of the property that are significant
to its historical, architectural and cultural values.
REPAIR
Any work done on an improvement that is not an addition and does
not change the exterior appearance of the improvement.
RESTORATION
The act or process of accurately reestablishing the form, features
and character of a property and its setting as it appeared at a particular
period of time by means of the removal of features from other periods in its
history and reconstruction of missing features from the restoration period.
SHALL
The designation of a mandatory course of action that may be enforced.
SHOULD
The designation of a strongly recommended course of action.
STREETSCAPE
The visual character of the street, including but not limited to
the architecture, building setbacks and height, fences, storefronts, signs,
lighting, parking areas, materials, color, sidewalks, curbing and landscaping.
SURVEY
The process of identifying and gathering data on the Township's
historic resources. It includes a field survey that is the physical search
for and recording of historic resources on the ground, preliminary planning
and background research before the field survey begins, organization and presentation
of survey data as the survey proceeds, and the development of inventories.
The Administrative Officer shall have the following duties and responsibilities:
A. In accordance with §
21-7B of this Code, maintain all of the Commission's files and records.
B. In accordance with §
21-7C of this Code, prepare and maintain minutes and records of all meetings and proceedings, including voting records, attendance, resolutions, findings, determinations, decisions, and applications.
C. In accordance with § 21-27C of this Code, cause
all meetings to be noticed and conducted pursuant to the requirements of the
Open Public Meetings Act, N.J.S.A. 10:4-1 et seq.
D. In accordance with §
93-6 of this chapter, ensure that copies of any written reports regarding development applications referred to the Commission be provided to the referring board.
E. In accordance with §
93-5 of this chapter, review all applications to determine whether the proposed work requires a certificate of approval and determine whether the application is complete.
F. In accordance with §
93-5C(11) of this chapter, from time to time inspect any work approved by the Commission and regularly report to the Commission the results of such inspections, listing all work inspected and reporting any work not in accordance with the certificate of approval.
G. In accordance with §
93-5E(2) of this chapter, review and process any applications for emergency repairs.
H. In accordance with §
93-5F, process requests for informational meetings or conceptual review.
I. In accordance with §
93-10 of this chapter, provide assistance as needed to other municipal officials as to whether proposed work requires a certificate of approval.
J. Perform such other tasks and attend to such other matters
as the Commission or Township Committee may from time to time require.
If the literal enforcement of one or more provisions of this chapter
is impracticable or will exact undue hardship, the Commission shall be empowered
to grant such exceptions as may be reasonable within the general purpose and
intent of this chapter.
The requirements of this chapter shall be considered to be in addition
to and in no case shall they be interpreted as a substitute for any other
approval, permit or other action otherwise required.