The purpose of this article is to establish an Historic Overlay District (HOD) in order to preserve historic buildings, sites, areas, structures and objects in the Township. The objectives of the HOD are to:
Promote the use and preservation of historic sites for the education, welfare and pleasure of the residents of New Jersey and visitors to the state.
Assure financial support to implement the program.
Integrate historic buildings and sites with the modern environment, realizing that a dynamic community is the result of a variety of visual effects, each complementing and reinforcing the other.
The HOD shall be permitted in all zoning districts in the Township in accordance with the following requirements:
General eligibility criteria. Those districts, sites, buildings, structures and objects that possess integrity of location, design, setting, materials, workmanship, feeling and association and that:
Are associated with events that have made a significant contribution to the broad patterns of our history;
Are associated with the lives of persons significant in our past;
Embody the distinctive characteristics of a type, period or method of construction or that represent the work of a master builder or that possess high artistic values or that represent a significant and distinguishable entity whose components may lack individual distinction; or
Have yielded or may be likely to yield information important in prehistory or history.
Specific eligibility. Only those districts, sites, buildings, structures, and objects that are listed in or eligible for listing in the State Register of Historic Places shall be permitted to be established as an HOD.
Permitted uses in an HOD. The following uses, and their customary ancillary uses, shall be permitted in an HOD:
Submission requirements. An applicant applying for establishment of an HOD (Historic Overlay District) shall submit to the Planning Board the following data and information:
Compliance with eligibility requirements of the district, site, buildings, structure or objects in the New Jersey Register of Historic Buildings, or actual listing in the Register.
A comprehensive master site plan to assure the preservation of the specific district's sites, buildings, structures or objects that form the basis for eligibility in the HOD. The comprehensive master site plan shall include the following:
Land use plan.
Circulation and off-street parking plan.
Stormwater management plan.
Sanitary sewage collection plan.
Potable water plan.
Solid waste management.
Landscaping and preservation of existing natural features.
Building locations, with floor area, heights and other dimensions and specific uses of each building.
General lighting and graphics plan.
Open space plan.
Off-site and off-tract improvement plan.
The master site development plan should also include, where appropriate:
Development characteristics of adjoining lands.
Traffic survey, including studies of capacity and demand of surrounding roadways and plans to assure adequate access to and from the district.
Energy conservation program and fire-protection and other security systems.
Tentative phasing plan indicating when buildings, structures and facilities are proposed to be constructed, including off-site and off-tract improvements.
The applicant shall also submit, as part of the review process, existing and proposed covenants, deed restrictions, easements or exceptions applying to the land or buildings; the form and bylaws of any organization proposed to own or maintain any facilities, open space or other uses or facilities; and a master deed for all land, buildings and facilities proposed to be owned or operated by any organization, if appropriate.
The applicant shall also submit to the Township Attorney legal documentation assuring appropriate control in perpetuity of the use, management and maintenance of the various amenities and uses which qualified the district as an Historic Overlay District. The Township Attorney shall review the proposed legal documentation to ensure that adequate safeguards are included, guaranteeing the continuance of the agreement and protecting the Township from harm.
The Planning Board shall conduct public hearings in accordance with this chapter for major site plans on the comprehensive master site plan submitted as part of the Historic Overlay District. The plan shall be referred to those agencies which normally review major site plans for their review and recommendations. The Planning Board shall act on the plan within 95 days of submission of a complete plan.
The Planning Board, after public hearings, may grant preliminary approval on the comprehensive master site plan, and all conditions of approval shall be binding on the applicant and all future owners, tenants, occupants, lessors, lessees, heirs, assignees, developers, contractors or subcontractors. Where appropriate, the conditions of approval shall be set forth in a developer's agreement in recordable form and approved by the Township Committee.
Final comprehensive master site plan approval shall be granted upon the installation of all necessary public improvements or the posting of bonds to insure the installation of such improvements and the submission of an as-built construction plan to the Township upon installation of all public improvements.
Residential development proposed as part of an HOD and proposed to be sold in fee simple or as part of a homeowners' or condominium agreement shall follow the normal procedures established in the Township ordinances for major subdivisions.
Subdivisions for nonresidential uses, for purposes of maintenance or financing, shall be permitted without regard to any other requirements of this chapter, provided that all conditions of approval, including but not limited to provisions for maintenance, management and control of the various amenities and uses, shall remain in force.
The Township's fee schedule with respect to major site plans shall be required with respect to development applications in the HOD.