The purpose of this chapter is to safeguard the heritage of the Township
of Westampton, preserving the elements of the natural and built environment
of the township, which reflects its cultural, social, economic and architectural
history. The purpose is also to help stabilize and improve property values,
foster civic pride, to protect and enhance the township's historic sites for
residents and visitors, to support the maintenance and development of harmonious
settings for the architecturally and historically significant sites within
the township and to promote, support and stimulate the use of the historic
sites for the education, pleasure and welfare of the citizens of Westampton,
its visitors, business and industry.
As used in this chapter, the following terms shall have the meanings
indicated:
ADDITION
The construction of a new improvement as part of an existing improvement
when such new improvement changes the exterior appearance of any historic
landmark.
ALTERATION
Any work done on any improvement which is not an addition to the
improvement and constitutes a change by addition or replacement in the exterior
architectural appearance of an improvement.
APPLICATION
A form available from the Secretary of the Historic Preservation
Commission and/or the Township Clerk which must be completed and approved
prior to constructing, repairing or altering the exterior of a designated
historic landmark or improvement located within the historic district.
BUILDING
A combination of materials to form a construction adapted to permanent,
temporary or continuous occupancy and having a roof.
CERTIFICATE OF APPROPRIATENESS
A document indicating permission or a permit to commence work or
activity on a designated historic landmark or improvement located within the
historic district. An approved application shall become a certificate of appropriateness.
COLOR
From Benjamin Moore Historical Color Collections or equivalent.
COMMISSION
Refers to the Historic Preservation Commission.
DEMOLITION
Partial or total razing or destruction of any historic landmark or
of any improvement within an historic district.
DISREPAIR
The condition of being in need of repairs; a structure or building
in disrepair.
HISTORIC DISTRICT
A definable group of Tax Map lots, the improvements on which, when
viewed collectively, have a unique character resulting from their architectural
and social history of the municipality and, because of their unique character,
can readily be viewed as an area or neighborhood distinct from surrounding
portions of the municipality. Except as otherwise stated, all references to
"landmarks" in this chapter shall be deemed to include historic districts
as well.
HISTORIC LANDMARK
Any real property, improvement, natural object or configuration or
any portion or group of the foregoing determined to be of historical, archeological,
cultural, scenic or architectural significance in accordance with the provisions
of this chapter.
HISTORIC PRESERVATION COMMISSION
The agency which, for the purpose of this chapter, acts as the Historic
Preservation Commission pursuant to the "Municipal Land Use Law."
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 continuous days.
OBJECT
A thing of functional, aesthetic, cultural, historic or scientific
value that may be, by nature of design, movable yet related to a specific
setting or environment.
ORDINARY MAINTENANCE
Repairing any deterioration, wear or damage to an improvement, or
any part thereof, in order to return the same as nearly feasible to its condition
prior to the occurrence of such deterioration, wear or damage. Ordinary maintenance
shall further include replacement of exterior elements or accessory hardware,
including signs, using the same materials and having the same appearance.
REMOVAL
To partially or completely cause an improvement or portion of an
improvement to change to another location, position, station or residence.
REPAIR
Any work done on any improvement which is not an addition to the
improvement and does not change the appearance of the exterior surface of
any improvement.
REPLACEMENT
The act or process of replicating any exterior architectural feature.
STRUCTURE
A combination of materials to form a construction for occupancy,
use or ornamentation, having a fixed location on, above or below the surface
of land or attached to something having a fixed location on, above or below
the surface of land. For purposes of this chapter, the word "structure" shall
also include improvements such as but not limited to fences, walls, independent
radio and television antennae, gasoline pumps, gazebos and swimming pools.
ZONING OFFICER
The Construction Code Official or Zoning Enforcement Officer unless
otherwise designated.
Review by the Commission is not required:
A. When an historic landmark requires immediate emergency
repair to preserve the continued habitability of the building and/or health
and safety of its occupants or others, emergency repairs may be performed
in accordance with existing codes then in effect, without the necessity of
first obtaining the Commission's review. If the repairs utilize identical
materials and colors as were previously used, Commission review is not necessary.
If there is a change in material or color, the repairs performed shall only
be such that are necessary to maintain the habitability of the improvement.
A request for the Commission's review shall be made as soon as possible and
no additional work shall be performed upon the improvement until an appropriate
request for approval is made and obtained in accordance with the procedures
set forth in this chapter.
B. For changes to the interior of improvements.
C. For ordinary repairs and maintenance which utilize identical
materials and colors as were previously used and which do not constitute a
change to the appearance of the improvement.
In reviewing an application for its effect on an historic landmark or an improvement within an historic district, the following criteria shall be used by the Historic Preservation Commission and the Land Development Board. The criteria set forth in §
140-8A relate to all projects affecting an historic landmark or an improvement within an historic district. The criteria set forth in §
140-8B relate to specific types of undertakings and shall be used in addition to the general criteria set forth below.
A. In regard to all applications affecting an historic landmark
or an improvement within an historic district, the following factors shall
be considered:
(1) The impact of the proposed change on the historic and
architectural significance of the landmark or the historic district.
(2) The landmark's importance to the municipality and the
extent to which its historic or architectural interest would be adversely
affected to the detriment of the public interest.
(3) The use of any improvement involved.
(4) The extent to which the proposed action would adversely
affect the public's view of a landmark or improvement within an historic district
from a public street.
(5) If the application deals with an improvement within an
historic district, the impact the proposed change would have on the district's
architectural or historic significance and the improvement's visual compatibility
with the buildings, places and improvements to which it would be visually
related in terms of the visual compatibility factors set forth herein.
B. In regard to an application for new construction, alterations,
additions, repairs or replacements affecting an historic landmark or an improvement
within an historic district, the following factors shall be considered:
(1) Height. The height of the proposed building shall be
visually compatible with adjacent buildings.
(2) Proportion of the building's facade. The relationship
of the width of the building to the height of the front elevation shall be
visually compatible with buildings and places to which it is visually related.
(3) Proportion of openings within the facility. The relationship
of the width of windows to the height of 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 facades fronting on public
places. The relationship of solids to voids in such facades 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 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 entrance and porch projections to the street to which it is
visually related.
(7) Relationship of materials, texture and color. The relationship
of materials, texture and color of the facade and roof of a building shall
be visually compatible with the predominant materials used in the building
to which it is visually related.
(8) Roof shape. The roof shape of a building shall be visually
compatible with buildings to which it is visually related.
(9) Walls of continuity. Appurtenances of a building, such
as walls, open-type fencing, evergreen and landscape masses shall form a cohesive
wall 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 relationship to open spaces, the windows, door openings, porches
and balconies shall be visually compatible with the buildings and places to
which it is visually related.
(11) Directional expression of front elevation. A building
shall be visually compatible with the buildings and places to which it is
visually related in its dimensional character, whether this be vertical character,
horizontal character or nondirectional character.
(12) Exterior features. Improvements related to exterior features,
such as lighting, fences, signs, sidewalks, driveways and parking areas shall
be compatible with features of the improvements to which it is visually related
and shall be appropriate for the historic period for which the improvement
is significant.
C. In regard to an application to demolish an historic landmark
or any improvement within an historic district, the following manners shall
be considered:
(1) Its historic, architectural, cultural or scenic significance.
(2) If it is within an historic district, its significance
to the district and the probable impact of its removal on the district.
(3) Its potential for use for those purposes currently permitted
by the Zoning Ordinance.
(4) Its structural condition and the economic feasibility
of alternatives to the proposal.
(5) Its importance to the municipality and the extent to
which its historical or architectural value is such that its removal would
be detrimental to the public interest.
(6) 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 and expense.
(7) The extent to which its retention would promote the general
welfare by maintaining and increasing the real estate values, generating business,
creating new jobs, attracting tourists, attracting new residents, encouraging
study and interest in both American history and the history of Westampton
Township, stimulating interest and study in architecture and design, educating
citizens in American culture and heritage or making the Township a more attractive
and desirable place in which to live.