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Mahwah City Zoning Code

§ 24-10.1

Historic Preservation.

[Amended 10-15-2020 by Ord. No. 1916; 3-10-2022 by Ord. No. 1958]
a. 
Historic Sites. In accordance with the Historic Preservation Plan Element of the Master Plan the following sites are designed as historic sites:
Site Name (Historic Sites)
Block
Lot
Location
a.
Issac Bogert House
147.02
61
640 Campgaw Road
b.
Hopper-Van Horn
17
12
398 Ramapo Valley Road
c.
Garret Garrison
25
39
988 Ramapo Valley Road
d.
Young House
150
19.07
81 Youngs Road
e.
Ramapo Reformed Church
56
65
West Ramapo Avenue
f.
Hopper Gristmill
51
8
156 Ramapo Valley Road
g.
William Stivers
18
2
345 Ramapo Valley Road
h.
Quackenbush Barn
Winters Park
i.
Crocker Manslon
21.03
1.02
Crocker Mansion Drive
j.
Masonicus School House
123
8
59 Masonicus Road
k.
Westervelt-Hosey House
123
14
3 Masonicus Road
l.
Erie RR Station Museum
58
29
142 N. Railroad Avenue
m.
Joyce Kilmer House
105
54
162 Airmount Road
n.
Fletcher House
105
123
103 Oweno Road
o.
Oldbrook/P. Messenger
61
37
49 West Airmount Road
p.
Darlington School House
19
7
600 Ramapo Valley Road
q.
Rodger Baldwin House
1
152.04
40 Stabled Way
r.
Terhune Dodge House
148
45
373 Campgaw Road
s.
Bogert House
147.02
60
636 Campgaw Road
t.
Deepdale
25
14
1174 Ramapo Valley Road
u.
Abraham Garrison
25
37
1010 Ramapo Valley Road
v.
Brown-Waite House
95
21
83 Oweno Road
w.
Valentine House
161
6
234 Forest Road
x.
Waterman House
98
42 and 43
43 Alcott Road
y.
Ellis House
86
20 and 21
40 Armour Road
z.
Erie RR Station Museum, Erie Caboose, the Wannamaker Shed
58
29
142 N. Railroad Avenue
b. 
Historic Designation Criteria. In considering whether an individual site, building or structure is of particular historical, archaeological, scenic or architectural significance to the Township, the County of Bergen, the State of New Jersey or the nation and reflects or exemplifies the cultural, political, scenic, economic or social history of the nation, State, or locality the Historic Preservation Commissions shall give consideration to the following criteria.
1. 
That it is associated with events that have made a significant contribution to the broad patterns of our history; and/or
2. 
That it is associated with the lives of persons significant in our past; and/or
3. 
That it embodies the distinctive characteristics of a type, period or method of construction or that it represents the work of a master, or that it possesses high artistic values, or that it represents a significant and distinguishable entity whose components may lack individual distinction; and/or
4. 
That it has yielded or may be likely to yield information important to pre-history or history.
5. 
Ordinarily cemeteries, birthplaces or graves of historical figures, properties owned by religious institutions or used for religious purpose, structures that have been moved from their original locations, reconstructed historic buildings properties primarily commentated in nature, and properties that have achieved significance within the past fifty (50) years shall not be considered eligible for designation as a landmark. However, such properties will qualify if they are integral parts of landmarks that do meet the criteria or if they fall within the following categories:
(a) 
A religious property deriving primary significance from architectural or artistic distinction or historical importance or
(b) 
A building or structure removed from its original location but which is significant primarily for architectural value or which is the surviving structure most importantly associated with a historic person or event or
(c) 
A birthplace or grave of an historical figure of outstanding importance if there is no other appropriate site or building associated with his productive life; or
(d) 
A cemetery that derives its primary significance from graves of persons of transcendent importance, from age, from distinctive design features or from association with historic events; or
(e) 
A reconstructed building when accurately executed in a suitable environment and presented in a dignified manner as part of the restoration master plan, and when no other building or structure with the same association has survived or
(f) 
A property primarily commemorative in intent if design, age, tradition or symbolic value has invested it with its own historical significance or exceptional importance.
(g) 
A property achieving significance within the past fifty (50) years, if it is of exceptional importance.
c. 
Historic Design Guidelines.
1. 
In reviewing matters referred to it under § 24-1, the Historic Preservation Commission shall take into consideration the following specific standards:
(a) 
The impact of the work proposed under an application on the subject site's historic and architectural character.
(b) 
The site's importance to the Township and the extent the historic or architectural interest would be adversely affected to the detriment of the public interest.
(c) 
The extent to which there would be involvement of textures and materials that could not be reproduced only with great difficulty.
(d) 
Any change of use of the structure or site involved.
2. 
The following factors shall be used in determining the visual compatibility of a building, structure, or appurtenance thereof with the buildings and places to which they are visually related and shall be known as "Visual Compatibility Factors."
(a) 
Height. The height of the proposed building shall be visually compatible with existing or adjacent buildings.
(b) 
Proportion of the Building's Front Facade. The relationship of the width of the building to the height of the front elevation shall be visually compatible with the buildings and places to which it is visually related.
(c) 
Proportion of Openings within the Facility. The relationship of the width of the windows to the height of the windows in a building shall be visually compatible with the buildings and places to which it is visually related.
(d) 
Rhythm of Solids to Voids on Front Facade. The relationship of solids to voids in the front facade of a building shall be visually compatible with the buildings and places to which it is visually related.
(e) 
Rhythm of Spacing of Buildings on Streets. The relationship of the building to the open space between it and the adjoining buildings shall be visually compatible with the buildings and places to which it is visually related.
(f) 
Rhythm of Entrance and/or Porch Projections. The relationship of the entrance or entrances and the porch projections to the street shall be visually compatible with the buildings and places to which it is visually related.
(g) 
Relationship of Materials, Texture and Color. The relationship of materials, textures and color of the facade and roof of a building shall be visually compatible with the predominant materials used in the buildings to which it is visually related.
(h) 
Roof Shapes. The roof shapes of a building shall be visually compatible with the buildings to which it is visually related.
(i) 
Walls of Continuity. Appurtenances of a building such as walls, open-type fencing, every green landscape masses, shall form cohesive walls 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.
(j) 
Scale of Building. The size of a building, the mass of a building in relation to open spaces, and to the existing windows, door openings, porches and balconies shall be visually compatible with the existing structure of strews and places to which it is visually related.
(k) 
Directional Expression of Front Facade. A building shall be visually compatible with buildings and places to which it is visually related in its directional character, whether this be vertical character, horizontal character or non-directional character.
3. 
In making its determinations and recommendations, the Historic Preservation Commission shall also take into consideration specific standards, as set forth below.
(a) 
Demolitions. In regard to an application to demolish a landmark, the following matters shall be considered:
(1) 
Its historic, architectural, archaeological and/or aesthetic significance;
(2) 
Its use;
(3) 
Its importance to the Municipality and the extent to which its historical, architectural or archaeologic value is such that its removal would be determined to the public impact;
(4) 
The extent to which it is of such old, unusual or uncommon design craftsmanship, texture or material that it could not be reproduced or should be reproduced only with great difficulty.
(5) 
The extent to which its retention would promote the general welfare by maintaining real estate values, generating business, creating new jobs. Attracting tourists, student writers, and historical artists. Attracting new residents, encouraging study and importance in American History, stimulating interest and study in architecture and design educating citizens in American culture and heritage or making the Municipality a more attractive and desirable place in which to live.
(b) 
Removals Out of the Township. In regard to an application to move an historic landmark to a location outside of the Township, the following matters shall be considered:
(1) 
The historic loss to the site at the original location.
(2) 
The compelling reasons for not retaining landmark at its present location.
(3) 
The proximity of the proposed new location to the Township including the accessibility to the residents of the Township and other citizens.
(4) 
The probability of significant damage to the landmark, as a result of the move.
(5) 
The applicable matters set forth in this section.
(c) 
Removals Within the Township. In regard to an application to move an historic landmark, to a location within the Township, the following matters shall be considered in addition to the other matters set forth in this section.
(1) 
The compatibility, nature and character of the current and of the proposed surrounding areas as they related to the intent and purposes of the section.
(2) 
The visual compatibility factors as set forth in this section.