Manalapan Township City Zoning Code
§ 95-8.4
Landmark design requirements.
A.
The design of development proposed on any landmark site or on property abutting a landmark site or within a landmark corridor designated in the Manalapan Township Master Plan shall be arranged to conserve, where practical, the landmark and provide visually compatible building and site design. The municipal agency shall review the compatibility of the following when evaluating development proposals that impact landmarks:
(1)
Building height.
(2)
Bulk and scale.
(3)
Placement, proportions, and design of windows, doors and roof.
(4)
Materials and textures.
(5)
Color.
(6)
Signs.
(7)
Fences, walls and other accessory structures.
(8)
Porches.
(9)
Railings.
(10)
Parking layout and loading/facilities.
(11)
Landscaping.
(12)
Lighting standards and fixtures.
(13)
Benches.
(14)
Sidewalk paving.
(15)
Trash receptacles.
(16)
Any other exterior elements impacting the landmark.
B.
Where rehabilitation, renovation, alterations or adaptive reuse of an historic building is proposed, the municipal agency may apply the guidelines developed by the United States Department of the Interior and published as the Secretary of the Interior's "Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings."
C.
The municipal agency may utilize experts in the field of landmark preservation to advise it on development proposals impacting upon a landmark.
D.
The municipal agency shall consider the following prior to approving a development plan which results in the demolition of an historic building:
(1)
Its historic, architectural, cultural or scenic significance.
(2)
If it is within a landmark corridor, its significance to the corridor as a key, contributing or noncontributing resource 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 region, 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, students, writers, historians, artists and artisans; attracting new residents, encouraging study and interest in American history, New Jersey history and the history of Manalapan Township; 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.
(8)
Such other matters as may appropriately affect the decision considering the specific characteristics of the property in question.
(9)
The ownership, use and applicant's reason(s) for requesting demolition.
(10)
Any other applicable standards of review or guidelines adopted by the Secretary of the United States Department of the Interior.
E.
The municipal agency shall consider the following prior to approving a development plan which results in relocation of an historic building:
(1)
The historic loss to the site of original location and the historic district as a whole.
(2)
The compelling reasons for not retaining the landmark or structure at its present site.
(3)
The compatibility, nature, and character of the current and the proposed surrounding areas as they relate to the protection of interest and values referred to in this section.
(4)
The probability of significant damage to the landmark or structure itself.
(5)
If it is to be moved from Manalapan Township, the proximity of the proposed new location to the Township, including the accessibility to the residents of the municipality and other citizens.
(6)
If the proposed new location is within a district, visual compatibility factors as set forth in this section.