Maplewood City Zoning Code
ARTICLE VIII
Historic Preservation
[Added 10-19-2010 by Ord. No. 2644-10]
§ 271-73 Title.
This article shall be known by and may be referred to as the "Historic Preservation Ordinance of the Township of Maplewood."
§ 271-74 Establishment of Commission; duty of Commission.
There is hereby created in and for the Township of Maplewood ("Township" or "Maplewood") a commission to be known as "The Historic Preservation Commission" ("Commission") whose primary purpose is to identify historic sites and districts within the boundaries of the Township and to recommend their designation. Upon designation by the Township Committee, it will be the duty of the Commission to work with property owners to ensure that any alterations or additions to their property maintain the Township's strongly cohesive neighborhoods and preserve the significant historic fabric of Maplewood.
§ 271-75 Intended purposes and objectives.
The provisions of this article are intended to effect and accomplish the identification, protection, enhancement and perpetuation of noteworthy examples or elements of the Township's environment in order to advance the following public purposes:
A.
Safeguard the heritage of Maplewood by preserving resources within the Township that reflect elements of its cultural, social, economic and architectural history.
B.
Recognize and promote an appreciation of historic sites within the Township for the education, economic benefit and pleasure of the local population.
C.
Maintain and develop an appropriate and harmonious context for the historic and architecturally significant buildings, structures, sites, objects and districts located within the Township.
D.
Encourage appropriate alterations of historic sites and improvements within historic districts in order to maintain the sense of cohesive neighborhoods which exists in Maplewood and to prevent new construction on these sites and districts which is not in keeping with the character of these neighborhoods.
E.
Regulate appropriate alterations of historic sites as well as alterations or new construction within an historic district to ensure compatibility with the existing built environment and to discourage unnecessary demolition or other destruction of historic resources.
§ 271-76 Definitions.
As used in this article, the following terms shall have the meanings indicated:
ADDITION
An extension or increase in building size, floor area or height.
ADMINISTRATIVE OFFICER
The construction official who is in charge of the granting of construction and demolition permits in the Township.
[Amended 6-18-2024 by Ord. No. 3123-24]
ALTERATION
Any change in the exterior architectural features of any improvement or addition.
APPLICATION
A request to the Commission made pursuant to this article for the purposes of obtaining a certificate of appropriateness, minor work permit, or other action by the Commission hereunder specified.
CERTIFICATE OF APPROPRIATENESS
The document issued pursuant to this article that is required before major work commences on any historic site or any building, structure, site or object located within an historic district.
COMMISSION
The Historic Preservation Commission established pursuant to the provisions of this article.
DEMOLITION
The partial or total razing, dismantling or destruction, whether entirely or in significant part, of any building, structure, object or site. Demolition includes the removal of a building, structure or object from its site or the removal or destruction of the facade or surface.
DESIGNATED SITE OR DISTRICT
An individual building, structure, site, object or contiguous ground thereof which has been designated as having historical, architectural, cultural, aesthetic or other significance pursuant to the provisions of this article. See "Historic District."
DEVELOPMENT
The division of a parcel of land into two or more parcels, the construction, reconstruction, conversion, structural alterations, relocation or enlargement of any building or other structure and any use or change in the use of any building or other structure, or land or extension of use of land for which permission may be required pursuant to the Municipal Land Use Law. (See N.J.S.A. 40:55D-4.)
HISTORIC
Having historical, architectural, cultural, aesthetic or other significance as defined by the provisions of this article.
HISTORIC DISTRICT
A geographic area with distinctly definable boundaries composed of several buildings or sites which has acquired a unity of character through the interrelationships of the component buildings and sites and has been designated as having historical, archaeological, cultural, scenic, architectural or other significance pursuant to the provisions of this article.
HISTORIC SITE
A building, structure, site or object which has a special character or special historical or aesthetic interest as part of the development, heritage or cultural characteristics of the Township, state or nation and which has been designated as an historic site pursuant to the provisions of this article.
IMPROVEMENT
A building or other structure or any work constituting a man-made alteration of, or addition to, any site.
INTEGRITY
The authenticity of the historic identity of a building, structure, site, object or district evidenced by the survival of the physical characteristics that existed during its historic or prehistoric period.
MAJOR WORK
Work performed on the exterior of an historic site or a building, structure, site or object within an historic district involving new construction, exterior alterations, replacements or any change in the exterior architectural appearance, demolition or relocation, as specifically defined in § 271-80B of this article. Major work requires a certificate of appropriateness pursuant to this article.
MASTER PLAN
The Master Plan of the Township of Maplewood, as amended from time to time, compiled pursuant to the Municipal Land Use Law.[1]
MINOR WORK
Work performed on an historic site or building, structure, site or object within an historic district as specifically defined in § 271-80C of this article. Minor work requires a permit for minor work pursuant to this article.
MUNICIPAL LAND USE LAW
The Municipal Land Use Law of the State of New Jersey, P.L. 1975, c. 291 (N.J.S.A. 40:55D-1 et seq.), as amended from time to time.
NATIONAL REGISTER OF HISTORIC PLACES
The official list of the nation's cultural resources worthy of preservation. It includes districts, sites, buildings, structures and objects significant in American history, architecture, archaeology, engineering and culture. It is administered by the National Park Service under the Secretary of the Interior and provides a process by which the effects of any undertaking by the federal government must be reviewed.
NEW JERSEY REGISTER OF HISTORIC PLACES
Established in 1970, it is a list of districts, sites, buildings, structures and objects deemed significant to New Jersey. It is administered by the New Jersey Historic Preservation Office (HPO). It provides review of all registered properties in undertakings by the state, counties or municipalities.
OBJECT
A material thing of functional, aesthetic, cultural, historic, scenic or scientific value that may be, by nature or design, movable yet related to a specific setting or environment.
ORDINANCE
A legislative act of the governing body of a municipality adopted in accordance with statutory requirements as to notice, publicity and public hearing as required by law.
OWNER
Any person(s) or organization having a right, title or interest in any property so as to be legally entitled, upon obtaining such permits and other authorizations as may be required pursuant to law, to perform construction, alteration, removal, demolition or other work with respect to such property.
PERMIT
Any required governmental approval, including, but not limited to approval of exterior change, construction, demolition or zoning permit.
PERMIT FOR MINOR WORK
The document issued pursuant to this article upon approval of an application to perform minor work.
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 landscape features of a site. It may include initial stabilization work, where necessary, as well as ongoing maintenance of the historic building materials.
RECONSTRUCTION
The act or process of reproducing by new construction the exact form and detail of a vanished or nonsurviving building, structure or object, or any part thereof, as it appeared at a specific period of time when documentary and physical evidence is available to permit accurate reconstruction.
REHABILITATION
Any repair or alteration that preserves significant historical or architectural features.
REPLACEMENT IN KIND
Any repair that uses materials, finishes and installation techniques to accurately replicate the existing construction.
RESTORATION
The historically accurate repair or replacement of architectural features.
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 listing and accompanying documentation of buildings, structures, objects, sites and districts located within the Township of Maplewood which is conducted by the Commission for the ascertainment of their historical, architectural, cultural or other significance pursuant to the provisions of this article.
[1]
Editor's Note: See N.J.S.A. 40:55D-1 et seq.
§ 271-77 Membership; alternates; compensation; terms; procedures; budget.
A.
Size. The Commission shall consist of seven members and two alternates appointed by the Township Committee.
B.
Membership. The Commission positions shall be filled by at least one member from each of the following categories. Class A and Class B members may reside outside the municipality.
(1)
Class A: persons who are knowledgeable in building design and construction or in architectural history.
(2)
Class B: persons who are knowledgeable or have a demonstrated interest in local history.
(3)
Class C: persons who are residents of the Township and who hold no municipal office or employment. At least four members of the Commission shall be Class C members.
C.
Alternates. Alternate members shall meet the qualifications of Class C members and shall be designated "Alternate No. 1" and "Alternate No. 2." The alternate members may participate in discussions of the proceedings but may not vote except in the absence or disqualification of a regular member. A vote shall not be delayed in order that a regular member may vote instead of an alternate member. In the event that a choice must be made as to which alternate member is to vote, Alternate No. 1 shall vote.
D.
Compensation. Members shall serve without compensation, except that the Commission members shall be reimbursed for reasonable and necessary expenses incurred in the performance of official business, including attendance at annual training sessions and/or programs that relate to historic preservation, within the guidelines of the budget established by the Township Committee.
E.
Terms. Commission members shall be appointed by the Township Committee and shall serve for four-year terms, except that of the initial members appointed, one member shall serve for one year, two members shall serve for two years and two other members shall serve for three years. The alternate members shall serve two-year terms. All members may, at the expiration of their initial terms, be eligible for appointment to full terms. Vacancies shall be filled within 60 days, and the appointee must meet the same qualifications as the previous incumbent, and such vacancy appointment shall be for the balance of the unexpired term.
F.
Procedures. The Commission shall adopt internal rules and procedures for the transaction of its business, subject to the following:
[Amended 5-16-2017 by Ord. No. 2861-17]
(1)
The Commission shall elect from its members a Chair and a Vice Chair on an annual basis.
(2)
A quorum for the transaction of all business shall be four members.
(3)
All Commission minutes and records are public records, and all Commission meetings shall comply with the Open Public Meetings Act, N.J.S.A. 10:4-7 et seq.
(4)
The Commission may designate or elect a Secretary, who need not be a member of the Commission. The Commission shall keep minutes and records of all meetings and proceedings, including voting records, attendance, resolutions, findings, determinations and decisions. All such material shall be made public record.
(5)
Commission meetings shall be scheduled at least once every month or as often as required to fulfill its obligations.
(6)
No Commission member shall be permitted to act on any matter in which he or she has either directly or indirectly any personal or financial interest.
G.
Liaison. A member of the Township Committee shall be designated as liaison between the Commission and the Township Committee. The liaison shall not be entitled to vote on the Commission.
H.
Removal. A member of the Commission may be removed by the Township Committee for cause.
I.
Budget. The Township Committee shall make provision in its budget and appropriate funds for the expenses of the Commission. The Commission may employ, contract for and fix the compensation of experts and other staff and services as it shall deem necessary. The Commission shall obtain legal counsel from the Municipal Attorney at the rate of compensation determined by the governing body, unless the governing body, by appropriation, provides for separate legal counsel for the Commission. Expenditures pursuant to this subsection shall not exceed, exclusive of gifts or grants, the amount appropriated by the governing body for the Commission's use.
§ 271-78 Powers and duties.
The powers and duties of the Commission shall be as follows:
A.
To survey buildings, structures, objects, sites and districts located within the Township, and to research and evaluate them for their significance in accordance with the criteria established as set forth in § 271-79A of this article.
B.
To maintain and expand, when appropriate, a comprehensive list of such buildings, structures, objects, sites and districts that may be worthy of designation under the provisions of this article.
C.
To propose to the Township Committee those buildings, structures, objects, sites and districts located within the Township which it has found to be worthy of historic site designation and hence should be subject to the provisions of this article. Actual nomination to, a finding of eligibility for or listing on the National or State Register of Historic Places is not necessary for the provisions of this article to take effect once a property has been designated as significant.
D.
To apply for, receive, retain or expend, upon resolution by the Township Committee, any federal, state or private grant, grant-in-aid, gift or bequest in furtherance of this article and to obligate the expenditure of the funds which the Commission may have, or may be appropriated to it, regardless of whether such expenditure will be made in the current fiscal year. Any such moneys given to the Commission shall be added to the Commission's existing budget and shall not be added to the Township's general fund unless the funds may be used for operating expenses, in which case the Township Committee will determine whether to use such funds to offset appropriated funding.
E.
To make recommendations to the Planning Board and Township Committee in the preparation and periodic updating of the historic preservation element of the Master Plan of the Township, including, but not limited to, the addition or deletion of historic sites and districts identified in the Township's Master Plan; to advise the Planning Board on the historic preservation implications of any proposed or adopted elements of the Township Master Plan; and to advise the Planning Board and Township Committee on the historic preservation implications of any proposed or adopted zoning or development ordinances.
F.
To advise and assist Township officers, employees, boards and other bodies, including those at the county, state and federal levels, on all matters which have potential impact on the historic buildings, structures, objects, sites or districts in the Township or on the physical character and ambience of any portion of the Township.
G.
To review and approve or disapprove of all applications for certificates of appropriateness or permits for minor work pursuant to the provisions of this article as provided under § 271-82 and to provide written reports to the Administrative Officer on same.
H.
To draft and/or recommend to the Township Committee and the Planning Board ordinances or amendments to existing ordinances that would resolve any conflicts that may exist between the preservation principles of this article and the ordinances and regulations of the Township.
I.
To advise the Township Committee and the Planning Board on the relative merits of proposals involving the use of public funds to restore, preserve and protect historic buildings, structures, objects and sites, including the preparation of the long-range plans therefor; securing state, federal and/or other grants or assistance in support of such projects; and to monitor such projects once underway.
J.
To increase public awareness of the value of historic, architectural and cultural preservation by developing and participating in public information programs.
K.
To cooperate with local, county, state or national societies, governmental bodies and organizations to maximize the contributions of the Commission in accordance with the intent and purposes of historic preservation.
L.
To make information available to residents of historic buildings or districts concerning guidelines for rehabilitation and design criteria for new construction established under this article.
M.
To seek any benefits which may be granted under the National Historic Preservation Act, as amended, or any other state or federal legislation, including, but not limited to, the benefits which flow to communities under the Certified Local Government Program with regard to training, grant funding and technical assistance.
N.
To review all proposed nominations for the National Register of Historic Places of property within the Township of Maplewood.
O.
To notify the Administrative Officer of any violation of provisions of this article.
P.
To advise the Planning Board and the Zoning Board of Adjustment on applications for development within an historic district or an historic site.
§ 271-79 Designation of historic sites and historic districts.
A.
Criteria. The Commission shall consider for designation any buildings, structures, objects, sites, or districts within the Township which merit designation and protection, possessing integrity of location, design, setting, materials, workmanship and being:
(1)
Of particular historic significance to the Township of Maplewood by reflecting or exemplifying the broad cultural, political, economic, or social history of the nation, state, or community; or
(2)
Associated with an historic personage(s) important in national, state or local history; or
(3)
The site of an historical event which had a significant effect on the development of the nation, state, or community; or
(4)
An embodiment of the distinctive characteristics of a type, period, or method of architecture or engineering; or
(5)
Representative of the work of an important builder, designer, artist or architect; or
(6)
Significant for containing elements of design, detail, materials, or craftsmanship which represent a significant innovation; or
(7)
Able or likely to yield information important in prehistory or history.
B.
Procedures for designation of historic sites and historic districts.
(1)
Nomination proposals.
(a)
Any interested party or the Commission may make a nomination proposal for designation of an historic site or historic district. The party making such a proposal shall prepare and submit to the Commission a nomination for each proposed historic site or district.
(b)
Notification. Upon receipt and distribution of a nomination proposal to the Commission for review, the Commission will notify the owners of the nomination and will advise the owner of the significance and consequences of designation and the rights of the owner(s) of record under the provisions of this article.
(2)
Nomination report preparation and contents.
(a)
The Commission shall vote to accept or reject the nomination proposal. Upon acceptance, the Commission shall produce or oversee the production of a nomination report for the proposed designation.
(b)
For individual historic site designations, the nomination report shall include one or more photographs (black and white or color) showing the current condition of the building; the tax lot and block number of the property as designated on the official Tax Map of the Township; and a physical description and statement of significance of the site, as it relates to the criteria for designation set forth above.
(c)
For historic district designations, the report shall include a building-by-building inventory of all properties within the district, including addresses and Tax Map block and lot; photographs of all properties within the district; a written boundary description; a property map of the district showing boundaries; and a physical description of all properties and statement of significance for the district, as it relates to the criteria for designation set forth above.
(3)
Initiation of designation process. After initial review of the nomination report, the Commission shall, by motion, determine whether to initiate the designation process for the proposed designation.
(4)
Scheduling hearing and notice to owner(s). Upon a determination to initiate the designation process, the Commission shall schedule a public hearing on the proposed designation of an historic site or historic district. At least 25 days prior to the hearing the Commission shall, by personal service or certified mail:
(a)
Notify the owner(s) of record of the date, time and location of the hearing concerning the proposed designation of the property and send them a copy of the nomination report.
(b)
Serve any notices further required under the provisions of the Municipal Land Use Law.[1]
[1]
Editor's Note: See N.J.S.A. 40:55D-1 et seq.
(5)
Public notice of hearing. Public notice of the hearing shall be given at least 20 days prior to the hearing by publication in the official newspaper of the Township. A copy of the nomination report shall also be made available for public inspection in the Township Clerk's office at least 20 days prior to the hearing.
(6)
Conduct of hearing. At a public hearing scheduled and noticed in accordance with this article, the Commission shall review the nomination report and accompanying documents. Interested persons shall be entitled to comment on the proposed nominations for designation.
(7)
Commission vote. A quorum of Commission members must be present in order for a vote to take place. A majority vote of those present is required for a motion to pass.
(8)
Commission report. Upon Commission review and public hearing, the Commission shall forward its report to the Township Committee, which report shall contain a statement of its recommendations and the reasons therefor with regard to proposed designations considered at the hearing, including a list and map of properties approved for designation, and the designation report.
(9)
Final designation. The Township Committee shall consider the Commission report and may vote to approve, reject or modify the recommendations of the Commission and may, in accordance with the requirements of the Municipal Land Use Law, including, but not limited to, N.J.S.A. 40:55D-65.1, N.J.S.A. 40:55D-64 (referral to Planning Board) and N.J.S.A. 40:55D-26a, adopt an ordinance designating the historic sites and districts recommended by the Commission for such designation.
(10)
Incorporation of designated historic sites and historic districts into Township records. Designated properties shall also be noted as such on the records for those properties maintained by the offices of the Township Tax Assessor and the Township Clerk.
(11)
Public notice of designation. The Township Clerk shall issue public notice of the designation by publication in the official newspaper of the Township and by distribution to all municipal agencies reviewing development applications and permits. The Township Clerk shall notify the owner of the results of the hearing and, if applicable, send a certificate or letter of designation to the owner(s) of record.
(12)
Amendments. Historic site and historic district designations may be amended in the same manner as they were adopted in accordance with the provisions of this article.
C.
Procedures for historic designation of Township-owned property. The procedure for designation of property owned by the Township shall be as set forth in Subsection B above, except that the Commission shall not commence preparation of the nomination report unless, after the Township Committee's receipt of the nomination proposal, the Township Committee authorizes the nomination by resolution.
§ 271-80 Actions requiring review by Commission.
A.
Unless excluded pursuant to Subsection D, prior to undertaking any action affecting the exterior architectural appearance of an historic site or an improvement within an historic district, the property owner or occupant shall obtain approval from the Commission in accordance with the provisions of this article. Such approval shall be either a certificate of appropriateness or a permit for minor work.
B.
A certificate of appropriateness shall be obtained prior to performing any major work, as defined below, on any historic site or improvement within an historic district, including but not limited to:
(1)
Additions, alterations or replacements or any change in the exterior architectural appearance of any historic site or any improvement within an historic district, except for those eligible for a permit for minor work as set forth in Subsection C below.
(2)
Replacement of existing windows and doors.
(3)
Demolition of an historic site or an improvement within an historic district.
(4)
Relocation of an historic site or an improvement within an historic district.
(5)
Any new construction in an historic district or on the same lot as an historic site.
C.
A permit for minor work shall be obtained prior to performing the following minor work on historic sites or on improvements within an historic district:
(1)
Replacement of the existing roof using an appropriate material compatible with the architectural period or design of the subject structure.
(2)
Replacement in kind of over 5% of existing shingles, clapboards or other siding, exterior decorative elements such as brackets, columns, porch posts, etc., maintaining the architectural integrity of the structure.
D.
Exclusions from Commission review and approval.
(1)
Emergency repairs. Temporary emergency repairs performed in accordance with Township codes to preserve the continued habitability of a structure and/or the health and safety of the occupants or others; provided, however, that such repairs shall be only such as are necessary to maintain the habitability of the structure and shall be made only in those circumstances which, in the opinion of the Administrative Officer, rise to the level of a bona fide emergency. No work in addition to such emergency repairs shall be performed until the appropriate approval is obtained from the Commission pursuant to the procedures set forth herein. All work done under this section shall conform to criteria set forth in § 271-83.
(2)
Any changes to the interior of structures that do not affect the exterior appearance.
(3)
Changes or additions to landscape or hardscape.
(4)
The following shall be deemed ordinary maintenance and repairs and do not require approval:
(a)
Exterior painting.
(b)
Repairs to existing signs, shutters, fences, awnings, off-street driveways, and sidewalks, in order to return the same as nearly as practicable to its condition prior to the occurrence of deterioration, wear or damage with in-kind material and quality workmanship.
(c)
Repairs and maintenance of up to 5% of existing shingles, clapboards or other siding materials, roofing materials, architectural trim and other building components, using the same style, materials and quality workmanship.
(d)
Repair and maintenance of existing doors and windows with in-kind material and quality workmanship.
§ 271-81 Review of matters before Planning Board and Zoning Board of Adjustment.
A.
The Planning Board and the Zoning Board of Adjustment shall refer to the Commission every application for development submitted to either Board involving historic sites or improvements within an historic district or identified in the historic preservation element of the Master Plan. This referral shall be made when the application for development is deemed complete or is scheduled for a hearing, whichever is sooner. The Commission may provide its advice on said application, which shall be conveyed through its delegation of one of its members to testify orally at the hearing on the application and to explain any written reports that the Commission may provide to such Board concerning the proposed application. In reviewing such matters, the Commission may comment on any of the zoning and land use considerations that are relevant to the application.
B.
Where appropriate, the Commission may advise the Zoning Board on cases where current zoning regulations contradict historic development patterns affecting placement on lot, fencing, siting of outbuildings, and other zoning considerations that may support the granting of variances.
C.
On all matters referred to the Commission pursuant to this section, the decision of the Commission shall be advisory only.
§ 271-82 Procedures for Commission's review of applications for certificates of appropriateness and permits for minor work.
A.
When Commission review and approval is required by this article, the property owner shall complete and submit to the Commission an application for a certificate of appropriateness or an application for a permit for minor work, as applicable.
B.
An approval by the Planning Board or Zoning Board of Adjustment does not relieve the applicant of the requirement of obtaining a certificate of appropriateness from the Commission for those aspects of the work not covered by the application for development.
C.
Informal review available. Persons considering any action that requires a certificate of appropriateness or a permit for minor work, as set forth above, may request an informal meeting with the Commission. The Chair is authorized to schedule informal meetings. The Commission will hold such meetings within 15 days of receipt of such request. The purpose of such a meeting is to review the design guidelines and standards of appropriateness and the procedures for obtaining Commission approval. Neither the applicant nor the Commission shall be bound by any informal meeting or conceptual reviews.
D.
Application for certificate of appropriateness.
(1)
If the proposed undertaking requires Commission review and approval, regardless of whether a construction permit is required by the Township, the Administrative Officer shall notify the applicant that he or she must submit a request for a certificate of appropriateness to the Commission prior to obtaining a construction permit. The Administrative Officer shall notify the Commission of the application. An application for a certificate of appropriateness shall require a public hearing of the Commission. The application form and related materials shall be made available at the Building Department and on the Township website.
(2)
A representative of the Commission shall review an application for technical completeness within 10 business days of receipt of the application. Any application found to be incomplete will be returned to the applicant and shall be administratively denied. When the application is found to be technically complete it shall be referred to the Commission.
(3)
The application will be reviewed at the Commission's next regularly scheduled meeting, provided that it has been received in a technically complete form at least 15 days prior to that date. The applicant shall be notified of the meeting date. At the meeting, the Commission will review the application for a certificate of appropriateness and all relevant supporting documentation according to the criteria set forth in § 271-83. The applicant and/or his/her designated representative shall be given an opportunity to present testimony. The Commission's determination shall focus on how the proposed undertaking would affect an historic site's significance as outlined in § 271-83 of this article and shall be in accordance with existing building and zoning codes of the Township. A certificate of appropriateness shall be issued upon the approval of a majority of the voting members of the Commission.
(4)
The Commission shall, no later than 45 days from the date that the permit is referred to the Commission with a technically complete application, render a decision and issue the appropriate report to the Administrative Officer. Failure to act within the forty-five-day period shall be deemed to constitute a report in favor of issuance of the permit, unless an extension is agreed upon by both the Commission and the applicant. The Commission shall forward to the Administrative Officer either the approval or denial of the application and shall explain in writing the reasons for its determination.
E.
Application for a permit for minor work.
(1)
An application for a permit for minor work shall be reviewed in an expedited manner by the Chair of the Commission. The Chair may authorize another member of the Commission to review the permit for minor work application. The Chair, or the Chair's designee, has the authority to disapprove or approve the application and shall render a decision and issue the appropriate report to the Administrative Officer within 15 days of receipt of a completed application. Failure to act within the fifteen-day period shall be deemed to constitute approval of the permit.
(2)
In the event the Chair, or the Chair's designee, upon review of an application for a permit for minor work, determines that the proposed work requires a certificate of appropriateness and notifies the owner within the fifteen-day period, such notice shall be deemed an automatic disapproval of the permit for minor work, and the applicant shall be required to apply for a certificate of appropriateness.
§ 271-83 Criteria for review of applications.
A.
The goal of the review process is to preserve the integrity of designated historic sites and districts and to insure the compatibility of any changes or improvements made to them. Such changes may be done in a manner that references the historic architecture, or they may be completed in a more contemporary idiom as long as they relate to the physical context of the original building in terms of scale, proportion, rhythm, massing and materials.
B.
In interpreting and applying the standards and criteria set forth herein, the Commission shall be guided by the principles contained in the most current version of the Secretary of the Interior's Standards for Rehabilitation and the Secretary of the Interior Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings (hereinafter referred to as "the Standards"). The Standards are set forth in the Code of Federal Regulations, Title 36, Parks, Forests, and Public Property, Chapter J ("National Park Service, Department of the Interior"), Parts 1 to 99, revised as of July 1, 1998, with guidelines maintained by the National Park Service, as may be amended. The Standards are adopted as the Commission's design criteria and guidelines pursuant to N.J.S.A. 40:55D-65.1.
C.
In carrying out all of its duties and responsibilities, the Commission shall be guided by the Secretary of the Interior's Standards for Rehabilitation of Historic Buildings, which are as follows:
(1)
A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.
(2)
The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.
(3)
Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken.
(4)
Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.
(5)
Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved.
(6)
Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.
(7)
Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.
(8)
Significant archaeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.
(9)
New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.
(10)
New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
D.
In reviewing an application for a certificate of appropriateness, the Commission shall consider the setting, design, arrangement, texture, details, scale, shape, materials, finish, color, streetscape, and related outbuildings and consider the relationship of those characteristics to the historic, architectural, cultural, archaeological, and aesthetic significance of the historic site or district as well as:
(1)
The impact of the proposed change on the historic and architectural significance of the historic site or district.
(2)
The historic site's importance to the municipality and the extent to which its historic, cultural or architectural significance would be adversely affected to the detriment of the public interest.
(3)
The extent to which the proposed action would adversely affect the public's view of an historic site within an historic district from a public street or other public property.
(4)
The potential archaeological significance of the site.
E.
In regard to an application for new construction, alterations, additions or replacements affecting an historic site or an improvement within an historic district, the following factors shall be considered in relation to its setting and context:
(1)
Height.
(2)
Massing.
(3)
Proportion of the width and height of the building's facades.
(4)
Proportion of openings within the building.
(5)
Rhythm of spacing of buildings on streets.
(6)
Rhythm of solids to voids on facades fronting on public places.
(7)
Relationship of materials and texture.
§ 271-84 Demolitions and relocations.
A.
Certificate of appropriateness required.
(1)
No structure within an historic district or on an historic site shall be removed or relocated without a certificate of appropriateness. Subject to the criteria set forth in Subsection A(2) below, said approval shall be granted only if the structure cannot be put to a reasonable use and its preservation will impose an undue hardship on the applicant.
(2)
In reviewing any demolition or relocation application, the Commission shall consider the following matters:
(a)
The structure's historic, architectural, cultural and aesthetic significance.
(b)
The structure's current and potential use for those purposes currently permitted by the Land Development Ordinance or for the use proposed.
(c)
The structure's importance to the municipality and the extent to which its historical or architectural value is such that its removal would be detrimental to the integrity of the historic property or district and the public interest.
(d)
The extent to which the structure 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.
(e)
The extent to which the structure's retention would attract tourists, students, writers, historians, artists and artisans, attract new residents, encourage study and interest in American history, stimulate interest and study in architecture and design, educate citizens in American culture and heritage, or make the municipality a more attractive and desirable place in which to live.
(f)
The probable impact of the structure's removal upon the ambiance of the historic district or designated historic site.
(g)
The structural soundness and integrity of the building and the economic feasibility of restoring or rehabilitating the structure so as to comply with the requirements of the applicable building codes.
(h)
As to relocations only, the compelling reasons for not retaining the structure or improvement at its present site, the proximity of the proposed new location and its accessibility to residents of the municipality, and the probability of significant damage to the structure or improvement as a result of the relocation.
(i)
The compatibility, nature and character of the current and the proposed surrounding areas as they relate to the intent and purposes of this article whether the proposed new location is visually compatible in accordance with the standards set forth herein.
B.
Procedure where initial application for demolition or relocation disapproved.
(1)
Sale for fair market value. If the Commission disapproves an initial application to demolish or relocate an historic structure, the owner shall for a period of one year from the date of said disapproval make bona fide and diligent efforts to sell the structure to any person, organization, governmental agency or political subdivision that provides reasonable assurance that it is willing to preserve said structure. In order to maximize the opportunity to preserve the structure, the owner shall provide notice of the proposed demolition or relocation in accordance with the provisions set forth below.
(2)
Notice of demolition or relocation posted and published by owner. Notice of the proposed demolition or relocation shall be posted on the subject property for a period of at least 30 days in such a manner as to be clearly readable from the street and shall be published in the Township's official newspaper at least once a week for a minimum of four consecutive weeks.
(3)
Grant of certificate of appropriateness. Provided that the Commission is satisfied that the requirements of Subsection B(1) above have been met, it shall issue a certificate of appropriateness.
(4)
Opportunity to salvage or recycle part of structure prior to demolition. With respect to demolitions only, in the event the owner does not intend to recycle or salvage parts of the structure, the owner shall for 30 days afford interested parties and groups the opportunity to remove parts or architectural features from said structure prior to its demolition. The Commission shall maintain a list of interested parties and groups, and the owner shall provide notice by certified mail to such groups advising of said opportunity to salvage.
(5)
For the purposes of satisfying the requirement of this Subsection B, the applicant shall not be obligated to accept less than the structure's fair market value as an historic structure.
C.
Approval after change of circumstances. The Commission may at any time during such notice period, if a significant change in circumstance occurs, grant a certificate of appropriateness to demolish, in which event a permit shall be issued within 10 days thereafter, provided that all other conditions of the Administrative Officer have been met.
D.
Demolition review.
[Added 6-18-2024 by Ord. No. 3123-24]
(1)
No principal structure within a residential zone for which the exterior is to be fully demolished or demolished by 50% or more of the structure's total square footage shall receive a demolition permit prior to a demolition review by the Commission. A "principal structure" does not include a detached garage, storage shed, gazebo, greenhouse, or other outbuilding or free-standing incidental structure within a residential zone.
(2)
In reviewing any demolition permit application, the Commission shall consider the potential historical, architectural, cultural, aesthetic or other significance of such structure in accordance with the criteria established as set forth in § 271-79A of this article.
(3)
A demolition permit applicant shall complete the following no less than 15 calendar days prior to submitting a demolition permit application to the Administrative Officer:
(a)
Mail, by first-class mail and also by certified mail with a return receipt requested, a letter to the owners of all real property located within 200 feet of the property on which the subject structure is located, disclosing the applicant's intention to apply for a demolition permit, along with a copy of this subsection;
(b)
Post a notice of the proposed demolition on the front door or other conspicuous location of the subject structure, written or typed in large and plain legible lettering and in such a manner as to be clearly readable from the street, until such time as a demolition permit is approved or denied; and
(c)
Provide written notice to the Commission of the applicant's intention to apply for a demolition permit by mailing such written notice, by certified mail with a return receipt requested, to the Maplewood Historic Preservation Commission, c/o Clerk of the Township of Maplewood, 574 Valley Street, Maplewood, New Jersey 07040.
(4)
A demolition permit application shall include written proof of compliance with Subsection D(3) above by the submission of a copy of the notice posted on the subject structure and a) copies of U.S. Postal Service receipts or b) a notarized affidavit of compliance.
(5)
The Administrative Officer shall provide a written copy of such demolition permit application to the Commission within 10 business days after determining that the demolition permit application is complete. The Administrative Officer may include other materials submitted with or as part of the demolition permit application.
(6)
Not later than 45 business days after receiving a complete demolition permit application from the Administrative Officer, the Commission shall determine, at or after a properly noticed public meeting, whether the subject structure may be worthy of historic designation in accordance with the criteria established as set forth in § 271-79A of this article, and shall provide written notification of the Commission's determination to the Administrative Officer as follows:
(a)
If the Commission determines that the subject structure is not worthy of historic designation, the Commission shall state that it will take no further action on such demolition permit application.
(b)
If the Commission determines that the subject structure may be worthy of historic designation, the Commission shall so state and shall also state that the Commission will review the demolition permit application further to determine if the Commission will nominate the structure for historic designation under this article. No demolition of the subject structure shall take place until the Commission makes a final determination. The Commission shall have not more than 45 days after providing written notification of the Commission's determination to the Administrative Officer that the subject structure may be worthy of historic designation to make a nomination proposal, as described in § 271-79B(1) of this article, for the designation of the subject structure under this article.
(7)
(Reserved)[1]
[1]
Editor's Note: Former § 271-84D(7), permitting demolition permit applicants to request an informal meetings, was repealed 10-15-2024 by Ord. No. 3129-24.
(8)
It shall be unlawful to intentionally remove, destroy or deface any components of the structure that is or is contemplated to be the subject of a demolition permit application in order to render the building or structure historically insignificant and/or structurally unsound and therefore more suitable for demolition. Doing so shall constitute a violation of this article and shall result in the denial of the demolition permit application.
(9)
When in the judgment of the Administrative Officer a structure is unfit for human habitation, occupancy or use, or is in immediate danger of collapse; and/or any delay in the issuance of a demolition permit would pose a substantial and imminent threat to public health or safety, a demolition review is not required.
(10)
The provisions of this Subsection D shall not apply to any property which has received a development approval before the Planning Board or Zoning Board, if such approval contemplates the demolition of the structure.
§ 271-85 Effect of project approval, denial or appeal.
A.
Approval by the Commission in accordance with the procedures in §§ 271-80 through 271-84 shall be deemed to be final approval pursuant to this article. Such approval shall neither cause nor prevent the filing of any collateral application or other proceeding required by any other municipal ordinance to be made prior to undertaking the action requested concerning the historic site or improvement within an historic district.
B.
Denial of approval for a certificate of appropriateness or a permit for minor work by the Commission shall be deemed to bar the applicant from undertaking the activity that would affect the historic site or improvement in an historic district that was the subject of the denied application.
C.
Appeals. The denial of a certificate of appropriateness or a permit for minor work or any of the conditions of an approval may be appealed by the applicant to the Zoning Board of Adjustment under N.J.S.A. 40:55D-70a and b. Further appeals may be taken as provided by law.
§ 271-86 Preventive maintenance.
A.
Recognizing the need for preventive maintenance to ensure the continued useful life of historic buildings, structures, objects and sites, the Township Committee hereby declares that code enforcement for such designated properties is a high municipal priority.
B.
Nothing in this article shall be interpreted as giving the Commission the power to bind the Township Committee regarding alterations to or demolition of Township-owned property.
§ 271-87 Violations and penalties.
A.
Any person who shall undertake an activity which would cause a change in the exterior architectural appearance of any improvement within an historic district or of any historic site by addition, alteration or replacement without obtaining the approval of the Commission shall be deemed to be in violation of this article.
B.
Upon learning of the violation, the Administrative Officer shall personally serve upon the owner of the lot whereon the violation is occurring a notice describing the violation in detail and giving the owner 10 days to abate the violation by restoring the historic site or improvement to the condition it was in prior to the violation occurring. If the owner cannot be personally served within the municipality with the said notice, a copy shall be posted on the site and a copy sent to the owner at his last known address as it appears on the municipal tax rolls.
C.
In the event that the violation is not abated within 10 days of service or posting on site, whichever is earlier, the Administrative Officer shall cause to be issued a summons and complaint, returnable in the Municipal Court, charging violation of this article and specifying the wrongful conduct of the violator. Each separate day the violation exists shall be deemed to be a new and separate violation of this article.
D.
The penalty for violation shall be as follows:
(1)
For each day up to 10 days: not more than $100 per day.
(2)
For each day 11 days to 25 days: not more than $150 per day.
(3)
For each day beyond 25 days: not more than $200 per day.
E.
If any person shall undertake an activity which would cause a change in the exterior architectural appearance of any improvement within an historic district or of any historic landmark by addition, alteration or replacement without first having obtained approval of the Commission, he shall be required to immediately stop the activity, apply for approval and take any necessary measures to preserve the historic site affected pending a decision. If the project is denied, he shall immediately restore the historic site to its preactivity condition. The Administrative Officer is hereby authorized to seek injunctive relief regarding a stop action on restoration in the Superior Court, Chancery Division, not less than 10 days after the delivery of notice pursuant to Subsection B hereof. Such injunctive relief shall be in addition to the penalties authorized under Subsection D hereof.
