Ridgewood City Zoning Code
§ 190-125
Historic preservation.
The following provisions shall apply to all applications for development involving property located within an historic district or historic site designated by this chapter, except as otherwise provided by this chapter:
A.
Design criteria and guidelines for rehabilitation projects. In regard to all applications for development and reports on preservation permits pursuant to this chapter, the Historic Preservation Commission shall be guided by the Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings (1990), as may hereafter be amended; provided that where these provisions conflict with the other provisions of this chapter, said other provisions shall control. The current version of the Secretary of the Interior's standards are incorporated herein as follows:
(1)
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.
(2)
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.
(3)
Construction of historic designs that were never built shall not be undertaken.
(4)
New additions, alterations or new construction in a historic landscape shall be visually differentiated from the old and shall be compatible with the historic character of the landscape.
(5)
Replacement of missing historic plant material or vegetation features shall be substantiated by documentary or physical evidence. The replacement plant material or features shall match the historic appearance, function and, where possible, species or variety.
(6)
A property shall be used for its historic purpose or shall be placed in a new use that requires minimal change to the defining characteristics of the property and its environment.
(7)
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.
(8)
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 historic features from other properties shall be avoided.
(9)
Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.
(10)
Distinctive materials, features, finishes and construction techniques or examples of craftsmanship that characterize a property shall be preserved.
(11)
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 or physical evidence.
(12)
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.
(13)
Significant archeological resources shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.
B.
Criteria and guidelines for new construction/visual compatibility standards. In regard to all applications for development and reports on preservation permits pursuant to this chapter, the Historic Preservation Commission shall be guided by the standards set forth herein in determining the compatibility of a building, structure or appurtenance thereof with the buildings and places to which they are visually related, provided that where these provisions conflict with the other provisions of this chapter, said other provisions shall control. The following standards shall be known as "visual compatibility factors."
(1)
Height. The height of the proposed building shall be visually compatible with adjacent buildings.
(2)
Proportion of building's front 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 in front facades. The relationship of solids to voids in the front facade of a building shall be visually compatible with the building 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)
Rhythm of entrance and/or porch projections. The relationship of entrance and porch projections to the street shall be visually compatible with the buildings and places 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 buildings to which it is visually related. Bright or brilliant colors shall be used only for accent and shall not substantially depart from the character of existing neighborhood colors so as to detract from the overall appearance of the neighborhood.
(8)
Roof shapes. 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 and evergreen 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.
(10)
Scale of building. The size of a building, the mass of a building in relation 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 buildings and places to which it is visually related in its directional character, whether this is vertical character, horizontal character or nondirectional character.
C.
Demolition or relocation. In regard to an application to demolish or move an historic building, site, place or structure, the following matters shall be considered:
(1)
Its historic, architectural, cultural and aesthetic significance.
(2)
Its current and potential use for those purposes currently permitted by the Zoning Ordinance or for the use proposed.
(3)
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.
(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 could be reproduced only with great difficulty.
(5)
The extent to which its retention would increase property values, promote business, create new positions, 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.
(6)
The probable impact of its removal upon the ambiance of the historic district.
(7)
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 Uniform Construction Code of the State of New Jersey.
(8)
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. In addition, the Historic Preservation Commission shall consider the compatibility, nature and character of the current and the proposed surrounding areas as they relate to the intent and purposes of this chapter and whether the proposed new location is visually compatible in accordance with the standards set forth herein.
(9)
The compatibility, nature and character of the current and the proposed surrounding areas as they relate to the intent and purposes of this chapter in accordance with the standards set forth herein.
D.
Property maintenance. In the event that an historic site or a building or structure located in the Historic District is not maintained in accordance with the provisions of the existing Property Maintenance Ordinance of the Village of Ridgewood, Chapter 223 of the Village Code, then the property owner shall be responsible pursuant to the terms of the Property Maintenance Ordinance and the BOCA Existing Structure Code.
E.
Design guidelines for Village Center Historic District. In addition to the other provisions of this § 190-125, all applications for development within the Village Center Historic District shall be required to comply with the design guidelines contained in the report entitled "Design Guidelines for the Village Center Historic District, Village of Ridgewood, New Jersey," dated May 2006 and prepared by T. Robins Brown for the Ridgewood Historic Preservation Commission.
[Added 10-10-2007 by Ord. No. 3082]