Tenafly City Zoning Code
§ 35-807.10
Standards of Consideration.
[Ord. No. 97-29 § 807I]
In making its determinations and recommendations, the Historic Preservation Commission shall take into consideration specific standards, as set forth below.
a.
Demolitions. In regard to an application to demolish a landmark or any improvement within a landmark district, the following matters shall be considered:
1.
Its historic, architectural, archeological, cultural and/or scenic significance;
2.
Its use;
3.
Its importance to the Borough and the extent to which its historical, architectural or archaeological 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 promote the general welfare by maintaining real estate values, generating business, creating new jobs, attracting tourists, students, writer, historians, artists and artisans, attracting new residents, encouraging study and interest in American history, stimulating interest and study in architecture and design, educating citizens in American culture and heritage, or making the Borough a more attractive and desirable place in which to live;
6.
If it is within a landmark district, the probable impact of its removal upon the ambience of the landmark district.
b.
Removals Out of the Borough. In regard to an application to move an historic landmark to a location outside of the Borough, the following matters shall be considered:
1.
The historic loss to the site of the original location;
2.
The compelling reasons for not retaining the landmark at its present location;
3.
The proximity of the proposed new location to the Borough, including the accessibility to the residents of the Borough and other citizens;
4.
The probability of significant damage to the landmark itself, as a result of the move;
5.
The applicable matters set forth in subsection 35-807.10a.
c.
Removals Within the Borough. In regard to an application to move an historic landmark in a landmark district to a location within the Borough, the following matters shall be considered in addition to the matters set forth in subsection 35-807.10b.
1.
The compatibility, nature and character of the current and of the proposed surrounding areas as they relate to the intent and purpose of this section;
2.
If the proposed new location is within a landmark district, the visual compatibility factors as set forth in subsection 35-807.10g.
d.
Visual Compatibility Considered for Additions or Removals. In regard to an application to move a landmark or structure within a landmark district, or a landmark, a visual compatibility of the proposed structure with the structures and surroundings to which it would be visually related shall be considered in terms of the visual compatibility factors as set forth in subsection 35-807.10g.
e.
Considerations on Other Actions. In regard to an application for other approval of any proposed action, as set forth in subsection 35-807.8.
1.
If a landmark or a structure in a landmark district is involved:
(a)
The impact of the proposed change on its historic and architectural character;
(b)
Its importance to the Borough and the extent to which its historic or architectural interest would be adversely affected to the detriment of the public interest; and
(c)
The extent to which there would be involvement of textures and materials that could not be reproduced or could be reproduced only with great difficulty.
2.
The use of any structure involved.
3.
The extent to which the proposed action would adversely affect the public's view of a landmark or structure within a landmark district from a public street.
4.
If the application deals with a structure within a landmark district, the impact of the proposed change would have on the character and ambience of the landmark district and the structure's visual compatibility with the buildings, places and structures to which it would be visually related in terms of the visual compatibility factors set forth in subsection 35-807.10g.
f.
Additional Matters Considered. In regard to all applications, additional pertinent matters may be considered but in no instance shall interior arrangement be considered except in all publicly-owned buildings and when the interior arrangements would have an impact on the exterior of the building.
g.
Visual Compatibility Factors. 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."
1.
Height. The height of the proposed building shall be visually compatible with existing or adjacent buildings.
2.
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.
3.
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.
4.
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.
5.
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.
6.
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.
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.
8.
Roof Shapes. The roof shapes of a building shall be visually compatible with the buildings to which it is visually related.
9.
Walls of Continuity. Appurtenance of a building such as walls, open-type fencing, 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, and to the existing windows, door openings, porches and balconies shall be visually compatible with the existing structure or structures and places to which it is visually related.
11.
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 nondirectional character.