West Orange City Zoning Code

Restoration. Restoration is quite literally the act of returning a building to its original condition and appearance. This technique is usually reserved for buildings of significant historical or architectural interest or importance. An accurate, well-crafted restoration requires a great deal of research, time, tenacity and expense on the part of the owner. Usually parts of the building, such as ornamentation, glazing, finishes, etc., must be carefully reproduced to match existing detailing to insure the best end product. Historic photographs have been proven to be the best source of visual information to be referenced for accurate restoration or remodeling.

A historically accurate restoration would be a valuable addition to any area of West Orange, and these guidelines encourage such efforts.

Remodeling. Remodeling is the category into which most of the redevelopment in the Valley and Main Street, West Orange, can be placed. Remodeling ranges from an attempt to recapture the spirit of the building as it was in its original condition to a simple clean-up job accompanied by a well-designed paint scheme.

Remodeling may entail the addition or introduction of elements that are non-historical but that, if well-designed in themselves, can relate well to older parts of the building fronts. The key to the remodeling classification is that the original form of the remodeled building is still apparent, but changed.

Redesign. Redesign is at the opposite end of the scale from restoration. Redesign usually results in a completed building that bears little resemblance to the building as it was prior to the commencement of the work. This approach is most appropriate with buildings that have been changed over the years and have been stripped of their architectural character or heritage. Redesign can replace lost personality in a building front or modify a building whose original function has changed.

The redesign approach is appropriate for buildings of unattractive design, built or faced with unacceptable materials, or for buildings whose intended use is totally different from their original use.

Redesign should be sensitive to neighboring buildings and the elements of the massing, scale, line, texture and color discussed under the Design Criteria.

In many instances, the material that was part of the original facade and formed the frame around the building front has been covered. Often iron columns and lintels in good condition are underneath paint or other materials. It is well worthwhile to expose and clean them. Original materials may have been damaged by overlays of newer materials, but not so seriously that they cannot be patched or restored. If the original materials have been removed or severely damaged at any level, redesign may be necessary. Ideally, this would be carried out with materials relating to the remaining building facade.

New Design and Construction. New design and construction, where an existing building stands, should be looked upon as a last alternative only after all other options have been thoroughly explored. In most cases an existing building can be adapted to suit the new use, even if the facade is the sole remaining original building element.

There are, however, a few buildings with Main Street frontage that have been modified so many times that they lack the slightest vestige of their original architectural design. In many cases, it would be more difficult to modify one of these structures to a new use then it would be to demolish and begin anew.

New Buildings and Their Setting. If new construction is to be undertaken, the design solution must be sensitive to its context. This will require design relationships that will affect the final design of the building. When viewed in a positive manner, this approach creates buildings that enhance one another but yet allow for individual expression.