A. Purpose. It is the expressed intent of these provisions to protect, enhance, perpetuate and preserve structures and sites of historic, aesthetic, cultural and architectural value within those areas of the Township of Medford designated as an "Historic District" in accordance with N.J.S.A. 40:55D-111 and as delineated on the "Medford Village Historic Preservation and Growth Plan" map.
It is further the intent of these regulations to safeguard the heritage of the Township of Medford by preserving that part of the Township which reflects elements of its cultural, social, economic and architectural history and to promote the use of the "Village" area for the education, pleasure and welfare of the citizens of the Township and its visitors; to maintain and improve property values by encouraging renovation and new construction compatible with existing aesthetic patterns in order to promote and continue revitalization of Medford's downtown area; and to foster civic pride in the beauty and accomplishments of the past.
B. Definitions. See
§ DR-806B for terms associated with this section.
C. Review Requirements Pertaining to Site Plan and Subdivision Applications.
1. Any development activity, new building or structure or any addition, reconstruction, restoration, alteration, or demolition to an existing building or structure designated as an Historic Site or located within an area designated as an "Historic District" shall require review and issuance of a certificate of appropriateness by the Planning Board or Zoning Board of Adjustment, as the case may be, in order to ensure that all architectural design features are appropriate.
2. The Board shall refer any applicable application to the Historic Preservation Commission in accordance with N.J.S.A. 40:55D-110 for their review and comment, which shall be rendered to the Board in writing within 30 days after referral.
3. All applicable applications for site plan or subdivision approval involving Historic Sites or buildings or structures located within an area designated as an "Historic District" shall be accompanied by an "Historic Impact Statement" in accordance with
§ DR-806E of this ordinance hereinbelow. Twenty copies of the Historic Impact Statement shall be submitted and shall be distributed by the Administrative Officer in the following manner:
a. Planning Board (one copy) or Zoning Board of Adjustment (seven copies);
b. Historic Preservation Commission (8 copies);
c. Board Planner (one copy); and
d. Township Clerk (one copy for files).
4. All applicable applications for site plan or subdivision approval involving Historic Sites or existing or proposed buildings or structures located within the "Historic District" shall be accompanied by preliminary architectural plans and elevations, submitted by the applicant and approved by the Board, demonstrating the aesthetic and visual impact and character of the proposed development. The architectural plans and elevations shall be binding on the applicant, and at the time of construction, the Construction Official shall verify that the actual construction plans are in substantial conformity to the preliminary architectural plans and elevations submitted by the applicant and approved by the Board. The ultimate builder of the development, whether or not the builder was the applicant, and the applicant are responsible to ensure that the development as constructed is in substantial conformity with the preliminary architectural plans and elevations submitted to and approved by the Board.
D. Review Requirements Pertaining to Sign Permit and Construction Permit Applications.
1. Any application for a sign permit or construction permit pertaining to any sign, to any new building or structure, or to any addition or alteration to an existing building or structure involving an Historic Site or located within an area designated as an "Historic District" shall require review and approval of the Historic Preservation Commission when the subject of such sign permit or construction permit has not been approved by the Planning Board or Zoning Board of Adjustment, as the case may be, as part of a subdivision or site plan application approval. The purpose of the review is to ensure that all architectural design features are appropriate. Any "replacement," as defined in
§ DR-806B, shall not require review by the Historic Preservation Commission, even though a construction permit is required.
2. The Zoning Officer (in the case of sign permits) or the Construction Official (in the case of construction permits) shall refer any applicable application to the Historic Preservation Commission within 10 days of its receipt by the Zoning Officer or Construction Official, as the case may be.
The Historic Preservation Commission shall render a written report pertaining to the sign permit or construction permit to the Zoning Officer or Construction Official, as the case may be, within 45 days of its referral to the Historic Preservation Commission. If within said 45 days, the Historic Preservation Commission recommends that a sign permit or construction permit be issued, the Zoning Officer or the Construction Official, as the case may be, shall immediately issue the permit. No applicable permit shall be issued by the Zoning Officer or Construction Official except in accordance with the recommendation of the Historic Preservation Commission, provided that failure of the Historic Preservation Commission to render its written report within said 45 days shall be deemed to constitute approval of the application as submitted.
3. All applications for a sign permit or construction permit pertaining to any sign, to any new building or structure, or to any addition or alteration to an existing building or structure involving an Historic Site or located within an area designated as an "Historic District" shall be accompanied by an "Historic Impact Statement" in accordance with
§ DR-806E of this ordinance hereinbelow. Ten copies of the Historic Impact Statement shall be submitted and shall be distributed by the Administrative Officer in the following manner:
a. Historic Preservation Commission (nine copies); and
b. Township Clerk (one copy for files).
E. Historic Impact Statement. See
§ DR-806E for detailed information.
F. Action by the Township.
1. The Planning Board or Zoning Board of Adjustment or Historic Preservation Commission, as the case may be, in considering the appropriateness of exterior architectural features, shall keep in mind the purposes set forth in this section and shall consider, among other things, the general design, arrangement and material of the building or structure in question and the relationship of such factors to similar features of historic structures in the immediate surroundings and the position of such structures in relationship to the street or public way and each other.
2. The Planning Board or Zoning Board of Adjustment or Historic Preservation Commission, as the case may be, shall not make any requirements except for the purpose of preventing developments obviously incongruous to the historic aspects of the surroundings.
3. The Board shall be lenient in its judgment of plans for new construction or for alterations, repair or demolition of structures of little historic value which are within the "Historic District," except where such construction, alteration, repair or demolition would seriously impair the historic value and character of surrounding structures or the surrounding area.
4. The Board shall provide encouragement that any alterations or repairs to structures in the "Historic District" be made in the spirit of their architectural style and that any additions will be made in such manner as not to detract from a building's original appearance.
5. It is the intent of this section that the Board be strict in its judgment of plans and alterations, repairs or demolition of existing structures deemed valuable according to studies, approved by the Planning Board or Zoning Board of Adjustment of the Township of Medford, by qualified persons using as the criteria of evaluation those developed by the Medford Village Historic Preservation and Growth Plan. Small additions and construction to existing properties in the "Historic District" such as decks, porches, garages and the like, which are not visible from the street and have minimal or no impact on the historic character of the area, may be reviewed and approved by the Board staff upon notice to the full Planning Board or Zoning Board of Adjustment of such action.
