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Reference Only. While every effort has been made to ensure accuracy of the below text, if an offical copy is of the ordinance is required, please contact the Township.
2-13 HISTORIC DISTRICT/COMMISSION 2-13.1 Purpose a. The purposes of this section are to: 1. Safeguard the heritage of the Township of Southampton by preserving that part of the township which reflects elements of its cultural, social, economic and architectural history. 2. Maintain and develop an appropriate harmonious setting for the architecturally and historically significant landmarks within Southampton Township. 3. Stabilize and improve property values. 4. Foster civic beauty. 5. Protect and enhance the township's attractions to residents, tourists and visitors and serve as a support and stimulus to business and industry. 6. Promote the use of the historic district for the education, pleasure and welfare of the citizens of the township and its visitors. b. For these purposes, there is hereby established a district to be known as the Township of Southampton Historic Preservation District. 2-13.2 Intent: Referral of Applications a. In adopting this section; it is the intention of the township committee to create a Preservation Commission of Historic Southampton to serve in an advisory capacity for all matters before the township planning board affecting the historic district of the township and to assist the township zoning board of adjustment in a reviewing/adjudicatory capacity for all matters concerning regulation of construction and land use in the historic district of the township. b. With respect to applications before the planning board and zoning board of adjustment, which applications relate to construction, land use or structures within the historic preservation zone, the applications shall be initially referred to the historic preservation commission as required by the municipal land use law and this section. In considering such applications, the commission and the boards shall be guided by the documents referred to and the standards set forth herein. As used in this section, the following terms shall have the meanings indicated: "Addition" shall mean a combination of materials to form a building, structure or improvement to an existing historic site which changes the exterior appearance of the historic site. "Alteration" shall mean any work done on an historic site which changes the appearance of the historic site. "Building" shall mean a structure enclosed with exterior walls or firewalls, built, erected or designed for the housing, shelter, enclosure or support of individuals, animals or property. "Commission" shall mean the Preservation Commission of Historic Southampton. "Demolition" shall mean the razing of any structure or the obliteration of any natural feature of an historic site. "Historic District" shall mean definable group of tax map lots which represent a significant period in the architectural and social history of Southampton Township and, because of their unique character, can readily be viewed as an area or neighborhood distinct from surrounding portions of Southampton Township or have a unique character resulting from their architectural style. "Historic landmark" or "landmark" shall mean: a. Any real property, such as a building, structure, ruins, foundation, route, trail, place or object, including but not limited to a cemetery, burial ground, village area, bicycle railway or a natural object, configuration, geological feature or formation which: 1. Is of particular historic, cultural, scenic or architectural significance to the Township of Southampton and in which the broad cultural, political, economic or social history of the nation, state or community is reflected or exemplified; 2. Is identified with historic personages or with important events in the main current of national, state or local history; 3. Shows evidence of habitation, activity or the culture of prehistoric man; 4. Embodies a distinguishing characteristic or an architectural type valuable as representative of a period, style or method of construction; or 5. Represents a work of a builder, designer, artist or architect whose individual style significantly influenced the architectural history of the Township of Southampton or other areas. b. The designation of a landmark shall be deemed to include the tax map lots on which it is located. All landmarks shall specifically be identified within the community facilities plan element of the Township Master Plan. "Historic site" shall mean any landmark, whether located within or outside of an historic district, or any building, structure, improvement, area or property within an historic district. "Improvement" shall mean combination of materials to form a construction, whether installed on, above or below the surface of an historic site, which is intended to be kept at the historic site for a period of more than 60 consecutive days. "Major application" shall mean any application for a certificate of appropriateness which is not a minor application. "Minor application" shall mean any application for a certificate of appropriateness which does not involve the demolition or removal of a landmark, the addition to a landmark or the construction of a new building or structure in an historic district and which, if permitted, will not substantially crate an adverse impact on an existing landmark or within an historic district. "Repair" shall mean any work done on an historic site which is not an alteration, addition or the construction of a new building or structure. "Sign" shall mean any letter, symbol, pictorial representation, flag or emblem or combination of these, illuminated or not, which is intended to be seen from the outside of a building and which is designed to convey a message of the public concerning the identification of the premises or to advertise the interest of any private or public firm, person or organization. This includes all signs other than public information or directional signs. "Significant feature" shall mean any feature, natural, architectural, structural, historical or decorative, which adds to the historic interest or appreciation of the site or building in more than a nominal fashion or which provides a focal point for attention. "Structure" shall mean combination of materials to form a construction for occupancy, use or ornamentation, whether installed on, above or below the surface of a parcel of land. a. The Historic Preservation District shall consist of all the lands and premises with the Village designated as “Vincentown” west of U.S. Route 206 in Southampton Township. b. Included within the jurisdiction of the commission is the following designated historic landmark: 1. The Iron Bridge on Hilliards Bridge Road. 2-13.5 Preservation Commission a. Responsibilities. There is hereby created an historic preservation commission In order to carry out the responsibilities set forth in this Historic Preservation Ordinance and in NA.S.A. 40:55D108 through 40:5513‑ 111, inclusive. b. Membership. The commission shall consist of five regular members and two alternate members. The members shall be divided into three classes as follows: 1. Class A: A person who is knowledgeable in building design and construction or architectural history and who may reside outside of Southampton Township. 2. Class B: Two persons who are knowledgeable or have a demonstrated interest in local history and who may reside outside of Southampton Township. 3. Class C: Citizens of Southampton Township who shall hold no other municipal office, position or employment except for membership on the township's planning board or zoning board of adjustment. c. Appointment and terms. 1. The members of the commission shall serve without compensation. The mayor shall appoint all regular and alternate members of the commission and shall designate at the time of appointment the regular members by class and the alternate members as "Alternate No. 1" and "Alternate No. 2." 2. The mayor, prior to making the appointment of the seven members to the commission, shall elicit recommendations for membership from the Southampton Historical Society, the general public and other interested individuals or groups. At least two of the five members shall be property owners in the historic district. 3. The initial appointments of each new regular member shall be for the periods of two years (Class A), three years (Class B) and four years (Class C). Thereafter, the term of a regular member shall be four years and the term of an alternate member shall be two years. A vacancy occurring other than by expiration of term shall be filled for the unexpired term only. A term of a planning board member or a zoning board member shall not extend beyond the term of such member on the planning board or zoning board. Vacancies shall be filled in the same manner as the original appointment and shall be only for the balance of the unexpired term. 4. Alternate members may participate in discussion 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. I shall vote. d. Conflicts of interest and removal. No member may act on any matter in which the member has any personal or financial interest, either directly or indirectly. A member may be removed by the township committee for cause. Prior to such removal, the township committee shall conduct a hearing if so requested, in writing, by the member within ten days of notice of intention to remove. e. Officers, staff and expenditures. 1. The commission shall elect a chairperson and vice chairperson from its members and select a secretary, who may or may not be a member of the commission or a municipal employee, to keep a record of the proceedings before the commission, which shall include the voting records of the members, their attendance, resolutions acted upon by the commission and any of its findings, determinations and decisions. The commission shall be governed by Robert's Rules of Order. At least four members of the commission shall constitute a quorum for the transaction of its business. The commission shall adopt rules for the transaction of its business, which shall provide for the time and place of holding regular meetings and for the calling of special meetings by the chairperson or at least three members of the commission. All meetings of the commission shall be governed by the New Jersey Open Public Meetings Act. 2. The township committee shall provide for the commission in its budget and shall appropriate such funds for the expenses of the commission as the township committee, in its sole discretion, shall determine pursuant to N.J.S.A. 40:55D108. The commission may employ, contract for and fix the compensation of experts and other staff and services as it shall deem necessary except that the commission shall obtain its legal counsel from the township solicitor at the hourly rate of compensation set forth in the township solicitor's contract with the municipality. Expenditures pursuant to this subsection shall not exceed, exclusive of gifts or grants, the amount appropriated by the township committee for the commission's use. f. Powers of the commission. The commission shall have the power to: 1. Make recommendations to the appropriate individuals and/or reviewing boards on pending development applications which affect historic sites through the issuance or denial of certificates of appropriateness, pursuant to subsection 2‑10.6. 2. Recommend as circumstances warrant, amendments to the list of landmarks specified on the community's facility plan, amendments to the historic district map or the creation of new historic districts to the appropriate governmental body charged with the responsibility of implementing those recommendations. 3. Report at least annually to the planning board and the township committee on the state of historic preservation in Southampton Township and make recommendations to improve it. 4. Collect and disseminate material on the importance of historic preservation and techniques for achieving the same. 5. Advise all township agencies regarding goals and techniques of historic preservation. 6. Adopt and promulgate such regulations and procedures, not inconsistent with this section, as are necessary and proper for the effective and efficient performance of the duties expressed herein. 2-13.6 Certificate of Appropriateness: Required and Exceptions a. Required. A certificate of appropriateness, issued by the commission, shall be required before the issuance of a building, demolition or sign permit and before the commencement of work at an historic site where the permit or work Involves any of the following activities: 1. Demolition or relocation involving an historic site. 2. An addition or alteration to an historic site which changes its appearance. 3. New construction at an historic site. 4. Erection, alteration, location, relocation, construction, reconstruction, maintenance or change to any sign located on an historic site. b. Exceptions. A certificate of appropriateness shall not be required for the following activities at an historic site: 1. The repainting, repair or replacement of an historic site which is an exact duplication of existing conditions using the same or substantially similar materials. 2. The repainting of an historic site to a color which has previously been approved by the commission at an historic site. a. Application. Prior to the issuance of a building, demolition or sign permit or the commencement of work involving any of the activities regulated under subsection 2-10.6 the person charged with the issuance of such permit shall determine whether approval by the commission is required. If such approval is required, a property owner or an applicant for a permit shall make application to the commission, on forms approved by it, for a certificate of appropriateness. The property owner or applicant for a permit shall file a properly completed application and pay all appropriate fees to the administrative officer. The administrative officer shall schedule consideration of the matter at the next available commission meeting, which shall be no earlier than ten days nor later than 30 days after the date of a complete application is submitted. b. Fee schedule. (Reserved) c. Classification. 1. The administrative officer shall classify the application as either major or minor, in accordance with the following guidelines: (a) If the application describes activities which will substantially affect the characteristics of an historic site, the application shall be deemed major. If major in nature, the applicant shall submit a full application form, including architectural drawings and plans, photographs, sign designs and other information required to be submitted under the regulations adopted by the commission. (b) If the activities described within the application will not substantially affect an historic site, then the administrative officer shall classify the application as minor. Minor applications shall not require the presentation of additional documentation. 2. Minor applications shall be acted upon by the commission during the meeting at which it is initially considered. If the application is determined to be a major application, the administrative officer shall return the application form and the fees paid to the applicant with instructions to resubmit the application with all required supporting documentation prior to further consideration of the application. Upon resubmission of the application accompanied by all supporting documentation required for a major application, the administrative officer shall, within ten days of the receipt of the resubmission, determine whether or not the application is complete as filed. If the application is incomplete, the administrative officer shall reject its submission, advising the applicant of that which is needed to make it complete. If the application is complete, the administrative officer shall schedule consideration of the application at the next available commission meeting, not later than 30 days after receipt of the complete application, during which the matter may be considered. 3. The commission shall have 45 days from the date of submission or resubmission of a complete application to act upon that application. If the commission does not act upon the application within the time period provided, the application shall be deemed to have been approved and the certificate of appropriateness granted without condition. The time periods provided may be extended by mutual agreement between the applicant and the commission. 4. The commission may either approve the application as submitted, deny the application as inconsistent with the standards contained within this section or approve the application with conditions which the commission finds are appropriate to impose to carry out the intent and purpose of this section. The action of the commission on any application shall be done by written resolution setting forth the findings of fact and conclusions of law upon which its decision rests, and the commission shall issue, not issue or conditionally issue the certificate of appropriateness as may be determined. d. Sign application. Any person seeking a building permit to construct, alter, repair, move or demolish a sign on an historic site shall be required to receive a certificate of appropriateness from the commission. The administrative officer shall review all pre-application forms involving signs with the criteria used in this section, and classify them accordingly, with the same provisions applying. 2-13.8 Issuance of Certificate of Appropriateness: Grant of Relief a. If an application is approved, the commission shall issue a certificate of appropriateness and provide the applicant with a certified copy of the resolution. If disapproved, the commission shall notify the applicant, in writing, of the resolution and provide the applicant with a certified copy. b. In the event that an applicant alleges that compliance with the requirements of this section would create an unreasonable hardship and that the nature of the application is such that the change sought neither justifies the time and expense of the plenary proceeding nor will impact negatively on the public good nor specifically on the historic qualities sought to be preserved, the commission, by the affirmative vote of five of its members, may grant such relief from the requirements of this section as it deems consistent with the public good and the purposes of this section. 2-13.9 Standards of Consideration a. It is the intent of this section that the commission shall encourage appropriate alterations or repairs to those historic sites which would be complementary to the original or dominant architectural style in the historic district and which would enhance rather than detract from the structure's predominant appearance. This work shall also be complementary to adjoining structures. b. It is intended that demolition of these structures shall be discouraged as their loss will be a common loss to the Township of Southampton and the neighborhood. Moving an historic site would be encouraged only as the last resort as an alternative to demolition, if there is no other way to save the historic site. c. It is also the intent of this section that the commission shall review plans for new construction so that this construction is compatible with existing structures in the neighborhood. It is not intended that new construction be a copy of a particular historic period or style, but rather be compatible in the use of materials, scale, color, size, design and setback. d. A certificate of appropriateness shall be approved if the commission specifically finds that the applicant cannot otherwise reasonably use the property for a use permitted in the Zoning Ordinance. a. In regard to an application to demolish an historic site, the following matters shall be considered: 1. Its historic, architectural and social significance. 2. Its potential for use for those purposes currently permitted by the Zoning Ordinance. 3. Its importance to the township 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 promote the general welfare by maintaining and increasing real estate values: generating business, creating new jobs; attracting tourists, students, writers, historians, artists and artisans and new residents; encouraging study and interest in American history; stimulating study in architecture and design; educating citizens in American culture and heritage; or making the township a more attractive and desirable place in which to live. 6. If it is within an historic district, the probable Impact of its removal upon the ambiance of the historic district. 7. The health and safety of the public. b. If a property owner shows the commission that an historic site is incapable of earning economic return on its value, as appraised by a qualified real estate appraiser, the commission may delay issuance of the demolition permit for a period of time not to exceed six months. The commission shall have the right to obtain its own appraisal at the expense of the applicant. Notice of the proposed demolition shall be posted on the premises of the building or structure in a location clearly visible from the street. c. The purpose of this section is to further the purposes of this section by preserving historic buildings and to afford the township, interested persons and historical societies or organizations the opportunity to acquire or to arrange for the preservation of such buildings. The commission may at any time during such delay approve a certificate of appropriateness and, at the end of six months, must automatically approve a certificate of appropriateness, in which event a demolition permit shall be issued without further delay. a. In regard to an application to move an historic site to a location outside the township, the following matters shall be considered: 1. The historic loss to the site of the original location and the district as a whole. 2. The compelling reasons for not retaining the historic site at its present location. 3. The proximity of the proposed new location at the township, including the accessibility to the residents of the township and other citizens. 4. The probability of significant damage to the historic site. 5. The applicable matters listed in subsection 2‑10.10. b. In regard to an application to move an historic site to a new location within the township, the following matters shall be considered in addition to the matters listed in paragraph a. above. 1. The compatibility, nature and character of the current and of the proposed surrounding areas as they relate to the intent and purposes of this section. 2. If the proposed new location remains or is moved within the historic district, the visual compatibility factors shall follow those outlined in subsection 2-10.14b. 2-13.12 Additional Considerations In regard to an application for approval of other proposed changes as set forth in requiring a certificate of appropriateness, the following matters shall be considered: a. The impact of the proposed change on its historic architectural character. b. The extent to which there would be involvement of textures or materials that could not be reproduced or only with great difficulty. c. The use of any historic site involved. a. If the cost of compliance with the requirements of this section increases the cost of the work proposed to be done, the applicant may apply to the township committee for financial assistance for such excess costs. Such financial assistance may be in the form of a grant of all or part of the excess costs of a no‑interest or low‑interest loan for all or part of such excess costs. b. Factors to be considered by the committee in granting or denying such application shall include: 1. The degree of financial hardship created by the mandated improvements. 2. The value of the property after completion of the originally proposed improvements and the value of the property after completion of the mandated improvements. 3. The relevance of the mandated improvements to the originally proposed improvements. 4. The value of the mandated improvements to the originally proposed improvements. 5. The availability of funds. 6. Such other factors as the committee deems appropriate. 2-13.14 General Review Criteria and Visual Compatibility Factors In assessing the effect of any proposed change under an application for an historic site, the following general review criteria found in the Secretary of the Interior's Standards for Rehabilitation and the following visual compatibility factors shall be used to analyze the effect that the change applied for would have on the historic site and on those structures to which the historic site is visually related. a. General review criteria 1. Every reasonable effort shall be made to provide a compatible use for a property which requires minimal alteration of the building, structure or site and its environment or to use a property for its originally intended purpose. 2. The distinguishing original qualities or character of a building structure or site and its environment shall not be destroyed. The removal or alteration of any historic material of distinctive architectural features should be avoided when possible. 3. All buildings, structures and sites shall be recognized as products of their own time. Alterations that have no historical basis and that seek to create an earlier or newer appearance shall be discouraged. 4. Changes that may have taken place In the course of time are evidence of the history and development of a building, structure or site and its environment. These changes may have acquired significance in their own right, and this significance may be recognized. 5. Distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure or site shall be treated with sensitivity. 6. Deteriorated architectural features shall be repaired rather than replaced, whenever possible. In the event that replacement is necessary, the new materials should match the material being replaced in design, color, texture and other visual qualities. Repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated by historic, physical or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures. 7. The surface cleaning of structures shall be undertaken with the gentlest means possible. Sandblasting or other cleaning methods that will damage the historic building materials shall not be undertaken. 8. Every reasonable effort shall be made to protect and preserve archaeological resources affected by or adjacent to any project. 9. Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not destroy significant historical, architectural or cultural material, and such design is compatible with the size, scale, color, material and character of the property, neighborhood or environment. 10. Whenever possible, new additions or alterations to structures shall be done in such a manner that if such additions or alterations were to be removed in the future, the essential form and integrity of the structure would be unimpaired. b. Visual compatibility factors. 1. 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 on fronting of public places. The relationship of solids to voids in such facades of a building shall be visually compatible with the buildings and places to which they are visually related. 5. Rhythm of spacing of buildings on streets. The relationship of the building on 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 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. The roof shape of a building shall be visually compatible with buildings to which it is visually related. 9. Appurtenances of a building, such as a wall, 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. 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. A building shall be visually compatible with buildings and places to which itIs visually related in its directional character, whether this be vertical character, horizontal character or nondirectional character. The commission will review sign applications with the requirements and review standards applicable to signs in the Southampton Township Land Use and Zoning Ordinance and with the following sign review criteria: a. Compatibility. The size, shape and character of the sign shall be in keeping with the historic character of the historic district and of the historic site on which the sign is located. Good signage could create an effective depiction of goods, Items or services and should relate to its surroundings in an inoffensive and constructive way. b. Visual quality. 1. The signage for a particular building or shop should be reduced to the fewest separate panels or statements as possible. 2. Most buildings are designed with a definite panel or framed zone for the sign mounting. This should be used with the sign taking a complementary shape. 3. Signs on buildings should not obliterate or obscure the architecture of the building. A sign on a building should be compatible or integral with it. 4. Obsolete signage from defunct activities should be removed unless it is an integral part of the building's original architecture. 5. Each business, office or shop should rely on one or at the most two letter styles to enhance readability as well as to create a more dependable logo for the business. 6. The usage of self‑illuminated signs shall be restricted as such signs are less appropriate to the basic architectural and historical character of South 7. Signs shall be installed so as to be flush with the exterior wall of the historic site. c. Sign maintenance. To bring signage within the historic district into a complementary and unified format, the maintenance of a sign within the historic district, whether existing prior to the effective date of this section or othervrise, shall require the issuance of a certificate of appropriateness under the standards of this section. Owners of signs in existence on the effective date of this section shall apply for and obtain a certificate of appropriateness for their respective signs within two years of the effective date of this section or their right to continue maintenance of the sign shall terminate. d. Interior signs. Interior signs which are intended to be viewed from the outside of the building or structure shall conform to the requirements of this section, in so far as they are applicants. 2-13.16 Effect of Certificate of Appropriateness – Denial and Appeal a. Issuance of the certificate of appropriateness shall be binding upon the person charged with the issuing of the building, demolition or sign permit in accordance with the provisions of N.J.S.A. 40:5513‑ 111. b. Appeal. 1. The grant, grant with conditions or denial of certificate of appropriateness and consequent determination of the person charged with the issuance of the building, demolition or sign permit may be appealed to the Zoning Board of Adjustment of the Township of Southampton on the record produced before the commission in accordance with the provisions of N.J.S.A. 49:55D‑72. The notice requirements set forth in N.J.S.A. 40:55D‑ 12 shall be applicable to all such appeals to the zoning board. In such appeal, the zoning board shall make independent findings of fact and may affirm, modify or reverse the decision of the commission. If the zoning board desires, it can take additional testimony, consider additional evidence or remand the matter to the commission for further deliberation. 2. Nothing herein shall be deemed to limit the right of judicial review of the zoning board's actions after an appeal is concluded by the zoning board of adjustment. 2-13.17 Violations and Penalties a. Any person who undertakes an activity regulated by this section without first having obtained a certificate of appropriateness shall be in violation of this section. Prior to prosecution for such a violation, the construction official shall serve upon the owner notice of the violation describing in detail Its nature and the action which the owner must take to abate the violation. If the owner cannot be personally served with the notice, a copy shall be posted on the site and a copy shall be sent, by certified mail, return receipt requested, to the owner at his last known address as it appears on the township tax rolls. In the event that the violation described within the notice is not abated within the time provided within such notice, the owner shall be deemed in violation of this section and shall be subject to prosecution before the Municipal Court of the Township of Southampton. b. Any person who violates the provisions of this section shall be subject to a fine not exceeding one thousand ($1.000.00) dollars, at the discretion of the Judge of the Municipal Court of the Township of Southampton. Each day that a violation of this section occurs or continues after the time period for abatement has run shall be a separate violation under this section. In addition, the Township of Southampton may apply to the Superior Court of New Jersey for injunctive relief to prohibit a violation of this section. When emergency repairs are required, the construction official shall notify the chairperson of the commission or his designee, and a recommendation concerning the emergency repairs shall be made within 48 hours. The construction official may allow temporary repairs to an historic site prior to the commission's review when these repairs are necessary for the building's occupancy or for public safety. Such emergency repairs shall be made to conform to the provisions of this section within 90 days. 2-13.19 Protective Maintenance a. To assure the continued useful life of historic sites within Southampton the township committee hereby declares that maintenance is a high township priority. It is the intent of this section to complement the township's property maintenance code, both of which establish minimum maintenance standards to protect the public health, safety and welfare in all existing township structures. In furtherance of this purpose, historic sites shall be maintained free of outstanding maintenance code violations and maintained in accordance with the standards of subsection 2‑13.14 et seq., above. b. In the event that any historic site deteriorates to the point that, in the opinion of the construction office, the cost of correcting the outstanding violations of the property and implementing the standards set forth in subsection 2‑13.14 et seq., of this section exceeds 15 percent of the cost of replacing the entire site in which the violations occur, the construction official shall serve personally or by certified mail, return receipt requested, a notice to the owner of the historic site listing the violations, the estimated cost for their abatement and the replacement cost of the structure. If the owner does not take all necessary remedial action within 90 days or such extensions as the construction official grants, the township may, after such 90 days or any extensions thereof, center upon the property and abate such violations itself and cause the cost to become a lien on the property. c. Upon reviewing the notice, the owners shall correct the violations as listed by the construction official or may, within ten days, notify the construction official of his wish to have a formal hearing with, the commission as to the allegations and estimates set forth in the notice. d. If the owner does not request a hearing, the notice shall constitute an order to abate. If a hearing is requested, the administrative officer shall set a time and place for such hearing and shall notify the applicant by written notice. The construction official shall, within ten days of the hearing, serve the owner, with a written statement setting forth the commission's findings and conclusions. If under these findings and conclusions abatement is required, the date of the statement shall commence the time period for action as set forth in paragraph b. above. e. Thereafter if the owner does not comply, the township may enter into the premises and by use of township labor or outside contractors, or both, perform such work as is necessary to abate all cited violations. The township shall then certify the cost of such work, plus all administrative, clerical and legal costs and overhead attributable to the work. The Township committee may, by resolution, vote to cause the sum so certified to become a lien upon the property, payable with the next quarter's property taxes and, if not paid then, bearing interest at the same rate and collectible in the same manner as delinquent taxes.
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