The purpose of these provisions is to:
A.
Promote the retention of community character through preservation
of the local heritage by recognition and protection of historic and
cultural resources;
B.
Establish a clear process by which proposed changes affecting historic
properties are reviewed;
C.
Mitigate the negative effects of proposed changes affecting historic
properties;
D.
Encourage the continued use of historic properties and facilitate
their appropriate rehabilitation and adaptive reuse;
E.
Encourage the preservation of historic settings and landscapes;
F.
Discourage the demolition of historic resources;
G.
Utilize historic preservation as a tool for economic revitalization,
to promote the general welfare, education and culture of the Borough;
and
A.
Boundaries of the Historic Preservation District. The Historic Preservation
District shall be all those portions of Muncy Borough which are included
within the designated Historic Area approved as part of the community's
inclusion in the National Register of Historic Places on July 3, 1980.
For the purposes of this chapter, the Historic Preservation District
shall be an overlay to the existing underlying districts as shown
on the Borough's Official Zoning Map.[1] As such, the provisions of this district shall serve as
a supplement to the underlying district provisions. Where there happens
to be any conflict between the provisions of the Historic Preservation
District and those of any underlying district, the more restrictive
provisions shall apply.
[1]
Editor's Note: The Zoning Map is on file in the Borough offices.
B.
Covenants and easements. It is not the intent of these regulations
to repeal, abrogate or impair any existing covenants, easements or
deed restrictions which may have been in place prior to March 4, 2003,
the date of enactment of Ordinance No. 472, the Borough's original
Historic Preservation District provisions.[2]
[2]
Editor's Note: Such ordinance was superseded by the Zoning
Ordinance adopted 6-2-2009.
A.
Identification.
(1)
Buildings. All buildings located within the identified Historic Preservation
District shall be identified as historic resources based on their
potential contribution to the overall character and integrity of the
district. All such resources shall therefore be subject to the provisions
of this article.
(2)
Other historic resources. Other historic resources, including unimproved
lots or land areas, cemeteries and similar features situated within
the boundaries of the Historic Preservation District may also provide
a significant contribution to the integrity of an historic neighborhood.
As such, proposed alterations of these resources shall be subject
to the provisions of this article.
B.
Compliance. Change to any building located in an Historic Preservation
District, or other designated historic resource, shall occur only
when in compliance with the terms of this article and other applicable
regulations.
C.
Revisions. The specific identification of historic resources located within the Historic Preservation District may be revised by Borough Council from time to time in accordance with the procedure set forth in Article XIII of this chapter governing amendments to the Zoning Ordinance. All proposed revisions shall be submitted to the Borough Historic Commission and Borough Planning Commission for review and comment prior to consideration by Borough Council.
A.
General requirements. Zoning permits for alterations, additions, reconstruction or rehabilitation, visible from a public street, alley, public way or public property to any principal structure or any accessory structure enclosing more than 200 square feet of gross floor area located in the Historic Preservation District shall not be issued by the Zoning Officer prior to review and recommendations by the Borough Historic Commission, except as may be provided otherwise in § 286-73 of this chapter.
(1)
The definition of terms used in this article and not specifically
defined in this document shall be the definition contained in the
International Building Code or its successor.
(2)
No permit shall be required for repairs or maintenance of any building,
structure or grounds, provided such repairs do not change the use
or otherwise violate the provisions of this section.
B.
Historic preservation guidelines. Any proposed alteration, addition,
reconstruction or rehabilitation of any principal structure or any
accessory structure enclosing more than 200 square feet of gross floor
area located in the Historic Preservation District shall be in substantial
compliance with the most recent version of the Secretary of the Interior's
Standards for the Treatment of Historic Properties with Guidelines
for Preserving, Rehabilitating, Restoring and Reconstructing Historic
Buildings published by the U.S. Department of the Interior, National
Park Service. The Historic Commission shall utilize the following
standards as guidelines in evaluating requests for modifications to
existing buildings in the Historic Preservation District:
(1)
A property shall be used as it was historically or be given a new
use that requires minimal change to its distinctive materials, features,
spaces and spatial relationships.
(2)
The historic character of a property shall be retained and preserved.
The removal of distinctive materials or alteration of features, spaces
and spatial relationships that characterize a property shall be avoided.
(3)
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 elements from other historic
properties, shall not be undertaken.
(4)
Changes to a properties that have acquired historic significance
in their own right shall be retained and preserved.
(5)
Distinctive materials, features, finishes, and construction techniques
or examples of craftsmanship that characterize a property shall be
preserved.
(6)
Deteriorated historic features shall be repaired rather than replaced.
Where the severity of the deterioration requires replacement of a
distinctive feature, the new feature shall match the old in design,
color, texture, and, where possible, materials. Replacement of missing
features shall be substantiated by documentary and physical evidence.
(7)
Chemical or physical treatments, if appropriate, shall be undertaken
using the gentlest means possible. Treatments that cause damage to
historic materials shall not be used.
(8)
Archaeologic resources shall be protected and preserved in place.
If such resources must be disturbed, mitigation measures shall be
undertaken.
(9)
New additions, exterior alterations, or related new construction shall not destroy historic materials, features and spatial relationships that characterize the property. The new work shall be differentiated from the old and shall be compatible with the historic features, size, scale and proportion, and massing to protect the integrity of the property and its environment. (See also § 286-72 below for additional guidelines for new construction.)
(10)
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
will be unimpaired.
C.
Application procedures. Applications for any proposed alteration,
addition, reconstruction or rehabilitation shall comply with the provisions
of this section. The completed application shall be submitted to the
Borough Zoning Officer and shall include the following information:
(1)
A written description of the proposed alteration, addition, reconstruction
or rehabilitation; and, where applicable;
(2)
A site plan at a scale designated by the Zoning Officer;
(3)
A schematic architectural drawing(s) for proposed new construction
or building additions, showing exterior elevations from all visible
sides; and
(4)
A materials list and arrangements proposed for disposition of existing
materials.
A.
General requirements.
(1)
No principal structure nor any accessory structure enclosing more
than 200 square feet of gross floor area located in the Historic Preservation
District shall be demolished, removed or otherwise relocated without
a zoning permit. Demolition, removal or relocation of such a structure
shall be regulated as a special exception, thereby requiring approval
of the Borough Zoning Hearing Board.
(2)
No zoning permit authorizing demolition, removal or relocation shall
be issued prior to the recording of an approved subdivision or land
development plan for the property where the demolition, removal or
relocation is proposed, where such is applicable, nor prior to the
issuance of any necessary demolition approvals.
B.
Application procedures and content. An applicant for a special exception
to demolish, remove or relocate a building in the Historic Preservation
District shall submit the required application and application fee
to the Borough Zoning Officer, who shall forward a copy to the Historic
Commission for its review and comment. Following review by the Historic
Commission, the Zoning Officer shall forward the application to the
Borough Zoning Hearing Board for their consideration and action. The
following data and documentation shall also be included with any application
proposing to demolish, remove or relocate a building in the Historic
Preservation District:
(1)
A report from a structural engineer describing the structural condition
of the building proposed to be demolished, removed or relocated;
(2)
Documentation of all efforts to sell the property;
(3)
Recent interior and exterior photographs of the building proposed
for demolition, removal or relocation, acceptable to the Pennsylvania
Historic and Museum Commission;
(4)
Proposed arrangements for disposition of materials;
(5)
A time line for implementation of proposed use of the property;
(6)
The assessed value of the land and improvements thereon; and
(7)
Proof of record ownership.
C.
Additional required documentation. An applicant proposing to demolish,
remove or relocate a building in the Historic Preservation District
shall also provide credible evidence that:
(1)
The demolition, removal or relocation of the building in question
will not adversely affect the historic significance or architectural
integrity of neighboring historic buildings or the historic character
of the community.
(2)
There is no feasibility to continue the current use, or adaptive
reuse permitted by the underlying zoning district;
(3)
Other uses permitted within the underlying zoning district, either
as permitted uses, special exception uses or conditional uses, have
been denied or are not feasible due to constraints on the building
proposed to be demolished, removed or relocated from the property;
(4)
Adaptive use opportunities do not exist due to constraints related
to the building proposed to be demolished, removed or relocated or
the lot on which it is to be located;
(5)
The proposed new building, structure or use of the property will
not adversely affect the historic character or architectural integrity
of the neighboring historic properties, the neighborhood or the community;
and
(6)
That the applicant has not contributed to the existing conditions,
either through neglect or prior renovation, conversion, alteration
or similar physical action.
A.
General requirements. No zoning or building permit shall be issued for the construction of a new or replacement building or buildings on a vacant parcel located in the Historic Preservation District until such proposed construction has been reviewed by the Borough Historic Commission in accordance with the procedures set forth in § 286-73 below.
B.
Design guidelines. New construction in the Historic Preservation
District shall be considered appropriate if it is compatible with
the scale and basic design elements of adjacent and surrounding buildings.
The intent is not to require or encourage new buildings to look like
old buildings, but to assure pleasing and harmonious relationships
between old and new that will maintain and strengthen the architectural
character of the Historic District. The following design guidelines
shall be considered in the evaluation of the appropriateness of new
construction:
(1)
No new building shall exceed the height of the tallest adjacent building
by more than 10%. Further, new buildings shall be constructed to a
height within 10% of the average height of adjacent buildings.
(2)
The relationship between the height and width of the front elevation
of a new building shall be within 10% of the average proportions of
adjacent buildings.
(3)
The relationship of height to width of windows and doors of a building
shall be within 10% of the proportions of windows and doors of adjacent
buildings.
(4)
The rhythm of solids to voids in the front facade of a building shall
be similar to adjacent buildings.
(5)
Basement sill lines and header and sill lines of a building shall
follow the horizontal lines of adjacent buildings.
(6)
Setbacks and side yards of new buildings shall be similar to those
on adjacent parcels. Placement of sidewalks and projections of porches
shall be similar to adjacent buildings.
(7)
The shape, style and material of the roof of a new building shall
be similar to the roofs of adjacent and surrounding buildings.
(8)
Building materials shall be compatible with materials commonly used
within the historic district.
(9)
The use of specific architectural elements and details such as porches,
dormers, cornices, brackets, balustrades and the like shall be used
to strengthen the relationship of new construction to the existing
architecture of the district. However, such detailing shall not be
considered sufficient if the structure is not related to its surroundings
in terms of massing, rhythm and proportions.
(10)
The use of plant materials that are traditional in the district
shall be encouraged. Similarly encouraged shall be the use of paving
and fence materials that are traditional in the district.
A.
General procedures. No zoning permit shall be issued for the erection,
reconstruction, alteration, restoration, demolition or razing of any
building within the Historic Preservation District except in accordance
with all applicable requirements of this article. This section outlines
the general process for considering and deciding upon proposed applications
in the Historic Preservation District.
B.
Administrative review. All provisions set forth in § 286-94 of this chapter regarding the issuance of zoning permits (including exemptions) shall apply to proposals for the erection, construction, reconstruction, alteration or restoration of a building, structure or land located in the Historic Preservation District.
C.
Historic Commission review process. The following process shall be
observed by the Historic Commission when reviewing applications for
any proposed alteration, addition, reconstruction or rehabilitation
of a building or for any new construction in the Historic Preservation
District where such is deemed appropriate by the terms of this article.
(1)
Completed applications must be received seven days before the next
regularly scheduled meeting of the Historic Commission to be placed
on the agenda for review at that meeting.
(2)
At the time the completed application is submitted, the applicant
will be notified of the expected date, time and place at which the
Historic Commission will review the application. The applicant will
be encouraged to attend to explain the application.
(3)
When reviewing applications for modifications to existing buildings in the Historic Preservation District, the Historic Commission shall use the most current version of the Secretary of the Interior's Standards for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings as guidelines. (See § 286-70B above for a listing of said guidelines.) When reviewing applications for new construction, the Commission shall use the design guidelines set forth in § 286-72B, above. Any proposed work requiring a zoning permit shall be in substantial compliance with the applicable guidelines.
(5)
The Historic Commission's recommendations shall be in writing
and shall include findings of fact related to the specific proposal
and shall set forth the reasons for the recommendation for approval,
with or without conditions, or for denial.
(6)
The Zoning Officer shall review the recommendations of the Historic
Commission and shall take action upon the permit application in accordance
with the provisions of this chapter and the Pennsylvania Municipalities
Planning Code[1] and within the time limits set forth in this chapter.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
The subdivision of an historic property shall be accomplished
in such a manner that the resulting lot(s) are of adequate size and
configuration to preserve the integrity of the setting of the resource.