Application requirements for demolition of historic resources.
(a) The applicant shall submit to the Township an application for a demolition permit. All applications for demolition shall be reviewed against the Historic Resource Inventory and Map. If the application concerns the demolition of a Class 1 or Class 2 historic resource, the Zoning Officer shall be directed not to issue the permit and shall inform the applicant to comply with the following procedures and requirements of this section, as applicable.
(b) In addition to the applicable requirements under the Township Building and Fire Codes, any applicant seeking a permit to demolish an historic resource shall submit the following information regarding that resource:
[1] Owner of record.
[2] Classification of historic resource on the Historic Resource Inventory and Map.
[3] Recent photographs of the resource proposed for demolition.
[4] A site plan showing all buildings and structures on the property.
[5] Reasons for demolition.
[6] Method of demolition.
[7] Proposed use for the site, timeline for implementation of proposed use for the site, and proposed disposition of materials from the demolished site, including the reuse and recycling of materials.
[8] Alternatives which the applicant has considered prior to demolition, in the form of a concept plan or sketch plan.
Review process for demolition permits.
(a) The Zoning Officer shall notify the Historical Commission of the application for demolition upon acceptance of a properly completed application, including the necessary filing fee.
(b) Within 30 days of receipt of a complete application for demolition from the Zoning Officer, at its next regular meeting or a special meeting, the Historical Commission shall review the application for demolition. The applicant will be notified of the meeting and encouraged to present evidence or testimony pertaining to the demolition. In reviewing the application, the Historical Commission shall take into account the following:
[1] The effect of demolition on the historical significance and architectural integrity of the historic resource in question and neighboring historic resources, and on the historic character of the neighborhood or district in which the historic resource is located. In the instance of a requested/proposed demolition, the applicant shall provide a historic report produced by a certified architectural historian that document the former occupants' history and architectural features of the buildings and structures. A copy of the historic report, including photographs, architectural drawings, etc., shall be provided to the Historical Commission at least one week prior to the public meeting to review the application.
[2] Economic feasibility of continuing the existing use or of adaptively reusing the resource proposed for demolition.
[3] Alternatives to demolition of the resource, in the form of a concept plan or sketch plan.
[4] Whether the applicant has demonstrated that they have considered alternatives to demolition.
[5] Whether the resource has been intentionally neglected.
(c) Recommendation of the Historical Commission. The Historical Commission shall make its written recommendation to the Board of Supervisors either recommending approval of the demolition application as submitted, or recommending approval of the application with conditions. The Historical Commission may recommend to use the following time periods to provide adequate opportunity for documentation of the resources as set forth below, for the applicant to prepare a financial analysis as set forth below, and/or to engage in discussion about alternatives to demolition with the applicant. The Historical Commission shall make every effort to communicate to the applicant the historical significance of the historic resource, its significance to the Township, and alternatives to its demolition, with the direct public input from the Historical Commission.
[1] Class 1 historic resources: a period not to exceed 90 days.
[2] Class 2 historic resources: a period not to exceed 60 days.
(d) Recommendation of the board of supervisors. Within 30 days of receiving the recommendation from the Historical Commission, the Board of Supervisors shall consider the application at a public meeting, together with the recommendation from the Historical Commission, and vote either to approve the application as submitted, approve the application with changes, or defer their decision affording a delay of demolition for up to the periods specified above. The applicant shall be notified at least 10 days prior to the date of the public meeting and shall have the opportunity to present reasons for filing the application. Within five days of making its decision, the Board of Supervisors shall provide written communication of its decision to the applicant, the Historical Commission, and the Zoning Officer.
(e) Issuance of a demolition permit. Where the Board of Supervisors acts to approve the application, it shall authorize the Zoning Officer to issue the permit. Where the approval is authorized to be granted with conditions, the Zoning Officer shall be authorized to issue a permit upon receipt from the applicant of written acceptance of those conditions.
(f) Documentation. Prior to the issuance of a demolition permit, the applicant may be required at the discretion of the Board of Supervisors to provide documentation of the Class 1 historic resource proposed for demolition. Such documentation shall include:
[1] Historical data, survey information, and other data provided by local, state, and federal historic preservation organizations and other agencies.
[2] Photographs.
[3] Floor plans.
[4] Measured drawings.
[5]Archeological survey by a certified archaeological historian, if recommended by the Historical Commission as appropriate.
[6] Other available comparable forms of documentation.
(g) Financial analysis. In cases where there is claim that demolition of a Class 1 historic resource is necessary due to financial hardship or the lack of a economically reasonable alternative for reuse, the applicant may be required at the discretion of the Board of Supervisors, during the period of the delay of demolition, to prepare a financial analysis, which shall include any or all of the following information:
[1] Amount paid for the property, date of purchase and party from whom purchased.
[2] Assessed value of the land and improvements thereon, according to the most recent assessment.
[3] For depreciable properties, a pro forma financial statement prepared by an accountant or broker of record.
[4] All appraisals obtained by the owner in connection with the purchase or financing of the property, or during the ownership of the property, prepared by an MAI Appraiser.
[5] Bona fide offers of the property for sale or rent, price asked, and offers received, if any.
[6] Any consideration by the owner as to profitable, adaptive uses for the property, and any other practical uses, as well as incentives which could be offered by the Township to preserve the historic resource and any input from preservation organizations.
[7] Written estimates of the cost of rehabilitation from a professional restoration contractor. The Historical Commission may recommend an independent evaluation of the soundness of the structure and costs of renovation, paid by the Township and the Township reimbursed by the applicant.
(h) Final recommendation on demolition by the Historical Commission. Prior to or at the end of the expiration of the 90 (for Class I) or 60 (for Class II) day review period, the Historical Commission may recommend approval of the demolition permit or, where the Historical Commission does not believe that the applicant has proven hardship, may recommend denial of the application. In such cases, the Historical Commission shall make a written report to the Board of Supervisors setting forth reasons for its recommendation and the evidence considered.
(i) Final decision on demolition by the Board of Supervisors. The Board of Supervisors shall act upon the application for demolition within or at the 90 (for Class I) or 60 (for Class II) day review period, whether or not it receives a recommendation from the Historical Commission, and shall vote either to approve the application, to approve the application with changes, or to deny the application. Within 14 days of making its decision, the Board of Supervisors shall provide written communication to the applicant, the Zoning Officer, and the Historical Commission.
(j) Any costs incurred by the Historical Commission, as agreed to by the applicant, to review plans or studies submitted by the Historical Commission's consultant specifically retained for this purpose shall be reimbursed to the Township by the applicant.
