Effective on: 1/1/1901

1. A.
   To safeguard the City’s heritage by encouraging the protection of landmarks representing significant elements of its history;
2. B.
   To foster civic and neighborhood pride and a sense of identity based on an appreciation of the City’s past and the recognition and use of historic resources;
3. C.
   To enhance the visual character of the City by preserving diverse architectural styles reflecting phases of the City’s history and by encouraging complementary contemporary design and construction;
4. D.
   To strengthen the economy of the City by protecting and enhancing the City’s attractions to residents, tourists, and visitors;
5. E.
   To stabilize and improve property values within the City by recognizing historic landmarks and by protecting areas of historic buildings from encroachment by incompatible designs;
6. F.
   To promote the enjoyment and use of historic resources appropriate for the education and recreation of the people of the city;
7. G.
   To integrate the preservation of historic resources and the extraction of relevant data from such resources into public and private land management and development processes;
8. H.
   To conserve valuable material and energy resources by ongoing use and maintenance of the existing built environment; and
9. I.
   To take whatever steps are reasonable and necessary to safeguard the property rights of owners whose property is declared to be a landmark. (Ord. 98-1186 §4, 11/10/98)

Effective on: 1/1/1901

Effective on: 1/1/1901

1. A.
   Study, review, conduct public hearings, and make decisions regarding proposed designations and removal of designations of landmarks.
2. B.
   Maintain a register of landmarks within the City.
3. C.
   Determine an appropriate system of markers for landmarks.
4. D.
   Adopt application and submittal requirements for Certificates of Appropriateness to alter, restore, demolish, remove, or relocate any landmark.
5. E.
   Review and render decisions regarding all alteration, restoration, demolition, removal, and relocation proposals related to landmarks in conjunction with applications for Certificates of Appropriateness pursuant to this Chapter.
6. F.
   Develop, or cause to be developed, and recommend to the City Council a program of incentives for preservation of historic resources. (Ord. 98-1186 §4, 11/10/98)

Effective on: 1/1/1901

1. A.
   It exemplifies or reflects special elements of the City’s cultural, social, economic, political, aesthetic, engineering, or architectural history; or
2. B.
   It is identified with persons or events significant in local, state, or national history; or
3. C.
   It embodies distinctive characteristics of a style, type, period, or method of construction, or is a valuable example of the use of indigenous materials or craftsmanship; or
4. D.
   It is representative of the notable work of a builder, designer, or architect; or
5. E.
   Its unique location or singular physical characteristic(s) represents an established and familiar visual feature or landmark of a neighborhood, community, or the City. (Ord. 98-1186 §4, 11/10/98)

Effective on: 1/1/1901

Effective on: 1/1/1901

Effective on: 1/1/1901

Effective on: 1/1/1901

Following the public hearing, but within no more than 70 days from the date of the initial hearing, the Council shall decide to approve, in whole or in part, or disapprove the designation. All decisions to approve or disapprove designations shall be made by resolution, and shall set forth the findings and reasons relied upon in making the determination. The time limit for making a decision may be extended at the request or with the concurrence of the applicant(s). (Ord. 98-1186 §4, 11/10/98)

Effective on: 1/1/1901

Effective on: 1/1/1901

Effective on: 1/1/1901

1. A.
   Application. An application shall be filed by the applicant with the City Clerk.
2. B.
   Application Materials. Such application shall be accompanied by such materials as are required by the Community Development Department that are reasonably necessary for the proper review of the proposed project.
3. C.
   Noticing.

   1. 1.
      Minor alterations. No public noticing shall be required for applications for Certificates of Appropriateness involving only minor alterations.
   2. 2.
      All applications other than minor alterations. For applications involving other than minor alterations, public notice shall be provided pursuant to Section 17.68.050 of the Zoning Ordinance.
4. D.
   Economic Hardship. In cases where the applicant intends to seek approval on the basis of economic hardship, the following material shall be submitted as part of the application:

   1. 1.
      For all property:

      1. a.
         For-profit or not-for-profit corporation, limited partnership, joint venture, or other method;
      2. b.
         The amount paid for the property, the date of purchase and the party from whom purchased, including a description of the relationship, if any, between the owner and the person from whom the property was purchased;
      3. c.
         Remaining balance on any mortgage or other financing secured by the property;
      4. d.
         Estimated market value of the property both in its current condition, and after completion of the proposed demolition, relocation, or removal, to be presented through an appraisal by a qualified professional expert;
      5. e.
         A report from a licensed engineer or architect with experience in rehabilitation as to the structural soundness of the structure and its suitability for rehabilitation;
      6. f.
         An estimate from an architect, developer, real estate consultant, appraiser, or other real estate professional experienced in rehabilitation as to the economic feasibility or reuse of the existing structure on the property;
      7. g.
         The assessed value of the land and improvements thereon according to the two most recent assessments;
      8. h.
         Real estate taxes for the previous two (2) years;
      9. i.
         Annual debt service, if any, for the previous (2) two years;
      10. j.
          All appraisals obtained within the previous two (2) years by the owner or applicant in connection with his purchase, financing or ownership of the property.
      11. k.
          All listing of the property for sale or rent, price asked and offers received, if any, and
      12. l.
          Any consideration by the owner as to profitable adaptive uses for the property.
   2. 2.
      For income-producing property:

      1. a.
         Annual gross income from the property for the previous two (2) years;
      2. b.
         Itemized operating and maintenance expenses from the previous two (2) years;
      3. c.
         Annual cash flow, if any, for the previous two (2) years.
5. E.
   Review of Applications Involving Minor Alterations. Applications for Certificates of Appropriateness involving only minor alterations shall be reviewed by the Director of Community Development Department, subject to the following provisions:

   1. 1.
      The Director shall complete his/her review and mail notice to the applicant within 30 days of the date of the acceptance of a completed application of his/her decision to approve or conditionally approve the application or to forward the application to the Council for a decision. The notice of decision shall state the findings and reasons relied upon in reaching the decision. The time limit for Director action may be extended upon the request or with the concurrence of the applicant.
   2. 2.
      Where the decision of the Director is to conditionally approve the application, the decision of the Director shall be final and conclusive unless, within 12 days of the date of notice of the decision, the applicant files with the Planning Division a written appeal setting forth all the points of disagreement with the Director.
   3. 3.
      Where the application has been forwarded or appealed to the Council, the application shall be heard by the Council at its next available regular meeting, and the Council shall complete its review and render a decision to approve, approve with conditions, or deny a Certificate of Appropriateness within 45 days of the initial hearing. Decisions of the Council shall be in writing and shall state the findings and reasons relied upon in reaching the decision.
6. F.
   Review of Other Applications. Applications for Certificates of Appropriateness other than for minor alterations shall be reviewed by the Council, subject to the following provisions:

   1. 1.
      The Council shall complete its review and make a decision within 75 days of the date of the acceptance of a completed application. The time limit for Council action may be extended (1) upon the request or with the concurrence of the applicant; or (2) for failure of the applicant to provide any reasonable additional information or material requested by the Council during the course of its review.
   2. 2.
      Decisions of the Council shall be in writing and shall state the findings and reasons relied upon in reaching the decision.
   3. 3.
      For applications for all work other than to demolish or remove a landmark or structure, the Council shall decide to approve, approve with conditions, or deny a Certificate of Appropriateness.
   4. 4.
      For applications to wholly or partially demolish or remove a landmark, the Council shall decide to approve a Certificate of Appropriateness or to initiate a period of delay prior to granting approval. The delay of approval shall not exceed ninety (90) days. The length of the delay shall be determined in accordance with its intended purpose (e.g. compiling photographic records or arranging for removal to another site). The Council may extend any period of delay for up to an additional ninety (90) days for good cause, except in cases where it has determined a condition of economic hardship to exist. If no alternative arrangements have been completed by the expiration of the period of delay or any extension thereof, a Certificate of Appropriateness shall be issued without the need for further action by the Council.
   5. 5.
      For applications seeking approval on the basis of a finding of economic hardship, the Council shall first review the application on the basis of criteria contained in Section 17.53.170(D). If the applicable conditions are determined to not exist, then the application shall be reviewed on the basis of the criteria contained in Sections 17.53.170 (A)-(C). Prior to making a final determination in such cases, the Council shall have the authority to invoke a period of delay. Such a period of delay shall not exceed sixty (60) days. During this delay, the Council shall investigate alternative means to allow for a reasonable use or return from the property or to otherwise preserve the property. (Ord. 98-1186 §4, 11/10/98)

Effective on: 1/1/1901

1. A.
   In the case of a landmark, the proposed work (other than demolition or removal);

   1. 1.
      Conforms to the prescriptive standards adopted by the Council; and
   2. 2.
      Will not detrimentally alter, destroy or adversely affect any exterior improvement or exterior architectural feature and
   3. 3.
      Will retain the essential elements that make the resource significant.
2. B.
   In the case of construction of a new building, structure, or improvement on a site where a landmark is located:

   1. 1.
      The exterior of such improvements will not adversely affect and will be compatible with the external appearance of the existing designated improvements, buildings and structures on such site.
3. C.
   In the case of the whole or partial demolition or removal of a landmark:

   1. 1.
      The structure and/or site is a hazard to public health or safety and repairs or stabilization are not physically possible; or
   2. 2.
      The site is required for a public use which will be of more benefit to the public than the historic resource, and there is no feasible alternative location for the public use; or
   3. 3.
      Removal of the resource to another site is not feasible or practical; or
   4. 4.
      For a partial demolition or removal, such action will not result in the loss of the essential elements that make the resource significant; or
   5. 5.
      Any imposed delay of approval or extension thereof has expired.
4. D.
   In the case where the applicant has requested consideration for approval on the basis of economic hardship:

   1. 1.
      It is not feasible to remove the resource to another site or otherwise preserve it; and
   2. 2.
      The denial of the proposed work will work an immediate and substantial hardship on the applicant because of conditions peculiar to the particular improvement; and
   3. 3.
      The property cannot be put to a reasonable use or the owner cannot obtain a reasonable economic return therefrom without approval of the proposed work. (Ord. 98-1186 §4, 11/10/98)

Effective on: 1/1/1901

Effective on: 1/1/1901

Effective on: 1/1/1901

Effective on: 1/1/1901

Effective on: 1/1/1901

Effective on: 1/1/1901