Any structure listed in the comprehensive plan inventory of significant historic resources, as listed in this section and any subsequent structures added to the inventory, shall comply with the alteration and demolition requirements of this chapter.

(Ord. 339 § 4, 2006: Ord. 273 § 4.010, 1998)

A permit is required for alteration or demolition of any historic structure.

A.

Alteration as governed by this chapter means any addition to, removal of, or change in the exterior of a structure and shall include modification of the surface texture, material, or architectural detail of the exterior part of the structure but shall not include paint color.

B.

Nothing in this chapter shall be construed to prevent the ordinary maintenance or repair of any exterior architectural feature on any property covered by this chapter that does not involve a change in design, material or external appearance thereof. Nor does this chapter prevent the construction, reconstruction, alteration, restoration, demolition, or removal of any such feature when the building official determines that such emergency action is required for the public safety due to an unsafe or dangerous condition. Prior to such emergency action, notification shall be provided to the planning commission.

C.

A permit is not required under this chapter for alteration of a structure when review of the proposed alteration is required by an agency of the state or federal government.

(Ord. 273 § 4.020, 1998)

A.

Application. A property owner or his or her authorized agent may initiate a request for a permit for alteration or demolition of an historic structure by filing an application with the city recorder in accordance with the provisions of Section 17.64.060 of this title.

B.

Hearing and Action on a Historic Structure Alteration or Demolition Application. Before the planning commission may act on a historic structure alteration or demolition application, it shall hold a public hearing thereon in accordance with the provisions of Sections 17.64.080 and 17.64.090 of this title. The public hearing shall be held within forty-two (42) days of the acceptance of the application by the city recorder. Hearing notice shall also be provided to the State Historic Preservation Office. After the public hearing is closed, the planning commission shall take action on the request in accordance with the provisions of Sections 17.40.040 and 17.40.050 of this chapter.

(Ord. 273 § 4.030, 1998)

A.

The decision of the planning commission shall be based on the criteria established in Section 17.40.050 of this chapter.

1.

The planning commission shall render a decision on an application within thirty-five (35) days of closure of the hearing;

2.

A copy of the decision shall be mailed to the applicant, the owners of the affected property, and other persons specifically requesting such notification within seven days following the decision.

B.

The planning commission shall take one of the following actions.

1.

Alteration. In the case of an application for alteration of an historic structure the planning commission shall:

a.

Approve the request submitted; or

b.

Approve the request with modifications, conditions or recommendations; or

c.

Deny the request.

2.

Demolition. In the case of an application for demolition of an historic structure, the planning commission shall either:

a.

Allow immediate issuance of the permit; or

b.

Require delay of issuance of the permit for up to ninety (90) days. During this period, the planning commission shall attempt to determine if public or private acquisition and preservation is feasible or if other alternatives are possible which could be carried out to prevent demolition of the site or structure.

(Ord. 273 § 4.040, 1998)

The decision to approve or deny any alteration or demolition permit for historic structures shall be based on the following criteria.

A.

Alteration. To preserve the historic architectural integrity and provide for building safety, alteration requests shall be based on applicable state and local codes and ordinances related to building, fire, and life and safety and the following criteria.

1.

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 or distinctive architectural features should be avoided when possible;

2.

All buildings, structures, and sites shall be recognized as products of their own time. Alterations that have no historical basis shall be discouraged;

3.

Changes which 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 shall be recognized and respected;

4.

Distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure, or site shall be treated with sensitivity;

5.

Deteriorated architectural features shall be repaired rather than replaced, whenever possible. In the event replacement is necessary, the new material should match the material being replaced in composition, 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 the availability of different architectural elements from other buildings or structures;

6.

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.

B.

Demolition. The planning commission shall authorize immediate issuance of a demolition permit if it finds all of the following.

1.

The structure cannot be economically rehabilitated;

2.

A program or project does not exist which may result in preservation of the structure;

3.

Delay of the permit would result in unnecessary and substantial hardship to the applicant;

4.

No other reasonable alternative to demolition exists.

(Ord. 273 § 4.050, 1998)