Chapter 17.77 — HISTORIC DESIGN REVIEW

This Chapter establishes procedures for the comprehensive review of development to implement the requirements of the Historic Commercial (hc) Zone and the goals and policies of the General Plan.

• A. When required. All projects that require a land use or building permit or will affect the exterior appearance of any building or property within the HC zone shall be subject to Historic Design Review in compliance with this Chapter. In addition, public projects such as sidewalk installation, traffic circle installation, and other streetscape and pedestrian / bicycle improvement projects within the HC district shall be subject to Historic Design review.

• B. Building permits. No building permit shall be issued for any project until the project has been evaluated through the Historic Design Review process, and a Certificate of Appropriateness has been granted, and the appropriate land use permit has been issued.

• A. Commencement of review. The Historic Design Review process is initiated when the City Planner receives a complete application. The application package shall include all plans, elevations, specifications, sample materials, signage, etc. as specified in the application and any additional information required by the City Planner in order to conduct a thorough review of the proposed project. The materials in the application should be of presentation quality.

• B. Review with other permits. Historic Design Review for projects that require the approval of a discretionary permit (e.g. Conditional Use Permit, Variance, etc.) shall occur concurrently with the review of the discretionary permit application, and the final determination shall be made by the highest level of review authority acting on the project application. The City Planner shall prepare a report for the review authority outlining the findings and any conditions relating to the Historic Design Review prior to the review authority's consideration of the project. The report containing findings and any conditions shall also be forwarded to the applicant prior to consideration by the review authority.

• C. Review by Design Review Committee. The Historic Design Review application shall be forwarded to the Design Review Committee (DRC) for review. The DRC shall review the application in accordance with the requirements of this Chapter and the Historic Design Guidelines and forward a recommendation of approval, conditional approval, or denial to the City Planner. The City Planner may exempt applications from review by the DRC if the application is minor in nature or a quorum of the DRC cannot be called within a reasonable period of time for the City Planner to review the land use permit within the time limits imposed by this Development Code.

• D. Factors to be considered. In conducting a Historic Design Review for a particular project, the City Planner shall consider the location, design, site plan configuration and the overall effect of the proposed project upon surrounding properties in general. Historic Design Review shall be conducted by comparing the proposed project to applicable General Plan policies, adopted development standards, Historic Design Guidelines, and other applicable ordinances of the City.

• E. Reference to Historic Design Guidelines. In reviewing projects subject to the requirements of this Section, the City Planner shall refer to Chapter 17.20.080 (Historic Corridor (hc) Overlay) in order to provide guidance to applicants seeking to comply with the requirements of this Chapter.

• F. Action, conditions. The City Planner may approve or recommend approval of a Certificate of Appropriateness in accordance with Section 17.77.040 (Findings and Decision for Certificate of Appropriateness). The City Planner may impose conditions to ensure that the project would meet all of the required findings. Conditions may relate to both on-and off-site improvements that are necessary to mitigate project-related impacts, and to carry out the purpose and requirements of the respective zoning district.

ccordance with Section 17.77.040 (Findings and Decision for Certificate of Appropriateness). The City Planner may impose conditions to ensure that the project would meet all of the required findings. Conditions may relate to both on-and off-site improvements that are necessary to mitigate project-related impacts, and to carry out the purpose and requirements of the respective zoning district.

• G. Revised plans. Where conditions are imposed that may substantially alter a proposed project, the applicant may be requested to submit revised plans at the discretion of the City Planner.

• A. Approval. The City Planner or review authority may grant a Certificate of Appropriateness with or without conditions, only if all of the following findings can be made:

  1. The project, including its character, scale and quality of design, is consistent with the purpose of this Chapter, and all applicable development standards and historic design guidelines;

  2. With regard to a designated historic resource, the proposed work will neither adversely affect the significant architectural features of the designated historic resource nor adversely affect the character of historical, architectural, or aesthetic interest or value of the designated resource and its site;

  3. With regard to any property located within the Historic Commercial Zone, the proposed work conforms to the Historic Design Guidelines for the district and does not adversely affect the character of the district;

  4. In case of construction of a new improvement, addition, building, or structure upon a designated historic resource site, the exterior of such improvements will not adversely affect and will be compatible with the use and exterior of existing designated historic resources, improvements, buildings, natural features, and structures on said site.

  5. The proposed project is consistent with the General Plan.

• B. Denial. A denial of a Certificate of Appropriateness shall be accompanied by a statement of the reasons for denial. The City Planner shall make recommendations to the applicant concerning changes, if any, in the proposed action that would cause the City Planner to reconsider its denial and shall confer with the applicant and attempt to resolve as quickly as possible the differences between the owner and the City Planner. The applicant may resubmit an amended application or reapply for a building or demolition permit that takes into consideration the recommendations of the City Planner.

• A. All work performed under a Building Permit for which project drawings and plans received a Certificate of Appropriateness shall conform to the approved drawings and plans and any conditions of approval.

• B. Any modifications to or deviations from the drawings and plans approved under this Chapter shall be approved by the City Planner. In the case of a discretionary permit, the City Planner may approve minor modifications but the original review authority shall review and approve any major modifications.