§ 16-124. Review of exterior alterations.

(a)

Purpose. The purpose of reviewing alterations to historic resources is to encourage the preservation of characteristics which led to its designation as a historic resource. Review is required for all exterior alterations or additions to historic resources.

(b)

Exemptions from review. Historic review is not required for interior alterations or for repair, maintenance, and replacement with comparable materials, or a change in paint color, nor is review required where there is no change in appearance or material composition, from the existing structure.

(c)

Criteria for approval of alteration. For all other requests, the Commission must find that one of the following criteria has been met in order to approve an alteration request:

(1)

The proposed alteration will cause the structure to more closely approximate the historical character, appearance or material composition of the original structure than the existing structure; or

(2)

The proposed alteration is compatible with the historic characteristics of the area and with the existing structure in massing, size, scale, materials and architectural features.

(d)

Use of standards as guidelines. The Commission shall use the Secretary of the Interior's standards of rehabilitation, listed in subsection (e) of this section, as guidelines in determining whether the proposed alteration meets the review criteria.

(e)

Standards. The following standards are to be applied to rehabilitation projects in a reasonable manner, taking into consideration economic and technical feasibility:

(1)

A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining exterior characteristics of the building and its site and environment.

(2)

The historic character of a property shall be retained and preserved. The removal of historic material or alteration of features and spaces 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 of architectural elements from other buildings, shall not be undertaken.

(4)

Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.

(5)

Distinctive features, finishes and construction technique or examples of craftsmanship that characterize a historic property shall be preserved.

(6)

Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical or pictorial evidence.

(7)

Chemical or physical treatments, such as sandblasting, that cause damage to historic material shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.

(8)

Significant archeological resources affected by a project shall be protected and preserved. 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 that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale and architectural features to protect the historic integrity of the property and its environment.

(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 would be unimpaired.

(f)

Conditions of approval. In approving an alteration request, the city may attach conditions which are appropriate for the promotion and/or preservation of the historic or architectural integrity of the historic resource. All conditions must relate to a review criteria.

(Prior Code, § 27.030; Code 2006, § 15.8.8; Ord. No. 1254, § 1(part), 1992)