Exhibit 3 - Historic Demolition

8/8/2019 Exhibit 3 - Historic Demolition

1/14

Exhibit 3

CDC for Demolition of Historic Structures Page 1 of 14

Certificate of Design Compliance

3.13.010 Applicabil ity

A. PursuanttotheauthoritygrantedtotheCitybyTexasLocalGovernmentCodeChapter211and

theCityCharter,aCertificateofDesignComplianceisrequiredinthefollowingcircumstances

beforethe

commencement

of

development

within

or

work

upon

any

building

or

structure

located

withindesignatedareasoftheCity:

1. WheneversuchworkordevelopmentrequiresSitePlanrevieworanyotherpermitor

approvalissuedunderthisChapter;or

2. Wheneversuchworkincludestheerection,moving,demolition,reconstruction,restorationor

alterationoftheexteriorofanystructureorsite,exceptwhensuchworksatisfiesallthe

requirementsofordinarymaintenanceandrepairasdefinedinSection16.02,Definitions.

B. ACertificateofDesignComplianceisrequiredfordevelopmentwithinthefollowingareasofthe

City:

1. AnyHistoricOverlayDistrict2. TheDowntownOverlayDistrict3. TheOldTownOverlayDistrictresidential,commercial,orvacantpropertiesusedasor

changingtocommercialuses

4. AnyHighPrioritybuildingorstructureonthelistedListofPriorityStructuresproposedfor

demolitionorrelocation.

5. AnyadditionornewconstructionintheOldTownOverlayDistrictrequiringCertificateofDesignComplianceapprovalpursuanttoSection4.09.030.B.

C. NoBuilding

Permit

shall

be

issued

by

the

Building

Official

for

any

structure

or

site

located

within

aHistoricOverlayDistrictorotherapplicableOverlayDistrictuntiltheapplicationforsuch

permithasbeenreviewedbytheHistoricandArchitecturalReviewCommissionandaCertificate

ofDesignCompliancehasbeenapprovedbytheHARC.

D. Certificate of Design Compliance for Demolition

1. NobuildingorstructurewithintheDowntownOverlayDistrict,OldTownOverlayDistrictoranyotherHistoricOverlayDistrict,orontheListofHighPriorityStructuresshallbe

demolishedorrelocatedunlesssuchdemolitionorrelocationisapprovedbytheHistoricand

ArchitecturalReviewCommissionandaCertificateofDesignComplianceforsuchdemolition

hasbeengranted. However,thisauthorityshallnotsupersedetheBuildingOfficials

authorityunder

Chapter

15.40,

Dangerous

Building

Ordinance,

of

the

Georgetown

MunicipalCode.

2. Demolition or Relocation Delay Period for CDC Issuance

IfHARCdoesnotapprovetheCDCforademolitionorrelocationrequestattheinitial

Hearingthenthedelayprocessnotedbelowwillcomeintoplay:

a. Demolitionorrelocationofalow,mediumorhighprioritystructurerequiresadelay

periodpriortotheissuanceofaCertificateofDesignCompliance(CDC)asfollows:


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Exhibit 3


i. Lowprioritystructuresshallrequireadelayperiodofupto175days;

ii. MediumorHighprioritystructuresshallrequireadelayperiodofupto365days;and

iii. PropertiesinvolvedinaDemolitionbyNeglectcasewillautomaticallyreceivea365

daydelayperiod,seeSections4.08.010.F,4.09.020.Fand4.10.010.GfortheDemolition

by

Neglect

regulations.

b. Thisdelayperiodshallbeinitiatedfromthedateofthepublichearingtoallowforan

attempttofindanalternativetodemolitionorrelocationofthestructure.

c. Duringthistimeperiod,theapplicantshallberequiredtoaddressthecriterialistedin

Section3.13.050below.

d. ThecaseshallbeplacedonthefirstHARCagendaforanotherpublichearingwith

requirednotice,whichfallsaftereitherthedelayperiodor,ifearlierthecompletionofthe

criteriainSection3.13.050,forFinalActionontheapplicationforCDC. Iftheapplicant

hasfailedtocomplywithSection3.13.050,theCDCwillbedenied.

e.If

no

alternative

to

demolition

or

relocation

has

been

found

and

the

applicant

has

complied

withSection3.13.050,aCertificateofDesignCompliancefordemolitionorrelocationshall

beissuedbytheHARC.

3. IfastructureisdemolishedorrelocatedwithoutCDCapprovalbyHARC,noadditionalHARCapprovalorbuildingpermitmaybeissuedforthepropertyforaperiodof365days.

Anypersonwhoremovesastructure,accidentallyorotherwise,inviolationofthisChapter

andwithoutCDCapprovalshallberequiredtopayacivilpenaltyintheamountof$5,000for

eachstructureremoved. Editorsnote: ThisisthesamefineasidentifiedinthetreeprotectionsectionofUDC.

2. No Certificate of Design Compliance shall be approved for demolition or removal of any structure,except in accordance with the Dangerous Buildings provisions of Section 15.40 of the Georgetown

Municipal Code, until there is an approved Certificate of Design Compliance and/or Site Plan

addressing what will be developed on the site after the demolition or removal.

E. Definitions

DefinitionsarethoseintheDesignGuidelinesfortheDowntownOverlayDistrictandinthe

HistoricResourcesSurveyofGeorgetown,Texas.

HighPriority.AnystructuredesignatedahighpriorityintheHistoricResourcesSurveyof

Georgetown,TexasbyHardy,Heck&Moore,1984asamendedfromtimetotimebythe

Preservation

Officer

to

reflect

an

updating

of

the

List.

MediumPriority. AnystructuredesignatedamediumpriorityintheHistoricResources

SurveyofGeorgetown,TexasbyHardy,Heck&Moore,1984asamendedfromtimetotime

bythePreservationOfficertoreflectanupdatingoftheList.

LowPriority. AnystructuredesignatedalowpriorityintheHistoricResourcesSurveyof

Georgetown,TexasbyHardy,Heck&Moore,1984asamendedfromtimetotimebythe

PreservationOfficertoreflectanupdatingoftheList.


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Exhibit 3


ListofPriorityStructures. AnystructurelistedintheHistoricResourcesSurveyofGeorgetown,TexasbyHardy,Heck&Moore,1984asamendedfromtimetotimebythe

PreservationOfficertoreflectanupdatingoftheList.

F. Database of High Priority Structures

A

database

of

the

addresses

of

the

high,

medium

and

low

priority

structures

shall

be

maintained

bythePlanningandDevelopmentDepartment.ThePreservationOfficershallbenotifiedbythe

permitpersonnelInspectionServicesofarequestfordemolitionorrelocationpermitbasedon

theHistoricDatabaseandshallplacetheitemonthefirstavailableHARCagenda.Nopermit

shallbeissueduntilanapplicationforaCertificateofDesignComplianceisapprovedbyHARC.

3.13.020 Review Process

A. Initiation

InitiationofaCertificateofDesignCompliancemaybemadeuponapplicationbytheproperty

owneroftheaffectedpropertyortheirauthorizedagent.

B. Pre-Application Conceptual Review for Major ProjectsProjectsthatinvolveinfillconstructionorthesubstantialrehabilitationofanexistingstructure

shallberequiredtosubmitpreliminaryinformationtotheHistoricandArchitecturalReview

Commissionandtoappearattheregularlyscheduledmeetingforconceptualreviewpriorto

makinganofficialapplication.Materialsfortheconceptualreviewwillbesubmittedtothe

Directoratleastseven(7)daysbeforetheregularlyscheduledmeetingsothatitcanbeincluded

inthepacketsdistributedtotheCommission.

C. Application

ApplicationmustbemadeinformatconsistentwithrequirementsdeterminedbytheDirector.

ApplicationsmustincludeallmaterialsdeterminednecessarybytheDirector.Format

requirementsandmaterialsrequiredfortheapplicationshallbemadeavailablebytheDirectorinadvanceofanyapplication.

D. Applicationfor Demolition or Relocation

1. Justification Statement

Theapplicantshallprovideawrittenstatementshowingthedemolitionorrelocationissought

foroneormoreofthefollowingreasons:a. Toreplacethestructurewithanewstructurethatismoreappropriateandcompatible

withthehistoricoverlaydistrict.

b.No

economically

viable

use

of

the

property

exists.

c. Thestructureposesanimminentthreattopublichealthorsafety.

d. Thestructureisnoncontributingtothehistoricoverlaydistrict.

e. Otherspecialcircumstances,asdescribedandjustifiedbytheapplicant.

2. Application Requirements:

a. Toreplacethestructurewithanewstructurethatismoreappropriateandcompatible

withthehistoricoverlaydistrict,thefollowinginformationmayberequired:


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Exhibit 3


i. Drawings,photographsorwrittendescriptionsdepictingtheoriginalconstructionof

thestructure.

ii. Drawings,photographsorwrittendescriptionsdepictingthecurrentconditionofthe

structure.

iii.

Any

conditions

the

applicant

requesting

demolition

is

voluntarily

placing

on

the

new

structuretomitigatethelossofthecurrentstructure.

iv. Drawingsofthenewstructurebyalicensedarchitect.

v. AguaranteeagreementbetweentheownerandtheCitythatdemonstratestheowners

intentandfinancialabilitytoconstructthenewstructure. Theguaranteeagreement

must:

(1.) Containacovenanttoconstructtheproposedstructurebyaspecificdatein

accordancewitharchitecturaldrawingsapprovedbytheCitythroughthe

CertificateofDesignComplianceprocess;

(2.)

Requirethe

owner

or

construction

contractor

to

post

aperformance

and

paymentbond,letterofcredit,escrowagreement,cashdepositorother

arrangementacceptabletothedirectortoensureconstructionofthenew

structure;and

(3.) BeapprovedastoformbytheCityAttorney.

(4.) Iftheprojectsubjecttotheperformanceandpaymentbond,letterofcredit,etc.asnotedinSection(2)aboveisnotconstructedwithinthetimelimitofthe

financialsecurity,thefundsfromthesecurityshallbetakenbytheCityand

placedinaPreservationFund. Thesefundsthatshallbeusedforpreservation

purposesandactivitiessuchasacquiringhistoricpropertiesproposedfor

demolition,payingforrestorationandotherstudiesforapplicantswith

financialhardshipsandothereffortstofurtherpreservation.

vi. ApprovalofaCertificateofDesignCompliancefortheproposednewstructure,if

applicable.

b. Ofnoeconomicallyviableuseoftheproperty,thefollowinginformationmayberequired:

i. Thepastandcurrentusesofthestructureandproperty.


structure.

iii.Drawings,

photographs

or

written

descriptions

depicting

the

original

construction

of

thestructure.

iv. Anyconditionstheapplicantrequestingdemolitionisvoluntarilyplacingonthenew

structuretomitigatethelossofthecurrentstructure.

v. Thedateandpriceofpurchaseorotheracquisitionofthestructureandproperty.

vi. Theassessedvalueofthestructureandpropertyaccordingtothetwo(2)mostrecent

taxassessments.


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Exhibit 3


vii.Theamountofrealestatetaxesonthestructureandpropertyfortheprevioustwo(2)

years.

viii.Thecurrentfairmarketvalueofthestructureandpropertyasdeterminedbyan

independentlicensedappraiser.

ix.

All

appraisals

obtained

by

the

owner

and

prospective

purchasers

within

the

previous

two(2)yearsinconnectionwiththepotentialoractualpurchase,financingor

ownershipofthestructureorproperty.

x. Alllistingsofthestructureandpropertyforsaleorrentwithintheprevioustwo(2)

years,pricesasked,andoffersreceived.

xi. Aprofitandlossstatementforthepropertyandstructurecontainingtheannualgross

incomefortheprevioustwo(2)yearsanditemizedexpenses(includingoperatingand

maintenancecosts)fortheprevioustwo(2)years.

xii.Allcapitalexpendituresduringthecurrentownership.

xiii.A

restoration

study

of

the

structure,

including

the

following:

a. Aninspectionbyalicensedhomeinspector,whoshallprovideawrittenreport

accesstheconditionofthestructure.and

b. Afeasibilitystudyperformedbyalicensedarchitectorengineer. Thisstudy

shouldanalyzethefeasibilitystructurallyandfinanciallyofrestorationand/or

adaptivereuseofthestructure.

xiv.Theapplicantexplaininghowthefollowingeconomicallyviablealternativesavailable

tothedemolitionhavebeenaddressed,including:

(1.) Donationofapartofthevalueofthesubjectstructureorsitetoapublicornonprofit

agency,

including

the

conveyance

of

development

rights

and

faade

easement.

(2.) Thepotentialofthesubjectstructureorsiteforrezoninginanefforttorendersuchpropertymorecompatiblewiththephysicalpotentialofthestructure.

c. Todemolishorremoveastructurethatposesanimminentthreattopublichealthorsafety,

thefollowingmayberequired:

i. Drawings,photographsorwrittendescriptionsofthecurrentconditionofthe

structure.

ii.

A

study

performed

regarding

the

nature,

imminence

and

severity

of

the

threat,

performedbyalicensedarchitectorengineer.

iii. Arestorationstudyofthestructure,includingthefollowing:

a. Aninspectionbyalicensedhomeinspector,whoshallprovideawrittenreportaccesstheconditionofthestructure; and

b. Afeasibilitystudyperformedbyalicensedarchitectorengineer. Thisstudyshouldanalyzethefeasibilitystructurallyandfinanciallyofrestorationand/or



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Exhibit 3


iv. Anyotherinformationrequestedbythebuildingofficialtodeterminetheconditionof

theproperty.

d. Todemolishorremoveastructurethatisnoncontributingtothehistoricoverlaydistrict;

thefollowingmayberequired:

i.

Documentation

that

the

structure

is

noncontributing

to

the

historic

overlay

district.

ii. Documentationoftheageofthestructure.

iii. Astatementofthepurposeofthedemolition.

e. Todemolishorremoveastructurebasedonotherspecialcircumstances,thefollowing

mayberequired:

i. Drawings,photographsorwrittendescriptionsdepictingtheoriginalconstructionof

thestructure.


structure.

iii. Anyconditionstheapplicantrequestingdemolitionisvoluntarilyplacingonthenew

structureorpropertytomitigatethelossofthecurrentstructure.

iv. Arestorationstudyofthestructure,includingthefollowing:

a. Aninspectionbyalicensedhomeinspector,whoshallprovideawrittenreportaccesstheconditionofthestructure;and

b. Afeasibilitystudyperformedbyalicensedarchitectorengineer. Thisstudyshouldanalyzethefeasibilitystructurallyandfinanciallyofrestorationand/or


v.Drawings

of

the

new

structure

by

alicensed

architect,

if

applicable.

vi. Ifanewstructureisproposed,aguaranteeagreementbetweentheownerandtheCity

thatdemonstratestheownersintentandfinancialabilitytoconstructthenew

structure. Theguaranteeagreementmust:

(1.) Containacovenanttoconstructtheproposedstructurebyaspecificdatein

accordancewitharchitecturaldrawingsapprovedbytheCitythroughthe

CertificateofDesignComplianceprocess;

(2.) Requiretheownerorconstructioncontractortopostaperformanceand

paymentbond,letterofcredit,escrowagreement,cashdepositorother

arrangementacceptable

to

the

director

to

ensure

construction

of

the

new

structure;and

(3.) Beapprovedastoformbythecityattorney.

vii.ApprovalofaCertificateofDesignCompliancefortheproposednewstructure,if

applicable.

3. Site Plan


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Exhibit 3


Theapplicantmustprovideapostdemolitionsiteplanaddressingwhatwillbedevelopedon

thesiteafterthedemolitionorrelocationandprovideverificationthattheyarefinanciallyable

tocompletethedevelopment.

4. Relocation in Historic District

If

the

structure

is

moved

to

a

site

within

the

historic

district:

a. Assessthearchitecturalcompatibilityoftherelocatedstructurewithadjacentbuildings

accordingtotheguidelinesfornewconstruction.

b. Reviewtheproposedsiting,setback,landscapingandothersitespecifictreatments

accordingtopertinentguidelines.

c. Ensurethattherelocationwillnotdamageexistinghistoricbuildingsorthecharacterof

thedistrict.

d. ReceiveHARCapprovaloftheCDCforthenewlocation,ifrequired.

5. Other Evidence Requested

AnyotherevidencetheHARC,CityCouncilordirectorrequests.

6. Other Applicant Information

Anyotherevidencethepropertyownerwishestosubmit.

7. Homeowners

WhenaresidenthomeownerisunabletomeettherequirementssetforthinthisSectiondueto

afinancialhardship,thenHARC,atitsowndiscretion,maywaivesomeoralloftherequired

informationand/orrequestsubstituteinformationthataresidenthomeownermayobtain

withoutincurringcosts. IfHARCcannotmakeadeterminationbasedoninformation

submitted

and

an

appraisal

has

not

been

provided,

then

HARC

may

request

an

appraisal

be

madebytheCity.

8. Standing Subcomm ittee for Submission Requirements

HARCshallappointastandingsubcommitteetomeetwithstaffandapplicantsforproposed

demolitionstodeterminethesubmissionrequirements. Thesemeetingsshalltakeplaceas

partoftheCitystypicalPreApplicationmeetingprocess. Staffwilladvisethesubcommittee

ofanyscheduledmeetingsrelatedtodemolitionorrelocationrequests;however,ifthe

subcommitteeisnotpresentatthemeeting,staffhastheauthoritytodeterminethe

submissionrequirements.

ED. Com pleteness Determination

Uponsubmissionofanapplication,theDirectorshalldeterminewhethertheapplicationis

complete,asdescribedinSection3.02.040.

FE. Staff Rev iew

OnceaCertificateofDesignCompliancehasbeeninitiatedandtheapplicationdeemedcomplete,

theDirectorshallreviewtheapplicationforconsistencywithanyapplicablecriteriaforapproval.

1. Administrative Determination

Thefollowingapplicationswillbereviewedadministratively:


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Exhibit 3


a. Landscaping;

b. Residentialfences;

c. ExteriorPaintColorsResidentialpropertiesintheDowntownOverlay;and,

d. Demolitionofanonhistoricaccessorystructure.

2. Exterior Signage

ACertificateofDesignComplianceforexteriorsignageshallbereviewedbyastanding

SubcommitteeappointedbytheHistoricandArchitecturalReviewCommissionforthis

purpose. ThisSubcommitteemayapprovetheCertificateifitdeterminesthattheapplication

isconsistentwiththedesignguidelines. Thisdoesnotprecludethesubmissionofany

CertificateofDesignComplianceapplicationtothefullcommissionforreviewifthe

Subcommitteebelievesthatsuchareviewiswarranted.

3. General Criteria

a. TheDirectormayestablishproceduresforadministrativereviewnecessarytoensure

compliancewith

this

Code

and

state

statutes.

b. TheDirectormayassignstafforconsultanttoreviewtheapplicationandmakea

preliminaryreporttotheDirector.

c. TheDirectorsreportmayincludearecommendationforfinalaction.

G. Economic Review Panel

HARCshallapproveanadhocthreepersoneconomicreviewpanel,whosetaskistoreviewthe

financialportionsofapplicationsofnoeconomicallyviableuseoftheproperty. Thereviewpanel

shallconsistofthree(3)personsknowledgeableinthelocalrealestateeconomy,renovationand

redevelopment.

1. Restrictions on Review Panel

Thereviewpanelmaynotbe:

a. Apersonwithfinancialorpersonalinterestintheproperty.

b. Anemployeeoftheapplicant.

c. ACityemployee.

d. AmemberofHARC.

2. Selection of Review Panel

Theeconomic

review

panel

must

consist

of:

a. OnepersonappointedbytheCityCounciluponrecommendationoftheHARC,and

b. Onepersonselectedbythepropertyowner,and

c. Onepersonshallbeselectedbythefirsttwoappointees. Ifthefirsttwoappointeescannot

agreeonathirdappointeewithinten(10)daysofreceiptoftheapplicationbythedirector

ordesignee,thenthedirectorwillselectthethirdappointeewithpreferencegiventoa

representativeoftheTexasHistoricalCommission.


9/14

Exhibit 3


3. Economic Review Panel Hearing

Within45daysofappointment,theeconomicreviewpanelshallreviewtheapplication,holda

hearingandforwarditsrecommendationontoHARC.

3.13.030 Criteria for Approval - General

TheHARC

shall

determine

whether

to

grant

aCertificate

of

Design

Compliance

based

on

the

following

criteria:

A. Theapplicationiscompleteandtheinformationcontainedwithintheapplicationiscorrectand

sufficientenoughtoallowadequatereviewandfinalaction.

B. CompliancewithanydesignstandardsofthisUnifiedDevelopmentCode.

C. CompliancewiththeadoptedDowntownDesignGuidelines,asmaybeamendedfromtimeto

time,(OrdinanceNo.200148)specifictotheapplicableHistoricorOverlayDistrict.

D. Theintegrityofanindividualhistoricstructureispreserved.

E. New

buildings

or

additions

are

designed

to

be

compatible

with

surrounding

historic

properties.

F. TheoverallcharacteroftheHistoricorapplicableOverlayDistrictisprotected.

G. Signsthatareoutofkeepingwiththeadopteddesignstandards,andarenotincharacterwiththe

siteorlandmarkswithintheHistoricorapplicableOverlayDistrictinquestionwillnotbe

permitted.

H. ThefollowingmayalsobeconsideredbytheHARCwhendeterminingwhethertoapprovea

CertificateforDesignCompliance:

1. Theeffectoftheproposedchangeuponthegeneralhistoric,culturalandarchitecturalnature

ofthesite,landmarkorDistrict.

2. Theappropriatenessofexteriorarchitecturalfeatures,includingparkingandloadingspaces,whichcanbeseenfromapublicstreet,alleyorwalkway.

3. Thegeneraldesign,arrangement,texture,materialandcolorofthebuildingorstructureandtherelationofsuchfactorstosimilarfeaturesofbuildingsorstructuresintheDistrict,contrast

orotherrelationofsuchfactorstootherlandmarksbuiltatorduringthesameperiod,aswell

astheuniquenessofsuchfeatures,consideringtheremainingexamplesofarchitectural,

historicalandculturalvalues.

3.13.040 Supplemental Demolition Criteria Demolition or R elocation Approval

IndeterminingwhethertoissueaCertificateofDesignCompliancefordemolitionorrelocation,

HARC,and,

on

appeal

to

the

City

Council,

shall

consider

the

following

criteria,

in

addition

to

the

criteriaspecifiedabove.

A. Theuniquenessofthestructureasarepresentativetypeofstyleofarchitecture,historic

associationorotherelementoftheoriginaldesignationcriteriaapplicabletosuchstructureor

tract.

B. Theconditionofthestructurefromthestandpointofstructuralintegrityandtheextentofwork

necessarytostabilizethestructure.

C. Theeconomicallyviablealternativesavailabletothedemolitionapplicant,including:


10/14

Exhibit 3


1. Donationofapartofthevalueofthesubjectstructureorsitetoapublicornonprofitagency,includingtheconveyanceofdevelopmentrightsandfaadeeasement.

2. Thepossibilityofsaleofthestructureorsite,oranypartthereof,toaprospectivepurchasercapableofpreservingsuchstructureorsite.

3.The

potential

of

such

structure

or

site

for

renovation

and

its

potential

for

continuing

use.

4. Thepotentialofthesubjectstructureorsiteforrezoninginanefforttorendersuchpropertymorecompatiblewiththephysicalpotentialofthestructure.Theabilityofthesubject

structureorsitetoproduceareasonableeconomicreturnoninvestmentforitsowner,

providedhowever,thatitisspecificallyintendedthatthisfactorshallnothaveexclusive

controlandeffect,butshallbeconsideredalongwithallothercriteriacontainedinthis

Section.movedtoSectionD.2below.CD. StatusofthestructureunderChapter15oftheGeorgetownCityCodecontainingBuilding

SafetyStandardsandrulesgoverningDangerousBuildings.

E. If

the

HARC

denies

the

Certificate

of

Design

Compliance

for

demolition

or

relocation,

then

a

delayperiodof175daysshallbeinitiatedfromthedateofthepublichearing. Thistimeperiod

allowsforanattempttofindanalternativetodemolitionorrelocationofthestructure. During

thistimeperiod,theapplicantandcitystaffwillworkingoodfaithwiththecommission,local

preservationgroups,andindividualstofindawaytopreservethestructure. Thecaseshallbe

placedonthefirstHARCagendathatfallsafterthe175dayperiodforFinalActiononthe

applicationforaCertificateofDesignCompliance. Ifnoalternativetodemolitionorrelocation

hasbeenfound,aCertificateofDesignCompliancefordemolitionshallbeissuedbytheHARC.

D. The HARC shall deny the application for demolition or removal unless it makes the followingfindings:

1. Forarequesttoreplaceastructurewithanewstructure,unlessitfinds:a. Thenewstructureismoreappropriateandcompatiblewiththehistoricoverlaydistrict

thanthestructuretobedemolishedorrelocated.

b. Theownerhasthefinancialabilityandintenttobuildthenewstructure. HARCmustfirst

approvetheCDC,ifrequired,forthenewstructurebeforeitmayconsidertherequestfor

demolitionorremoval.

2. Forarequesttoremoveordemolishastructurethathasnoeconomicallyviableuse,unlessitfinds:

a. Thestructureisincapableofearningareasonableeconomicreturnunlessthedemolition

orremoval

is

allowed.

A

reasonable

economic

return

does

not

have

to

be

the

most

profitablereturnpossible.

b. Thestructurecannotbeadaptedforanyotheruse,whichwouldresultinareasonable

economicreturn.

c. Theownerhasfailedduringthelasttwo(2)yearstofindadeveloper,financier,tenantor

purchaserthatwouldenabletheownertorealizeareasonableeconomicreturn,despite

reasonableeffortstodoso.


11/14

Exhibit 3


d. movedfromsectionCabove. HARCshallalsoconsidertheeconomicallyviablealternativesavailabletothedemolitionapplicant,including:

i. Donationofapartofthevalueofthesubjectstructureorsitetoapublicornonprofit

agency,includingtheconveyanceofdevelopmentrightsandfaadeeasement.

ii.

The

possibility

of

sale

of

the

structure

or

site,

or

any

part

thereof,

to

a

prospective

purchasercapableofpreservingsuchstructureorsite.

iii. Thepotentialofsuchstructureorsiteforrenovationanditspotentialforcontinuing

use.

iv. Thepotentialofthesubjectstructureorsiteforrezoninginanefforttorendersuch

propertymorecompatiblewiththephysicalpotentialofthestructure.Theabilityof

thesubjectstructureorsitetoproduceareasonableeconomicreturnoninvestmentfor

itsowner,providedhowever,thatitisspecificallyintendedthatthisfactorshallnot

haveexclusivecontrolandeffect,butshallbeconsideredalongwithallothercriteria

containedinthisSection.

3. Forarequesttodemolishorremoveastructurethatposesanimminentthreattopublichealth

orsafety,unlessitfinds:

a. Thestructureisadocumentedmajorandimminentthreattopublichealthandsafety.

b. Thedemolitionorremovalisrequiredtoalleviatethethreattopublichealthandsafety.

c. Thereisnoreasonableway,otherthandemolitionorremovaltoeliminatethethreatina

timelymanner.

4. Forarequesttodemolishorremoveastructurethatisnoncontributingtothehistoricoverlaydistrict,unlessitfindsthat:

a.The

current

structure

is

noncontributing

to

the

historic

overlay

district.

b. Thestructureisnewerthantheperiodofsignificanceforthehistoricoverlaydistrict.

c. Demolitionofthestructurewillnotadverselyaffectthehistoriccharacteroftheproperty

ortheintegrityofthehistoricoverlaydistrict.

5. Forarequesttodemolish,replaceorrelocateastructureforspecialcircumstances,unlessitfinds:

a. Thenewstructureismoreappropriateandcompatiblewiththehistoricovelaydistrict

thanthestructuretobedemolishedorrelocated.

b.The

owner

has

the

financial

ability

and

intent

to

build

the

new

structure.

HARC

must

first

approvetheCDC,ifrequired,forthenewstructurebeforeitmayconsidertherequestfor

demolitionorremoval.

3.13.050 Criteria for Delayed Demolitions or Removals

IfaCDChasbeendelayedpursuanttoSection3.13.010.D.2,theapplicantshalladdresseachofthe

followingcriteriaforHARCconsiderationpriortoreturningtotheHARCforCDCapproval,ifthe

informationhasnotbeenpreviouslysubmitted:


12/14

Exhibit 3


A. Iftheapplicanthasnotalreadyprovidedtheinformation,theyshallprovideprofessional

documentationregardingtheconditionofthestructurefromthestandpointofstructuralintegrity

andtheextentofworknecessarytostabilizethestructure,includingafinancialsummary.

B. Iftheapplicanthasnotalreadyprovidedtheinformation,theymustprovideasiteplan

addressingwhatwillbedevelopedonthesiteafterthedemolitionorremovalandprovide

verificationthat

they

are

financially

able

to

complete

the

development.

C. TheapplicantmustattendameetingandanadditionalsitewalkthroughwiththePreservation

Officerandatleastone(1)designatedHistoricCommissionerwithinthree(3)monthsafterthe

startofthedelayperiod.

D. Theapplicantshallberequiredtoprovideproofthattherewaspublicnotification(onlineand/or

newspaperlisting)offeringthedonationorthesaleofthestructureormaterialsnolaterthan

thirty(30)daysintothedelayperiod. ThenotificationformatmustbeapprovedbytheDirector

priortosuchnoticebeingplaced.

E. Theapplicantshallprovideproofthatanystateorfederaldemolitionrequirementshavebeen

met,if

applicable

(state

or

nationally

registered

structures),

prior

to

the

end

of

the

delay

period.

F. HARCmayrequireadditionalconditionsbemetduringthedelayperiod.

3.13.050060 HARC Final Action

A. TheHARCshallreviewtheapplication,theDirectorsreport,conductaHearinginaccordance

withtheHARCsestablishedproceduresandstatelaw,andtakefinalactionontheapplication

within45daysoftheapplicationHearingunlesstheapplicantagreestoextendthetime.

B. Forapplicationstorequestdemolitionorrelocationofastructurebecausenoeconomicallyviable

useofthepropertyexists,HARCshallholdapublichearingwithin45daysofthedateofthe

directorreceivesthecompletedapplication. Thepurposeofthispublichearingistoselectthe

HARCsappointeetotheeconomicreviewpanel. TheproposedappointeeshallbeforwardedtoCityCouncilattheirnextavailablemeetingforconfirmation. IftheCouncildoesnotagreewith

theselectedappointee,itshalldesignatethepanelrepresentativeforHARC.

C. HARCshallholdapublichearingwithin45daysofthehearingheldbytheeconomicreview

panel,andapproveordenytherequestfordemolitionbecauseofnoeconomicallyviableuseof

thepropertyexists.

DB. AnapplicationbeforetheHARCshallbeconsideredapprovedbyamajorityvoteofallmembersoftheHARC.

3.13.070 After Approval of a Demolit ion or Relocation

A. OnceaCDCfordemolitionhasbeenapprovedthefollowingshallberequired:

1. Apermanentrecordofasignificantstructurebeforedemolition. Therecordshallconsistof

blackandwhitephotographsandotherdocuments,suchasdrawings,thatdescribethe

architecturalcharacterandthespecialfeaturesofthebuilding. Aspartofthedemolitionapproval

process,HARCdeterminesonacasebycasebasistheprecisedocumentationofaspecific

buildingthatisrequiredandthepersonwhoisresponsibleforproducingthatdocumentation.

ThedocumentationmustbesubmittedforreviewbytheHistoricPreservationOfficerbeforethe

demolition.


13/14

Exhibit 3


2. Theremovalofallsalvageablebuildingmaterialsbeforedemolitionisencouraged,andmay

berequireddependingonthesignificanceofthebuilding. Theapplicantshallworkwiththe

HistoricPreservationOfficertoidentifysalvageablematerialsandpotentialbuyersorrecipients

ofsalvagedmaterials. Afterthatmeeting,theapplicantshallprepareasalvagestrategyforreuse

ofbuildingmaterialsdeemedvaluablebytheHistoricPreservationOfficerforotherpreservation

andrestoration

activities,

which

shall

be

submitted

for

the

Historic

Preservation

Officers

review

andapproval.

3. Clearthestructurequicklyandthoroughly.

4. Plantthesiteorappropriatelymaintainituntilitisreused. Ifthesiteistoremainvacantfor

overone(1)year,itshouldbeimprovedtoreflectanappearanceconsistentwithotheropen

areasinthedistrict.

B. OnceaCDCforremovalhasbeenapprovedthefollowingshallberequired.

1. Documentoriginalsiteconditionsbeforemovingthestructure. Usephotographsandother

writtenorgraphicitemssuchassiteplanstorecordtheoriginalsetting,whichdocumentary

evidenceshall

be

submitted

to

the

Historic

Preservation

Officer.

2. ApplicantshallpreparefortheHistoricPreservationOfficerasalvagestrategyforreusefo

buildingmaterialsdeemedvaluablebytheHistoricPreservationOfficerforotherpreservation

andrestorationactivities.

2. Accessthestructuralconditionofthebuildingbeforemovingit,tominimizedamageduring

themove.

3. Workwithcontractorsexperiencedinsuccessfullymovinghistoricstructures.

4. Protectthebuildingfromweatherdamageandvandalismduringtherelocation.

3.13.060080 Certificate and Compliance Inspections

A. ItshallbetheresponsibilityoftheDirectortoissuetheactualCertificateofDesignCompliance

followingapprovalbytheHARC,withanydesignatedconditions,andtomaintainacopyofthe

CertificateofDesignCompliance,togetherwiththeproposedplans.TheCertificateshallbe

forwardedtotheBuildingOfficial. Theseshallbepublicdocumentsforallpurposes.

B. WorkperformedpursuanttotheissuanceofaCertificateofDesignComplianceshallconformto

therequirementsoftheCertificate.Intheeventthatworkisnotincompliance,theBuilding

Officialshallissueastopworkorderand/orcitationasprescribedbyordinance.

3.13.070090 Limits on Resubmission

Noapplication

for

the

same

project

shall

be

considered

within

180

days

of

the

rejection

or

disapproval

bytheHistoricalandArchitecturalReviewCommissionofanapplication. Theapplicantmaysubmita

designforanentirelynewprojectorareviseddesignthatsubstantiallyrespondstothereasonsfor

denialassetforthbytheHistoricalandArchitecturalReviewCommissionatanytime.

3.13.0100 Expiration

A. ACDC,exceptasnotedbelow,expiresiftheworkauthorizedbytheCDCisnotcommenced

within365daysfromthedateofthefinalactiontoapprovetherequest. Inthecaseofaphased

project,aftertheinitialphaseiscompleteeachsubsequentphaseshallcommencewithin365days


14/14

Exhibit 3


ofthecompletionofthepriorphase. Thehistoricpreservationofficermayextendthetimefor

commencementofworkuponwrittenrequestbytheapplicant.

B. ACDCfordemolitionorremovalexpiresiftheworkauthorizedbytheCDCisnotcommenced

within180daysfromthedateofthefinaldecisiontoapprovetherequest. Thehistoric

preservationofficermayextendthetimeforcommencementofworkuponwrittenrequestbythe

applicant.

3.13.0800110 Appeals

ApersonaggrievedbyafinalactiononaCertificateofDesignCompliancemayappealtotheCity

Council,pursuanttotheproceduressetforthbelow. SuchappealshallbesubmittedtotheDirector

within30daysofthefinalaction.

AppealsfromanadministrativelyissuedCertificateofDesignCompliancewillbeprocessedthrough

theHistoricandArchitecturalReviewCommissionsubjecttotheproceduresestablishedfornew

applications. SuchappealshallbesubmittedtotheDirectorwithin15daysoftheadministrative

action.

A. Appeal Hearing

TheHearingshallbesetforthenextavailableCityCouncilmeeting,subjecttotheprovisionof

publicnotification.NotificationshallbeprovidedinthesamemannerastheinitialCertificateof

DesignCompliance.

B. Burden of Proof in Appeals

WhenanappealistakentotheCityCouncil,theHistoricandArchitecturalReviewCommissions

actionispresumedtobevalid. Thepersonfilingtheappealshallpresentsufficientevidenceand

havetheburdentojustifyareversaloftheactionbeingappealed.

C. Findings and Conclusions

Allfindingsandconclusionnecessarytotheappealdecisionshallbebaseduponreliable

evidence. Competentevidence(evidenceadmissibleinaCourtofLaw)willbepreferred

wheneverreasonablyavailable,butinnocasemayfindingsbebasedsolelyuponincompetent

evidenceunlesscompetentevidenceisnotreasonablyavailable,theevidenceinquestionappears

tobeparticularlyreliable,andthematteratissueisnotseriouslydisputed. Inexercisingits

authority,theCityCouncilmayreverseoraffirm,inwholeorinpart,ormodifytheCommissions

order,requirement,decisionordeterminationfromwhichanappealistakenandmakethecorrect

order,requirement,decisionordetermination,andforthatpurposetheCityCouncilhasthesame

authorityastheHistoricandArchitecturalReviewCommission.

D. Decision on Appeal

TheCityCouncilshallreviewtheapplication,theDirectorsreport,conductaHearingin

accordancewiththeCouncilsestablishedproceduresandstatelaw,andtakefinalactiononthe

appeal. ItshallrequireaconcurringvoteofamajorityoftheCityCouncilmemberspresentto

overturnaHistoricandArchitecturalReviewCommissiondecisiononaCertificateofDesign

Compliance.

Documents

Exhibit 3 - Historic Demolition