Section-3.13-Demolition.web_.11.17.101

8/8/2019 Section-3.13-Demolition.web_.11.17.101

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Section 3.13.Demolition

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Certificate of Design Compliance

3.13.010 Applicabil ity

A. PursuanttotheauthoritygrantedtotheCitybyTexasLocalGovernmentCodeChapter211andthe

CityCharter,aCertificateofDesignComplianceisrequiredinthefollowingcircumstancesbefore

thecommencementofdevelopmentwithinorworkuponanybuildingorstructurelocatedwithin

designatedareasoftheCity:

1. WheneversuchworkordevelopmentrequiresSitePlanrevieworanyotherpermitorapproval

issuedunderthisChapter;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. Editorsnote: companiontoproposedchangesrelatedtoadditionsandnewconstruction.

C. NoBuildingPermitshallbeissuedbytheBuildingOfficialforanystructureorsitelocatedwithina

HistoricOverlay

District

or

other

applicable

Overlay

District

until

the

application

for

such

permit

hasbeenreviewedbytheHistoricandArchitecturalReviewCommissionandaCertificateof

DesignCompliancehasbeenapprovedbytheHARC.

D. Certificate of Design Compliance for Demolition

1. NobuildingorstructurewithintheDowntownOverlayDistrict,OldTownOverlayDistrictoranyotherHistoricOverlayDistrict,orontheListofHighPriorityStructuresshallbe

demolishedorrelocatedunlesssuchdemolitionorrelocationisapprovedbytheHistoricand

ArchitecturalReviewCommissionandaCertificateofDesignComplianceforsuchdemolition

hasbeengranted. However,thisauthorityshallnotsupersedetheBuildingOfficialsauthority

under

Chapter

15.40,

Dangerous

Building

Ordinance,

of

the

Georgetown

Municipal

Code.

2. Demolition or Relocation Delay Period for CDC IssuanceIfHARCdoesnotapprovetheCDCforademolitionorrelocationrequestattheinitialHearing

thenthedelayprocessnotedbelowwillcomeintoplay:


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a. Demolitionorrelocationofalow,mediumorhighprioritystructurerequiresadelayperiod

priortotheissuanceofaCertificateofDesignCompliance(CDC)asfollows:

i. Lowprioritystructuresshallrequireadelayperiodofupto175days;

ii. MediumorHighprioritystructuresshallrequireadelayperiodofupto365days;and

iii. PropertiesinvolvedinaDemolitionbyNeglectcasewillautomaticallyreceivea365day

delayperiod,seeSections4.08.010.F,4.09.020.Fand4.10.010.GfortheDemolitionby

Neglectregulations.

b. Thisdelayperiodshallbeinitiatedfromthedateofthepublichearingtoallowforan

attempttofindanalternativetodemolitionorrelocationofthestructure.

c. Duringthistimeperiod,theapplicantshallberequiredtoaddressthecriterialistedin

Section3.13.050below.

d. ThecaseshallbeplacedonthefirstHARCagendaforanotherpublichearingwithrequired

notice,whichfallsaftereitherthedelayperiodor,ifearlierthecompletionofthecriteriain

Section3.13.050,forFinalActionontheapplicationforCDC. Iftheapplicanthasfailedto

complywithSection3.13.050,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. Any

personwhoremovesastructure,accidentallyorotherwise,inviolationofthisChapterand

withoutCDCapprovalshallberequiredtopayacivilpenaltyintheamountof$5,000foreach

structureremoved. IncasesofdemolitionorrelocationwithoutCDCapprovalafineofupto

???dollarsshallbeassessedtothepropertyowner.

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

E. Definitions

DefinitionsarethoseintheDesignGuidelinesfortheDowntownOverlayDistrictandinthe

HistoricResourcesSurveyofGeorgetown,Texas.

HighPriority.AnystructuredesignatedahighpriorityintheHistoricResourcesSurveyof

Georgetown,TexasbyHardy,Heck&Moore,1984asamendedfromtimetotimebythe

PreservationOfficertoreflectanupdatingoftheList.


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MediumPriority. AnystructuredesignatedamediumpriorityintheHistoricResourcesSurvey

ofGeorgetown,TexasbyHardy,Heck&Moore,1984asamendedfromtimetotimebythe


LowPriority. AnystructuredesignatedalowpriorityintheHistoricResourcesSurveyof

Georgetown,TexasbyHardy,Heck&Moore,1984asamendedfromtimetotimebythe


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


F. Database of High Priority Structures

Adatabaseoftheaddressesofthehigh,mediumandlowprioritystructuresshallbemaintained

bythePlanningandDevelopmentDepartment.ThePreservationOfficershallbenotifiedbythe

permitpersonnelInspectionServicesofarequestfordemolitionorrelocationpermitbasedonthe

HistoricDatabaseandshallplacetheitemonthefirstavailableHARCagenda.Nopermitshallbe

issueduntilanapplicationforaCertificateofDesignComplianceisapprovedbyHARC.

3.13.020 Review Process

A. Initiation

InitiationofaCertificateofDesignCompliancemaybemadeuponapplicationbytheproperty

owneroftheaffectedpropertyortheirauthorizedagent.

B. Pre-Application Conceptual Review for Major Projects

Projectsthatinvolveinfillconstructionorthesubstantialrehabilitationofanexistingstructure

shallberequiredtosubmitpreliminaryinformationtotheHistoricandArchitecturalReview

Commissionandtoappearattheregularlyscheduledmeetingforconceptualreviewpriorto

makinganofficialapplication.Materialsfortheconceptualreviewwillbesubmittedtothe

Directoratleastseven(7)daysbeforetheregularlyscheduledmeetingsothatitcanbeincludedin

thepackets

distributed

to

the

Commission.

C. Application

ApplicationmustbemadeinformatconsistentwithrequirementsdeterminedbytheDirector.

ApplicationsmustincludeallmaterialsdeterminednecessarybytheDirector.Format

requirementsandmaterialsrequiredfortheapplicationshallbemadeavailablebytheDirectorin

advanceofanyapplication.

D. JustificationApplications for Demolition or Relocation

1. Justification Statement

The

applicant

shall

provide

a

written

statement

showing

the

demolition

or

relocation

is

sought

foroneormoreofthefollowingreasons:a. Toreplacethestructurewithanewstructurethatismoreappropriateandcompatiblewith

thehistoricoverlaydistrict.

b. Noeconomicallyviableuseofthepropertyexists.


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c. Thestructureposesanimminentthreattopublichealthorsafety.

d. Thestructureisnoncontributingtothehistoricoverlaydistrict.

e. Otherspecialcircumstances,asdescribedandjustifiedbytheapplicant.

2. For an Application Requirements:

a. Toreplacethestructurewithanewstructurethatismoreappropriateandcompatiblewiththehistoricoverlaydistrict,thefollowinginformationmustalsobeincludedmaybe

required:

i. Drawings,photographsorwrittendescriptionsdepictingtheoriginalconstructionofthe

structure.

ii. Drawings,photographsorwrittendescriptionsdepictingthecurrentconditionofthe

structure.

iii.Anyconditionstheapplicantrequestingdemolitionisvoluntarilyplacingonthenew

structuretomitigatethelossofthecurrentstructure.

iv. Drawingsofthenewstructurebyalicensedarchitect.

v.A

guarantee

agreement

between

the

owner

and

the

City

that

demonstrates

the

owners

intentandfinancialabilitytoconstructthenewstructure. Theguaranteeagreement

must:

(1.)Containacovenanttoconstructtheproposedstructurebyaspecificdatein

accordancewitharchitecturaldrawingsapprovedbytheCitythroughtheCertificate

ofDesignComplianceprocess;

(2.)Requiretheownerorconstructioncontractortopostaperformanceandpayment

bond,letterofcredit,escrowagreement,cashdepositorotherarrangement

acceptabletothedirectortoensureconstructionofthenewstructure;and

(3.)Be

approved

as

to

form

by

the

City

Attorney.

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

security,thefundsfromthesecurityshallbetakenbytheCityandplacedina

PreservationFund. Thesefundsthatshallbeusedforpreservationpurposesand

activitiessuchasacquiringhistoricpropertiesproposedfordemolition,payingfor

restorationandotherstudiesforapplicantswithfinancialhardshipsandother

effortstofurtherpreservation.

vi. ApprovalofaCertificateofDesignCompliancefortheproposednewstructure,if

applicable.

b. Ofnoeconomicallyviableuseoftheproperty,thefollowinginformationmustbeincluded

mayberequired:

i. Thepastandcurrentusesofthestructureandproperty.


structure.


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iii.Drawings,photographsorwrittendescriptionsdepictingtheoriginalconstructionofthe

structure.

iv. Anyconditionstheapplicantrequestingdemolitionisvoluntarilyplacingonthenew

structuretomitigatethelossofthecurrentstructure.

v. Thedateandpriceofpurchaseorotheracquisitionofthestructureandproperty.

vi. Theassessedvalueofthestructureandpropertyaccordingtothetwo(2)mostrecenttax

assessments.

vii.Theamountofrealestatetaxesonthestructureandpropertyfortheprevioustwo(2)

years.

viii.Thecurrentfairmarketvalueofthestructureandpropertyasdeterminedbyan

independentlicensedappraiser.

ix. Allappraisalsobtainedbytheownerandprospectivepurchaserswithintheprevious

two(2)yearsinconnectionwiththepotentialoractualpurchase,financingorownership

ofthestructureorproperty.

x. Alllistingsofthestructureandpropertyforsaleorrentwithintheprevioustwo(2)

years,prices

asked,

and

offers

received.

xi. Aprofitandlossstatementforthepropertyandstructurecontainingtheannualgross

incomefortheprevioustwo(2)yearsanditemizedexpenses(includingoperatingand

maintenancecosts)fortheprevioustwo(2)years.

xii.Allcapitalexpendituresduringthecurrentownership.

xiii.Arestorationstudyofthestructure,includingthefollowing:

a. Aninspectionbyalicensedhomeinspector,whoshallprovideawrittenreportaccesstheconditionofthestructure.and

b. Afeasibilitystudyperformedbyalicensedarchitectorengineer. Thisstudyshouldanalyzethefeasibilitystructurallyandfinanciallyofrestorationand/oradaptive

reuseofthestructure.

xiv.Theapplicantexplaininghowthefollowingeconomicallyviablealternativesavailableto

thedemolitionhavebeenaddressed,including:

(1.) Donationofapartofthevalueofthesubjectstructureorsitetoapublicornonprofitagency,includingtheconveyanceofdevelopmentrightsandfaade

easement.

(2.) Thepotentialofthesubjectstructureorsiteforrezoninginanefforttorendersuch

property

more

compatible

with

the

physical

potential

of

the

structure.

c. Todemolishorremoveastructurethatposesanimminentthreattopublichealthorsafety,

thefollowingmustbeincludedmayberequired:

i. Drawings,photographsorwrittendescriptionsofthecurrentconditionofthestructure.


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ii. Astudyperformedregardingthenature,imminenceandseverityofthethreat,

performedbyalicensedarchitectorengineer.

iii.Arestorationstudyofthestructure,includingthefollowing:

a. Aninspectionbyalicensedhomeinspector,whoshallprovideawrittenreportaccesstheconditionofthestructure; and

b. Afeasibilitystudyperformedbyalicensedarchitectorengineer. Thisstudyshouldanalyze

the

feasibility

structurally

and

financially

of

restoration

and/or

adaptive


iv. Anyotherinformationrequestedbythebuildingofficialtodeterminetheconditionof

theproperty.

d. Todemolishorremoveastructurethatisnoncontributingtothehistoricoverlaydistrict;the

followingmustbeincludedmayberequired:

i. Documentationthatthestructureisnoncontributingtothehistoricoverlaydistrict.

ii. Documentationoftheageofthestructure.

iii.A

statement

of

the

purpose

of

the

demolition.

e. Todemolishorremoveastructurebasedonotherspecialcircumstances,thefollowingmust

beincludedmayberequired:

i. Drawings,photographsorwrittendescriptionsdepictingtheoriginalconstructionofthe

structure.


structure.

iii.Anyconditionstheapplicantrequestingdemolitionisvoluntarilyplacingonthenewstructureorpropertytomitigatethelossofthecurrentstructure.

iv.A

restoration

study

of

the

structure,

including

the

following:

a. Aninspectionbyalicensedhomeinspector,whoshallprovideawrittenreportaccesstheconditionofthestructure;and

b. Afeasibilitystudyperformedbyalicensedarchitectorengineer. Thisstudyshouldanalyzethefeasibilitystructurallyandfinanciallyofrestorationand/oradaptive


v. Drawingsofthenewstructurebyalicensedarchitect,ifapplicable.

vi. Ifanewstructureisproposed,aguaranteeagreementbetweentheownerandtheCity

that

demonstrates

the

owners

intent

and

financial

ability

to

construct

the

new

structure.Theguaranteeagreementmust:

(1.)Containacovenanttoconstructtheproposedstructurebyaspecificdatein

accordancewitharchitecturaldrawingsapprovedbytheCitythroughtheCertificate

ofDesignComplianceprocess;


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(2.)Requiretheownerorconstructioncontractortopostaperformanceandpayment

bond,letterofcredit,escrowagreement,cashdepositorotherarrangement

acceptabletothedirectortoensureconstructionofthenewstructure;and

(3.)Beapprovedastoformbythecityattorney.

vii.ApprovalofaCertificateofDesignCompliancefortheproposednewstructure,if

applicable.

3. Site PlanTheapplicantmustprovideapostdemolitionsiteplanaddressingwhatwillbedevelopedon

thesiteafterthedemolitionorrelocationandprovideverificationthattheyarefinanciallyable

tocompletethedevelopment.

4. Relocation in Historic District

Ifthestructureismovedtoasitewithinthehistoricdistrict:

a. Assessthearchitecturalcompatibilityoftherelocatedstructurewithadjacentbuildings

accordingtotheguidelinesfornewconstruction.

b. Reviewtheproposedsiting,setback,landscapingandothersitespecifictreatments

accordingtopertinentguidelines.

c. Ensurethattherelocationwillnotdamageexistinghistoricbuildingsorthecharacterofthe

district.

d. ReceiveHARCapprovaloftheCDCforthenewlocation,ifrequired.

5. Other Evidence Requested

AnyotherevidencetheHARC,CityCouncilordirectorrequests.

6. Other Applicant Inform ationAnyotherevidencethepropertyownerwishestosubmit.

7. Low-Income Homeowners

Whenalowincomeresidenthomeownerisunabletomeettherequirementssetforthinthis

Sectionduetoafinancialhardship,thenHARC,atitsowndiscretion,maywaivesomeorallof

therequiredinformationand/orrequestsubstituteinformationthataresidenthomeownermay

obtainwithoutincurringcosts. IfHARCcannotmakeadeterminationbasedoninformation

submittedandanappraisalhasnotbeenprovided,thenHARCmayrequestanappraisalbe

madebytheCity.

8. Standing Subcommittee for Submission Requirements

HARCshallappointastandingsubcommitteetomeetwithstaffandapplicantsforproposed

demolitionstodeterminethesubmissionrequirements. ThesemeetingsshalltakeplaceaspartoftheCitystypicalPreApplicationmeetingprocess. Staffwilladvisethesubcommitteeofany

scheduledmeetingsrelatedtodemolitionorrelocationrequests;however,ifthesubcommittee

isnotpresentatthemeeting,staffhastheauthoritytodeterminethesubmissionrequirements.


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ED. Com pleteness Determination

Uponsubmissionofanapplication,theDirectorshalldeterminewhethertheapplicationis

complete,asdescribedinSection3.02.040.

FE. Staff Rev iew

OnceaCertificateofDesignCompliancehasbeeninitiatedandtheapplicationdeemedcomplete,

theDirectorshallreviewtheapplicationforconsistencywithanyapplicablecriteriaforapproval.

1. Administrative Determination

Thefollowingapplicationswillbereviewedadministratively:

a. Landscaping;

b. Residentialfences;

c. ExteriorPaintColorsResidentialpropertiesintheDowntownOverlay;and,

d. Demolitionofanonhistoricaccessorystructure.

2. Exterior Signage

ACertificateofDesignComplianceforexteriorsignageshallbereviewedbyastanding

SubcommitteeappointedbytheHistoricandArchitecturalReviewCommissionforthispurpose.ThisSubcommitteemayapprovetheCertificateifitdeterminesthattheapplicationis

consistentwiththedesignguidelines.ThisdoesnotprecludethesubmissionofanyCertificate

ofDesignComplianceapplicationtothefullcommissionforreviewiftheSubcommittee

believesthatsuchareviewiswarranted.

3. General Criteria

a. TheDirectormayestablishproceduresforadministrativereviewnecessarytoensure

compliancewiththisCodeandstatestatutes.

b. TheDirectormayassignstafforconsultanttoreviewtheapplicationandmakea

preliminaryreport

to

the

Director.

c. TheDirectorsreportmayincludearecommendationforfinalaction.

G. Economic Review Panel

HARCshallapproveanadhocthreepersoneconomicreviewpanel,whosetaskistoreviewthe

financialportionsofapplicationsofnoeconomicallyviableuseoftheproperty. Thereviewpanel

shallconsistofthree(3)personsknowledgeableinthelocalrealestateeconomy,renovationand

redevelopment.

1. Restrictions on Review PanelThe

review

panel

may

not

be:

a. Apersonwithfinancialorpersonalinterestintheproperty.

b. Anemployeeoftheapplicant.

c. ACityemployee.

d. AmemberofHARC.


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2. Selection of Review Panel

Theeconomicreviewpanelmustconsistof:

a. OnepersonappointedbytheCityCounciluponrecommendationoftheHARC,and

b. Onepersonselectedbythepropertyowner,and

c. Onepersonshallbeselectedbythefirsttwoappointees. Ifthefirsttwoappointeescannot

agreeonathirdappointeewithinten(10)daysofreceiptoftheapplicationbythedirector

ordesignee,

then

the

director

will

select

the

third

appointee

with

preference

given

to

a

representativeoftheTexasHistoricalCommission.

3. Economic Review Panel Hearing

Within3045daysofappointment,theeconomicreviewpanelshallreviewtheapplication,hold

ahearingandforwarditsrecommendationontoHARC.

3.13.030 Criteria for Approval - General

TheHARCshalldeterminewhethertograntaCertificateofDesignCompliancebasedonthefollowing

criteria:

A.The

application

is

complete

and

the

information

contained

within

the

application

is

correct

and

sufficientenoughtoallowadequatereviewandfinalaction.

B. CompliancewithanydesignstandardsofthisUnifiedDevelopmentCode.

C. CompliancewiththeadoptedDowntownDesignGuidelines,asmaybeamendedfromtimetotime,(OrdinanceNo.200148)specifictotheapplicableHistoricorOverlayDistrict.

D. Theintegrityofanindividualhistoricstructureispreserved.

E. Newbuildingsoradditionsaredesignedtobecompatiblewithsurroundinghistoricproperties.F. TheoverallcharacteroftheHistoricorapplicableOverlayDistrictisprotected.

G.Signs

that

are

out

of

keeping

with

the

adopted

design

standards,

and

are

not

in

character

with

the

siteorlandmarkswithintheHistoricorapplicableOverlayDistrictinquestionwillnotbe

permitted.

H. ThefollowingmayalsobeconsideredbytheHARCwhendeterminingwhethertoapprovea

CertificateforDesignCompliance:

1. Theeffectoftheproposedchangeuponthegeneralhistoric,culturalandarchitecturalnatureof

thesite,landmarkorDistrict.

2. Theappropriatenessofexteriorarchitecturalfeatures,includingparkingandloadingspaces,whichcanbeseenfromapublicstreet,alleyorwalkway.

3. Thegeneraldesign,arrangement,texture,materialandcolorofthebuildingorstructureandtherelationofsuchfactorstosimilarfeaturesofbuildingsorstructuresintheDistrict,contrast

orotherrelationofsuchfactorstootherlandmarksbuiltatorduringthesameperiod,aswellas

theuniquenessofsuchfeatures,consideringtheremainingexamplesofarchitectural,historical

andculturalvalues.


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3.13.040 Supplemental Demolition Criteria Demolition or R elocation Approval

IndeterminingwhethertoissueaCertificateofDesignCompliancefordemolitionorrelocation,HARC,

and,onappealtotheCityCouncil,shallconsiderthefollowingcriteria,inadditiontothecriteria

specifiedabove.

A. Theuniquenessofthestructureasarepresentativetypeofstyleofarchitecture,historicassociationorotherelementoftheoriginaldesignationcriteriaapplicabletosuchstructureortract.

B. Theconditionofthestructurefromthestandpointofstructuralintegrityandtheextentofworknecessarytostabilizethestructure.C. Theeconomicallyviablealternativesavailabletothedemolitionapplicant,including:

1. Donationofapartofthevalueofthesubjectstructureorsitetoapublicornonprofitagency,includingtheconveyanceofdevelopmentrightsandfaadeeasement.

2. Thepossibilityofsaleofthestructureorsite,oranypartthereof,toaprospectivepurchasercapableofpreservingsuchstructureorsite.

3. Thepotentialofsuchstructureorsiteforrenovationanditspotentialforcontinuinguse.4. Thepotentialofthesubjectstructureorsiteforrezoninginanefforttorendersuchproperty

morecompatiblewiththephysicalpotentialofthestructure.Theabilityofthesubjectstructure

orsitetoproduceareasonableeconomicreturnoninvestmentforitsowner,providedhowever,

thatitisspecificallyintendedthatthisfactorshallnothaveexclusivecontrolandeffect,but

shallbeconsideredalongwithallothercriteriacontainedinthisSection.movedtoSectionD.2below.

CD. StatusofthestructureunderChapter15oftheGeorgetownCityCodecontainingBuildingSafetyStandardsandrulesgoverningDangerousBuildings.

E. IftheHARCdeniestheCertificateofDesignCompliancefordemolitionorrelocation,thenadelayperiodof175daysshallbeinitiatedfromthedateofthepublichearing. Thistimeperiodallowsfor

anattempt

to

find

an

alternative

to

demolition

or

relocation

of

the

structure.

During

this

time

period,theapplicantandcitystaffwillworkingoodfaithwiththecommission,localpreservation

groups,andindividualstofindawaytopreservethestructure. Thecaseshallbeplacedonthefirst

HARCagendathatfallsafterthe175dayperiodforFinalActionontheapplicationforaCertificate

ofDesignCompliance. Ifnoalternativetodemolitionorrelocationhasbeenfound,aCertificateof

DesignCompliancefordemolitionshallbeissuedbytheHARC.

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

1. Forarequesttoreplaceastructurewithanewstructure,unlessitfinds:a.

The

new

structure

is

more

appropriate

and

compatible

with

the

historic

overlay

district

thanthestructuretobedemolishedorrelocated.

b. Theownerhasthefinancialabilityandintenttobuildthenewstructure. HARCmustfirst

approvetheCDC,ifrequired,forthenewstructurebeforeitmayconsidertherequestfor

demolitionorremoval.


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2. Forarequesttoremoveordemolishastructurethathasnoeconomicallyviableuse,unlessitfinds:

a. Thestructureisincapableofearningareasonableeconomicreturnunlessthedemolitionor

removalisallowed. Areasonableeconomicreturndoesnothavetobethemostprofitable

returnpossible.

b. Thestructurecannotbeadaptedforanyotheruse,whichwouldresultinareasonable

economicreturn.

c. Theownerhasfailedduringthelasttwo(2)yearstofindadeveloper,financier,tenantor

purchaserthatwouldenabletheownertorealizeareasonableeconomicreturn,despite

reasonableeffortstodoso.

d. movedfromsectionCabove. HARCshallalsoconsidertheeconomicallyviablealternativesavailabletothedemolitionapplicant,including:

i. Donationofapartofthevalueofthesubjectstructureorsitetoapublicornonprofit

agency,includingtheconveyanceofdevelopmentrightsandfaadeeasement.

ii. Thepossibilityofsaleofthestructureorsite,oranypartthereof,toaprospective

purchasercapable

of

preserving

such

structure

or

site.

iii. Thepotentialofsuchstructureorsiteforrenovationanditspotentialforcontinuinguse.

iv. Thepotentialofthesubjectstructureorsiteforrezoninginanefforttorendersuch

propertymorecompatiblewiththephysicalpotentialofthestructure.Theabilityofthe

subjectstructureorsitetoproduceareasonableeconomicreturnoninvestmentforits

owner,providedhowever,thatitisspecificallyintendedthatthisfactorshallnothave

exclusivecontrolandeffect,butshallbeconsideredalongwithallothercriteria

containedinthisSection.

3. Forarequesttodemolishorremoveastructurethatposesanimminentthreattopublichealth

or

safety,

unless

it

finds:

a. Thestructureisadocumentedmajorandimminentthreattopublichealthandsafety.

b. Thedemolitionorremovalisrequiredtoalleviatethethreattopublichealthandsafety.

c. Thereisnoreasonableway,otherthandemolitionorremovaltoeliminatethethreatina

timelymanner.

4. Forarequesttodemolishorremoveastructurethatisnoncontributingtothehistoricoverlaydistrict,unlessitfindsthat:

a. Thecurrentstructureisnoncontributingtothehistoricoverlaydistrict.

b.The

structure

is

newer

than

the

period

of

significance

for

the

historic

overlay

district.

c. Demolitionofthestructurewillnotadverselyaffectthehistoriccharacterofthepropertyor

theintegrityofthehistoricoverlaydistrict.

5. Forarequesttodemolish,replaceorrelocateastructureforspecialcircumstances,unlessitfinds:


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a. Thenewstructureismoreappropriateandcompatiblewiththehistoricovelaydistrictthan

thestructuretobedemolishedorrelocated.

b. Theownerhasthefinancialabilityandintenttobuildthenewstructure. HARCmustfirst

approvetheCDC,ifrequired,forthenewstructurebeforeitmayconsidertherequestfor

demolitionorremoval.

3.13.050 Criteria for Delayed Demolitions or Removals

IfaCDC

has

been

delayed

pursuant

to

Section

3.13.010.D.2,

the

applicant

shall

address

each

of

the

followingcriteriaforHARCconsiderationpriortoreturningtotheHARCforCDCapproval,ifthe

informationhasnotbeenpreviouslysubmitted:

A. Iftheapplicanthasnotalreadyprovidedtheinformation,theyshallprovideprofessionaldocumentationregardingtheconditionofthestructurefromthestandpointofstructuralintegrity

andtheextentofworknecessarytostabilizethestructure,includingafinancialsummary.

B. Iftheapplicanthasnotalreadyprovidedtheinformation,theymustprovideasiteplanaddressing

whatwillbedevelopedonthesiteafterthedemolitionorremovalandprovideverificationthat

theyarefinanciallyabletocompletethedevelopment.

C.

The

applicant

must

attend

a

meeting

and

an

additional

site

walkthrough

with

the

Preservation

Officerandatleastone(1)designatedHistoricCommissionerwithinthree(3)monthsafterthestart

ofthedelayperiod.

D. Theapplicantshallberequiredtoprovideproofthattherewaspublicnotification(onlineand/or

newspaperlisting)offeringthedonationorthesaleofthestructureormaterialsnolaterthanthirty

(30)daysintothedelayperiod. ThenotificationformatmustbeapprovedbytheDirectorpriorto

suchnoticebeingplaced.

E. Theapplicantshallprovideproofthatanystateorfederaldemolitionrequirementshavebeenmet,

ifapplicable(stateornationallyregisteredstructures),priortotheendofthedelayperiod.

F.HARC

may

require

additional

conditions

be

met

during

the

delay

period.

3.13.050060 HARC Final Action

A. TheHARCshallreviewtheapplication,theDirectorsreport,conductaHearinginaccordancewiththeHARCsestablishedproceduresandstatelaw,andtakefinalactionontheapplicationwithin45

daysoftheapplicationHearingunlesstheapplicantagreestoextendthetime.

B. Forapplicationstorequestdemolitionorrelocationofastructurebecausenoeconomicallyviable

useofthepropertyexists,HARCshallholdapublichearingwithin45daysofthedateofthe

directorreceivesthecompletedapplication. Thepurposeofthispublichearingistoselectthe

HARCsappointeetotheeconomicreviewpanel. Theproposedappointeeshallbeforwardedto

CityCouncilattheirnextavailablemeetingforconfirmation. IftheCouncildoesnotagreewiththe

selectedappointee,itshalldesignatethepanelrepresentativeforHARC.

C. HARCshallholdapublichearingwithin45daysofthehearingheldbytheeconomicreviewpanel,

andapproveordenytherequestfordemolitionbecauseofnoeconomicallyviableuseofthe

propertyexists.


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DB. AnapplicationbeforetheHARCshallbeconsideredapprovedbyamajorityvoteofallmembersoftheHARC.

3.13.070 After Approval of a Demolit ion or Relocation

A. OnceaCDCfordemolitionhasbeenapprovedthefollowingshallberequired:

1. Apermanentrecordofasignificantstructurebeforedemolition. Therecordshallconsistof

blackandwhitephotographsandotherdocuments,suchasdrawings,thatdescribethe

architecturalcharacter

and

the

special

features

of

the

building.

As

part

of

the

demolition

approval

process,HARCdeterminesonacasebycasebasistheprecisedocumentationofaspecificbuilding

thatisrequiredandthepersonwhoisresponsibleforproducingthatdocumentation. The

documentationmustbesubmittedforreviewbytheHistoricPreservationOfficerbeforethe

demolition.

2. Theremovalofallsalvageablebuildingmaterialsbeforedemolitionisencouraged,andmaybe

requireddependingonthesignificanceofthebuilding. TheapplicantshallworkwiththeHistoric

PreservationOfficertoidentifysalvageablematerialsandpotentialbuyersorrecipientsofsalvaged

materials. Afterthatmeeting,theapplicantshallprepareasalvagestrategyforreuseofbuilding

materialsdeemedvaluablebytheHistoricPreservationOfficerforotherpreservationand

restorationactivities,

which

shall

be

submitted

for

the

Historic

Preservation

Officers

review

and

approval.WorkwithHARCto

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. ItshallbetheresponsibilityoftheDirectortoissuetheactualCertificateofDesignCompliancefollowingapprovalbytheHARC,withanydesignatedconditions,andtomaintainacopyofthe

CertificateofDesignCompliance,togetherwiththeproposedplans.TheCertificateshallbe

forwardedtotheBuildingOfficial. Theseshallbepublicdocumentsforallpurposes.


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B. WorkperformedpursuanttotheissuanceofaCertificateofDesignComplianceshallconformtotherequirementsoftheCertificate.Intheeventthatworkisnotincompliance,theBuildingOfficial

shallissueastopworkorderand/orcitationasprescribedbyordinance.

3.13.070090 Limits on Resubmission

Noapplicationforthesameprojectshallbeconsideredwithin180daysoftherejectionordisapproval

bytheHistoricalandArchitecturalReviewCommissionofanapplication. Theapplicantmaysubmita

designforanentirelynewprojectorareviseddesignthatsubstantiallyrespondstothereasonsfor

denialas

set

forth

by

the

Historical

and

Architectural

Review

Commission

at

any

time.

3.13.0100 Expiration

A. ACDC,exceptasnotedbelow,expiresiftheworkauthorizedbytheCDCisnotcommenced

within365daysfromthedateofthefinalactiontoapprovetherequest. Inthecaseofaphased

project,aftertheinitialphaseiscompleteeachsubsequentphaseshallcommencewithin365days

ofthecompletionofthepriorphase. Thehistoricpreservationofficermayextendthetimefor

commencementofworkuponwrittenrequestbytheapplicant.

B. ACDCfordemolitionorremovalexpiresiftheworkauthorizedbytheCDCisnotcommencedwithin180daysfromthedateofthefinaldecisiontoapprovetherequest. Thehistoricpreservation

officermay

extend

the

time

for

commencement

of

work

upon

written

request

by

the

applicant.

3.13.0800110 Appeals

ApersonaggrievedbyafinalactiononaCertificateofDesignCompliancemayappealtotheCity

Council,pursuanttotheproceduressetforthbelow. SuchappealshallbesubmittedtotheDirector

within30daysofthefinalaction.

AppealsfromanadministrativelyissuedCertificateofDesignCompliancewillbeprocessedthroughthe

HistoricandArchitecturalReviewCommissionsubjecttotheproceduresestablishedfornew

applications. SuchappealshallbesubmittedtotheDirectorwithin15daysoftheadministrativeaction.

A. Appeal Hearing

TheHearingshallbesetforthenextavailableCityCouncilmeeting,subjecttotheprovisionof

publicnotification. NotificationshallbeprovidedinthesamemannerastheinitialCertificateof

DesignCompliance.

B. Burden of Proof in Appeals

WhenanappealistakentotheCityCouncil,theHistoricandArchitecturalReviewCommissions

actionispresumedtobevalid. Thepersonfilingtheappealshallpresentsufficientevidenceand

havetheburdentojustifyareversaloftheactionbeingappealed.

C. Findings and Conclusions

Allfindings

and

conclusion

necessary

to

the

appeal

decision

shall

be

based

upon

reliable

evidence.

Competentevidence(evidenceadmissibleinaCourtofLaw)willbepreferredwhenever

reasonablyavailable,butinnocasemayfindingsbebasedsolelyuponincompetentevidence

unlesscompetentevidenceisnotreasonablyavailable,theevidenceinquestionappearstobe

particularlyreliable,andthematteratissueisnotseriouslydisputed. Inexercisingitsauthority,

theCityCouncilmayreverseoraffirm,inwholeorinpart,ormodifytheCommissionsorder,


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requirement,decisionordeterminationfromwhichanappealistakenandmakethecorrectorder,

requirement,decisionordetermination,andforthatpurposetheCityCouncilhasthesame

authorityastheHistoricandArchitecturalReviewCommission.

D. Decision on Appeal

TheCityCouncilshallreviewtheapplication,theDirectorsreport,conductaHearingin

accordancewiththeCouncilsestablishedproceduresandstatelaw,andtakefinalactiononthe

appeal. ItshallrequireaconcurringvoteofamajorityoftheCityCouncilmemberspresentto

overturnaHistoric

and

Architectural

Review

Commission

decision

on

aCertificate

of

Design

Compliance.

Editors notes:

There were some questions regarding definitions of Appropriate, Compatible, and

Economically Viable. Staff has reviewed those items and believes that HARC is the authority

who determines if something is appropriate and compatible. These are case-by-case

determinations based on the Design Guidelines, the individual property, the applicants

proposal, etc. Below is how appropriate is addressed in the Guidelines.The Economic Review Panel is tasked with making a recommendation determining whether

in their opinion there is no economically viable use of a property without the proposed

demolition or removal. Again, each case will have to be evaluated on its own merits, as the

viability would be much different depending on the property, for example a house, an office

building, or auto repair shop would all different economics.

Appropriate is described in the Guidelines: In some cases, a stated action or design

choice is defined as being appropriate in the text. In such cases, by choosing the

design approach referred to as appropriate, the reader will be in compliance with the

guideline. In other cases, there may be a design that is not expressly mentioned in the

text that also may be deemed appropriate by the Historic and Architectural Review

Commission.

Documents

Section-3.13-Demolition.web_.11.17.101