A. In its review of a certificate of appropriateness application, the HPC decision shall be based upon the following principles of compatibility.
1. Properties that contribute to the character of the historic district shall be retained, with their historic features altered as little as possible.
2. New exterior construction shall be compatible with the district in which it is located.
3. Any exterior alteration of existing historic landmark properties shall be compatible with their historic character.
B. In applying the principles of compatibility, the HPC shall consider the following factors:
1. The general design, character and appropriateness of the proposed alteration or new construction;
2. The scale of proposed alteration or new construction in relation to the property itself, surrounding properties, and the neighborhood;
3. The texture, materials and color, and their relation to similar features of other properties in the neighborhood;
4. Visual compatibility with surrounding properties, including proportion of the property’s front facade, proportion and arrangement of windows and other openings with the facade, roof shape, and the rhythm of spacing of properties on streets, including setback;
5. The importance of historic, architectural or other features to the significance of the property; and
6. As a guide to rehabilitation work, the commission shall utilize the current edition of the Secretary of the Interior’s standards for rehabilitation.
C. In considering an application for a certificate of appropriateness for a contributing property, the HPC shall consider the following criteria and economic conditions.
1. For applications involving alterations to the exterior of the building or signs, the following shall apply:
a. The cost of the required modifications to the materials, product or design proposed by the applicant. The cost shall include materials, labor, maintenance, water and energy.
b. Historic landmark signs located on the premises do not count toward the maximum total sign area.
2. For applications involving the demolition of a structure, the following shall apply:
a. The property is incapable of earning a reasonable return, regardless of whether that return represents the most profitable return possible;
b. The property cannot be adapted for any other use, whether by the current owner or by a purchaser, that could result in a reasonable return;
c. Efforts have been made to find a purchaser interested in preserving the property; and
d. The applicant has consulted in good faith with the department, local preservation groups, and interested parties, in a diligent effort to seek an alternative that will result in preservation of the property.
D. Prior, unapproved exterior alterations shall not be used as a basis for certificate of appropriateness approval.
E. In reviewing an application for a certificate of appropriateness, the HPC shall not consider changes to interior spaces, but shall encourage property owner(s) to maintain any interior features that may have historical interest.
F. No member of the HPC shall advise or express an opinion about a proposed certificate of appropriateness outside of a regular meeting.
(Ord. 1397.17.47 § 3 (part), 2017; Ord. 1397.17.32 § 2 (part), 2004)