(A) Purpose and intent.
(1) Contained within the Green Valley Redevelopment Area is the original Payson Townsite location. While this area contains nonconforming lots, it also contains the oldest structures within the town; that have a special historical significance for the Town of Payson.
(2) The Green Valley Redevelopment Area has been identified as having several deterrents towards encouraging development within this area. These deterrents include:
(a) There are significant areas included within the 100 year flood plain.
(b) There are significantly higher levels of public safety calls to this area.
(c) There are a significant number of legal nonconforming lots, structure, and uses within this area.
(d) There are a significant number of deteriorated or dilapidated structures within this area.
(e) There are a significant number of adjoining noncompatible land uses within this area.
(f) There are a significant number of structures with a historical significance.
(3) The issues listed above have created a situation where there is little private investment being made into this area of town. Public roadway infrastructure has also deteriorated into a very poor condition for most of the roadways within this area, and in several instances there are currently inadequate right-of-ways.
(4) There are several purposes for applying this overlay zoning to the Green Valley Redevelopment Area:
(a) To preserve the historical significance of this area of town,
(b) To ensure that development standards are compatible with the floodplain issues of this area,
(c) To ensure that development standards are appropriate to development and parking restraints within this area,
(d) To ensure that future development is sensitive to the historical significance of this area,
(e) To ensure that appropriate measures are taken to rehabilitate some of the deteriorated or dilapidated structures within this area,
(f) To ensure that development occurs in a manner which provides the highest level of public safety possible,
(g) To ensure that future development is sensitive to the needs of pedestrian traffic and open space needs,
(h) To ensure that current and future development provide a higher level of aesthetic value,
(i) To encourage more appropriate use of properties that are currently used for outside storage of vehicles and other equipment.
(5) The primary principles incorporated into the design of this area will include a pedestrian friendly environment, preservation of our historical heritage and cultural values, adequate infrastructure to support both residents and users, and a place which encourages people to come and gather together to celebrate the town as a great place to live and visit.
(6) The following principles of "smart development" will be incorporated into the development of the Green Valley Redevelopment Area:
(a) Encourage a more efficient use of land and resources,
(b) Encourage full use of existing urban services,
(c) Encourage a mix of land use activities,
(d) Encourage optional modes of transportation,
(e) Encourage a human scale in the design of development projects.
(7) The purpose of this section is to provide for the allowance of modifications to currently established development standards within the Unified Development Code. This section does not make current UDC standards totally inapplicable. When designing a project it is important that the UDC requirements be used as the main guide and then the following standards will address the necessary modifications to those standards. Where modifications are not provided for a specific development standard then the UDC will be the guide.
(B) Method to apply. The Special Plan District Overlay regulations shall be applied to the Green Valley Redevelopment Area, as defined in Ordinance No. 566 and depicted in Exhibit #1 as follows. These regulations shall apply to applications for a building permit, rezoning request, conditional use permit, variance, demolition request, temporary use permits, subdivisions, and minor land divisions.
(C) Development standards.
(1) Parking requirements. Exhibit #2, attached to this Code, identifies two areas which will require modifications to current parking regulations. Areas not specifically designated in Exhibit #2, and development for single family residential will not require the modifications addressed in this section.
(a) Area #1 is designated as Main Street type parking. Parking facilities will be placed to the rear of the property where feasible. A landscaped buffer will be required to separate parking facilities from public pedestrian facilities by at least eight feet. Parking facilities should be screened from public pedestrian facilities with the use of berms or landscaping.
1. The required number of parking spaces can be modified with the provision of historical data or study that demonstrates a different demand than stated in this Code. This data or study must be acceptable to the Town Engineer.
2. The minimum number of required spaces can be reduced when shared parking can be demonstrated.
3. Access driveways shall be designed to allow shared use where feasible.
4. Deviations from any standards for the provision of parking facilities may be granted by the Town Engineer with appropriate justification.
Note: Business owners will have the option of developing parking facilities in a manner as stated in division (C)(1)(a)1. above, or pay a fee in lieu & parking at a rate which includes the actual cost for designing, constructing and land acquisition for the required parking space. Monies collected shall be set aside in a special account to be used for providing public parking.
(b) Area #2 shall be designated as off Main Street parking. This area shall design their parking facilities to the side and rear of the property. A landscaped buffer will be required to separate parking facilities from pedestrian facilities. This buffer will be at least ten feet in width.
(2) Building density. The maximum lot coverage shall be no more than 65% of the lot area for lots located on Main Street. Other areas and single family residential development shall be in accordance with the Unified Development Code.
(3) Set back requirements.
(a) Setback requirements as specified in the UDC for R3, C1, C2, and C3 shall not be applicable to Main Street within the Green Valley Redevelopment Area. Properties which are designated as an historic landmark or property, or within an historic district, shall utilize the current front setbacks established, and no new structure or alteration shall extend beyond the current front building line.
(b) Commercial properties which abut single family residential development shall follow normal setback requirements in the UDC for the side or rear yards which abut single family development.
(4) Space between buildings. Required space between structures shall be designed in accordance with the current Building Code requirements, and shall not be governed by zoning regulations within the Main Street area. This deviation from the standard shall be applicable to commercially developed lots on Main Street and Frontier Street.
(5) Outside land uses. This standard is applicable to the Historic District or properties, Main Street, and Frontier Street. This section does not include outside storage of equipment or supplies. Outdoor sales and displays are prohibited, except where one or more of the following conditions are present:
(a) Products and services displayed outdoors are customary, accessory, and incidental to those sold and displayed in a primary business being conducted in a permanent building on the property.
(b) Outdoor sales and displays do not interfere with pedestrian access ways, fire lanes, required parking spaces, driveways, landscape areas, or traffic visibility at driveway entries and street intersections.
(c) Special events with a temporary use permit shall be permitted.
(6) Outdoor sidewalk cafes. In order to enhance the Main Street environment and complement retail and cultural activities recommended in the Green Valley Redevelopment Area Plan, it is the policy of the town to encourage the establishment of outdoor sidewalk cafes on private property and within public rights-of-way. Minimum standards are established to ensure cafe design is functionally compatible with other needs and provides for the protection of public health, safety and welfare. Outdoor sidewalk cafes are permitted on any public rights-of-way within the Main Street area, subject to administrative review and compliance with the following standards:
(a) Outdoor sidewalk cafes must not obstruct sidewalk pedestrian traffic or create public health and safety hazards. All sidewalks must maintain a four foot minimum clear dimension between the outside edge of any sidewalk and any fixed element within sidewalk right-of-way.
(b) Outdoor sidewalk cafes may be open, partially covered, or enclosed by means of umbrellas, awnings, canopies, or similar nonpermanent and removable protective structure.
(c) A decorative barrier element separating outdoor cafe seating area from adjacent pedestrian traffic shall be provided. The design and materials of such barrier element must complement and be compatible with the architectural design of the restaurant building facade.
(d) Enclosed outdoor cafes must be used only as seating areas. Storage, kitchen, or rest room uses are not allowed. The seating must be movable.
(e) Decorative/accent lighting may be incorporated into the outdoor cafe structure, awning, canopy, etc. and must meet all Town Code requirements.
(f) Reserved
(7) Open space requirements. Natural or landscaped open space areas shall be designed and placed in a manner which encourages pedestrian use and comfort. Current minimum standards for open space shall not be applied to the Green Valley Redevelopment Area.
(8) Maintenance.
(a) It shall be the responsibility of the property owner and occupant to maintain the standards established in the section. Enforcement of these standards shall be in accordance with §§ 154-10-001 through 154-10-008.
(b) Vacant or abandoned property shall be maintained in a clean and well landscaped manner.
(9) Minimum lot size.
(a) Lots located on Main Street and Frontier Street and within a C-l, C-2, or C-3 zoning district shall not be applicable to the minimum lot size requirements of the UDC. All lots must be at least 35 feet in width.
(b) Single family detached and attached development within R3 zoning districts shall be permitted to reduce lot sizes to a minimum of 4,000 square feet per lot, with a maximum lot size of 5,000 square feet.
(10) Mixed residential and commercial uses. Residential and commercial uses may be combined on a single lot in any district provided:
(a) The uses are only those allowed with the district in which the lot is located;
(b) Unless otherwise specifically stated within the district stipulations, each of the uses shall individually meet the space and bulk standards set forth in the district regulations;
(c) Unless otherwise stated within the district regulations, each of the uses shall individually meet the off street parking requirements of this section;
(d) When residential and commercial uses are combined the standards for multi-family development for parking shall apply; and
(e) On Main Street from the Beeline Highway to McLane Road no residential development shall be permitted on the first floor fronting Main Street. The first floor frontage shall be allocated to commercial type development only. Residential development on Main Street shall only be permitted on the second floor or on the first floor behind any commercial development.
(11) Accessory units. One accessory dwelling unit may be added to a single family residential zoned lot within the Green Valley Redevelopment Area with the following conditions:
(a) The lot area exceeds the minimum area requirements by at least 50%.
(b) The accessory dwelling unit does not require additional driveways from the street frontage.
(c) The inclusion of an accessory dwelling unit shall not deter from the single family character of the area.
(12) Home occupations. The UDC requirements for home occupied businesses shall be modified to allow no more than one customer or vehicle at a time for the home occupation business. The purpose of this requirement is to limit the amount of traffic into the home occupied business.
(13) Clustering of development. Clustering of development shall be permitted within the Green Valley Redevelopment Area with the following conditions:
(a) The maximum number of dwelling units permitted within the district stipulations shall not be exceeded.
(b) When commercial development is included, every 1,500 square feet of commercial development will be considered a dwelling unit for purposes of calculating maximum density.
(c) Development standards specified in the UDC shall be complied with except where additional modifications are permitted within this Code.
(14) Manufactured homes. Manufactured homes seeking to be permitted within the Green Valley Redevelopment Area shall meet the following guidelines:
(a) Wheels, axles and tongue must be removed from the unit.
(b) Manufactured home must be affixed to a permanent stem wall foundation.
(c) All roofs for manufactured homes shall have not less than a 3 in 12 pitch, and shall be shingle covered. (No wooden shingles permitted.)
(d) Siding for manufactured homes shall be of wood composition.
(15) Underground service connections. Service lines connecting to individual commercial or residential development shall be placed underground within the Green Valley Redevelopment Area.
(16) Signs.
(a) Off-premise signs within the adjacent rights-of-way area may be considered by the Public Works Engineer through the rights-of-way permit process.
(b) A sign permit application will be submitted to the Design Review Committee for their approval.
(c) Any approval of a sign by the Design Review Committee and/or the Public Works Director shall comply with the objectives of the Green Valley Redevelopment Area plan.
(E) Historic preservation.
(1) Purpose and intent. The intent of this section is to provide protection for significant properties and sites which represent important aspects of the Town of Payson's heritage. Protection afforded these resources will enhance the character of the town, by taking such properties into account during the development process, and to assist owners in the preservation, conservation and restoration of these properties. The designation of any property or district shall not inhibit uses as permitted by the Unified Development Code.
(2) Designation criteria for districts, landmarks and properties.
(a) Designation of a landmark or historic property:
1. Meets the criteria for listing on the Arizona or National Register of Historic Places.
2. The submittal is found to be of exceptional significance and expresses a distinctive character, resulting from:
a. A significant portion of it is at least 50 years old; is reflective of the town's cultural, social, political, or economic past; and is associated with a person or event significant in local, state or national history; or
b. Represents an established and familiar visual feature of an area of the town, due to a prominent location or singular physical feature.
3. Local designation. Landmarks and historic properties of special significance to the Town of Payson, but not necessarily eligible for state or national listing.
4. If it has achieved significance within the past 50 years or it is an integral and critical part of an historic district or demonstrates exceptional individual importance by otherwise meeting or exceeding the criteria specified in divisions (E)(2)(a)2.a. or b. above it shall be considered eligible for designation as a landmark. At such time as a landmark becomes 50 years old it will automatically be reclassified as an historic property.
(b) Designation of an Historic District. Criteria to establish designation of a Historic District:
1. The district consists of an area in which is located a concentration of properties, (minimum of three lots) buildings or structures which individually meet the criteria in division (E)(2)(a) above.
2. District boundaries may coincide with documented historic boundaries such as early roadways, subdivision plats or property lines.
3. District boundaries may coincide with logical physical or man-made features and reflect recognized neighborhood or area boundaries.
4. Other noncontributing properties or vacant parcels may be included where necessary to create appropriate boundaries or district.
5. A district may also include or be composed of one or more archeological sites.
(3) Designation procedures for landmarks, historic properties, and districts.
(a) Application for the designation of a landmark or historic property shall be made by the owner of such property or the Historic Preservation and Conservation Commission on forms provided by the Community Development Department and, follow the procedures as outlined in § 154-09-008 entitled "Amendments to Text and Zoning Map" as well as §§ 154-09-012 and 154-09-013 for the "Citizen Participation Plan". Applications shall include:
1. A map showing all parcels within 300 feet of the proposed landmark or historic property. A list of property owners with addresses shall also be included.
2. An accurate legal description and tax parcel numbers as shown on the Gila County Tax Assessors Map.
3. A written description of the proposed landmark or historic property which addresses the criteria as described division (C) above.
4. Applications shall be scheduled for a public hearing in front of the Historic Preservation and Conservation Commission on their next available meeting or special meeting.
(b) Designation procedures of an Historic District. Application for the designation of an Historic District shall be made by the Historic Preservation and Conservation Commission or by petition of affected property owners and, follow the procedures as outlined in § 154-09-008 entitled "Amendments to Text and Zoning Map" as well as §§ 154-09-012 and 154-09-013 for the "Citizen Participation Plan".
1. A map showing all parcels within 300 feet of the proposed landmark or historic property. A list of property owners with addresses shall also be included.
2. An accurate legal description and tax parcel numbers as shown on the Gila County Tax Assessors Map.
3. A written description of the proposed landmark or historic property which addresses the pertinent criteria as described in division (C) above.
4. Applications shall be scheduled for a public hearing in front of the Historic Preservation and Conservation Commission (HPCC) on their next available meeting or special meeting.
(c) Public meeting notification. Notification for nominations for landmarks and historic properties shall be placed in a local newspaper of general circulation with one publication at least 15 days prior to the scheduled hearing. The property described in the application shall also be posted with the notice of a public hearing.
(4) Effects of designation.
(a) The approval of an application for an Historic District shall have the effect of amending the zoning map by the placement of an "H" over the affected area.
(b) Any uses permitted in the underlying zoning district shall also be permitted with the designation of an Historic District.
(5) Review guidelines for alteration or new construction:
(a) Application for a building permit from the town to alter, remodel, build or otherwise develop property designated as an historic property, landmark, or historic district, issuance of that permit shall be deferred until such time as the application has been reviewed by the HPCC. The HPCC shall issue a certificate of suitability prior to issuance of the building permit. Note: Alterations, minor in nature, which do not affect the character of the structure, may be approved by the Community Development Director or his designee.
(b) Applications for review by the HPCC shall require submittal of the following:
1. An application for a building permit accompanied by such fee(s) as may be adopted.
2. Photographs of the existing property.
3. Drawings, to scale, of the site plan, floor plans and all elevations of the proposed work.
4. Material and color board used shall be shown on the elevations plan.
5. Signage plan to scale, showing the color, materials, dimensions, and location of proposed signage.
6. Any other information which the applicant or the HPCC may deem necessary to review the proposed application.
(c) The HPCC shall consider the request at their next regularly scheduled meeting using the following criteria:
1. The proposed work on any portion of a landmark or historic property shall be compatible with the distinctive character of the overall property, and the adjoining properties or district if applicable.
2. The proposed work on any portion of a contributing property within an historic district shall be compatible with the recognized distinctive character of the overall district, as determined by adopted design guideline of the district.
3. If state or federal funds are used in the alteration of the property the Secretary of Interiors standards for the treatment of historic properties shall be applicable in addition to the criteria specified in divisions (E)(5)(a) and (E)(5)(b) above.
(d) An approval by the HPCC of an application shall be valid for a period of one year from the date of approval.
1. A six month extension may be granted by the HPCC.
2. Extension requests shall be filed prior to the expiration date.
(e) Appeals. Appeals to HPCC decisions shall be filed within 15 days of the meeting date at which a decision was rendered, and placed on the next Town Council meeting.
(6) Demolition and removal.
(a) When a building permit is sought from the town to demolish or remove a designated historic property, landmark, or any property within an historic district, issuance of that permit shall be deferred until such time as the application has been reviewed by the HPCC. The HPCC shall issue a certificate of suitability prior to issuance of the building permit. Note: Properties not listed as an historic property or landmark will be approved by the Community Development Director or his designee.
(b) An application to demolish or remove a landmark or historic property shall include:
1. Photographs of the existing property.
2. A preliminary plan for the redevelopment of the parcel indicating the intended use and site plan.
3. A narrative report supporting the necessity to remove the landmark or historic property.
4. If the landmark or historic property is to be removed for structural reasons then there must be supporting documentation from an Arizona registered architect or structural engineer.
(c) Economic relief. An application to demolish or remove a landmark or historic property can be based on the need for economic relief. Separate standards for granting economic relief to demolish or remove a landmark or historic property are established for investment income producing property and for non-income producing property. Non-income producing property shall consist of single family dwellings and non-income producing institutional properties.
1. Income producing property may be approved to demolish or remove if the property owner demonstrates that a reasonable rate of return on investment cannot be obtained from the property in its present state or if rehabilitated.
2. Non-income producing property may be approved to demolish or remove if the property owner demonstrates that the property has no reasonable use as a single family dwelling or for an institutional use in it present condition or if rehabilitated.
3. Economic relief shall not be granted due to the following circumstances:
a. Willful destructive acts caused by the owner.
b. Purchase of property for substantially more than the market value.
c. Failure to perform normal maintenance and repair.
d. Failure to diligently solicit and retain tenants or provide normal tenant improvements.
(d) Criteria for HPCC review of request to demolish or remove.
1. The property which is proposed to be demolished or removed is of no historic or architectural value or significance, and does not contribute to the distinctive character of the property or district, or
2. The loss of the property would not adversely affect the integrity, nor diminish the distinctive character of the historic district, and the standards for economic relief as stated in item (E)(6)(c) above justify the removal or demolition of the historic property or landmark.
(e) Approval of an application to demolish or remove a landmark or historic property shall be valid for a period of one year from date of approval.
1. A six month extension may be granted by the HPCC.
2. A request for the six month extension shall be filed prior to the expiration date of the approval.
(f) If a request to demolish or remove a landmark or historic structure is denied then no demolition or removal shall be permitted within 180 days from the date of denial. During this period of restraint the HPCC will attempt to secure whatever assistance as may be feasible to effect the preservation of the property, such as economic assistance, acquisition, purchase of a preservation easement, or location of a buyer who, upon purchase terms agreeable to the owner, will enter into a preservation covenant with the town for a period of at least five years. Note: If the HPCC is unable to secure such assistance within the 180 days the proposed demolition or removal shall be approved, subject to the issuance of the appropriate permit by the building official.
(g) If the Building Official finds that a designated property is an imminent hazard to public safety, and has determined that repairs or relocation would not be appropriate or feasible he/she may approve a request to demolish or remove after consultation with the HPCC.
(7) Maintenance and repair.
(a) Ordinary maintenance and repair of a designated property shall be performed by the owner and shall not require specific approval from the HPCC, provided that such maintenance or repair does not significantly alter the features which contribute to the distinctive character of such a designated property.
(b) The owner of a designated property shall not permit the property to fall into a state of disrepair so as to result in the deterioration of any significant exterior feature which would have a detrimental effect on the distinctive character of the property itself or, that of the overall district.
(c) The condition of the property at the time of its designation shall be the standard of reference for the evaluation of future deterioration.
(d) Examples of deterioration which shall be prevented by the owner of the designated property by means of ordinary maintenance and repair shall include, but not be limited to the following:
1. Excessive erosion, reverse drainage and other preventable site conditions which may adversely affect significant structures;
2. Loss of structural integrity due to deterioration of footings, load-bearing walls, columns, beams, trusses or other support members;
3. Weathering or damage to exterior elements such as well and roof surfaces, chimneys, balustrades, doors, windows and other architectural features;
4. Loss of weather-tightness or security due to any of the above; or
5. Deterioration of any feature that creates a hazardous condition which could lead to the claim that demolition is necessary as a matter of public safety.
(e) In order to prevent demolition by neglect, resulting from deterioration as described in division (E)(7)(d) above, the town may effect repairs to a landmark, historic property or contributing property within an historic district and place an assessment against the property for the cost of such repairs.
(f) Enforcement of this section shall be the responsibility of the Community Development Director.
(8) Incentives. It is the intent of the town to make ownership of a landmark, historic property or properties within an historic district as beneficial as possible. In addition to the intangible benefits of owning a property recognized as an important community resource, the HPCC may, when applicable and feasible, provide such owners with the following:
(a) Assistance in locating potential sources of financial assistance and tax credit;
(b) Assistance in preparing grant applications and potential third party sponsorship;
(c) Technical information and referrals;
(d) Assistance in locating buyers or sellers; and
(e) Assistance in obtaining other benefits as may become available through these or other sources.
(9) Enforcement. The enforcement of the regulations of this section shall be in accordance with §§ 154-10-001 through 154-10-008.
(10) Definitions.
ADAPTIVE REUSE. The process of adapting a property, site, building, or structure for a use other than that for which it was originally intended, designed or previously used.
ADDITION. A non-historical extension or increase in floor area or height of a building or structure.
ALTERATION. A modification to a building or structure that affects usability of the building or structure, or part thereof. An alteration is the aesthetic, architectural, mechanical or structural change to the exterior surface of any significant part of a designated property. Alterations include but are not limited to: remodeling, renovation, rehabilitation, reconstruction, historic restoration, changes or rearrangements, in the plan configuration of walls and full height partitions.
ARIZONA REGISTER OF HISTORIC PLACES. A list of historic properties within the State of Arizona maintained by the Arizona State Parks Board, State Historic Preservation Office pursuant to A.R.S. § 41-511.04(9). This is the official record of Arizona's historic districts, archaeological sites, buildings, structures and objects significant to the history of Arizona.
BUILDING. Any structure created to shelter any form of human activity such as a house, church, store, and hotel; may also refer to a related complex such as a house and barn or a courthouse and jail.
CERTIFIED LOCAL GOVERNMENT (CLG). A federal program designed to decentralize the National Historic Preservation Program by assigning decision making bodies to the states and ultimately to the local government. Application for certification is reviewed by the State Historic Preservation Office (SHPO) and must document at a minimum, establishment of an historic preservation commission, an historic preservation ordinance and development of an historic preservation plan.
COMPATIBILITY. A pleasing visual relationship between elements of a property, building or structure, or among properties, buildings and structures with their surroundings. Aspects of compatibility may include, but are not limited to proportion, rhythm, detail, texture, material, reflectance and architectural style.
COMMISSION. The Historic Preservation and Conservation Commission for the Town of Payson.
CONSERVATION. The practice of prolonging the physical and aesthetic life of pre-historic and historic material culture through documentation, preventative care, treatment and research.
CONTRIBUTING PROPERTY. A classification applied to an individual property within a designated historic district, signifying that the property contributes generally to the distinctive character of the district or archeological site.
CULTURAL RESOURCE. Building, site, structure, object or district evaluation as having significance in pre-history or history.
DEMOLITION. The act or process that destroys a designated property.
DESIGNATED PROPERTY. A property which has been classified as a landmark, historic property or contributing property within a historic district.
DISTINCTIVE CHARACTER. The distinguishing architectural and aesthetic characteristics of a landmark or historic property or those generally found throughout an historic district which fulfill the criteria for designation.
HISTORIC DISTRICT (DISTRICT). Generally an area possessing a significant concentration, linkage, or continuity of sites, buildings, structures or objects, or a combination thereof, united historically or aesthetically by plan or physical development. Specifically the definition can include a designation in the form of overly zoning, applied to all properties within the defined boundaries which express a distinctive character worthy of preservation.
HISTORIC PRESERVATION OFFICER (HPO). The secretary to the Historic Preservation and Conservation Commission.
HISTORIC PRESERVATION PLAN. An element of the Master Plan for the Town of Payson.
HISTORIC PROPERTY. A designation in the form of overlay zoning, applied to an individual property, as a result of formal adoption of the Town Council which expresses distinctive character worthy of preservation, or an archeological site.
HISTORICAL SIGNIFICANCE. Importance of which a property has been evaluated and found to be historic, as determined by the authority having jurisdiction.
LANDMARK. A prominent or conspicuous object or land mass that serves as a guide; a distinguishing landscape feature making a site or location; something used to mark a boundary of land.
LIFE SAFETY EVALUATION. An evaluation of the life-safety hazards of a building or structure based on procedures similar to those contained in NFPA 909, Standard for the Protection of Cultural Heritage Resources, Appendix B, Fire Risk Assessment in Heritage Premises.
NATIONAL REGISTER OF HISTORIC PLACES. A register of historic places as established by the Historic Sites Act of 1935 and expanded by the National Preservation Act of 1966 as amended. It is the nation's official listing of pre-historic and historic properties worthy of preservation. It affords protection and recognition for districts, sites, buildings, and structures significant in American history, architecture, archaeology, engineering and culture.
NON-CONTRIBUTING PROPERTY. A classification applied to an individual property located within a designated historic district, signifying that the property does not contribute to the distinctive character of the district. Properties presenting 25% or more new construction with regard to sensitivity of the existing structure, or extreme alteration fall into this category.
ORDINARY MAINTENANCE AND REPAIR. Regular or usual care, upkeep or replacement of any part or putting back together that which is deteriorated or broken, of an existing property, building or structure to effect the maintenance of a safe, sanitary and suitable condition.
OWNER. The legal ownership entity of an individual parcel or property as recorded with the Gila County Recorder's Office. For the purposes of this content, each parcel or property shall be considered to have one owner.
PAYSON HISTORIC PROPERTY REGISTER. A document listing all designated properties or districts within the Town of Payson.
PERIOD OF SIGNIFICANCE. The length of time when a historic building, property or site was associated with important events, activities, persons, or attained characteristic which qualifies it for registration.
PRESERVATION. The act or process of applying measures necessary to sustain the existing form, integrity, and materials of a historic property, building or structure. Work, including preliminary measures to protect and stabilize the property, generally focuses upon the ongoing maintenance and repair of historic materials and features rather than extensive replacement and new construction. New exterior additions are not within the scope of this treatment; however, the limited and sensitive upgrading of mechanical, electrical, and other code-related work to properties functional is appropriate within a preservation project.
PRESERVATION COVENANT. A deed restriction, filed with the Gila County Recorder's Office which lists the owners use of a designated property in order to effect the preservation of the distinctive character of the property.
PRESERVATION EASEMENT. The nonpossessory interest of a holder in real property, said property being a designated property, imposing limitations or obligations to preserve the distinctive character of that property, or a specified portion thereof.
PROPERTY. Consists of buildings, structures or other improvements, or an archaeological site, associated with a particular parcel or location.
QUALIFIED HISTORICAL BUILDING OR PROPERTY. Any building or structure, site object, district or collection of structures and their associated sites, deemed of importance to the history, architecture, or culture of an area by an appropriate local, state or federal governmental jurisdiction. This shall include designated buildings or properties on, or determined eligible for official national, state or local government historic registers or inventories.
RECONSTRUCTION. The act or process of depicting, by means of new construction, the form, features and detailing or a non-surviving site, landscape, building, structure or object for the purpose of replicating its appearance at a specific period of time.
REHABILITATION. The act or process of making possible a compatible use for a property, building, or structure or a portion of a structure through repair, alternations and additions while preserving those portions for features which convey its historical, cultural or architectural values.
REPAIR. Renewal, reconstruction, or renovation of any portion of an existing property, tie or building for the purpose of its continued use.
RESTORATION. The act or process of accurately depicting the form, features and character of a property, building or structure as it appeared at a particular period of time by the means of the removal of features from other periods in its history and reconstruction of the missing features from the restoration period. The limited and sensitive upgrading of mechanical, electrical, and plumbing systems and other code-required work to make properties functional is appropriate within a restoration project.
SECRETARY OF THE INTERIOR'S STANDARDS FOR THE TREATMENT OF HISTORIC PROPERTIES. The Standards developed, and adopted as amended, by the Secretary of the Interior of the United States to guide work funded by or otherwise conducted under the auspices of the federal government on historic properties and archaeological sites. Guidelines are given for preservation, rehabilitation, restoration and reconstruction.
SIGNIFICANT. Possessing aesthetic, architectural or historical qualities of critical importance to the consideration of a property, building or structure for classification as a designated property.
STRUCTURE. That which is built or constructed, an edifice or a building of any kind, or any piece of work artificially built up or composed of parts joined together in some definite manner. A tower would an example.
(Ord. 466, passed 2-22-96)