A.   A certificate of appropriateness issued by the commission or the preservation officer is required for any exterior alteration to any designated historic resource, for new construction on the site of a designated historic resource, and for a lot split, lot line adjustment or subdivision (whether tentative or parcel map) relating to property which is, or has thereon, a designated historic resource. A certificate of appropriateness shall be required to erect, alter or relocate any sign which is in a designated district or associated with property which is, or has thereon, a designated historic resource. New construction in a historic and/or scenic district shall also require a certificate of appropriateness. The community development department shall direct applicants for building permits and sign permits for designated and nominated resources to apply for a certificate of appropriateness from the commission. A nominated historic resource need not be designated before a certificate of appropriateness can be granted. No building, alteration, lot split, lot line adjustment, subdivision (whether tentative or parcel map), demolition or removal shall occur, nor shall any permits be issued therefor, for any exterior improvement, sign, building, structure or property within the proposed district, or relative to a proposed historic resource, while the public hearing for designation or any appeal related thereto is pending, except after a certificate of appropriateness has been secured. In the event any contributing or non-contributing building in a designated or pending historic district is completely demolished or partially demolished without approval of a demolition permit pursuant to Chapter 15.44 of this Code, all provisions of Section 15.44.120 of this Code may apply. In the case of a property in a pending historic district for which a historic resource survey has not been submitted by a consultant retained by the City and meeting the Secretary of the Interior's Professional Qualification Standards, the Director of Development Services shall, as required to establish the applicability of the various enforcement provisions of Section 15.44.120, determine whether the property is a contributor or a non-contributor to the pending historic district and, for a property determined to be a contributor, identify its character defining features. These determinations are rebuttable presumptions and shall be based on the information included in the historic district application under consideration by the City and any additional information or materials as may be necessary for a complete review.
   B.   Applicants are encouraged first to consult with staff about using the design guidelines before submitting a formal application. Any application for a certificate of appropriateness shall be made on a form prescribed by the preservation officer and shall be accompanied by a fee set by resolution of the city council. The application shall include the information required by the preservation officer, including, but not limited to, elevation drawings of the proposed alterations, samples of proposed colors and materials, plan view for new construction, and color photographs of all sides of any existing structures on the site.
   C.   The preservation officer shall use a preservation checklist to determine if the proposal is minor or major, and shall use the design guidelines to determine if the proposal is compatible with the existing resource and surrounding resources. All requests for new construction, subdivision, lot splits, demolitions, or moving of a historic resource shall be considered major except in urban conservation districts. Applications for a certificate of appropriateness for major alterations shall be reviewed by the commission.
   D.   Certificates of appropriateness for minor improvements where proposed work does not adversely affect the exterior architectural features of the historic resource nor adversely affect the character or historical, architectural, or aesthetic interest or value of the resource and its site, may be approved by the preservation officer. Alterations in urban conservation districts may be approved by the preservation officer except that major alterations to designated landmarks and historic properties within an urban conservation district shall be reviewed by the commission.
The preservation officer shall inform the commission in writing of decisions regarding minor alterations. All such decisions go into effect within ten (10) days following presentation to the commission unless appealed or called up for review by the commission or city council.
   E.   The preservation officer will determine whether the application involves a land use decision. If so, the application will be forwarded to the planning commission for recommendation prior to commission consideration.
   F.   The commission shall hold a public hearing on all applications for certificates of appropriateness referred to it after notice is given in the same manner as subsection 2.62.180D of this chapter.
   G.   Using the Redlands' design guidelines, the survey, the designation report, and the preservation officer's report, the commission shall review any major alterations, appeals of staff determinations, and subdivisions, lot splits and new construction within historic and scenic districts and make a determination with due speed to approve, approve conditionally, or deny the certificate of appropriateness. Approval requires finding that the action proposed is consistent with this chapter and will not be detrimental to a historic resource, or that the action is necessary to correct an unsafe or dangerous condition pursuant to subsection 2.62.270A of this chapter. In case of hardship, the applicant may apply for a certificate of hardship pursuant to section 2.62.220 of this article.
A report of the action taken or determination made shall be forwarded to the city council and a copy of the decision sent to the applicant by mail and, if appropriate, to the city departments responsible for issuing necessary permits. The commission's decision shall be in writing and shall state the findings of fact and reasons relied upon in reaching its decision.
   H.   The applicant or others may appeal the preservation officer's decision to the commission, or a commissioner or city council member may call it up for review within ten (10) days of the commission's receipt of the decision.
The applicant or others may appeal the commission's decision to the city council within ten (10) days. Appeals shall be made on a form prescribed by the commission and filed with the city clerk.
   I.   The building inspector shall issue the permit applied for provided that all requirements of city and state codes, including the historical building code, are met. If the commission fails to consider an application for a certificate of appropriateness within sixty (60) days of the date of submission of the application, the building inspector shall issue the building permit. If an appeal to the city council is filed within ten (10) days from the date of a commission decision on an application, no permit shall be issued until the outcome of the appeal is determined by the city council.
   J.   After the permit has been issued, the administrator of the community development department or his/her designee shall, from time to time, inspect the work approved by the commission in order to assure compliance. If the work is not being performed in accordance with the certificate of appropriateness, a stop work order shall be issued and all work shall cease.
   K.   A certificate of appropriateness shall become void unless construction is commenced within eighteen (18) months of the date of issuance. Certificates of appropriateness may be renewed for a thirty six (36) month period by applying to the preservation officer. If the project is not completed within thirty six (36) months after the expiration of the last building permit, a new certificate of appropriateness shall be required to complete work.
   L.   Any change in the scope of the work which is determined to be a major alteration which occurs subsequent to the issuance of a certificate of appropriateness shall require issuance of a new certificate of appropriateness. Certificates of appropriateness for minor alterations shall be issued by the preservation officer upon the request of the applicant. (Ord. 2899 §3, 2019: Ord. 2605 §1, 2005: Ord. 1954 §9(a), 1986)