A. Application: An application for a Certificate of Appropriateness shall be filed with the Planning and Building Department upon a form prescribed by the Director and shall include the following information, excepting such information the Director deems unnecessary on a case-by-case basis in light of the proposed work:
1. A description of the proposed work and an explanation of how it is compatible with the Secretary's Standards and other applicable standards, where appropriate;
2. Detailed architectural plans and specifications, including floor plans and scaled elevations and drawings, illustrating the scale, massing, and appearance of the proposed work, including existing and proposed elevations and plans;
3. A description of the specifications and appearance of existing and proposed replacement materials and features;
4. A site plan showing all existing buildings and structures and the relationship of the proposed work to the surrounding environment;
5. Relationship to the existing scale, massing, architectural style, site and streetscape, landscaping, and signage for new construction in historic districts;
6. Any other information determined to be necessary for review of the proposed work by the Director;
7. Required fee(s), as set by Council resolution.
B. Director Review: An application for a Certificate of Appropriateness shall be eligible for Director review if the application meets either of the following requirements:
1. The proposed work would not result in a change of design, material, or appearance of the historic landmark's character defining features, which may include but is not limited to:
a. Repair or replacement of deteriorated materials with applications or materials of the same kind, type, and texture already in use for roofs, windows, siding material, chimneys and fireplaces, accessory structures, or fencing;
b. Addition or deletion of awnings, canopies, and similar incidental appurtenances that do not alter the integrity of the historic landmark.
2. The proposed work is limited to a minor addition of square footage which does not exceed one hundred fifty (150) square feet, as determined by the Director, and where such additions are on the rear elevation and not visible from the public right-of- way and would not remove, change, or obstruct any of the historic landmark's character-defining features.
3. Notwithstanding the above, the Director shall have the discretion to refer any application for a Certificate of Appropriateness to the commission for review.
C. Commission Review: The commission shall conduct a public hearing on all applications for a Certificate of Appropriateness not eligible for Director review under subsection B of this section or referred to the commission by the Director.
D. Findings Required:
1. Standard Findings: No Certificate of Appropriateness shall be approved unless the following findings are made:
a. The project will not cause a substantial adverse change in the significance of a historic landmark within the meaning of the California Environmental Quality Act as determined by the commission and the Council;
b. The project is consistent with the provisions of this article; and
c. The project is consistent with the Secretary's Standards and any applicable design guidelines adopted by the City.
2. Additional Findings For Demolitions: No Certificate of Appropriateness to allow demolition of part or all of a historic landmark shall be approved unless the following findings are made in addition to all other required findings:
a. All efforts to restore, rehabilitate, or relocate the historic landmark would be futile;
b. Restoration or rehabilitation would require extensive alterations that would render the historic landmark unworthy of preservation or make such preservation infeasible;
c. Failure to demolish the historic landmark would adversely affect or detract from the character of the neighborhood; and
d. The deterioration of the historic landmark is not the result of the failure of the owner to maintain the property in accordance with this article.
E. Issuance Of Certificate: Following review of an application for a Certificate of Appropriateness, the Director or commission shall adopt a resolution approving, conditionally approving, or denying the application. The applicant shall be notified of the decision by mail within ten (10) days. Upon approval, copies of the Certificate of Appropriateness shall be forwarded to the applicant, the Director, and any other department or agency that requests one.
F. Appeal: Decisions of the Director and commission regarding a Certificate of Appropriateness are subject to appeal in accordance with section 23.18.16 of this article. No Certificate of Appropriateness shall become effective until the time to appeal its issuance has expired. (Ord. 0-18-1336, 4-11-2018)