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HomeMy Public PortalAbout2021-11-04 packetIndividuals should contact the ADA Coordinator at (573) 634-6570 to request accommodations or alternative formats as required under the Americans with Disabilities Act. Please allow three business days to process the request. Please call 573-634-6410 for information regarding agenda items NOTICE OF REGULAR MEETING AND TENTATIVE AGENDA i City of Jefferson Historic Preservation Code Revision Commission Thursday, November 4, 2021, ~ 6:00 p.m. Boone Bancroft Room - John G. Christy Municipal Building-320 E. McCarty Street CLICK HERE TO JOIN VIRTUALLY Password: 1234 Join by Phone: +14043971516 US Toll Access Code: 146 198 9745 TENTATIVE AGENDA 1. Introductions and Roll Call 2. Procedural Matters • Determination of quorum • Call for cases • Receive and review requests for continuance • Receive requests for reordering the agenda • Format of hearing • List of exhibits 3. Adoption of Agenda (as printed or reordered) 4. Approval of Meeting Minutes from October 7, 2021 5. New Business • Nomination Process o Design standards • Procedure to Amend or Rescind 6. Old Business • Nomination Process o Public Hearing requirements for nomination of local historic districts 7. Dates to Remember • Next Regular Meeting Date, December 2, 2021 8. Adjournment City of Jefferson Historic Preservation Code Revision Committee Minutes Regular Meeting – Thursday, October 7, 2021 Boone/Bancroft Room and Virtual WebEx Meeting Committee Members Present Glover Brown Bunnie Trickey Cotten Donna Deetz Debra Greene Roger Jungmeyer Brad Schaefer Holly Stitt Steve Veile Stacey Young Committee Members Absent Cassandra Gould Doug Record Council Liaison Present Laura Ward Staff Present Rachel Senzee, Neighborhood Services Supervisor Karlie Reinkemeyer, Neighborhood Services Specialist Anne Stratman, Neighborhood Services Specialist Guests Present Mike Lester (via Webex) Call to Order Ms. Cotten called the meeting to order at 6:00 p.m. and asked those in attendance to introduce themselves. Adoption of Agenda Ms. Stitt moved and Ms. Young seconded to adopt the agenda as printed. The motion passed unanimously. Approval of Meeting Minutes from September 2, 2021 Ms. Young moved and Ms. Stitt seconded to adopt the Regular Meeting Minutes of September 2, 2021 as written. The motion passed unanimously. Old Business A. Local Designation 1. Public Hearing requirements for nomination of local historic district Ms. Senzee explained that during the review process with the City’s Law Department, the City Attorney questioned whether anyone can initiate the process for a establishing a local historic district regardless if that person is local, living within the district or from out of state. He thought that could create an issue when establishing a district if you solely had a public hearing process. He also questioned whether the application process should include a fee to avoid that or if this body should rethink bringing back the property owner signatures. Ms. Greene agreed with the City Attorney, if you are going to tell me how to handle my property than I need to sign off on that. If there is a public hearing and no one shows up than by default it goes into effect. 2 Mr. Veile commented that if a local historic district is nominated it still has to go through an approval process. Ms. Deetz suggested 51% of the property owners signatures so that it is a majority, as opposed to 50%. Ms. Stitt explained that at last months meeting the discussion was on the Capitol Avenue Overlay District and how the City involved all of the owners on Capitol Avenue. There were public meetings and hearings to make sure that everyone was aware of the process. That process went really well. The reason we are trying this is that if someone does end up owning a majority of the property in that area, they can control that one way or the other. Ms. Ward stated that we also have to remember we are talking about historic areas in our City and how we want to maintain the integrity of those areas. The guidelines will create protection. In historic neighborhoods there are guidelines to protect the integrity, the look, the feel, and the character of the neighborhood. It is not anything that the residents of the area would be against anyway. They may not want to get involved in the process and having to write the guidelines, which is how it is now. Neighbors have to get signatures, they have to do the history on the neighborhood, they have to write the guidelines. It is so much of a hindrance and time consuming that trying to make the process easier and more streamlined for the neighbors to help give them protections. After additional discussion, the consensus of the Committee is that any property owner within the proposed local historic district shall initiate the process. The Committee also came to a consensus to eliminate the requirement for a percentage of property owner signatures. 2. Archaeology Definition Ms. Senzee read the archaeology definition: “The study of human activity through the recovery and analysis of material culture. The archaeological record consists of artifacts, architecture, biofacts and cultural landscapes”. After additional discussion, the consensus of the Committee was to add the Archaeology definition proposed by Staff. Other Business A. Foot Historic District conversation to Historic Preservation Commission Ms. Senzee explained that after conversations that we have had in this body, when talking about the Historic Foot District, it is appropriate to talk about it within the guidelines of establishing code. According to the Bold New Plan that Mr. Brown has discussed the first goal is to have the Historic Foot District listed on the National Register. This body does not have the authority to do that. However this body, by making a motion, can request that the Historic Preservation Commission formally take up this conversation. Mr. Brown stated that his goal was to have this area designated as a local historic district first and then nominate it to the National Register. Ms. Senzee inquired whether Mr. Brown would like to go to the Historic Preservation Commission at this time. Mr. Brown replied that he wants the procedure to be whatever needs to be done to get it designated as a local historic district with all of the rights and privileges of a local historic district. Once that has been satisfied than let the Historic Preservation Commission work on the nomination to the National Register. Ms. Senzee explained that whenever a local historic district comes before the Historic Preservation Commission for a National Register nomination it is as a review process only. The State Historic Preservation Office looks to the Historic Preservation Commission as a Certified Local Government to provide a recommendation if that nomination should move forward. There have been instances where the Historic Preservation Commission has approved a grant to produce a National Register nomination and 3 that is doable. There still has to be a separation because the Historic Preservation Commission is also a review body. Mr. Brown stated that in the process of rewriting this ordinance a mechanism has to be put in place so that the body who would be responsible would be able to be approached by a private citizen or neighborhood group. Whenever they do this the lay person is going to have to expend their own funds or apply for a grant to get a consultant to come on board to help with this. Is there a thought towards developing a mechanism to where this can be simplified for someone who wants to make a recommendation. Ms. Senzee explained that if you bring a good, solid draft for a local historic district nomination there will be a staff level review. If there are any issues such as conflicting code or conflicting state law staff will come back and ask you to fix it before it goes to the Historic Preservation Commission. At this time, it is not feasible to initiate the process for a local historic district. Because under the current code you have to have 75% of the property owner signatures to nominate an area for a local historic district. Under the proposed code any property owner within the proposed local historic district can initiate the process. B. Local Landmark Mr. Viele commented that he was surprised to hear that a local landmark and a local historic district have to abide by the same rules and regulations. Until I heard this I thought that a local landmark was an honorary designation and did not mean anything in the terms of any rules and regulations. Ms. Senzee explained that any time a historic property or historic district is under going any type of change and there is a building permit that is getting pulled it is supposed to go to a review by the Historic Preservation Commission. After additional discussion, it was suggested to discuss designation of local landmarks at next month’s meeting. Dates to Remember The next regular meeting is scheduled for November 4, 2021 at 6:00 p.m. in the Boone/Bancroft Room. Adjournment Ms. Young moved and Ms. Stitt seconded to adjourn the meeting at 7:03 p.m. The motion passed unanimously. Article III. Designation of Local Historic Districts and Local Landmarks Sec. #-#. – Statement of Purpose. The City of Jefferson Historic Preservation Commission, City Council, and any participating property owners may identify potential local historic districts and local landmarks based upon the criteria identified in this article and the Secretary of Interior Standards. Sec. #-# - Criteria for Designation A. The Historic Preservation Commission shall consider the following factors when designating a local historic district or local landmark: 1. The proposed local historic district and/or local landmark shall possess significant character or value as it relates to the heritage or culture of the community, county, state, or nation; 2. The location of the site and/or landscape is significant to a local, county, state, or national event; 3. The association with person(s) of significance to the community, county, state, or nation; 4. The Embodiment of a notable architectural style with the associated distinguishing characteristics; 5. The proposed landmark was produced by a significant architect or designer; 6. The proposed local historic district and/or local landmark contains natural or built design elements that make the structure or site unique; or 7. Any prehistoric/historic site(s) containing information of archaeological value in that it has produced or can be expected to produce data affecting theories of historic or prehistoric research interest as set forth in the state historic preservation program master plan for cultural resources. Sec. #-# - Procedure Applications for Designation A. Nomination Initiation. Nomination of a local historic district or local landmark may be initiated by the City of Jefferson Historic Preservation Commission, City Council, or any participating owner of real property owner within the proposed district by filing the appropriate application with the Department of Planning and Protective Services on a form promulgated by the Director. B. Nomination Requirements. Applications and support material for the designation of a local landmark or local historic district shall include the following: 1. For nominations of a Local Landmark:. a. Applicant contact information. b. Signatures of all property owners of record. c. Property narrative, including; historic name (if known), year built or established, and information addressing one or more of the criteria identified in Sec. #-#.A. Commented [NA1]: Need to change the application if this gets updated. Commented [MR2]: What makes a property owner “participating”? Commented [SR3]: Dictated through the application process c.d. Application fee 2. For nominations of a Local Historic District:. a. Applicant contact information. b. Map showing the boundaries of the proposed district and name of proposed district. c. District narrative, including one or more of the criteria identified in Sec. #- #.A. d. Signatures from 75% of property owners within proposed district, notary seal included. e. Proposed Ddesign guidelines standards for the proposed district that reflect the Secretary of Interior Standards for the treatment of historic properties. e.f. Application fee. Sec. #-# - Nomination Process A. Nomination of a local landmark. Application for nomination of a local landmark shall be submitted to the Department of Planning and Protective Services no less than 30 days prior to a scheduled City of Jefferson Historic Preservation Commission meeting date. B. Nomination of a local historic district. Application and design standards for the nomination of a local historic district shall be submitted to the Department of Planning and Protective Services no 30 days prior to a schedule City of Jefferson Historic Preservation Commission meeting date. The nomination shall require a public hearing. C. Design Standards. City staff shall draft design standards that are appropriate for the proposed local historic district and that follow the Secretary of Interior’s Standards for the Treatment of Historic Properties. Application for the nomination of a local historic district shall not be considered complete until design standards are drafted by City staff. D. Public hearing requirements for nomination of local historic districts. 1. Purpose. Public hearings and notice thereof provide the opportunity for input in decisions that may affect the community. Public participation ensures that decisions reflect consideration of the community interest and ensure that the applicant and other interested parties are given due process and the opportunity to be heard. 2. Published Notice. Notification shall be published by the City, at least once, a minimum of 15 days before the scheduled public hearing in one or more newspapers of general circulation in the City. The notice of the public hearing shall contain the following: i. The time, date, and place of the hearing; and ii. The physical boundaries of the proposed local historic district. 3. Mailed notice requirements. The City shall mail all notices at least 15 days prior to the public hearing, notifying the property owner of the opportunity to be heard. Mailed notice shall be sent, by regular mail, to the last known owner on record of all property within 185 feet from the boundaries of the property for which the application is being considered. The notice shall state the time and place of the Commented [RK4]: Does applicant come up with design guidelines or does the City? C. Design Standards conflicts with this. Commented [SA5]: Highlighted because added after committee review. Commented [MR6]: I don’t know if I agree with this approach. I recommend that the district nomination process and the design standard process be de-coupled from each other. That way, the technical work drafting design standards can be held off until the nomination process is fully complete. Also, a de-coupled approach would make the P&Z commission involved only on the topic in which it is deemed to be an expert; land use regulations (i.e. design standards). Once the HPC or Council approves a district nomination, the nomination can be deemed provisional until design standard are drafted and approved by City Council, using P&Z process. Give the applicant and staff one year to get design standards approved, otherwise provisional nomination lapses. Commented [SR7]: Is this needed? If so, include districts and landmarks in the language. Ryan said yes. Add publication and physically posting properties (look at zoning code) Does this mean that anyone can initiate process for establishing district? Should we charge a fee? Should we bring back property owner signatures? meeting, and include a general description of the proposal, a location map of the property, the general street location of the property subject to the proposed change, and a statement explaining that the public will have an opportunity to be heard at the public hearing. Failure to receive mailed notice shall not invalidate any action taken on the application. 3. Proof of notification. The City shall retain a copy of the mailed notice and a list of notified property owners with their addresses, along with an affidavit in accordance with this section. 4. Property sign. The Director shall post one or more distinctive signs, with minimum dimensions of 24" × 24" giving notice of the date, time and place of the hearing and of the action requested. The signs on the subject property shall be posted at least ten calendar days but not more than 15 calendar days prior to the hearing in conspicuous places visible from every street along the frontage of the subject property. The signs shall remain posted on the property until after the close of the public hearing. The failure to post signs upon the property or retain notification signs upon the property shall not be grounds for invalidating any action taken by the responsible decision making body. 5. Agenda notice. Notice of all public hearings shall be posted at City Hall at least 24 hours prior to any public hearing. 6. Public Hearing Procedure. Upon receipt of a complete application, the Director of Planning and Protective Services shall schedule a public hearing on the application before the Historic Preservation Commission. The public hearing shall be scheduled no earlier than 30 days of a complete application, but no later than 90 days. All interested parties shall have the opportunity to be heard at the Public Hearing. After the public hearing, the Historic Preservation Commission shall make a recommendation for the designation or rejection of a local historic district or local landmark based on the criteria set forth in Sec. ##. 7. Nomination Approval. In the event the Historic Preservation Commission makes the recommendation for the designation of a local historic district or local landmark, the Historic Preservation Commission shall make a separate recommendation on the proposed design standards. The Historic Preservation Commission may approve, amend, or modify the proposed design standards. C. Appeals. If the Historic Preservation Commission rejects the application for a local historic district or local landmark, tThe applicant(s) or any interested person may appeal toseek review by the City Council of the Historic Preservation Commission’s recommendation within thirty (30) days of such recommendationrejection. D. City Council Decision. The City Council may approve or, denyreject, or impose modifications to the a nomination of local historic district or local landmark, or may remanding an application to the recommending body when appropriate. E. C.E. Planning and Zoning Commission. Upon the City of Jefferson Historic Preservation Commission’s recommendation for the creation of a local historic district, the Planning and Zoning Commission shall make a recommendation of the creation of a local historic district. The Planning and Zoning Commission must ensure the guidelines meet the Secretary of Formatted: No underline Formatted: Indent: Left: 0.75", No bullets ornumbering Interior Standards for the treatment of historic properties. The powers of the Planning and Zoning Commission are to: 1. Recommend approval for the proposed local historic district to the City Council; or 2. Recommend rejection for the proposed local historic district to the City Council. D.A. City Council Decision. The City Council may approve, reject, or impose modifications to the local historic district or local landmark, remanding application to the recommending body when appropriate. E.F. Recording of Local Historic Districts and Local Landmarks. 1. Following the designation of a local historic district or local landmark by the City Council, the City Clerk shall file in the Recorder of Deeds of Cole County a certified copy of the ordinance. Sec. #-# - Procedure to Amend or Rescind A. Nomination Withdrawal. An applicant may, in writing, withdraw its application for a local landmark or local historic district at any point prior to ordinance adoption. B. Amending an Established Local Historic District. Once a local historic district is established by ordinance under this article, such local historic districts may be altered by an applicant of subject parcel(s) seeking to be added or removed from an established district. The addition of parcels shall be within reasonable proximity to, and share historic features in common with, the established local historic district. 1. Applications to alter a local historic district shall be reviewed under the same criteria set forth in this article and under the same procedures applicable to original establishment of the district. 2. Design standards applicable to the original approved local historic district shall apply equally to any added area. The design standards may be amended by ordinance following the process in Sec. ##. C. Rescinding a Local Historic District or Local Landmark. An applicant may, in writing, submit an application to the City Council to remove the designation of a local historic district or local landmark. 1. A petition signed by no fewer than fifty percent of the existing property owners subject to the established local historic district shall accompany the application. 2. The City Council shall conduct a public hearing on the application, and make a decision regarding the removal of the local historic district on following the findings, a. The building(s), structure(s), or site designated as a local historic district or local landmark no longer meets the criteria for designation set forth in this article. b. Failure to remove the designation would deny the subject property owner reasonable use of their property or prevent reasonable economic return. Evidence includes, Commented [NA8]: We need National and Local Districts and Local Landmarks to be on midmogis Commented [NA9]: Example; Bloomington, IN Portland, ME Commented [NA10]: Do we need to create an application for this or is there a general “petition” form to the City Council. (1) Costs to comply with regulations. (2) Income generation. (3) Availability of contractors to perform needed work. (4) Real estate values. (5) Revenue projections. (6) Current level of return. (7) Operating expenses. (8) Vacancy rates. (9) Financing issues. (10) Efforts to explore alternative uses of the property. (11) Availability of economic incentives. (12) Recent efforts to sell or rent the property. c. Failure to remove the designation would have an adverse impact on surrounding historical or cultural resources, specifically whether it would result in the loss of another building(s), structure(s), or site classified as historic set forth in this article. Commission On Historic Preservation Historic Preservation Ordinances Boards and Commissions Sections 7-51 to 7-58 Sections 8-39 to 8-48 Preservation and Conservation Rev. 10/16/2017 710 ARTICLE III. HISTORIC PRESERVATION COMMISSION3 Sec. 7-51. Established. There is hereby established a commission on historic preservation. (Code 1983, § 2-460; Ord. No. 10510, § 1(2-446), 10-21-85) Sec. 7-52. Members. A. The historic preservation commission shall consist of nine (9) members. Members shall be residents of the City of Jefferson and must have a demonstrated interest, competence or knowledge in historic preservation. To the extent available in the community, the historic preservation commission shall include professional members representing such disciplines as architecture, architectural history, prehistoric and historic archaeology, planning, urban design, cultural geography, cultur al anthropology, folklore, curation, conservation, landscape architecture, law, real estate brokerage, banking, history or other fields related to historic preservation, members or representatives of historical societies and historic preservation groups and residents of historic districts or potential historic districts. B. The term of office shall be three (3) years, with one third of the positions being available for appointment each year. All members shall continue to serve until their successors shall have been appointed and qualified. C. The mayor shall nominate persons to serve on the commission on historic preservation, and the appointment shall be confirmed by the city council. The mayor, with a majority vote of the city council, may remove any member of the commission for failure or inability to attend meetings, or for other good cause shown. A vacancy on the commission shall be filled by appointment and approval in like manner for the unexpired portion of term. In the event of a vacancy on the commissi on, action to fill the vacancy shall be initiated by the mayor within 60 days of the vacancy, subject to availability of persons willing and qualified to serve. D. The appointed members of the commission shall receive no compensation, but shall receive reimbursement for cost incurred with their service. (Ord. No. 13528, §1, 4-21-2003; Code 1983, § 2-461; Ord. No. 10510, § 1(2-447), 10-21-85; Ord. No. 12397, § 1, 1-8-96) Sec. 7-53. Meetings. The historic preservation commission shall hold a regular business meeting at least once each quarter at such time and place as shall be established by rule of the commission. The commission may hold such additional business meetings as it shall, from time to time, deem necessary. A major ity of the members of the commission shall constitute a quorum. (Code 1983, § 2-462; Ord. No. 10510, § 1(2-448), 10-21-85) Rev. 10/16/2018 711 Sec. 7-54. Officers. The historic preservation commission shall elect, at its first meeting in each fiscal year, a chairman, a vice-chairman, and a secretary-treasurer. Such officers shall be eligible to succeed themselves at the will of the commission. (Code 1983, § 2-463; Ord. No. 10510, § 1(2-449), 10-21-85) Sec. 7-55. Powers and duties generally. The historic preservation commission shall have the following powers and duties: A. Adopt rules and regulations consistent with the law for the conduct of its business and establishing its procedures. B. To effect and accomplish the protection, enhancement, perpetuation and use of districts, sites, buildings, structures and objects which reflect elements of the city's historic, cultural, aesthetic and architectural heritage. C. To safeguard the city's historic, cultural, aesthetic and architectural heritage as embodied and reflected in such districts, sites, buildings, structures and objects; to enhance and stabilize neighborhood property values; to encourage neighborhood conservation; to foster civic pride in the beauty and noble accomplishments of the past; to protect and enhance the city's attraction to tourists and visitors and the support and stimulus to business and industry thereby provided; to strengthen the economy of the city. D. To promote the use of historic landmarks and historic districts for the education, enjoyment and welfare of the city; to determine whether a building, structure, site, object or district has historic, cultural, aesthetic or architectural significance; and to promote the safety, healt h, morals and general welfare of the city as a whole. E. Inspect any site, building or structure, with the permission of the property owner, which it has reason to believe is or will be a historical site and coordinate its activities with state or local histo rical societies, the State of Missouri and the federal government in order to prevent duplication of effort. F. Compile and maintain a current register of all sites, buildings and structures the commission determines to be historical sites with the description of the site and the reason for the inclusion of the site in the register. G. Explore means for the protection, retention and preservation of any historical site including, but not limited to, appropriate legislation and financing, such as the establishment of a private funding organization or individual, local, state or federal assistance. H. Recommend standards for historical and aesthetic zones and the establishment of such zones within the city to the extent that the same may be authorized by law. I. To review applications to build, erect, construct, alter, destroy, remove or in any way change the external appearance of any public or private structure designated as a landmark for historical preservation, and to make a recommendation to the Planning and Protective Services Department and the city council. The CJHPC shall advise the Mayor and City Council of all recommendations made to the Planning and Protective Services Department. (Ord. No. 14691, §1, 6-21-2010) (Code 1983, § 2-464; Ord. No. 10510, § 1(2-450), 10-21-85; Ord. No. 13301, 11-5-2001) Rev. 10/16/2017 712 Sec. 7-56. Annual report. The historic preservation commission shall make an annual report to the city council giving a full account of its business and its accomplishments. (Code 1983, § 2-465; Ord. No. 10510, § 1(2-451), 10-21-85) Sec. 7-57. Finances. The City Council, acting for the commission, may receive federal and state grants for the work of the commission. The commission also is empowered to accept and use private constructions for the furtherance of its work. (Code 1983, § 2-466; Ord. No. 10510, § 1(2-452), 10-21-85) Sec. 7-58. City cooperation. The commission may request and shall receive the cooperation of city staff members, to the extent reasonably possible, in providing it assistance for the furtherance of its duties. (Code 1983, § 2-467; Ord. No. 10510, § 1(2-453), 10-21-85) Secs. 7-59 - 7-90. Reserved. Rev. 8/21/2018 834 ARTICLE IV. PRESERVATION AND CONSERVATION Sec. 8-39. Statement of Purpose. A. The purposes of this article are to promote the educational, cultural, economic, and general welfare of the community by: 1. Providing a mechanism to identify and preserve the distinctive historic, archaeological and architectural characteristics of the City of Jefferson which represent elements of the city's cultural, social, economic, political and architectural history; 2. Fostering civic pride in the beauty and noble accomplishments of the past as represented in the city's landmarks and historic districts; 3. Conserving and improving the value of property designated as landmarks or within historic districts; 4. Providing for economic benefits to encourage business and residential owners to locate and invest in historically significant properties; 5. Protecting and enhancing the attractiveness of the city to home buyers, tourists, visitors and shoppers, and thereby supporting and promoting business, commerce and industry, and providing economic benefit to the city; 6. Fostering and encouraging preservation, restoration and rehabilitation of the city's historic structures, areas and neighborhoods; 7. Promoting the use of historic districts and landmarks for the education, pleasure and welfare of the people of the city; and 8. Promoting the identification, evaluation, protection and interpretation of the preh istoric and historic archaeological resources within the corporate limits of the city. Sec. 8-40. Relationship Between Districts A. An application for a designated district shall be evaluated on a slidin g scale, depending upon the designation of the building, structure, site or object in question. The application shall be evaluated on the following criteria: 1. Most careful scrutiny and consideration shall be given to applications for designated landmarks and historic districts; 2. Slightly less scrutiny shall be given to applications for designated conservation districts; 3. Properties designated conservation district shall receive a decreasing scale of evaluation upon application; and 4. The least stringent evaluation is applied to the neighborhood conservation planned district where the design standards are advisory in nature. Rev. 8/21/2018 835 Sec. 8-41. Definitions Unless specifically defined, words or terms in appendix A of this article shall be interpreted so as to give them the same meaning as they have in common usage and so as to give this article its most reasonable application. Sec. 8-42. Surveys and Research The City of Jefferson Historic Preservation Commission (CJHPC), as created by section 7 -51 of the city code, shall undertake an ongoing survey and research effort in the City of Jefferson to identify neighborhoods, areas, sites, structures and objects that have historic cultural, archaeo logical, architectural or aesthetic importance, interest or value as part of the survey, and shall review and evaluate any prior surveys and studies by any unit of government or private organization and compile appropriate descriptions, facts and photographs. The CJHPC shall systematically identify potential landmarks and historic district and adopt procedures to nominate them based upon the following criteria: A. The potential landmarks and historic district which are in an identifiable neighborhood or disti nct geographical area which have historic and/or cultural importance to the city; B. The potential landmark and historic districts are associated with a particular prominent person, a significant event or historical period; C. The potential landmarks and historic district exhibit a particular architectural style or school, or are associated with a particular architect, engineer, builder, designer or craftsman; D. The potential landmarks and historic districts contain historic, prehistoric and archaeological features, evidence and/or artifacts which have the potential to contribute to the understanding of historic and prehistoric cultures; or E. Such other criteria as may be adopted by the CJHPC to assure the systematic survey and nomination of all potential landmarks and historic districts within the city. (Ord. 13251, 8-20-2001; Ord. 14088, §2, 8-7-2006) Sec. 8-43. Review of Demoltion Proposals by Historic Preservation Commission. A. Purpose and Intent. It is the purpose of this section to encourage and enforce the preservation of notable historic structures and historic or notable architecture and to preserve the character of historic streetscapes and areas. B. Applicability. Applications to demolish or remove a structure that meet one or more of the following criteria shall be subject to the application requirements, regulations and review by the Historic Preservation Commission in accordance with this section. Where only His toric Preservation Commission Review is required, issuance of a demolition permit shall not proceed until after approval of the application by the Historic Preservation Commission or the date of the Rev. 8/21/2018 836 expiration of the 75 day review period, whichever occurs first, and applications for demolition subject only to the Historic Preservation Demolition Review process may not be denied nor conditions placed upon them based on the regulations contained in this section. Where Historic Preservation Demolition Clearance is required, issuance of a demolition permit shall not proceed prior to issuance of Historic Preservation Demolition Clearance. 1. Demolition Applications Requiring Historic Preservation Commission Review. a. Structures greater than 50 years old. b. Structures designated as a Local Landmark c. Structures listed on the National Register or located within a National Register District. 2. Demolition Applications Requiring Issuance of Historic Preservation Demolition Clearance. a. Applications to demolish or remove a structure greater than 100 years old. b. Applications to demolish or remove a structure located within a locally designated historic district. C. Public Hearing. For applications for demolition requiring a Historic Preservation Demolition Clearance, a public hearing in accordance with Section 8-47 shall be conducted prior to Historic Preservation Commission action on the application. For appeals pursued in accordance with Section 8-43.I, a public hearing in accordance with Sect ion 8-47 shall be conducted prior to City Council action on the appeal. D. Application Requirements. Applications to demolish or remove a structure that is subject to this section shall include the following: 1. Application for Historic Preservation Demolition Permit Review or Historic Preservation Demolition Clearance. The application may be submitted independently or concurrently with an application for demolition permit. 2. Digital photographs of the structure taken within the last ninety days incl uding photographs of all exterior sides, interior rooms and stairwells. Photographs must show all areas and characteristics of the principal and accessory structures, not just those areas in disrepair. Interior photographs may be waived by the Director i f the structure is determined structurally unsound. 3. Applications requiring Historic Preservation Demolition Clearance shall include the following additional information: a. The Historic Preservation Commission may request information regarding the state of deterioration or disrepair or structural unsoundness of the structure, and the practicability of rehabilitation. In order to expedite review time, said information may be submitted with the initial application. b. Plans for the preservation or salvage of notable historic or architectural features and historic fixtures that may contribute to the finding of a notable structure. E. Application Processing and Timeline. 1. Upon receipt of a complete application for demolition permit review or clearanc e by the Historic Preservation Commission, the Director shall forward the application to the Historic Preservation Commission for review. If a public hearing is required, the Director shall initiate notification requirements in accordance with Section 8 -47. The Director shall maintain a calendar of filing deadlines associated with the application and review process. Rev. 8/21/2018 837 2. Applications requiring Historic Preservation Demolition Review. The Historic Preservation Commission shall review applications for demolition permit review that do not require Historic Preservation Demolition Clearance within 75 days of receipt of a complete application by the Director or within two regularly scheduled meetings (where the application was submitted at least 10 days prior to the first meeting), whichever is less. If the Historic Preservation Commission does not take action on the application within the review period, the application is deemed approved. 3. Applications requiring Historic Preservation Demolition Clearance. The Historic Preservation Commission shall review applications for Historic Preservation Demolition Clearance in accordance with the public hearing requirements outlined in Section 8 -47. At the conclusion of the public hearing, the Historic Preservation Co mmission shall vote to approve or deny the Historic Preservation Demolition Clearance unless the proceedings are continued in accordance with Section 8-47. If the Historic Preservation Commission does not take action on the application in accordance with Section 8-47, the application is deemed approved. F. Review Criteria. In reviewing an application for Historic Preservation Demolition Review or Historic Preservation Demolition Clearance, the following criteria shall be considered: 1. Whether the structure is a notable structure with respect to historic value by reason of: a. its association with an event or events that significantly contributed to the broad patterns of the history or architectural heritage of the city, county, state or nation; or b. its association with the life or lives of a person or persons significant in the history of the city, county, state or nation; or c. its embodiment of distinctive characteristics of a type, design, period or method of construction; or d. it represents the work of a master designer or architect or possesses high architectural value; or e. it exemplifies the cultural, political, economic, social or historic heritage of the city; or f. it contains elements of design, detail, material or craftsmanship which r epresent a significant construction innovation; or g. it is part of or related to a square, park or other distinctive area that was or should be developed or preserved according to a plan based on a historic or architectural motif; or h. it is an established and familiar visual feature of a neighborhood or of the entire community; or i. it has yielded, or is likely to yield archeological artifacts and/or information. 2. Whether the structure is a notable structure with respect to its demolition being de trimental to: a. the visual or spatial relationship of the structure to designated landmarks, national register sites, or the streetscape of a local historic district or national register district; or b. the architectural, cultural, historic or contextual character of property designated Rev. 8/21/2018 838 as a local historic landmark, local historic district, or building or area listed on the National Register of Historic Places. 3. If found to be a notable structure with respect to item 1 or 2 above, the following shall be considered: a. the state of deterioration, disrepair or structural unsoundness of the structure, and the practicability of rehabilitation. The Historic Preservation Commission may request the applicant to submit documentation or other information nec essary to determine whether the property can be rehabilitated or restored with a reasonable economic return to the owner. b. whether the property is located within an area identified for redevelopment within the adopted comprehensive plan, and the nature of the intended redevelopment. c. the nature of the surrounding area and the compatibility of the structure to existing adjacent structures and land uses. d. the number of similar structures that exist within the City of Jefferson. e. plans for the preservation or salvage of notable historic or architectural features and historic fixtures that contributed to the finding of a notable structure. G. Decision-maker. This Historic Preservation Commission shall review the application for demolition review or Historic Preservation Demolition Clearance and shall approve or deny the application based on the applicable review criteria. The decision of the Commission shall be documented and the Director shall notify the applicant in writing of the decision of the Commission. H. Appeal to City Council. An application for Historic Preservation Demolition Clearance that is denied by the Historic Preservation Commission may be appealed to the City Council. A written request for appeal to the City Council shall be sub mitted to the Director within 30 days of notice to the applicant of the Historic Preservation Commissions decision. The City Council, after reviewing the circumstances of the application and the reasons for the denial, may vote to approve or not approve a resolution granting Historic Preservation Demolition Clearance. I. Conditions that the Historic Preservation Commission or City Council May Impose. The Commission or Council may impose conditions on the approval of a Historic Preservation Demolition Clearance in order to ensure that the demolition complies with any applicable requirements of this section that include, but are not limited to, the following: 1. To ensure that notable historic or architectural features or historic fixtures that contributed to the finding of a notable structure are being salvaged or preserved. 2. To ensure that a structure found to be a notable structure and approved for demolition clearance is properly documented for posterity. 3. To ensure that partial demolition of a structure found to be a notable structure does not result in establishment of an exterior finish that is out of character with the structure. 4. Other conditions that the Commission or City Council may deem appropriate to reduce the impact of the demolition with respect to the applicable review criteria. Conditions imposed by the Historic Preservation Commission may be appealed to the City Council in the manner provided for in Section 8-43.I. J. Validity. 1. Applications for Historic Preservation Demolition Review. Historic Preservation Commission review of applications for demolition review that do not require Historic Rev. 8/21/2018 839 Preservation Demolition Clearance shall be valid for a period of one year from the date of approval of the application by the Historic Preservation Commission or the date of the expiration of the 75 day review period, whichever occurred first. 2. Applications requiring Historic Preservation Demolition Clearance. An approval of Historic Preservation Demolition Clearance shall be valid for a period of one year from the date of approval by the Historic Preservation Commission or City Council, as applicable. In the event that the applicant fails to obtain a demolition permit within one year of approval of Historic Preservation Demolition Clearance, the applicant shall be required to obtain a new Historic Preservation Demolition Clearance prior to demolition permit issuance. In the event of expiration of a demolition permit prior to demolition and after Historic Preservation Demolition Clearance has expired, a new Historic Preservation Demolition Clearance shall be required prior to issuance of a new demolition permit. K. Penalty. (Ord. 15760, §2, 1-3-2018) Sec. 8-44. Nomination of Historic Districts A. Application/Nomination. Applications for nomination of an historic district shall be made to the CJHPC by at least seventy-five percent (75%) of all owners of record. Forms and criteria for nomination will be available at the office of the Department of Planning and Protective Services. Applications must be submitted to the department; the department shall forward applications to the CJHPC. Each historic district must be nominated by a separate application. Each historic district must be designated by a separate ordinance. The designation of a historic district shall in no way alter the uses permitted by the existing zoning district of the property so designated. B. Notice. Upon receipt of an application for nomination of an historic di strict, the department shall notify the property owners within the proposed district of the application, arrange for a time and place of a meeting, and invite all interested persons to appear and be heard. C. Criteria for Nomination. The criteria for nomination shall apply to applications for designation of historic districts and landmarks. The CJHPC shall, after such investigation as it deems necessary, make a determination as to whether a site, structure, object or area qualifies for nomination pursuant to one (1) or more of the following criteria: 1. Its character, interest, or value as part of the development, heritage or cultural characteristics of the community, county, state or nation; 2. Its location as a site of a significant local, county, state or nati onal event; 3. Its identification with a person or persons who significantly contributed to the development of the community, county, state or nation; 4. Its embodiment of distinguishing characteristics of an architectural style valuable for the study of a period, type, method of construction or use of indigenous materials; 5. Its identification as a work of a master builder, designer, architect, or landscape architect whose individual work has influenced the development of the community, county, state or nation; 6. Its embodiment of elements of design, detailing, materials, or craftsmanship that render it Rev. 8/21/2018 840 architecturally significant; 7. Its embodiment of design elements that make it structurally or architecturally innovative; 8. Its unique location or singular physical characteristics that make it an established or familiar visual feature; or 9. Its character as a particularly fine or unique example of a utilitarian structure, including, but not limited to, farmhouses, gas stations, or other commercial structures, with a high level of integrity or architectural significance. Any site, structure, object, or area that meets one (1) or more of the above criteria, shall also have sufficient integrity of location, design, materials and workmanship to make it worthy of preservation or restoration. D. Appeals. A decision by CJHPC to deny an application for nomination may be appealed to the planning and zoning commission in accordance with the provisions of Chapter 35 of the Code of Jefferson City. E. Expansion of Established Historic District. Once a historic district is established by ordinance under this section, such historic district may be expanded by application of the owners of record of parcels seeking to be added to an established district. Such additional parcels shall be within reasonable proximity to, and share historical features in common with, the established local historic district. When an area containing ten or more parcels seeks to be added to an established historic district, the application shall contain at least sevent y-five percent (75%) of all owners of record of the parcels seeking to be added to the established district. Applications to expand a historic district shall be reviewed under the same criteria set forth in Subsection C above and under the same procedures applicable to original establishment of a historic district. A Historic district shall not be expanded until approved by ordinance and any design criteria applicable to the originally approved historic district shall apply equally to any expanded area, provided that design criteria may be amended by ordinance following review by the CJHPC and notice and hearing applicable to original enactment of design criteria. (Ord. 15816, §1, 8-20-2018) Sec. 8-45. Nomination of Landmarks A. Application/Nomination. Applications for nomination of a site, structure or object as a landmark shall be made to the CJHPC. Forms and criteria for nomination will be available at the office of the Department of Planning and Protective Services. Each landmark must be nominated by a separate application. Each landmark must be designated by a separate ordinance. The designation of a landmark shall in no way alter the uses permitted by the existing zoning district of the property so designated. B. Notice. Upon receipt of an application for nomination of an historic landmark, the department shall notify the property owners within the proposed district of the application, arrange for a time and place of a meeting, and invite all interested persons to appear and be heard. C. Public Owner. Applications for nomination of a public landmark shall be made by the city or other owner. D. Private Owner. Applications for nomination of a private landmark shall be made by one hundred percent (100%) of the owner(s) of the property or structure. Rev. 8/21/2018 841 Sec. 8-46. Procedure for review following designation of landmark or historic districts A. Building Permit Standards. After a landmark or historic district is designated by ordinance each, application for building permit within the area so designated shall be referred to the CJHPC for review at a regularly scheduled CJHPC meeting. Applications shall be submitted a minimum of ten (10) days prior to the meeting of the Commission. If the CJHPC makes no report within forty -five (45) days of receipt of the application, it shall be considered to have made a report approving the application. B. Design Criteria. The CJHPC shall prepare and adopt specific design criteria as it deems necessary to supplement the provisions of this ordinance. Within each of the designated categories, the design criteria will be applied more stringently to properties of greater significance than those wit h lesser significance as determined by their respective designation. The CJHPC may from time to time amend and supplement to the criteria used for review of historic districts and landmarks. The CJHPC must first approve additional design criteria not listed in this chapter, and any changes thereto, before the criteria or changes shall become effective. (Ord. No. 12794, § 1, 8 -17-98). Sec. 8-47. Public Hearing Procedures. A. Public Hearing. the following notification requirements and public hearing procedures shall apply for matters requiring a public hearing before the Historic Preservation Commission and such matters forwarded by the Historic Preservation Commission and requiring a public hearing before the City Council: 1. Notification Requirements. a. Property Sign. The Director shall post one or more distinctive signs, with minimum dimensions of 24” x 24” giving notice of the date, time and place of the hearing and of the action requested. The si gns on the subject property shall be posted at least ten calendar days but not more than 15 calendar days prior to the hearing in conspicuous places visible from every street along the frontage of the subject property. The signs shall remain posted on the property until after the close of the public hearing. The failure to post signs upon the property or retain notification signs upon the property shall not be grounds for invalidating any action taken by the responsible decision making body. b. Agenda Notice. Notice of all public hearings shall be posted at City Hall at least 24 hours prior to any public hearing. 2. Public Hearing Procedures. a. Purpose. The purpose of a public hearing is to allow the applicant and all other interested parties a reasonable and fair opportunity to be heard, to present evidence relevant to the application, and to have input into the process. b. Conduct of the Hearing. (1) Any person or persons may appear at a public hearing and submit evidence, either individually or as a representative of an organization. Each person who appears at a public hearing shall state, for the record, his or her name, address, and if appearing on behalf of an organization, the name and mailing address of the organization. Rev. 8/21/2018 842 (2) The order of proceedings shall be as follows: (a) The Director or appropriate staff member shall present a description of the application and required findings, if applicable. The findings shall address each applicable factor required to be considered prior to action or approval of the application; (b) The applicant may present any information that the applicant deems appropriate; (c) Public testimony shall be heard first in favor of the proposal, then in opposition to it; (d) The Director or other staff member may respond to any statement made by the applicant or any public comment; (e) The applicant may respond to any testimony or evidence presented by the staff or public; and (f) The body conducting the hearing shall close the public portion of the hearing and conduct deliberations prior to acting on an application. c. Record of Proceedings. (1) The body conducting the hearing shall record the proceedings by any appropriate means as prescribed by rule and consistent with city code and other applicable laws and regulations. (2) Testimony and statements of opinions, the minutes of the secretary, applications, exhibits submitted, all staff and advisory body reports and recommendations, and the decision and report(s) of the body before which the hearing is heard, shall constitute the record. (3) The record shall be open for inspection at reasonable times and upon reasonable notice. (4) The body conducting the hearing shall appoint, by rule, a custodian of records. d. Continuance of Proceedings. (1) Any applicant or authorized agent of an applicant shall have the right to one continuance before the Historic Preservation Commission or City Council, provided that a written request is filed. (2) The hearing body may grant one continuance for good cause shown. All motions to grant a continuance shall state the date on which the matter is to be heard. A majority vote of those members in attendance shall be required to grant a continuance. The record shall indicate the reaso n such continuance was made and any stipulations or conditions placed upon the continuance. (3) If a public hearing is continued, the Historic Preservation Commission or City Council may direct the Director to renotify property owners or repost public notice on the property, if such notice was required in the first instance. (Ord. No. 15760, § 3, 1-03-18) Rev. 8/21/2018 843 Sec. 8-48. Definitions Unless specifically defined words or terms of this article shall be interpreted so as to gi ve them the same meaning as they have in common usage and so as to give this article its most reasonable application. Adaptive use. The process of changing the use of a structure or property to a use other than that for which the structure or property was originally designed or a use for a structure or property other than the use for which it was originally designed. (Sometimes called “adaptive reuse”). Alteration. Any act or process that changes one (1) or more of the exterior architectural features o f a structure, including, but not limited to, the erection, construction, reconstruction or removal of any structure. Architectural attributes. Those physical features of buildings and structures that are generally identified and described as being important products of human thought and action characteristic of a population or community. Certified local government (CLG). A program of the National Park Service designed to promote the preservation of prehistoric and historic sites, structures, objects, b uildings and historic districts by establishing a partnership between the local government, the state historic presentation department and the National Park Service. A certified local government carries out the purposes of the National Historic Preservation Act, as amended. Each certified local government is required to maintain a system of ongoing surveys compatible with the Missouri Historic Preservation Department process. CJHPC. The City of Jefferson Historic Preservation Commission. Commissioners. Members of the City of Jefferson Historic Preservation Commission. Consent. The vote as cast by owners holding majority interest in a parcel of real estate. For purposes of this article, only one (1) vote per parcel may be cast. Conservation district. Any area designated by the CJHPC in accordance with this section as an area containing any physical features or improvements or both which are of historical, social, cultural, architectural or aesthetic significance to the city and cause such area to co nstitute a distinctive section of the city. This overlay zone may be used for areas which have distinctive characteristics that are worthy of conservation, but lack sufficient historical, architectural or cultural significance to qualify as historic areas . Contributing (or contributory). A significant building, site, structure or object which adds to the architectural qualities, historic association or archeological value of an historic district because: A. It was present during the pertinent historic time; B. It possesses integrity and reflects its significant historic character or is capable of yielding important information about the pertinent historic period; or C. It independently meets the standards and criteria of this article. Cultural attributes. All of the physical features of an area that, either independently or by virtue of their interrelationship, are generally identified and described as being important products of human thought and action characteristic of a population or community. Accordingly, the term “cultural attributes” necessarily includes “architectural attributes” as that term is defined in this section. The term “cultural attributes” does not refer to the characteristics or beliefs of people who may reside in or frequent a particular area. Cultural resource. Districts, sites, structures, objects and evidence of some importance to a culture, Rev. 8/21/2018 844 a subculture or community for scientific, engineering, art, tradition, religious or other reasons significant in providing resources and environmental data necessary for the study and interpretation of past lifestyles, and for interpreting human behavior. Department. The Department of Planning and Protective Services of the City of Jefferson, Missouri. Design criteria. A standard of appropriate activity that will preserve the historic and architectural character of a structure or area. Designation. Official recognition of an historic landmark, conservation or historic district by the city council according to the procedures and provisions in this article. Director. The Director of the Department of Planning and Protective Services, or his or her designee. Endangered resource. A resource under a known or anticipated threat of damage to the integrity or existence of the resource, such as: A. An immediate threat which will result in loss of or collapse of a structure; B. An immediate threat or destruction by private action; or C. Condemnation for code violations. (Sometimes referred to as a “threatened resource”). Exterior architectural appearance. The architectural character and general composition of the exterior of a structure, including but not limited to the kind, color and texture of the building material and the type, design and character of all windows, doors, light fixtures, signs, and appurtena nt elements. Facade. The exterior face of a building which is the architectural front, sometimes distinguished by elaboration or architectural or ornamental details. Historic district. An area designated as an historic district by ordinance of the city council and which may contain within definable geographic boundaries one (1) or more significant sites, structures or objects, and which may have within its boundaries other properties or structures that, while not of such historic and/or architectural significance to be designated as landmarks, nevertheless to the overall virtue characteristics of the significant sites, structures or objects located within the historic district. Historic preservation. The study, identification, protection, restoration a nd rehabilitation of buildings, structures, objects, districts, areas and sites significant in the history, architecture, archeology or culture of the city, state or nation. Historically or architecturally significant. Possessing that quality present in an area, site, structure, object or district because it: A. Is associated with an event or events that significantly contributed to the broad patterns of the history or architectural heritage of the city, county, state or nation; B. Is associated with the life or lives of a person or persons significant in the history of the city, county, state or nation; C. Embodies distinctive characteristics of a type, design, period or method of construction; D. Represents the work of a master designer or architect or possesses high architectural value; E. Exemplifies the cultural, political, economic, social or historic heritage of the city; F. Contains elements of design, detail, material or craftsmanship which represent a significant construction innovation; Rev. 8/21/2018 845 G. Is part of or related to a square, park or other distinctive area that was or should be developed or preserved according to a plan based on an historic or architectural motif; H. Is an established and familiar visual feature of a neighborhood or the entire community; or I. Has yielded, or is likely to yield archeological artifacts and/or information. Key contributing. A site, structure or object of such an outstanding quality and state of conservation that it significantly adds to the architectural qualities, historic association or archeological values of an historic district because: A. It was present during the pertinent historic time; B. It possesses and reflects its significant historic character or is capable of yielding important information about the pertinent historic period; and C. It independently meets the standards and criteria of the article. Landmark. A site, structure or object designated as a landmark by ordinance of the city council, pursuant to procedures prescribed herein, that is worthy of rehabilitation, restoration and pres ervation because of its historic and/or architectural significance to the city. Landscape feature. Any element or component of outdoor open space including, but not limited to, fences, walls, retaining walls, gates, sidewalks, walkways, driveways, parkin g lots, patios, terraces, decks, ground cover, trees, plants, outdoor furniture, exterior light standards, fountains, statuary, detached signs, and other such elements. Local Historic District. A historic district established in accordance with Chapter 8, Article IV of the City Code. Marker. A sign used to label or identify a designated landmark or historic district as an architecturally significant property. National Register. The current National Register of Historic Places established by passage of the National Historic Preservation Act of 1966, 80 Stat. 915, 16 U.S.C. 470 et seq. as amended. Noncontributing (or noncontributory). A site, structure or object that does not add to the architectural qualities, historic association or archeological values of a landmark or historic district because: A. It was not present during the pertinent time; B. Due to alterations, disturbances, additions or other changes, it no longer possesses integrity nor reflects its significant historic character or is incapable of yi elding important information about the pertinent historic period; or C. It does not independently meet the standards and criteria of the ordinance. Normal maintenance and repair. Any improvement or work for which a building permit is not required by city ordinance designed to correct deterioration, decay or damage and restore, as may be practical, a structure or property to the condition that existed prior to the deterioration, decay or damage. Notable Structure. A structure found to be notable per the review criteria listed in Section 8-43.G. Object. Those physical items that have functional, aesthetic, cultural, historical or scientific value and are relatively small in scale and simply constructed. While an object may be, by nature or design, movable, it should be located in a specific setting or environment appropriate to its significant historic use, role or character. Objects include sculptures, monuments, street signs, fence posts, hitching posts, mileposts, boundary markers, statuary and fountains. Rev. 8/21/2018 846 Owner(s) of record. Those individuals, partnerships, firms, corporations, public agencies or any other legal entity holding title to property, but not including legal entities holding mere easements or leasehold interests. (May also be referred to as “property owner(s)”). Current owner(s) of record are those listed as owners on the records with the Cole County Recorder of Deeds. Period. A chronological division identified in the analysis of the historical development to an area or region (i.e., Victorian, Modern). Protection. The application of measures to defend, guard, cover or shield a building, site, structure or object from deterioration, loss, attack, danger, or injury. In the case of buildings, structures or objects such measures generally are of a protective nature and usually precede preservation measures. In the case of archeological sites, the protective measures may be temporary or permanent. Reconstruction/reconstruct. The reproduction of the exact form and detail of a vanished buil ding, site, structure or object or a part thereof, as it appeared at a pertinent time using both original and modern materials and based on precise historical documentation and physical evidence. Rehabilitation/rehabilitate. The act of returning a site, structure or object to a useful state through its repair and/or alteration while retaining the characteristic features of the property which are significant to its historical and architectural value. Remodeling. Modification and modernization of a structure or property without striving to return to or replicate the original historical and architectural character of the structure or property. Removal. Any relocation of a structure in whole or in part on its site or to another site. Repair. Any change to a structure or object that is not construction, removal or alteration. Resource. Any site, structure, object or area that constitutes a source of present and future usefulness. Restoration/restore. The act of accurately recovering the form and detail s, based on precise historical documentation and physical evidence, of a building, site, structure or object as it appeared at a pertinent time including the removal of improvements that are not appropriate and the replacement of missing or deteriorated features. Site. The location of a significant event, a prehistoric or historic occupation or activity, or a building or structure, whether standing, ruined or vanished, where the location itself possesses historic, cultural or archeological value regardless of the value of any existing structure. Examples of sites include habitation sites, burial sites, village sites, hunting and fishing sites, ceremonial sites, battlefields, ruins of historic buildings and structures, campsites, designed landscapes, natur al textures, springs and landscapes having cultural significance. Stable. The area is expected to remain substantially the same over the next twenty (20) year period with continued maintenance of the property. While some changes in structures, land uses and densities may occur, all such changes are expected to be compatible with surrounding development. Stabilizing. The area is expected to become stable over the next twenty (20) year period through continued reinvestment, maintenance or remodeling. Standards. The Secretary of Interior’s Standards for the Treatment of Historic Properties, codified as 36 CFR 68 in the July 12, 1995 Federal Register (Vol. 60, No. 133), and as revised from time to time. Structure. Anything constructed or erected, the use of which requires permanent or temporary location on or in the ground, including, but without limiting the generality of the foregoing: buildings, fence, gazebos, advertising signs, billboards, backstops for tennis courts, radio and television antennas, including supporting towers and swimming pools. Style. The specific identifying characteristics of a building both as it appears to the eye and as it is Rev. 8/21/2018 847 known to exist in design and structure. Survey. An architectural and historical examination of historic resources to identify historic properties within an area. (Ord. No. 12794, Appendix A, 8-17-98, Ord. No. 15760, §3, 1-03-18)