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Home My Public Portal About2022-04-07 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. Meeting will be canceled if Jefferson City Public Schools is canceled or has a late start: https://www.jcschools.us/ NOTICE OF REGULAR MEETING AND TENTATIVE AGENDAi City of Jefferson Historic Preservation Code Revision Commission Thursday, April 7, 2022, at 5:30 p.m. Boone-Bancroft Room-John G. Christy Municipal Building-320 E. McCarty Street Virtual Option https://jeffersoncity.webex.com/jeffersoncity/j.php?MTID=me31254d93078a20f78ae69f1806e3fbe Password: 1234 Join by Phone: 14043971516 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 March 3, 2022 5. Old Business • Designation of Local Historic Districts and Local Landmarks • Design Standards 6. New Business • Procedure to Amend or Rescind • Procedure to authorize construction, reconstruction, alterations to, or demolition of structures • Historic Heritage District 7. Dates to Remember • Next Regular Meeting Date, May 5, 2022 8. Adjournment City of Jefferson Historic Preservation Code Revision Committee Minutes Regular Meeting – Thursday, March 3, 2022 Boone/Bancroft Room and Virtual WebEx Meeting Committee Members Present Glover Brown Bunnie Trickey Cotten Donna Deetz Debra Greene Roger Jungmeyer Holly Stitt Steve Veile Stacey Young Committee Members Absent Cassandra Gould Doug Record Brad Schaefer Council Liaison Present Laura Ward Staff Present Ryan Moehlman, City Attorney Rachel Senzee, Neighborhood Services Supervisor Karlie Reinkemeyer, Neighborhood Services Specialist Anne Stratman, Neighborhood Services Specialist Call to Order Ms. Cotten called the meeting to order at 5:30 p.m. Adoption of Agenda Ms. Deetz moved and Ms. Young seconded to adopt the agenda as printed. The motion passed unanimously. Approval of Meeting Minutes from January 6, 2022 Ms. Deetz moved and Ms. Young seconded to adopt the Regular Meeting Minutes of January 6, 2022 as written. The motion passed unanimously. New Business A. Discussion of Meeting Procedure (Voting) Ms. Cotten asked whether the Committee would consider following parliamentary procedure where each discussion point has a motion and a second. Ms. Senzee explained that originally, we talked about not brining the group to a consensus, that way we decide in the same conversation or later in the conversation to make the changes instead of voting. Mr. Moehlman explained that he has encountered this with the Charter Committee. He understands the concern that you want to ensure that the consensus is actually reflected by a vote. I will caution you that you will bog down progress. The best way I found to handle this with the Charter Committee was try to get everything that everyone agreed on generally set back and where there is a need for further discussion and maybe a vote decision, staff can give options and that way it is clear what is being voted on. Ms. Greene commented that we need to follow some type of parliamentary procedure because following Robert’s Rules of Order gives us structure. This allows us to go on the record and in addition it gives us limitations. If we go too long in a discussion under parliamentary procedures someone can call for the question. 2 Ms. Deetz moved and Ms. Young seconded to have the Historic Preservation Code Revision Committee use parliamentary procedures to conduct business. The motion passed unanimously. Old Business A. Designation of Local Historic Districts and Local Landmarks Statement of Purpose and Criteria for Designation: Staff briefly discussed the sections on Statement of Purpose and Criteria for Designation. Staff will make grammatical changes where necessary. Ms. Deetz moved and Ms. Stitt seconded to approve the Statement of Purpose and Criteria for Designation sections. The motion passed unanimously. Applications for Designation: 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 within the proposed district by filing the appropriate application with the Department of Planning and Protective Services on a form promulgated by the Director. After discussion, the Committee agreed to remove participating as it appears redundant. Mr. Veile moved and Ms. Stitt seconded to approve the proposed changes to this section. The motion passed unanimously. Nomination Requirements. Mr. Moehlman recommended a minimum threshold of property owners in a neighborhood initiated process. He stated that signatures from 75% of property owners within the proposed district is too high. Generally, 50% is a typical percentage when forming a district. In situations where you have a large amount of rental property and it is difficult to gather property owner signatures, that is where either the City Council or Commission driven process is appropriate. Mr. Veile suggested 33% of the property owners. Ms. Ward suggested removing the notary seal requirement. Ms. Greene questioned whether in a previous article the Committee defined a percentage under definitions. Ms. Deetz moved and Mr. Veile seconded to require 33% of signatures from the property owners within a proposed local historic district. The motion passed with Ms. Greene voting nay. Ms. Deetz commented that the previous motion regarding the percentage of signatures from property owners should have been an amendment to the original motion. The discussion occurred after the original motion regarding the Nomination Initiation process. Ms. Deetz moved and Mr. Veile seconded to amend the original motion requiring 33% of signatures from the property owners within a proposed local historic district. Motion passed unanimously. Designation Progress. Staff explained that most of Mr. Moehlman’s changes were grammatical. Staff will make those changes. Ms. Stitt moved and Mr. Brown seconded to approve the section on Designation Process subsections A through D.6. The motion passed unanimously. 3 Approval Procedures. • Local Landmarks. Ms. Senzee commented that Local Landmark applications are not currently forwarded to the Planning and Zoning Commission. Mr. Moehlman explained that as long as Local Landmarks are mostly honorary then it can proceed to City Council. If the code amendments are looking to use the local landmark designation as a vehicle to enact land use standards, design standards, or performance standards then it would need to go through the Planning and Zoning Commission. Mr. Veile stated that historically Local Landmarks should be honorary. Ms. Stitt commented that in the current ordinance and application local landmark recipients have to approval ahead of time from the Historic Preservation Commission to get building permits. She stated that she was unaware that the buildings she owns were local landmarks. That needs to be possibly stated on the title especially when a property changes ownership. This should be an honorary designation. Ms. Deetz suggested to grandfather existing local landmarks. Going forward new local landmarks should adhere to the new guidelines. Ms. Deetz questioned whether local landmark applications should go to the Planning and Zoning Commission. Mr. Moehlman explained that it depends on what this Committee does with local landmarks. If you want to use the designation and exercise the powers of government to dictate what a person can and cannot do with their property, then it must go through the Planning and Zoning Commission. The Planning and Zoning Commission is the designated hearing place under Chapter 89 of the State Statutes. If a local landmark is honorary it does not have to go through the Planning and Zoning Commission. If a local landmark is regulatory then it has to go through the Planning and Zoning Commission. Ms. Stitt moved and Ms. Young seconded to approve that local landmarks are honorary and local historic districts remain regulatory. The motion passed with Ms. Greene voting nay. • Local Historic Districts. Ms. Senzee explained that since this is a legislative process, an application will go through the Historic Preservation Commission, Planning and Zoning Commission and City Council. The Historic Preservation Commission will make a separate recommendation on the proposed design standards. • Action Upon Historic Preservation Commission Recommendation. Ms. Young commented that this section needs to be more specific and uniform when referencing that the applicant is responsible for any direct costs of the City related to the publication and provision of notice of the required public hearing. • Planning and Zoning Commission Review. Mr. Moehlman explained that the way this is currently set up has the Planning and Zoning Commission reviewing the determination of a historic nature which is not appropriate. The Historic Preservation Commission is the expert in determining historic nature. The Planning and Zoning Commission does have a say in how a local historic district affects development overall in the city. A designation of a local historic district is similar to a rezoning, it is almost like an overlay district, using those standards for rezoning is an appropriate way to review these designations. • City Council Decision. Staff will make minor changes to this section. Mr. Veile moved and Ms. Stitt seconded to direct City staff to rewrite Section 7 and bring back a draft to review at next month’s meeting. The motion passed unanimously. 4 Dates to Remember The next regular meeting is scheduled for April 7, 2022 at 5:30 p.m. in the Boone/Bancroft Room. Adjournment Ms. Deetz moved and Ms. Young seconded to adjourn the meeting at 7:11 p.m. The motion passed unanimously. 1 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. Whether the proposed local historic district and/or local landmark possesses significant character or value as it relates to the heritage or culture of the community, county, state, or nation; 2. Whether the location of the site and/or landscape is significant to a local, county, state, or national event; 3. Whether the proposed local historic district and/or local landmark has an association with person(s) of significance to the community, county, state, or nation; 4. Whether the proposed local historic district and/or local landmark includes the embodiment of a notable architectural style with the associated distinguishing characteristics; 5. Whether the proposed landmark was produced by a significant architect or designer; 6. Whether the proposed local historic district and/or local landmark contains natural or built design elements that make the structure or site unique; or 7. Whether 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. #-# - 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 owner of real property 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. 2 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. c. Proposed design standards 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 the proposed district. c. Map identifying contributing and noncontributing sites, buildings, structures, and objects. d. District narrative, including one or more of the criteria identified in Sec. #- #.A. e. Signatures from 33 % of property owners within proposed district f. Proposed design standards for the proposed district that reflect the Secretary of Interior Standards for the treatment of historic properties. g. Application fee. Sec. #-# - Designation Process A. Designation of a local landmark. Application for the designation 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. Designation of a local historic district. Application and final proposed design standards for the nomination of a local historic district 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. The nomination shall require a public hearing. C. Design Standards. Applicants shall include proposed 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 designation of a local historic district shall not be considered complete until: 1. Design standards are reviewed for architectural/archaeological appropriateness by City staff. The City staff recommendation on architectural/archaeological appropriateness shall be appended to the application and forwarded to the Historic Preservation Commission; 2. Design standards are reviewed for compliance with the Secretary of Interior’s Standards for the Treatment of Historic Properties by staff. The City staff recommendation on compliance with the Secretary of Interior’s Standards for the Treatment of Historic Properties shall be appended to the application and forwarded to the Historic Preservation Commission C.D. Public hearing requirements for nomination of local historic districts. Commented [SR1]: Dictated through the application process 3 1. Public Hearing Required. The Historic Preservation Committee shall conduct a Public hearing on all applications for designation of a local historic district or local landmark to provideto provide the opportunity for input in decisions that may affect the community, and ensures that decisions reflect consideration of the community interest, and ensure that the applicant and other interested parties are provided appropriate opportunity to be heard on an application. 2. Published Notice. Notice of the public hearing 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 address of a proposed local landmark or the physical boundaries of a 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. 3. 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 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. 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. Approval Procedures. Commented [RK2]: Should we require a public hearing for an honorary award? Formatted: Highlight Formatted: Numbered + Level: 2 + Numbering Style:1, 2, 3, … + Start at: 1 + Alignment: Left + Aligned at: 1" + Indent at: 1.25" Commented [SR3]: 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? Formatted: Highlight Formatted: No underline 4 a. Local Landmarks. The Historic Preservation Commission shall make a recommendation to either approve or deny an application for designation as a local landmark. Such recommendation shall be forwarded to the City Council. Planning and Zoning Commission. b. Local Historic Districts. Recommendations on applications for designation of a local historic district shall be a two-step process. i. First, the Historic Preservation Commission shall make a recommendation to either approve or deny a designation of a local historic district. ii. If and only if the Historic Preservation Commission recommends approval of the designation of a local historic district, the Historic Preservation Commission shall then make a separate recommendation on the proposed design standards. The Historic Preservation Commission may recommend approval or, amend or modify the proposed design standards. iii. If the Historic Preservation Commission recommends approval of a designation of a local historic district but recommends denial of proposed design standards, then it shall be deemed that the Historic Preservation Commission’s recommendation is for denial of a designation of a local historic district. b.iv. If the Historic Preservation Commission recommends approval of a designation of a local historic district and amends or modifies the proposed design standards, the applicant may supplement its application with a plan a letter detailing any objections or counter-proposals to design standards amended or modified by the Historic Preservation Commission C. Action Upon HPC Recommendation. The Historic Preservation Commission’s recommend on an application for designation of a local historic district or local landmark shall be forwarded to the Planning and Zoning Commission for review, provided that if the Historic Preservation Commission recommends denial of application, the applicant may within seven (7) days of such recommendation of denial withdraw the application with a notice that the applicant intends to amend its application. Withdrawn and amended applications shall be processed in the same manner as original applications except that the applicant shall be not be required to pay a new application fee, provided that the applicant shall be responsible for any direct costs of the City related to the publication and provision of notice of the required public hearing. D. D. Planning and Zoning Commission Review. The Planning and Zoning Commission shall make a recommendation to approve or deny the designation of a local landmark or local historic district and on the proposed design standards for a local historic district utilizing the procedures and review criteria applicable to rezonings and historic significance criteria in Sec. ##.. The Planning and Zoning Commission may recommend modifications or amendments to proposed design standards but such recommended modifications or amendments must comply with the Secretary of Interior’s Standards for the treatment of historic properties. Formatted: No underline Formatted: No underline Formatted: No underline Formatted Formatted: Highlight Formatted: Indent: Left: 0.75", No bullets ornumbering 5 C.E. City Council Decision. The City Council shall by ordinance approve or deny the designation of a local landmark or local historic district and the proposed design standards for a local historic district utilizing the procedures and review criteria applicable to rezonings and historic significance criteria in Section ##. The City Council may modify or amend the design standards but such modifications or amendments must comply with the Secretary of Interior’s Standards for the treatment of historic properties. D.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 the 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. The City Council may also initiate the process to rescind or amend 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, provided the City Council may initiation the process to rescind or amend a local historic district without such petition. 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. Commented [RK4]: Ask Emily if the certified copy of ordinance gets attached to property deeds Do local landmarks need to be filed on a deed Commented [NA5]: Example; Bloomington, IN Portland, ME Commented [NA6]: Do we need to create an application for this or is there a general “petition” form to the City Council. 6 b. Failure to remove the designation would deny the subject property owner reasonable use of their property or prevent reasonable economic return. Evidence includes, (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. Article IV: Review of Local Historic ResourcesProcedure to authorize construction, reconstruction, alterations to, or demolition of structures.the that,the the the Department of Planning and Protective Servicescouncilpersonwardthe the Department of Planning and Protective Services (1) Design review standards, policies and guidelines. (a) The Historic Preservation Commission shall adopt the Secretary of the Interior's Treatment of Historic Properties and design review policies and guidelines (in such form as it deems appropriate) to aid in its review of design review and permit applications. (b) For the purposes of this section "permit" includes building permits and demolition permits. The Historic Preservation Commission shall not review permits for temporary structures or temporary signs. (2) Review of permit. The Historic Preservation Commission shall review any application for a permit for any of the following acts: (a) Alteration of, reconstruction of, or addition to the exterior of any structure which constitutes all or part of a local landmark or all or part of a structure located in a designated local historic district; i) Action on proposed alterations, reconstruction, or additions. The Historic Preservation Commission shall base reviews of applications on adopted design standards, policies, guidelines, and information found in the designation application. The Historic Preservation Commission may request additional information as necessary to undertake its review. When dealing with a proposed alteration of, reconstruction of, or addition to the exterior of a contributing structure in a local historic district or local landmark, the Historic Preservation Commission shall place the emphasis on applying the appropriate design standards to said 7 structure with a view to preserving the historic significance of the basic structure. When dealing with a proposed alteration of, reconstruction of, or addition to the exterior of a noncontributing structure in a local historic district, the Historic Preservation Commission shall place the emphasis on preserving the historic character of the local historic district rather than preserving the character of the structure to be altered, reconstructed or added. City staff may administratively approve applications that clearly meet the design standards of a local landmark or local historic district. All other applications shall be sent to the Historic Preservation Commission which shall approve, approve with conditions, or deny said applications. ii) Upon the request of any affected property owner or receipt of an application for a building permit the Historic Preservation Commission shall review any proposal for altering, constructing, or adding to any structure covered by Sec. ##. If the Historic Preservation Commission finds the proposed work is of a nature that will not destroy or adversely affect any architectural feature of the structure and is appropriate or consistent with the spirit and purposes of this chapter, it shall so indicate in writing. No substantial change shall be made to the work as presented in an application approved by the Historic Preservation Commission without resubmittal to the Historic Preservation Commission and approval of such changes in the same manner as the original application. iii) If upon review of the proposed work, the Historic Preservation Commission finds portions to be unacceptable, the application may be approved with conditions that shall be adhered to. iv) If upon review of the proposed work, the Historic Preservation Commission finds said work to be unacceptable, the application shall be denied. The Historic Preservation Commission shall state the reasons for the denial, citing adopted design standards, policies, and guidelines. (b) Demolition of any structure which constitutes all or part of a local landmark, or all or part of a structure located in a designated local historic district, or any property listed on the National Register of Historic Places or within a designated National Register District; Action on proposed demolition of a structure for preservation or structure in a district for preservation. Application for a proposed demolition covered by subsection ## must be made to the Historic Preservation Commission. An application for a demolition permit fulfills this requirement. (a) If the structure proposed for demolition is a noncontributing accessory structure or outbuilding, City staff may approve the application for demolition or forward the application for demolition to the Historic Preservation Commission with a recommendation for approval or disapproval. (b) The Historic Preservation Commission may approve or disapprove without a public hearing an application for demolition if the structure to be demolished is: i. A noncontributing structure in a district; ii. A noncontributing addition to a structure or site; iii. An accessory structure or outbuilding of a contributing structure or site; or iv. Determined, in accordance with Sec.## to be imminently dangerous to life, health or property and its demolition remedies said dangerous condition. 8 The Historic Preservation Commission shall take action on such an application at a the regularly scheduled meeting. Upon receipt of a complete application for demolition permit review 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 ##. The Director shall maintain a calendar of filing deadlines associated with the application and review process. at which it receives the application or at one (1) of the two (2) regularly scheduled meetings next following said receipt of the application. (c) Upon receipt of an application for demolition of a contributing accessory structure or outbuilding, the Historic Preservation Commission may require a public hearing if it finds that the accessory structure or outbuilding has historic, architectural, geographic, or cultural significance of its own, and its removal would affect the integrity of the site. (d) The Historic Preservation Commission shall hold a public hearing on all applications for demolition, except as provided in sections ## above. Public hearings of the Historic Preservation Commission shall be conducted at a regularly scheduled meeting of the Historic Preservation Commission. The Historic Preservation Commission may adopt such rules or limits as may be necessary to govern the hearing within the proper spirit and purposes of this chapter. Staff shall notify the Historic Preservation Ccommission at the Historic Preservation Ccommission's next regularly scheduled meeting of receipt of an application for demolition. After the Historic Preservation Ccommission has been so notified, the Historic Preservation Ccommission shall set a public hearing to be held at the second regularly scheduled public meeting after the meeting at which the Historic Preservation Ccommission is notified of the application for demolition, unless the applicant agrees to a later hearing. Written notice of the public hearing shall be sent to the owner of the property and to the building permit applicant (if different from the owner), giving the time, date, place and subject of the public hearing, no fewer than ten (10) days prior to the hearing. Signs indicating the proposed action and the time, date and place of the hearing shall be posted by the Director, on behalf of the Historic Preservation Commission, on the property being considered no fewer than ten (10) days prior to the hearing. Such signs shall be prominently displayed and easily readable from abutting public ways. (e) Determination. Either at the final meeting during which the public hearing is held, or at the next regularly scheduled meeting after the public hearing is closed, the Historic Preservation Commission shall make a determination to approve or deny the application for demolition. The findings of the Historic Preservation Commission shall be based on consideration of specified design standards, presented plans, public testimony and related findings of fact. Notification of the Historic Preservation Commission's determination shall be made to the applicant. Notification shall also be sent to the building regulations inspection division within five (5) days after the determination. . If the application for demolition is approved, the Historic Preservation Ccommission shall require a replacement structure or site plan as a condition of the demolition approval. The demolition approval under this section will be valid for three (3) years from the date of issuance. (f) If the application for demolition is denied, the applicant may seek an appeal to seek relief through the economic hardship process, defined in section 30-6(8).the City Council within thirty (30) days. Commented [SA7]: We are here. 9 (c) Construction of any structure located within a designated local historic district or National Register Historic District. (3) Approval of permit. The permit shall not be issued without a COA the from the Historic Preservation Commission or its designated staff liaison. a) Upon approval of a permit, a certificate of appropriateness ("COA") shall be issued which shall state the approved work and any conditions to said approval. A copy of the COA shall be displayed along with and in the same manner as any building permits issued for the same work. The COA shall be valid for three (3) years from the original date of issuance. If construction has not started within said three-year period, or if an active building or zoning permit has not been issued by the Department of Planning and Protective Services, the applicant must submit a new application. If the COA has expired and if no substantial changes have been made to the project, and applicable design standards have not changed since the issuance of the COA, the COA may be reissued one (1) time. Sec. ## – Alterations Review of permit. The Historic Preservation CommissionHistoric shall review any application for a permit for alterations: (a) Alteration of, reconstruction of, or addition to the exterior of any structure which constitutes all or part of a local landmark, local historic district, National Register property, and National Register Historic District. Action on proposed alterations, reconstruction, or additions. The commission shall base reviews of applications on adopted standards, policies, guidelines, and information found in the designation application. The commission may request additional information as necessary to undertake its review. When dealing with a proposed alteration of, reconstruction of, or addition to the exterior of a contributing structure in a district for preservation or of a structure for preservation, the Hcommission shall place the emphasis on applying the appropriate design guidelines to said structure with a view to preserving the historic significance of the basic structure. When dealing with a proposed alteration of, reconstruction of, or addition to the exterior of a noncontributing structure in a district for preservation or a noncontributing structure within the designated land area of a structure for preservation, the commission shall place the emphasis on preserving the historic character of the district or structure for preservation rather than preserving the character of the structure to be altered, reconstructed or added. City staff may administratively approve applications whichthat clearly meet the design standards of a local landmark or local historic district. All other applications shall be sent to the Historic Preservation Commission which shall approve, approve with conditions, or deny said applications. (a) Upon the request of any affected property owner or receipt of an application for a permit, other than a curb cut, demolition or encroachment permit, the commission shall review any proposal for altering, constructing, erecting, or adding to any structure covered by subsections 30-6(3)(a) or (3)(c). If the commission finds that the proposed work is of a nature whichthat will not destroy or adversely affect any architectural feature of the structure and is appropriate or consistent with the spirit and purposes of this chapter, it shall so indicate in writing. No substantial change shall be made to the work as presented in an application approved by the commission without resubmittal to the commission and approval of such changes in the same manner as the original application. Commented [SR8]: We are here. 10 (b) If upon review of the proposed work, the commission finds portions thereof to be unacceptable, the application may be approved with conditions whichthat shall be adhered to. (c) If upon review of the proposed work, the commission finds said work to be unacceptable, the application shall be denied. The commission shall state the reasons for the denial, citing adopted standards, policies, and guidelines. (d) Upon approval of a permit, a certificate of appropriateness ("COA") shall be issued which shall state the approved work and any conditions to said approval. A copy of the COA shall be displayed along with and in the same manner as any building permits issued for the same work. The COA shall be valid for three (3) years from the original date of issuance. If construction has not started within said three-year period, or if an active building or zoning permit has not been issued by the Department of Planning and Protective Services, the applicant must submit a new application. If the COA has expired and if no substantial changes have been made to the project, and applicable design guidelines have not changed since the issuance of the COA, the COA will be reissued one (1) time. Sec. 2 – New Construction and Reconstruction Sec. 3 – Emergency Repairs Do we want a section for emergency repairs? Natural disasters, fire, neglect? Sec. 5 – Maybe signs, maybe fences, maybe landscaping, maybe ancillary structures How do we feel about accessory preservation? Sec. 6 – Appeal Process Article V. Enforcement Commented [RK9]: What happens when an application is denied? ARTICLE IV. PRESERVATION AND CONSERVATION Jefferson City, Missouri, Code of Ordinances Created: 2022-03-14 10:53:55 [EST] (Supp. No. 11) Page 1 of 22 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 prehistoric 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 sliding 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. Sec. 8-41. Definitions. Unless specifically defined, words or terms in section 8-48 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. Created: 2022-03-14 10:53:55 [EST] (Supp. No. 11) Page 2 of 22 Sec. 8-41. Definitions. Unless specifically defined words or terms 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. 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 or more of the exterior architectural features of 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, buildings 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 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 constitute 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, 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. Created: 2022-03-14 10:53:55 [EST] (Supp. No. 11) Page 3 of 22 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 appurtenant elements. Façade. 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 or more significant sites, structures or objects, and which may have within its boundary’s 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 Heritage District. Is a geographical area of historical and cultural significance for which most of all of the physical attributes (structures, streets, public areas, archeological etc.) relevant to the historical or cultural period of significance no longer exists. Historic preservation. The study, identification, protection, restoration and 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; 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; Formatted: Highlight Formatted: Highlight Created: 2022-03-14 10:53:55 [EST] (Supp. No. 11) Page 4 of 22 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 preservation 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, parking 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. National Register District. National Register Property. 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 yielding 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 subsection 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. 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. Commented [RK1]: Need definitions Created: 2022-03-14 10:53:55 [EST] (Supp. No. 11) Page 5 of 22 (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 building, 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 details, 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, natural textures, springs and landscapes having cultural significance. Stable. The area is expected to remain substantially the same over the next 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 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 known to exist in design and structure. Survey. An architectural and historical examination of historic resources to identify historic properties within an area. Created: 2022-03-14 10:53:55 [EST] (Supp. No. 11) Page 6 of 22 (Ord. No. 12794, Appendix A, 8-17-98, Ord. No. 15760, § 3, 1-03-18) 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, archaeological, 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 districts, and historic heritage districts and adopt procedures to nominate them based upon the following criteria: A. The potential landmarks, and historic districts, and historic heritage districts which are in an identifiable neighborhood or distinct geographical area which have historic and/or cultural importance to the City; B. The potential landmark, and historic districts, and historic heritage districts are associated with a particular prominent person, a significant event, or a historical period; C. The potential landmarks, and historic districts, and historic heritage districts 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, and historic heritage 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 landmarks, historic districts, and historic heritage districts within the City. (Ord. 13251, 8-20-2001; Ord. 14088, § 2, 8-7-2006) Sec. 8-43. Review of demolition 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 Historic 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 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. Created: 2022-03-14 10:53:55 [EST] (Supp. No. 11) Page 7 of 22 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 section 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 90 days including 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 if 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 clearance 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. 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 Commission shall vote to approve or deny the historic preservation demolition Created: 2022-03-14 10:53:55 [EST] (Supp. No. 11) Page 8 of 22 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 represent 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 detrimental 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 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 necessary 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 Created: 2022-03-14 10:53:55 [EST] (Supp. No. 11) Page 9 of 22 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 submitted to the Director within 30 days of notice to the applicant of the Historic Preservation Commission's 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 subsection 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 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 75 percent 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 Created: 2022-03-14 10:53:55 [EST] (Supp. No. 11) Page 10 of 22 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 district, 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 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 national 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 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 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 75 percent 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) Created: 2022-03-14 10:53:55 [EST] (Supp. No. 11) Page 11 of 22 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 100 percent of the owner(s) of the property or structure. 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 days prior to the meeting of the Commission. If the CJHPC makes no report within 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 with 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. 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" × 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. Created: 2022-03-14 10:53:55 [EST] (Supp. No. 11) Page 12 of 22 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. (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 Created: 2022-03-14 10:53:55 [EST] (Supp. No. 11) Page 13 of 22 indicate the reason 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) Sec. 8-48. Nomination of Historic Heritage Districts. A. Application/Nomination. Applications for a nomination of a historic heritage district shall be made to the CJHPC. by at least 75 percent of all owners of record. Forms and criteria for nomination will be made 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 heritage district must be nominated by a separate application. Each historic heritage district must be designated by a separate ordinance. The designation of a historic heritage district shall in no way alter the uses permitted by the existing zoning, land use, or future development district of the property so designated. B. Notice. Upon receipt of an application for a historic heritage district, the Department shall notify the property owners within the proposed historic heritage 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 a historic heritage district. The CJHPC shall, after such investigation as it deems necessary, make a determination as to whether an area qualifies for nomination pursuant to the following criteria: 1. Most of all of the physical attributes (structures, streets, public areas, archeology, etc.) relevant to the historical or cultural period of significance no longer exist; and 2. Its character, interest, or value as part of the development, heritage or cultural characteristics of the community, county, state, or nation; or 3. Its location as a site of a significant local, county, state or national event; or 4. Its identification with a person or persons who significantly contributed to the development of the community, county, state, or nation. 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 City Council. E. Expansion of established historic heritage district. Once a historic heritage district is established by ordinance under this section, such historic heritage district may be expanded by application of the owners of record of parcels seeking to be added to an established historic heritage district. Such additional parcels shall be within reasonable proximity to, and share historical and cultural characteristics in common with, the established historic heritage district. When an area containing ten or more parcels seeks to be added to an established historic heritage district, the application shall contain at least 75 percent of all owners of record of the parcels seeking to be added to the established historic heritage Created: 2022-03-14 10:53:55 [EST] (Supp. No. 11) Page 14 of 22 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 heritage district shall not be expanded until approved by ordinance. Sec. 8-49. Public hearing procedures for nomination of a historic heritage district. 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. Notice. Upon receipt of an application for a historic heritage district, the Department shall notify the property owners by mail within the proposed historic heritage district of the application, arrange for a time and place of a meeting, and invite all interested persons to appear and be heard. a. 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. 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. 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; Public testimony shall be heard first in favor of the proposal, then in opposition to it; c) The Director or other staff member may respond to any statement made by the applicant or any public comment; Formatted Created: 2022-03-14 10:53:55 [EST] (Supp. No. 11) Page 15 of 22 d) The applicant may respond to any testimony or evidence presented by the staff or public; and e) 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 reason 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 Created: 2022-03-14 10:53:55 [EST] (Supp. No. 11) Page 16 of 22 Sec. 8-48. Definitions. Unless specifically defined words or terms 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. 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 or more of the exterior architectural features of 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, buildings 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 vote per parcel may be cast. Formatted: Section Created: 2022-03-14 10:53:55 [EST] (Supp. No. 11) Page 17 of 22 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 constitute 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, 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. Created: 2022-03-14 10:53:55 [EST] (Supp. No. 11) Page 18 of 22 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 appurtenant elements. Façade. 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 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. historical and cultural significance for which most of all of the physical attributes (structures, streets, public areas, archeological etc.) relevant to the historical or cultural period of significance no longer exist. Historic preservation. The study, identification, protection, restoration and 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; Created: 2022-03-14 10:53:55 [EST] (Supp. No. 11) Page 19 of 22 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; 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 preservation because of its historic and/or architectural significance to the City. Created: 2022-03-14 10:53:55 [EST] (Supp. No. 11) Page 20 of 22 Landscape feature. Any element or component of outdoor open space including, but not limited to, fences, walls, retaining walls, gates, sidewalks, walkways, driveways, parking 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 yielding 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 subsection 8-43.G. Created: 2022-03-14 10:53:55 [EST] (Supp. No. 11) Page 21 of 22 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. 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 building, 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. Created: 2022-03-14 10:53:55 [EST] (Supp. No. 11) Page 22 of 22 Restoration/restore. The act of accurately recovering the form and details, 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, natural textures, springs and landscapes having cultural significance. Stable. The area is expected to remain substantially the same over the next 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 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 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)