HomeMy WebLinkAboutHPC Packet 2014-02-12 HISTORIC PRESERVATION COMMISSION - AGENDA
REGULAR MEETING 5:15 P.M. February 12, 2014
I. 5:15—CALL TO ORDER:
II. 5:15—ROLL CALL: Declaration of Quorum
III. APPROVAL OF MINUTES:
January 8, 2013
IV. 5:20—OLD BUSINESS:
A. None
V. PUBLIC HEARINGS:
A. None
VI. WORKSHOP:
A. Review Certified Local Government (CLG) requirements;
a) Draft revisions for Historic Preservation Ordinance
b) Draft revisions for Historic Preservation Bylaws
c) Review Commissioners resumes;
d) Recommendation to City Council.
B. Review Washington Information System for Architectural and Archaeological
Records Data (WISSARD) database.
C. Assign activities.
VII. 5:55—OTHER BUSINESS:
A. Progress Report - WSRHS Museum Advisory committee (Dan Stafford)
VIII. 6:00—ADJOURNMENT
HISTORIC PRESERVATION COMMISSION - Minutes
REGULAR MEETING 5:15 P.M. January 8, 2014
I. 5:15—CALL TO ORDER:
II. 5:15—ROLL CALL: Present: Marilynn Baker, Tom Brandon, Dan Stafford,
Devi Tate; Absent: Malin Bergstrom (excused).
III. APPROVAL OF MINUTES:
December 11, 2013; Approved
IV. 5:20—OLD BUSINESS:
A. None
V. PUBLIC HEARINGS:
A. None
VI. WORKSHOP:
A. Commissioners reviewed 2013 assignments progress.
B. Commissioners reviewed the Proposed Historic Preservation Action Plan; some
dates were altered. The implementation plan was otherwise approved by the
Commission.
C. Assignments:
a) Staff was assigned to provide links to the Certified Local Government (CLG)
requirements and the Washington Information System for Architectural
and Archaeological Records Data (WISSARD) database.
b) Commissioners were assigned to assemble and turn in resumes in
compliance with the CLG requirements on or before the next HPC meeting
(February 12, 2014).
VII. 6:20—OTHER BUSINESS:
A. Progress Report - Commissioners Stafford and Baker volunteered to act as
liaison to the WSRHS to facilitate the Railroad Museum land acquisition
process.
VIII. 6:30—ADJOURNMENT
TITLE 27
HISTORIC PRESERVATION
CHAPTER 27.040 PURPOSE. ..................................................................................................... 2
CHAPTER 27.050 SHORT TITLE ................................................................................................. 3
CHAPTER 27.060 DEFINITIONS.................................................................................................4
CHAPTER 27.070 CITY OF PASCO HISTORIC PRESERVATION COMMISSION............................... 8
CHAPTER 27.075 CITY OF PASCO REGISTER OF HISTORIC PLACES........................................... 11
CHAPTER 27.076 REVIEW OF CHANGES TO THE CITY OF PASCO REGISTER OF HISTORIC
RESOURCES........................................................................................................................... 14
CHAPTER 27.080 REVIEW AND MONITORING OF PROPERTIES FOR SPECIAL PROPERTY TAX
VALUATION........................................................................................................................... 16
CHAPTER 27.090 CRITERIA..................................................................................................... 17
CHAPTER 27.100 AGREEMENT............................................................................................... 18
CHAPTER 27.110 APPEALS..................................................................................................... 18
PMC Title 27 8/7/2006 1
CHAPTER 27.040 PURPOSE.
Sections:
27.040.010 PURPOSE................................................................................2
27.040.010 PURPOSE. The purpose of this ordinance is to provide for the
identification, evaluation, designation, and protection of designated historic and
prehistoric resources within the boundaries of the City of Pasco and preserve and
rehabilitate eligible historic properties within the City of Pasco for future generations
through special valuation, a property tax incentive, as provided in Chapter 84.26
RCW in order to:
1) Safeguard the heritage of the City of Pasco as represented by those
buildings, districts, objects, sites and structures which reflect significant
elements of Pasco's history;
2) Foster civic and neighborhood pride in the beauty and accomplishments of
the past, and a sense of identity based on Pasco's history;
3) Stabilize or improve the aesthetic and economic vitality and values of such
sites, improvements and objects;
4) Assist, encourage and provide incentives to private property owners for
preservation, restoration, redevelopment and use of outstanding historic
buildings, districts, objects, sites and structures;
5) Promote and facilitate the early identification and resolution of conflicts
between preservation of historic resources and alternative uses; and,
6) Conserve valuable material and energy resources by ongoing use and
maintenance of the existing built environment.
PMC Title 27 8/7/2006 2
CHAPTER 27.050 SHORT TITLE
Sections:
27.050.010 SHORT TITLE..........................................................................3
27.050.010 SHORT TITLE. The following sections shall be known and may be
cited as the "Special Valuation for Historic Properties Ordinance of the City of
Pasco."
PMC Title 27 8/7/2006 3
CHAPTER 27.060 DEFINITIONS
Sections:
27.060.005 DEFINITIONS..........................................................................4
27.060.006 CITY OF PASCO HISTORIC INVENTORY ....................................4
27.060.010 CITY OF PASCO HISTORIC PRESERVATION COMMISSION..........4
27.060.011 CITY OF PASCO REGISTER OF HISTORIC PLACES .....................4
27.060.020 ACTUAL COST OF REHABILITATION .........................................4
27.060.030 BUILDING ...............................................................................4
27.060.035 CERTIFICATE OF APPROPRIATENESS. ......................................4
27.060.036 CERTIFIED LOCAL GOVERNMENT. ... .......................4
27.060.040 CLASS OF PROPERTIES ELIGIBLE TO APPLY FOR SPECIAL
VALUATION IN THE CITY OF PASCO ..........................................................5
27.060.050 COST......................................................................................5
27.060.060 EMERGENCY REPAIR ...............................................................5
27.060.070 HISTORIC PROPERTY ..............................................................5
27.060.075 INCENTIVES. ..........................................................5
27.060.080 LOCAL REVIEW BOARD............................................................5
27.060.090 NATIONAL REGISTER OF HISTORIC PLACES .............................5
27.060.091 OBJECT...................................................................................5
27.060.092 ORDINARY REPAIR AND MAINTENANCE. .................................5
27.060.100 OWNER...................................................................................5
27.060.105 SIGNIFICANCE OR SIGNIFICANT. .............................................5
27.060.106 SITE. ......................................................................................5
27.060.110 SPECIAL VALUATION ...............................................................5
27.060.115 STATE REGISTER OF HISTORIC PLACES. ..................................5
27.060.120 STRUCTURE............................................................................5
27.060.125 UNIVERSAL TRANSVERSE MERCATOR OR UTM. .......................5
27.060.126 WAIVER OF A CERTIFICATE OF APPROPRIATENESS. .................5
27.060.130 WASHINGTON STATE ADVISORY COUNCIL'S STANDARDS FOR
THE REHABILITATION AND MAINTENANCE OF HISTORIC PROPERTIES .......5
27.060.005 DEFINITIONS. The following words and terms when used in this
ordinance shall mean as follows, unless a different meaning clearly appears from the
context:
27.060.006 CITY OF PASCO HISTORIC INVENTORY . "City of Pasco Historic
Inventory" or "Inventory" means the comprehensive inventory of historic and
prehistoric resources within the boundaries of the City of Pasco.
27.060.010 CITY OF PASCO HISTORIC PRESERVATION COMMISSION. -City
of Pasco Historic Preservation Commission," or "Commission" means the Commission
created in Section 27.070.010 herein.
27.060.011 CITY OF PASCO REGISTER OF HISTORIC PLACES. "City of Pasco
Register of Historic Places", "Local Register", or "Register" means the listing of
locally designated properties provided for in Section herein.
PMC Title 27 8/7/2006 4
27.060.020 ACTUAL COST OF REHABILITATION. "Actual Cost of
Rehabilitation" means costs incurred within twenty-four months prior to the date of
application and directly resulting from one or more of the following: a)
improvements to an existing building located on or within the perimeters of the
original structure; or b) improvements outside of but directly attached to the original
structure which are necessary to make the building fully useable but shall not
include rentable/habitable floor-space attributable to new construction; or c)
architectural and engineering services attributable to the design of the
improvements; or d) all costs defined as "qualified rehabilitation expenditures" for
purposes of the federal historic preservation investment tax credit.
27.060.030 BUILDING. A "building" is a structure constructed by human
beings. This includes both residential and nonresidential buildings, main and
accessory buildings.
27.060.035 CERTIFICATE OF APPROPRIATENESS. "Certificate of
Appropriateness" means the document indicating that the commission has reviewed
the proposed changes to a local register property or within a local register historic
district and certified the changes as not adversely affecting the historic
characteristics of the property which contribute to its designation.
27.060.036 CERTIFIED LOCAL GOVERNMENT. "Certified Local Government"
or "CLG" means the designation reflecting that the local government has been jointlX
certified by the State Historic Preservation Officer and the National Park Service as
having established its own historic preservation commission and a program meeting
Federal and State standards.
27.069.910 CLASSY nRC)P€RTI€S ELIGIBLE -G APPLY Fnn SPEGIA
which have been substantially Fehabilitated at a cest and within a tirne peFied which
meets the requirements set forth in Chapter M.26 140A
27.060.040 CLASS OF PROPERTIES ELIGIBLE TO APPLY FOR SPECIAL
VALUATION IN THE CITY OF PASCO. "Class of properties eligible to apply for Special
Valuation in the City of Pasco" means all properties listed on the National Register of
Historic Places or certified as contributing to a National Register Historic District
which have been substantially rehabilitated at a cost and within a time period which
meets the requirements set forth in Chapter 84.26 RCW, until the City of Pasco
becomes a Certified Local Government (CLG). Once a CLG, the class of properties
eligible to apply for Special Valuation in the City of Pasco means only all properties
listed on the local and national Register of Historic Places or properties certified as
contributing to a local or national Register Historic District which have been
substantially rehabilitated at a cost and within a time period which meets the
requirements set forth in Chapter 84.26 RCW.
27.060.050 COST. "Cost" means the actual cost of rehabilitation, which cost
shall be at least twenty-five percent of the assessed valuation of the historic
PMC Title 27 8/7/2006 5
property, exclusive of the assessed value attributable to the land, prior to
rehabilitation.
27.060.060 EMERGENCY REPAIR. "Emergency repair" means work necessary
to prevent destruction or dilapidation to real property or structural appurtenances
thereto immediately threatened or damaged by fire, flood, earthquake or other
disaster.
27.060.070 HISTORIC PROPERTY. "Historic property" means real property
together with improvements thereon, except property listed in a register primarily
for objects buried below ground, which is listed on the National Register of Historic
Places.
27.060.075 INCENTIVES. "Incentives" are such rights or privileges or
combination thereof which the City Council, or other local, state, or federal public
body or agency, by virtue of applicable present or future legislation, may be
authorized to grant or obtain for the owner(s) of Register properties. Examples of
economic incentives include but are not limited to tax relief, conditional use permits,
rezoning, street vacation, planned unit development, transfer of development rights,
facade easements, gifts, preferential leasing policies, beneficial placement of public
improvements or amenities, or the like.
27.060.080 LOCAL REVIEW BOARD. "Local Review Board", or "Board" used in
Chapter 84.26 RCW and Chapter 254-20 WAC for the special valuation of historic
properties means the Commission created in Section 27.070.010 herein.
27.060.090 NATIONAL REGISTER OF HISTORIC PLACES. "National Register
of Historic Places" means the national listing of properties significant to our cultural
history because of their documented importance to our history, architectural history,
engineering, or cultural heritage.
27.060.091 OBJECT. An "object" is a thing of functional, aesthetic, cultural,
historical, or scientific value that may be, by nature or design, movable yet related
to a specific setting or environment.
27.060.092 ORDINARY REPAIR AND MAINTENANCE. "Ordinary repair and
maintenance" means work for which a permit issued by the City of Pasco is not
required by law, and where the purpose and effect of such work is to correct any
deterioration or decay of or damage to the real property or structure appurtenance
therein and to restore the same, as nearly as may be practicable, to the condition
prior to the occurrence of such deterioration, decay, or damage.
27.060.100 OWNER. "Owner" of property is the owner of record as exists on
the Franklin County Assessor's records.
27.060.105 SIGNIFICANCE OR SIGNIFICANT. 'Significance" or "significant"
used in the context of historic significance means the following: a property with
local, state, or national significance is one which helps in the understanding of f the
history or prehistory of the local area, state, or nation (whichever is applicable) by
illuminating the local, statewide, or nationwide impact of the events or persons
associated with the property, or its architectural type or style in information
PMC Title 27 8/7/2006 6
potential. The local area can include The City of Pasco, Franklin County, or
southeastern Washington, or a modest geographic or cultural area, such as a
neighborhood. Local significance may apply to a property that illustrates a theme
that is important to one or more localities; state significance to a theme important to
the history of the state; and national significance to property of exceptional value in
representing or illustrating an important theme in the history of the nation.
27.060.106 SITE. A "site" is a place where a significant event or pattern of
events occurred. It may be the location of prehistoric or historic occupation or
activities that may be marked by physical remains; or it may be the symbolic focus
of a significant event or pattern of events that may not have been actively occupied.
A site may be the location of ruined or now non-extant building or structure of the
location itself possesses historic cultural or archaeological significance.
27.060.110 SPECIAL VALUATION. "Special Valuation for Historic Properties"
or "Special Valuation" means the local option program which when implemented
makes available to property owners a special tax valuation for rehabilitation of
historic properties under which the assessed value of an eligible historic property is
determined at a rate that excludes, for up to ten years, the actual cost of the
rehabilitation. (Chapter 84.26 RCW).
27.060.115 STATE REGISTER OF HISTORIC PLACES. "State Register of
Historic Places" means the state listing of properties significant to the community,
state, or nation but which may or may not meet the criteria of the National Re_ister.
27.060.120 STRUCTURE. A "structure" is a work made up of interdependent
and interrelated parts in a definite pattern of organization. Generally constructed by
man, it is often an engineering project.
27.060.125 UNIVERSAL TRANSVERSE MERCATOR OR UTM. "Universal
Transverse Mercator" or "UTM" means the grid zone in metric measurement
providing for an exact point of numerical reference.
27.060.126 WAIVER OF A CERTIFICATE OF APPROPRIATENESS. "Waiver of a
Certificate of Appropriateness" or "Waiver" means the document indicating that the
commission has reviewed the proposed whole or partial demolition of a local register
property or in a local register historic district and failing to find alternatives to
demolition has issued a waiver of a Certificate of Appropriateness which allows the
building or zoning official to issue a permit for demolition.
27.060.130 WASHINGTON STATE ADVISORY COUNCIL'S STANDARDS FOR
THE REHABILITATION AND MAINTENANCE OF HISTORIC PROPERTIES.
"Washington State Advisory Council's Standards for the Rehabilitation and
Maintenance of Historic Properties" or "State Advisory's Council's Standards" means
the rehabilitation and maintenance standards used by the City of Pasco Historic
Preservation Commission as minimum requirements for determining whether or not
an historic property is eligible for special valuation and whether or not the property
continues to be eligible for special valuation once it has been so classified.
PMC Title 27 8/7/2006 7
CHAPTER 27.070 CITY OF PASCO HISTORIC PRESERVATION COMMISSION
Sections:
27.070.010 CREATION AND SIZE...............................................................7
27.070.020 COMPOSITION OF THE COMMISSION.......................................7
27.070.030 TERMS....................................................................................7
27.070.040 POWERS AND DUTIES .............................................................7
27.070.050 COMPENSATION......................................................................9
27.070.060 RULES AND OFFICERS .............................................................9
27.070.070 COMMISSION STAFF................................................................9
27.070.010 CREATION AND SIZE. There is hereby established a City of Pasco
Historic Preservation Commission, consisting of five (5) members, as provided in
Sections 27.070.020 and 27.070.030 below. Members of the City of Pasco Historic
Preservation Commission shall be appointed by the Mayor and approved by the
Pasco City Council and shall be residents or own property in the City of Pasco,
except as provided in Section 27.070.020(2) below.
27.070.020 COMPOSITION OF THE COMMISSION.
1) All members of the Commission must have a demonstrated interest and
competence in historic preservation and possess qualities of impartiality and
broad judgment.
2) The commission shall always include at least two (2) professionals who have
experience in identifying, evaluating, and protecting historic resources and are
selected from among the disciplines of architecture, history, architectural history,
planning, prehistoric and historic archaeology, folklore, cultural anthropology,
curatorship, conservation, landscape architecture, or related disciplines. The
Commission action that would otherwise be valid shall not be rendered invalid by
the temporary vacancy of one or all of the professional positions. Furthermore,
exception to the residency requirement of Commission members may be granted
by the Mayor and City Council in order to obtain representatives from these
disciplines.
3) In making appointments, the Mayor may consider names submitted from any
source.
27.070.030 TERMS. The original appointment of members to the Commission
shall be as follows: two (2) for two (2) years; two (2) for three (3) years; and one
(1) for four (4) years. Thereafter, appointments shall be made for a three (3) year
term. Vacancies shall be filled by the Mayor for the unexpired term in the same
manner as the original appointment.
27.070.040 POWERS AND DUTIES. 1) Responsibility. The major responsibility
of the Historic Preservation Commission is to identify and actively encourage the
conservation of Pasco's historic resources by reviewing National Register properties
applying for Special Tax Valuation; to raise community awareness of Pasco's history
and historic resources; and to serve as the City of Pasco's primary resource in
matters of history, historic planning, and preservation. In carrying out these
responsibilities, the Historic Preservation Commission shall engage in the following:
PMC Title 27 8/7/2006 8
a) Conduct and maintain a comprehensive inventory of historic resources within the
boundaries of the City of Pasco and known as the City of Pasco Historic
Inventory, and publicize and periodically update inventory results. Properties
listed on the inventory shall be recorded on official zoning records with an "HI"
(for historic inventory designation). This designation shall not change or modify
the underlying zone classification.
b) Initiate and maintain the City of Pasco Register of Historic Places. This official
register shall be compiled of buildings, structures, sites, objects, and districts
identified by the commission as having historic significance worthy of recognition
and protection by the City of Pasco and encouragement of efforts by owners to
maintain, rehabilitate, and preserve properties.
c) Review nominations to the City of Pasco Register of Historic Places according to
criteria in Section of this ordinance and adopt standards in its rules to be
used to guide this review.
d) Review proposals to construct, change, alter, modify, remodel, move, demolish,
or significantly affect properties or districts on the register as provided in Section
; and adopt standards in its rules to be used to guide this review and the
issuance of a certificate of appropriateness or waiver.
e) Provide for the review either by the commission or its staff of all applications for
approvals,, permits, environmental assessments or impact statements, and other
similar documents pertaining to identified historic resources or adjacent
properties.
f) Conduct all Commission meetings in compliance with Chapter 42.30 RCW, Open
Public Meetings Act, to provide for adequate public participation and adopt
standards in its rules to guide this action.
g) Participate in, promote and conduct public information, educational and
interpretive programs pertaining to historic and prehistoric resources.
h) Establish liaison support, communication and cooperation with federal, state, and
other local government entities which will further historic preservation objectives,
including public education, within the City of Pasco.
i) Review and comment to the Pasco City Council on land use, housing and
redevelopment, municipal improvement and other types of planning and
programs undertaken by any agency of the City of Pasco, other neighboring
communities, the Franklin County, the State or Federal governments, as relate to
historic resources of the City of Pasco.
j) Advise the Pasco City Council and the Mayor generally on matters of Pasco's
history and historic preservation.
k) Perform other related functions assigned to the Commission by the Pasco City
Council or the Mayor.
1) Provide information to the public on methods of maintaining and rehabilitating
historic properties. This may take the form of pamphlets, newsletters,
workshops, or similar activities.
m) Officially recognize excellence in the rehabilitation of historic buildings,
structures, sites and districts, and new construction in historic areas; and
encourage appropriate measures for such recognition.
PMC Title 27 8/7/2006 9
n) Be informed about and provide information to the public and City of Pasco
departments on incentives for preservation of historic resources including
legislation, regulations and codes which encourage the use and adaptive reuse of
historic properties.
o) Review nominations to the State and National Registers of Historic Places.
p) Investigate and report to the Pasco City Council on the use of various federal,
state, local or private funding sources available to promote historic resource
preservation in Pasco.
q) Serve as the local review board for Special Valuation and:
1. Make determinations concerning the eligibility of historic properties for special
valuation;
2. Verify that the improvements are consistent with the Washington State
Advisory Council's Standards for Rehabilitation and Maintenance:
3. Enter into agreements with property owners for the duration of the special
valuation period as required under WAC 254-20-070(2);
4. Approve or deny applications for special valuation; Monitor the property for
continued compliance with the agreement and statutory eligibility
requirements during the 10 year special valuation period;
5. Monitor the property for continued compliance with the agreement and
statutory eligibility requirements during the 10 year special valuation period;
and
6. Adopt bylaws and/or administrative rules and comply with all other local
review board responsibilities identified in Chapter 84.26 RCW.
r) The Commission shall adopt rules of procedure to address their responsibilities
under this ordinance.
27.070.050 COMPENSATION. All members shall serve without compensation.
27.070.060 RULES AND OFFICERS The Commission shall establish and adopt
its own rules of procedure, and shall select from among its membership a
chairperson and such other officers as may be necessary to conduct the
Commission's business.
27.070.070 COMMISSION STAFF. Commission and professional staff
assistance shall be provided by the Director of Community & Economic Development
with additional assistance and information to be provided by other City of Pasco
departments as may be necessary to aid the Commission in carrying out its duties
and responsibilities under this ordinance.
PMC Title 27 8/7/2006 10
CHAPTER 27.075 CITY OF PASCO REGISTER OF HISTORIC PLACES
Sections:
27.075.010 CRITERIA FOR DETERMINING DESIGNATION IN THE REGISTERX
27.075.020 CITY OF PASCO REGISTER OF HISTORIC RESOURCES.............. X
27.075.030 REMOVAL OF PROPERTIES FROM THE REGISTER..................... X
27.075.040 EFFECTS OF LISTING ON THE REGISTER................................. X
27.075.010 CRITERIA FOR DETERMINING DESIGNATION IN THE REGISTER.
Any building, structure, site, object, or district may be designated for inclusion in the
City of Pasco Register of Historic Resources if it is significantly associated with the
history, architecture, archaeology, engineering, or cultural heritage of the
community; if it has integrity; is at least 50 years old, or is of lesser age and has
exceptional importance; and if it falls in at least one of the following categories:
1. Is associated with events that have made a significant contribution to the
broad patterns of national, state, or local history
2. Embodies the distinctive architectural characteristics of a type, period,
style, or method of design or construction, or represents a significant and
distinguishable entity whose components may lack individual distinction.
3. Is an outstanding work of a designer, builder, or architect who has made a
substantial contribution to the art.
4. Exemplifies or reflects special elements of the City's cultural, special,
economic, political, aesthetic, engineering, or architectural history.
5. Is associated with the lives of persons significant in national, state, or local
h istory.
6. Has yielded or may be likely to yield important archaeological information
related to history or prehistory.
7. Is a building or structure removed from its original location but which is
significant primarily for architectural value, or which is the only surviving structure
significantly associated with an historic person or event.
8. Is a birthplace or grave of an historical figure of outstanding importance
and is the only surviving structure or site associated with that person.
9. Is a cemetery which derives its primary significance from age, from
distinctive design features, or from association with historic events, or cultural
patterns.
10. Is a reconstructed building that has been executed in an historicallx
accurate manner on the original site.
11. Is a creative and unique example of folk architecture and design created
by persons not formally trained in the architectural or design professions, and which
does not fit into formal architectural or historical categories.
PMC Title 27 8/7/2006 11
27.075.020 City of Pasco Register of Historic Resources
1. Anyone may nominate a building, structure, site, object, or district for
inclusion in the City of Pasco Register of Historic Resources. Members of the Historic
Preservation Commission or the commission as a whole may generate nominations.
In its designation decision, the commission shall consider the City of Pasco Register
of Historic Resources and the City Comprehensive Plan.
2. In the case of individual properties, the designation shall include the
Universal Transverse Mercator (UTM) reference and all features—interior and
exterior—and outbuildings that contribute to its designation.
3. In the case of districts, the designation shall include description of the
boundaries of the district; the characteristics of the district justifying its designation;
and a list of all properties including features, structures, sites, and objects
contributing to the designation of the district.
4. The Historic Preservation Commission shall consider the merits of the
nomination, according to the criteria in Section and according to the
nomination review standards established in rules, at a public meeting. Adequate
notice will be given to the public, the owner(s) and the authors of the nomination, if
different, and lessees, if any, of the subject property prior to the public meeting
according to standards for public meetings established in rules and in compliance
with Chapter 42.30 RCW, Open Public Meetings Act. Such notice shall include
publication in a newspaper of general circulation in Pasco and any other form of
notification deemed appropriate by Pasco. If the commission finds that the
nominated property is eligible for the City of Pasco Register of Historic Resources,
the commission shall make recommendation to the city council that the property be
listed in the register with owner's consent. In the case of historic districts, the
commission shall consider 75% of property owners to be adequate for owner
consent. Owner consent and notification procedures in the case of districts shall be
further defined in rules. The public, property owner(s) and the authors of the
nomination, if different, and lessees, if any, shall be notified of the listing.
5. Properties listed on the City of Pasco Register of Historic Resources shall
be recorded on official zoning records with an "HR" (for Historic Register)
designation. This designation shall not change or modify the underlying zone
classification.
27.075.030 Removal of Properties from the Register
In the event that any property is no longer deemed appropriate for
designation to the City of Pasco Register of Historic Resources, the commission may
initiate removal from such designation by the same procedure as provided for in
establishing the designation, Section . A property may be removed from the
City of Pasco Register of Historic Resources without the owner's consent if it fails to
maintain minimum register standards.
PMC Title 27 8/7/2006 12
27.075.040 Effects of Listing on the Re_iq ster
1. Listing on the City of Pasco Register of Historic Resources is an designation
denoting significant association with the historic, archaeological, engineering, or
cultural heritage of the community. Properties are listed individually or as
contributing properties to an historic district.
2. Prior to the commencement of any work on a register property, excluding
ordinary repair and maintenance and emergency measures defined in Section ,
the owner must request and receive a Certificate of Appropriateness from the
commission for the proposed work. Violation of this rule shall be grounds for the
commission to review the property for removal from the register.
3. Prior to whole or partial demolition of a register property, the owner must
request and receive a waiver of a Certificate of Appropriateness.
4. Once Pasco is certified as a Certified Local Government (CLG), all taxable
properties listed on the City of Pasco Register of Historic Resources may be eligible
for Special Tax Valuation on their rehabilitation (Section
PMC Title 27 8/7/2006 13
CHAPTER 27.076 REVIEW OF CHANGES TO THE CITY OF PASCO REGISTER
OF HISTORIC RESOURCES
Sections:
27.076.010 REVIEW REQUIRED ................................................................ X
27.076.020 EXEMPTIONS ......................................................................... X
27.076.030 REVIEW PROCESS .................................................................. X
27.076.010 REVIEW REQUIRED.
No person shall change the use, construct any new building or structure, or
reconstruct, alter, restore, remodel, repair, move, or demolish any existing property
on the City of Pasco Register of Historic Resources or within an historic district on
the City of Pasco Register of Historic Resources without review by the commission
and without receipt of a Certificate of Appropriateness, or in the case of demolition,
a waiver, as a result of the review.
The review shall apply to all features of the property, interior and exterior,
which contribute to its designation and are listed on the nomination form.
Information required by the commission to review the proposed changes are
established in rules.
27.076.020 EXEMPTIONS.
The following activities do not require a Certificate of Appropriateness or
review by the commission: ordinary repair and maintenance—which includes
painting—or emergency measures defined in Section
27.076.030 REVIEW PROCESS
1. Requests for Review and Issuance of a Certificate of Appropriateness or
Waiver
The building or zoning official shall report any application for a permit to work
on a designated City of Pasco Register of Historic Resources Register property or in
a Pasco historic district to the commission. If the activity is not exempt from review,
the commission or professional staff shall notify the applicant of the review
requirements. The building or zoning official shall not issue any such permit until a
Certificate of Appropriateness or a waiver is received from the commission but shall
work with the commission in considering building and fire code requirements.
2. Commission Review
The owner or his/her agent (architect, contractor, lessee, etc.) shall apply to
the commission for a review of proposed changes on a City of Pasco Register of
Historic Resources property or within a Pasco historic district and request a
Certificate of Appropriateness or, in the case of demolition, a waiver. Each
application for review of proposed changes shall be accompanied by such
information as is required by the commission established in its rules for the proper
review of the proposed project.
The commission shall meet with the applicant and review the proposed work
according to the design review criteria established in rules. Unless legally required,
PMC Title 27 8/7/2006 14
there shall be no notice, posting, or publication requirements for action on the
application, but all such actions shall be made at regular meetings of the
commission. The commission shall complete its review and make its
recommendations within thirty (30) calendar days of the date of receipt of the
application. If the commission is unable to process the request, the commission
may ask for an extension of time.
The commission's recommendations shall be in writing and shall state the
findings of fact and reasons relied upon in reaching its decision. Any conditions
agreed to by the applicant in this review process shall become conditions of approval
of the permits granted. If the owner agrees to the commission's recommendations, a
Certificate of Appropriateness shall be awarded by the commission according to
standards established in the commission's rules.
The commission's recommendations and, if awarded, the Certificate of
Appropriateness shall be transmitted to the building or zoning official. If a
Certificate of Appropriateness is awarded, the building or zoning official may then
issue the permit.
3. Demolition
A waiver of the Certificate of Appropriateness is required before a permit may
be issued to allow whole or partial demolition of a designated City of Pasco Re_iq ster
of Historic Resources property or in a Pasco historic district. The owner or his/her
agent shall apply to the commission for a review of the proposed demolition and
request a waiver. The applicant shall meet with the commission in an attempt to
find alternatives to demolition. These negotiations may last no longer than 45
calendar days from the initial meeting of the commission, unless either party
requests an extension. If no request for an extension is made and no alternative to
demolition has been agreed to, the commission shall act and advise the official in
charge of issuing a demolition permit of the approval or denial of the waiver of a
Certificate of Appropriateness. Conditions in the case of granting a demolition
permit may include allowing the commission up to 45 additional calendar days to
develop alternatives to demolition. When issuing a waiver the board may require
the owner to mitigate the loss of the City of Pasco Register of Historic Resources
property by means determined by the commission at the meeting. Any conditions
agreed to by the applicant in this review process shall become conditions of approval
of the permits granted. After the property is demolished, the commission shall
initiate removal of the property from the register.
4. Appeal of Approval or Denial of a Waiver of a Certificate of
Appropriateness.
The commission's decision regarding a waiver of a Certificate of
Appropriateness may be appealed to the City Council within ten days. The appeal
must state the grounds upon which the appeal is based.
The appeal shall be reviewed by the council only on the records of the
commission. Appeal of Council's decision regarding a waiver of a Certificate of
Appropriateness may be appealed to Superior Court.
PMC Title 27 8/7/2006 15
CHAPTER 27.080 REVIEW AND MONITORING OF PROPERTIES FOR SPECIAL
PROPERTY TAX VALUATION
Sections:
27.080.010 TIMELINES............................................................................10
27.080.020 PROCEDURE..........................................................................10
27.080.010 TIMELINES.
1) Applications shall be forwarded to the Commission by the Franklin
County Assessor within ten (10) calendar days of filing.
2) Applications shall be reviewed by the Commission before December 31
of the calendar year in which the application is made provided that the
application is received prior to October 1.
3) Commission decisions regarding the applications shall be certified in
writing and filed with the Franklin County Assessor within ten (10)
calendar days of issuance.
27.80.20 PROCEDURE.
1) The Franklin County Assessor forwards the application(s) to the
Commission.
2) The Commission reviews the application(s), consistent with its rules of
procedure, and determines if the application(s) are complete and if
the properties meet the criteria set forth in WAC 254-20-070(1) and
listed in Section 27.090.030 of this ordinance.
a) If the Commission finds the properties meet all the criteria, then,
on behalf of the City of Pasco, it enters into a Historic Preservation
Special Valuation Agreement (set forth in WAC 254-20-120 and in
Section 27.100 of this ordinance) with the owner. Upon execution
of the agreement between the owner and Commission, the
Commission approves the application(s)
b) If the Commission determines the properties do not meet all the
criteria, then it shall deny the application(s).
3) The Commission certifies its decisions in writing and states the facts
upon which the approvals or denials are based and files copies of the
certifications with the Franklin County Assessor.
4) For approved applications:
a) The Commission forwards copies of the agreements, applications,
and supporting documentation (as required by WAC 254-20-090
(4) and identified in Section 27.090.020 of this ordinance) to the
Franklin County Assessor,
b) Notifies the state review board that the properties have been
approved for special valuation, and
c) Monitors the properties for continued compliance with the
agreements throughout the 10-year special valuation period.
PMC Title 27 8/7/2006 16
5) The Commission determines, in a manner consistent with its rules of
procedure, whether or not properties are disqualified from special
valuation either because of:
a) The owner's failure to comply with the terms of the agreement, or
b) Because of a loss of historic value resulting from physical changes
to the building or site.
c) For disqualified properties, in the event that the Commission
concludes that a property is no longer qualified for special
valuation, the Commission shall notify the owner, assessor, and
state review board in writing and state the facts supporting its
findings.
6) For disqualified properties, in the event that the commission concludes
that a property is no longer qualified for special valuation, the
commission shall notify the owner, assessor, and state review board in
writing and state the facts supporting its findings.
CHAPTER 27.090 CRITERIA
Sections:
27.090.010 HISTORIC PROPERTY CRITERIA.............................................12
27.090.020 APPLICATION CRITERIA ........................................................12
27.090.030 PROPERTY REVIEW CRITERIA................................................12
27.090.040 REHABILITATION AND MAINTENANCE CRITERIA ....................13
27.090.050 EVALUATION COSTS..............................................................13
27.090.010 HISTORIC PROPERTY CRITERIA: The class of historic property
eligible to apply for Special Valuation in City of Pasco means properties listed on the
National Register of Historic Places which have been substantially rehabilitated at a
cost and within a time period which meets the requirements set forth in Chapter
84.26 RCW, until the City of Pasco becomes a Certified Local Government (CLG).
Once a CLG, the class of property eligible to apply for Special Valuation in the City of
Pasco means all taxable properties listed on the local and National Register of
Historic Places or properties certified as contributing to a local and/or national
Register Historic District which have been substantially rehabilitated at a cost and
within a time period which meets the requirements set forth in Chapter 84.26 RCW.
27.090.020 APPLICATION CRITERIA: Complete applications shall consist of
the following documentation:
1) A legal description of the historic property,
2) Comprehensive exterior and interior photographs of the historic property
before and after rehabilitation,
3) Architectural plans or other legible drawings depicting the completed
rehabilitation work, and
4) A notarized affidavit attesting to the actual cost of the rehabilitation work
completed prior to the date of application and the period of time during
which the work was performed and documentation of both to be made
available to the commission upon request, and
PMC Title 27 8/7/2006 17
5) For properties located within historic districts, in addition to the standard
application documentation, a statement from the Secretary of the Interior
or Pasco Director of Community and Economic Development, indicating
the property is a certified historic structure is required.
6) Any other documents that the Commission needs to evaluate the request.
All costs shall be the responsibility of the applicant.
27.090.030 PROPERTY REVIEW CRITERIA. In its review the Commission shall
determine if the properties meet all the following criteria:
1) The property is historic property;
2) The property is included within a class of historic property determined
eligible for Special Valuation by the City of Pasco under Section
27.080.020 of this ordinance;
3) The property has been rehabilitated at a cost which meets the definition
set forth in RCW 84.26.020(2) (and identified in Section 27.060.020 of
this ordinance) within twenty-four months prior to the date of application;
and the property has not been altered in any way which adversely affects
those elements which qualify it as historically significant as determined by
applying the Washington State Advisory Council's Standards for the
Rehabilitation and Maintenance of Historic Properties (WAC 254-20-
100(1).
27.090.040 REHABILITATION AND MAINTENANCE CRITERIA: The
Washington State Advisory Council's Standards for the Rehabilitation and
Maintenance of Historic Properties in WAC 254-20-100 shall be used by the
Commission as minimum requirements for determining whether or not an historic
property is eligible for special valuation and whether or not the property continues to
be eligible for special valuation once it has been so classified.
27.090.050 EVALUATION COSTS: Costs, mutually agreed upon by the
applicant and Commission, including but not limited to the costs of professional
services, incurred by the Commission in evaluating applications for Special Valuation
shall be the responsibility of the applicant(s).
CHAPTER 27.100 AGREEMENT
Sections:
27.100.010 AGREEMENT .........................................................................14
27.100.010 AGREEMENT. The historic preservation special valuation
agreement in WAC 254-20-120 shall be used by the Commission as the minimum
agreement necessary to comply with the requirements of RCW 84.26.050(2).
CHAPTER 27.110 APPEALS
Sections:
PMC Title 27 8/7/2006 18
27.110.010 APPEALS.................................................................................. 15
27.110.010 APPEALS. Any decision of the Commission acting on any
application for classification as historic property, eligible for special valuation, may
be appealed to Superior Court under Chapter 34.05.510 -34.05.598 RCW in addition
to any other remedy of law. Any decision on the disqualification of historic property
eligible for special valuation, or any other dispute, may be appealed to the Franklin
County Board of Equalization.
PMC Title 27 8/7/2006 19
BY-LAWS OF THE CITY OF PASCO HISTORIC PRESERVATION
COMMISSION
2014
SECTION 1: GENERAL RULES AND PROCEDURES
These By-Laws establish the rules and procedures under which the City of Pasco Historic
Preservation Commission (HPC or Commission) executes those duties and functions set forth
in City of Pasco City Ordinance No. XXXX—Historic PreservatiO17.
A. NAME
1. The name of the organization shall be THE CITY OF PASCO HISTORIC
PRESERVATION COMMISSION.
B. PURPOSE
1. The purpose is to provide for the identification, evaluation, and protection of historic
resources; raise community awareness; and serve as the city's primary resource in matters
of history, historic planning, and preservation in a manner prescribed in Pasco Municipal
Code (PMC) Section 27.040.010.
C. MEMBERSHIP
1. The Commission shall consist of five (5) members appointed by the Mayor and approved
by the City Council as prescribed in PMC 27.070.010;
2. "Creation and Size: There is hereby established a City of Pasco Historic Preservation
Commission, consisting of five (5) members, as provided in subsection B below.
Members of the City of Pasco Historic Preservation shall be appointed by the Mayor and
approved by the City Council and shall be residents of the City of City of Pasco, except
as provided in subsection B below.
3. Composition of the Commission:
b. All members of the commission must have a demonstrated interest and
competence in historic preservation and possess qualities of impartiality and
broad judgment.
c. The commission shall always include at least 2 professionals who have
experience in identifying, evaluating, and protecting historic resources and are
selected from the disciplines of history, architecture, architectural history, historic
preservation, planning, cultural anthropology, archaeology, cultural geography,
American studies, law, and real estate. The commission action that would
otherwise be valid shall not be rendered invalid by the temporary vacancy of one
or all of the professional positions, unless the commission action is related to
meeting Certified Local Government (CLG)responsibilities cited in the
Certification Agreement between the Mayor and the State Historic Preservation
Officer. Furthermore, the Mayor, and City Council may grant exception to the
residency requirement of commission members in order to obtain representatives
from these disciplines.
Pasco Historic Preservation Commission By-Laws Page 1 of 24
SECTION I - General Rules and Procedures Adopted XX/XX/2014
d. In making appointments, the Mayor may consider names submitted from any
source, but the Mayor shall notify history and city development related
organizations of vacancies so that names of interested and qualified individuals
may be submitted by such organizations for consideration along with names from
any other sources.
4. Terms of Members
a. The original appointment of members to the Commission shall be from August 1,
2006 and shall proceed as follows: two (2) for two (2)years; two (2) for three (3)
years; and one (1) for four(4)years. Thereafter, appointments shall be made for a
three (3)year term beginning on August 1st of each year. Vacancies shall be filled
by the Mayor for the unexpired term in the same manner as the original
appointment.
D. ATTENDANCE OF MEMBERS
r
1. All members shall attend regularly scheduled'? eetings and shall be on time. If three
consecutive regularly scheduled meetings are missed without good cause as determined
by the commission, resignation shall be encouraged.
E. QUORUM
1. A quorum is a simple majority of the five members eligible to vote at a meeting. Should
there be less than five members on the commission at any given time, a quorum of three
(3) shall be shall still be required. A quorum is necessary to transact any official business.
F. OFFICERS AND STAFF
1. The officers of this organization shall be Chairman and Chairman Pro Tem. The Recorder
and Secretary, though present, shall not be members. Officers beyond these mentioned
are not a functional need of the commission. Should the need arise on a permanent or
temporary basis, the necessary office shall be voted in by a majority vote.
2. All officers shall perform their duties as prescribed by these by-laws and by
parliamentary authority adopted by the organization.
a. The election for Chairman and Chairman Pro Tem shall be held at the regularly
scheduled August meeting. Nominations shall be made from the floor and election
held immediately before new business. The officers shall be elected for a one-year
term or until their successors are elected,with their term of office beginning
immediately after election.
b. The Chairman shall preside over all regularly scheduled and all special or called
meetings of the Commission. The chairman shall appoint members to specific
task forces (ad-hoc) committees which term shall end when the task is completed.
All tasks presented to a committee shall be executed in a timely manner.
c. The Chairman Pro Tem assumes the duties of the Chairman in the absence of the
Chairman. In the absence of the Chairman, the Chairman Pro Tem will have the
same powers and duties as those of the Chairman.
d. The Recorder shall assure that the minutes of all commission meetings are taken
and provided to the appropriate persons.
e. Commission and professional staff assistance shall be provided by the Director of
Community&Economic Development, and additional assistance and information
to be provided by other City departments as may be necessary to aid the
Pasco Historic Preservation Commission By-Laws Page 2 of 24
SECTION I - General Rules and Procedures Adopted XX/XX/2014
commission in carrying out its duties and responsibilities as prescribed in PMC
Section 27.070.040.
f. The Community& Economic Development staff representative shall act as
secretary. The secretary shall distribute information to members including
minutes, information pertinent to tasks at hand, and all current and updated
materials that members are in need of in order to carry out their tasks. Also, the
secretary shall act as an advisor to the Commission and shall notify members of
meeting dates and times not less than five (5) days before the meeting.
i .
E. POWERS AND DUTIES
1. The major responsibility of the Historic Preservation Commission is to identify and
actively encourage the conservation of the City of City of Pasco's historic resources by
initiating and maintaining a register of historic resources, reviewing proposed changes to
register properties, raising community awareness of the city's history and historic
resources; and serving as the city's primary resource in matters of history, historic
planning, and preservation.
2. Review nominations to the City of Pasco Register of Historic Places according to criteria
in PMC 27.080 and adopt standards to be used to guide this review.
3. Review proposals to construct, change, alter, modify, remodel, move, demolish or
significantly affect properties or districts on the register as provided in PMC 27.090.040;
and adopt standards to be used to guide this review, and the issuance of a certificate of
appropriateness.
4. No member of the HPC shall advise or express an opinion about a proposed Certificated
of Appropriateness outside of a regular meeting.
F. MEETINGS
1. The regularly scheduled meeting of this Commission shall be monthly with the date and
time determined by a vote of the Commission and will be held in a predesignated location
unless otherwise directed by the Chairman or a commission vote in compliance with
Chapter 42-30 RCW, Open Public Meeting Act, to provide for adequate public
participation and adopt standards to guide this action. All meetings shall start on time and
shall be executed expeditiously by the Chairman.
2. Special meetings may be called by the Chairman. The purpose of the meeting will be
stated in the call. Except in emergencies, at least three (3) days notice shall be given for
special meetings and five (5) days notice for regularly scheduled meetings.
3. Parliamentary authority of the meetings shall be the current edition of Robert's RULES
OF ORDER NEWLY REVISED.
4. Procedures for conducting regular meetings.
a. Pre-Meeting
i. If there are agenda items, regular meetings will be held monthly and a date
and time specified by the HPC. In case of scheduling conflicts the meeting
place may be changed at the discretion of the Chair with ten(10) days
advance notice given to HPC members and the public. If the meeting date
falls on an official holiday, the meeting may be changed to a time and place
Pasco Historic Preservation Commission By-Laws Page 3 of 24
SECTION I - General Rules and Procedures Adopted XX/XX/2014
as determined by the HPC at the preceding month's meeting. If such a
change occurs, the regular meeting place will be posted as to the new time
and place.
ii. If there are no agenda items, the Chair may cancel the regular meeting after
giving all HPC members and the public 24 hours advance notice. However,
if a majority of HPC members express the desire to hold the meeting, it shall
convene as scheduled. If the meeting is canceled, a notice to that effect will
be posted at the regular meeting place at the regular time.
iii. Special meetings may be called by the Chair or by a majority of the HPC
members. Commission members will be given at least 24 hours advance
notice of the time and place of such meetings.
iv. All regular and special meetings will be open to the public and the date,
place and agenda will be publicized in accordance with the Open Public
Meetings Act(Chapter 42.30 RCW) except when a majority of Commission
members determine that an executive session is necessary as detailed in the
Open Public Meeting Act (Chapter 42.30.110). The agenda for regularly
scheduled meetings shall be posted and advertised 48 hours prior to the
regularly scheduled meetings. u,
V. The order of agenda items will be determined by their order of receipt. All
applications, including designation review and special valuation review
must be filed at least one (1) month before the meeting at which the case is
to be considered. This allows staff sufficient time to copy and distribute
materials to HPC members. Design Review applications must be filed at
least one (1) week prior to the regularly scheduled meetings at which they
are to be considered.
vi. Staff shall be responsible for notifying principles in each case as specified
under the rules for review procedures.
b. Regular Order of Business for Meetings
i. Business will be conducted under Robert's Rules of Order. All issues will be
decided by simple majority vote except amendments to the By-Laws, which
require a vote of two-thirds (2/3) of the membership.
ii. Three (3) members or 60 percent(60%) of the non-vacant membership on
the HPC constitute a quorum. Meetings without a quorum will be recessed
to the earliest possible date.
iii. Minutes will be taken during all HPC proceedings..
iv. The regular order of business shall be as follows:
(a) Call to order.
(b) Roll call.
(c) Adoptions of minutes.
(d) Unfinished business.
(e)New business.
(f) Other business.
(g) Adjournment.
Pasco Historic Preservation Commission By-Laws Page 4 of 24
SECTION I - General Rules and Procedures Adopted XX/XX/2014
v. The regular order of business for consideration for applications for local
register review, design review and special valuation review shall be as
follows:
(a) The Chair shall open the hearing and have staff offer a preliminary
statement concerning the application.
(b) The applicant or the designated agent of the applicant presents
statements in favor of the application including relevant pictures,
models, etc.
(c) Statements in opposition to the application.
(d) Comments by interested persons, organizations, or legal entities.
(e) Rebuttal by all concerned parties.
(f) Staff comments.
(g) Summary of above by Chair or chair-designated person.
(h. The Chair shall close the hearing and initiate deliberation by
Commission.
(i) Motion for action.
(j) Vote.
During the course of the meeting, the above procedure may ie temporarily
modified by the concurrence of all parties and the HPC.
vi. The HPC shall act on each application at the meeting unless a majority of
the Commission decide to defer consideration to a later date. Requests for
continuance may be granted if all parties agree. The Chair will publicly
announce the continuance, and the case automatically set on the agenda for
the next regularly scheduled meeting. In such a case, no further notice is
required for the principles in the case.
vii. In the event of the uncontrollable disruption of the meeting, the HPC may
clear the meeting room and continue in executive session or may adjourn
and reconvene at another location selected by majority vote of the members.
In such a case, business shall be restricted to those items on the printed
agenda. Persons or news media representatives not participating in the
disturbance may be readmitted in this situation.
c. Plan for copying, distributing and implementing rules
i. The master copies of all historic preservation related rules and procedures,
application standards, criteria, and standard forms will remain on file with
the City of City of Pasco in electronic format. Complete copies of these
documents will be made available to the Mayor and members of the City
Council and the general public via the City of Pasco website. Electronic
and/or hard copies of Design and Designation Review processes documents
will be made available to the Building Inspector. Complete electronic copies
of all such documents will be provided for the members of the HPC, the
City Clerk staff and OAHP.
Pasco Historic Preservation Commission By-Laws Page 5 of 24
SECTION I - General Rules and Procedures Adopted XX/XX/2014
G. AMENDING BY-LAWS
These by-laws may be amended at any regularly scheduled meeting of The City of Pasco
Historic Preservation Commission by a 2/3 vote of the attending membership provided the
amendment has been submitted in writing.
Pasco Historic Preservation Commission By-Laws Page 6 of 24
SECTION I - General Rules and Procedures Adopted XX/XX/2014
SECTION II: RULES AND PROCEDURES FOR DESIGNATION REVIEWS—CITY OF
PASCO REGISTER OF HISTORIC PLACES
Under the provisions of the City of Pasco Historic Preservation Ordinance (HPO) the City of
Pasco Historic Preservation Commission (HPC or Commission) is directed to initiate and
maintain a City of Pasco Register of Historic Places (RHP or Register) and to review
nominations to the Register.
Any building, structure, site, object or district may be placed on the Register if-
1. The HPC determines it meets RHP criteria.
2. The Pasco City Council approves it.
3. The owner consents to register placement of the property.
Any individual, group of property owners or other interested group or association, City or
County Council member, City of Pasco Historic Preservation Commission member or HPC as a
whole may nominate a building, structure, site, object or district for inclusion on the Register.
There shall be a minimum of one (1) public hearing as well as a posting of the hearing. Owner
consent for individual properties is required for placement on the RHP.
A. CITY OF PASCO REGISTER OF HISTORIC PLACES CRITERIA
The following are criteria for the inclusion of properties on the City of Pasco Register of
Historic Places (RHP) as stated in the United States Secretary of Interior Standards
and pertaining to PMC 27.075.010.
Any building, structure, site, object, or district may be placed on the RHP if it is significantly
associated with history, architecture, archaeology, engineering, or cultural heritage of the
City of Pasco; has historical integrity; is at least 50 years old, or, if younger, possesses
exceptional importance; and if it meets at least one of the following criteria set forth by the
Secretary of the Interior Standards:
1. It is associated with events that have made a significant contribution to the broad patterns
of national, state or local history.
2. It embodies the distinctive architectural characteristics of a type, period, style, or method
of construction, or represents a significant and distinguishable entity whose components
may lack individual distinction.
4. It is an outstanding work of a designer,builder or architect who has made a substantial
contribution to the art.
5. It exemplifies or reflects special elements of the City's cultural, special, economic,
political, aesthetic, engineering or architectural history.
6. It is associated with the lives of persons significant in national, state, or local history.
7. It has yielded or is likely to yield important archaeological information.
7. It is a building or structure removed from its original location but which is significant
primarily for architectural value, or which is the only surviving structure significantly
associated with an historic person or event.
Pasco Historic Preservation Commission By-Laws Page 7 of 24
SECTION II - Design Review Adopted XX/XX/2014
8. It is a birthplace or grave of a historical fixture of outstanding importance and is the only
surviving structure or site associated with that person.
9. It is a cemetery that derives its primary significance from age, from distinctive design
features, or from association with historic events or cultural patterns.
10. It is a reconstructed building that has been executed in a historically accurate manner on
the original site.
11. It is a creative and unique example of folk architecture and design created by persons not
formally trained in the architectural or design professions, and which does not fit into
formal architectural or historical categories.
B. APPLICATION STANDARDS FOR CITY OF PASCO REGISTER OF HISTORIC
PLACES
An acceptable City of Pasco Register of Historic Places application is a nomination form
completed according to uniform guidelines of the City of Pasco Historic Preservation
Commission.
All interior and exterior features and outbuildings that contribute to the designation should be
mentioned and described. District designations should include a description of proposed
district boundaries including alleys, the characteristics of the district which justifies its
designation, and a list of all properties including features, structures, sites, objects and open
spaces which contribute to the designation of the district.
The original form should be presented along with the following documentation:
1. Copy of the historic property inventory form.
2. Current and historic (if available)photographs.
3. Newspaper articles.
4. Other relevant materials.
Uncompleted forms or those with insufficient documentation will not be considered and will be
returned to the applicant with recommendations
C. PROCEDURES FOR DESIGNATION REVIEW MEETINGS
1. Pre-meeting
a. Applicant or Designated Agent:
i. Meets with HPC staff(Staff) concerning the application form and the
necessary documentation.
ii. Submits the completed application to Staff at least one (1) month before
the regularly scheduled meeting at which the application is to be
considered.
b. Staff:
i. Meets with the applicant concerning the application form and the
necessary documentation.
Pasco Historic Preservation Commission By-Laws Page 8 of 24
SECTION II - Design Review Adopted XX/XX/2014
ii. Reviews the application for completeness and includes the case on the
agenda based on determination that the application is complete.
2. Meeting
a. Designation review will occur as a hearing held during a regularly scheduled
meeting as detailed in the rules for conducting HPC meetings.
b. The regular order of business for consideration of applications to the RHP shall be
as follows:
i. The Chair shall open the hearing and shall call upon staff to offer a
preliminary statement concerning the application.
ii. The applicant or designated agent of the applicant presents statements in
favor of the application including relevant pictures,models, etc.
iii. Questions by Commissioners.
iv. Statements in opposition to the application.
v. Comments by HPC, interested persons, organizations or legal entities.
vi. Rebuttal by all concerned parties.
vii. Staff comments.
viii. Summary of above by Chair or designated person and closing of the
hearing.
ix. Deliberation by Commission.
x. The motion for the recommendation should be based on the designation
criteria. Criteria should be included in the motion.
During the course of the hearing, the above procedure may be temporarily modified
by the concurrence of all parties and the HPC.
c. Commission members apply designation criteria, as outlined in the Secretary of the
Interior's Standards, to the property or district to evaluate the nomination.
The members should consider information related to the designation criteria as
presented above during the designation hearing and from the site visit.
The Commission:
i. Determines the category of historic property.
ii. Establishes a context for evaluating the property.
iii. Identifies the level of significance (National, State, local).
iv. Evaluates the integrity of the property.
v. Determines if there are special conditions that might make the property
eligible.
vi. Determines if the property meets the criteria.
vii. Votes on the recommendation.
3. Post Meeting
a. Staff and/or Chair:
Pasco Historic Preservation Commission By-Laws Page 9 of 24
SECTION II - Design Review Adopted XX/XX/2014
i. Notify owner and applicant in writing of the HPC's recommendation
within one (1)week of the meeting.
ii. Notify applicant of the appeals process if the recommendation is against
placement of the property on the Register.
iii. Get the owner's written acknowledgement when the property is placed on
the Register.
iv. Shall forward the Commission's recommendation for individual properties
to the City Council including the application and supporting
documentation, including letters of support and opposition, and the
owner's written acknowledgement to the City Council for final
determination.
v. Shall forward district nomination with the HPC's recommendation with
supporting documentation to the City Council for final determination.
vi. Notifies the Building Inspector if the property is listed on the Register.
vii. Notifies applicant of the City Council's final decision.
b. City of Pasco City Council:
Once the case is with City Council, they can concur with or reject the
Commission's recommendation, or send the case back to the Commission for
further study. If the Council:
i. Concurs with a positive recommendation the property is listed on the City
of Pasco Register of Historic Places (RHP)by resolution.
ii. Concurs with a negative recommendation, the property is not listed on the
RHP.
iii. Rejects the recommendation; the case goes back to the HPC.
C. City of Pasco Historic Preservation Commission
If the recommendation is rejected by the City Council, at the next regularly
scheduled meeting, the Commission:
i. Shall decide whether any other protection for the property is necessary or
possible.
D. APPEALS OR RESUBMISSION
1. A negative recommendation or a non-acceptance of an application by the HPC is not
irrevocable. If new information becomes available or if the applicant wishes, the
application may be resubmitted with HPC approval to the HPC. In such a case, the entire
procedure must be repeated.
2. If the applicant disagrees with the Commission's recommendation, the applicant may
present the case directly to City Council. In such a case, documentation shall be limited
to that nomination material presented during the HPC public meeting and the minutes of
that meeting.
E. MISCELLANEOUS
1. Once a property has been approved by the HPC for placement on the City of Pasco
Register of Historic Places, the Certificate of Appropriateness review process becomes
Pasco Historic Preservation Commission By-Laws Page 10 of 24
SECTION II - Design Review Adopted XX/XX/2014
effective. If the City Council does not concur with the HPC's recommendation and the
property is not listed, the review process no longer applies.
2. If the case involves a historic district, the boundaries of that district are set with City
Council approval by resolution.
3. In the event that any property is no longer deemed appropriate for designation to the City
of Pasco Register of Historic Placed, the HPC may initiate removal by following the
same procedure as provided for listing.
4. In its designation recommendation, the Commission shall consider the City of Pasco
Historic Inventory and the City Comprehensive Plan.
Pasco Historic Preservation Commission By-Laws Page 11 of 24
SECTION II - Design Review Adopted XX/XX/2014
SECTION III: RULES AND PROCEDURES FOR DESIGN REVIEW AND ISSUANCE
OF A CERTIFICATE OF APPROPRIATENESS—CITY OF PASCO
REGISTER OF HISTORIC PLACES
Design Review is the process through which the City of Pasco Historic Preservation Commission
(HPC or Commission)reviews proposed changes to City of Pasco's historic resources. Once a
property is listed on the City of Pasco Register of Historic Places (RHP), any work done on the
exterior of the property that would ordinarily necessitate a building permit will, in addition,
require a Certificate of Appropriateness. These activities include:
1. Alterations to historic structures.
2. New construction within historic districts.
3. Change of use.
4. Replacement and repair.
5. Demolition of historic structures.
The basis for all rehabilitation design review shall be the Standards of Rehabilitation
developed by the United States Department of Interior
a. Every reasonable effort shall be made to provide compatible use for a property,
which requires minimal alteration of the building, structure, or site and its
environment, or to use a property for its originally intended purpose.
b. The distinguishing original qualities or character of a building, structure or site and
its environment shall not be destroyed. The removal or alteration of any historic
material or distinctive architectural feature should be avoided when possible.
C. All buildings, structures, and sites shall be recognized as products of their own
time. Alterations that have no historical basis and which seek to create an earlier
appearance shall be discouraged.
d. Changes which may have taken place in the course of time are evidence of the
history and development of a building, structure, or site and its environment. These
changes may have acquired significance in their own right, and this significance
shall be recognized and respected.
e. Distinctive stylistic features or examples of skilled craftsmanship shall be treated
with sensitivity.
f. Deteriorated architectural features shall be repaired rather than replaced, wherever
possible. In the event replacement is necessary, the new material should match the
material being replaced in composition, design, color, texture and other visual
qualities. Repair or replacement of missing architectural features should be based
on accurate duplication of features, substantiated by historic,physical, or pictorial
evidence rather than on conjectural designs or the availability of different
architectural elements from other buildings or structures.
g. The surface cleaning of structures shall be undertaken with the gentlest means
possible. Sandblasting and other cleaning methods that will damage the historic
building materials shall not be undertaken.
Pasco Historic Preservation Commission By-Laws Page 12 of 24
SECTION III -Design Review& Certificate of Appropriateness Adopted XX/XX/2014
h. Every reasonable effort shall be made to protect and preserve archeological
resources affected by, or adjacent to, any project.
i. Contemporary design for alterations and additions to existing properties shall not be
discouraged when such alterations and additions do not destroy significant
historical, architectural or cultural material, and such design is compatible with the
size, scale, color, material, and character of the property, neighborhood, or
environment.
j. Wherever possible, new additions or alterations to structures shall be done in such a
manner that if such additions or alterations were to be removed in the future, the
essential form and integrity of the structure would be unimpaired.
The Certificate of Appropriateness is approved by the HPC as required under powers granted it
by the Historic Preservation Ordinance of the City of Pasco (PMC 27.070.040).
A. PROCEDURES FOR CONDUCTING MEETINGS
1. Pre-meeting
a. Applicant/Designated Agent
An applicant wishing to make such changes:
i. Applies to the Building Inspector according to usual procedure.
ii. Applies to the HPC staff for a review of proposed changes on a City of
Pasco Register of Historic Places property or within a historic district.
iii. May meet with HPC or staff to review design guidelines.
iv. Submits application for design review at least one (1)week before a
regularly scheduled meeting.
b. Building Inspector:
i. Report to the HPC staff on any application for a permit to work or a
designated City of Pasco Register of Historic Places property or a property
within a designated City of Pasco Historic District.
ii. Continues processing the permit.
iii. Works with the HPC staff in considering fire and building codes.
iv. Does not issue permits until the HPC recommendations are received.
C. Staff:
i. Notify the applicant of the Commission review requirements.
ii. May meet with the applicant to transmit design guidelines and information
on necessary documentation and completion of the application form.
iii. After the form is submitted, review it for completeness.
iv. If the form is complete, place the case on the agenda for the next regularly
scheduled meeting.
V. Make arrangements, if necessary, for the HPC to visit the property. This
may include interior visitation.
vi. Review the modifications and prepare a report for the Commission.
d. City of Pasco Historic Preservation Commission:
i. Review application and staff report.
ii. May visit the property.
Pasco Historic Preservation Commission By-Laws Page 13 of 24
SECTION III -Design Review& Certificate of Appropriateness Adopted XX/XX/2014
e. Meeting:
i. Design review will occur at regularly scheduled meetings. Design review
applications will be considered in the order in which the Commission
received them.
ii. The regular order of business for consideration of design review
applications shall be as follows:
(1) The Chair will open the hearing and staff shall offer a preliminary
statement concerning the application.
(2) The applicant or the designated agent of the applicant presents
statements in favor of the application including relevant pictures,
models, etc.
(3) Statements in opposition to the application.
(4) Comments by interested persons, organizations or legal entities.
(5) Rebuttal by all concerned parties.
(6) Staff comments.
(7) Summary of above by Chair or designated person and closing the
hearing.
(8) Deliberation by Commission.
During the course of the hearing, the above procedure may be
temporarily modified by the concurrence of all parties and the HPC.
iii. As part of this deliberation, the HPC shall review the proposed work,
using information from the site visit and application materials, comparing
this information with the design review criteria established in Rules. The
design review criteria for the City of Pasco shall be those as outlined in
The Secretary of the Interior's Standards for Rehabilitation and Guidelines
for Rehabilitating Historic Buildings.
(1) If the alterations meet the Standards, a Certificate of Appropriateness
is issued.
(2) If the alterations fail to meet the Standards, the Certificate of
Appropriateness not issued, the HPC notifies the Building Inspector
that the recommendation is against the issuing of the permit.
(3) If the alterations would meet the Standards with modification, the
Certificate of Appropriateness is issued with Conditions of Issuance.
2. Post Meeting
a. Owner/Designated Agent:
The owner/designated agent has the following options:
i. If the owner agrees in writing to comply with the HPC's recommendations
and Conditions or Issuance, s(he) receives a Certificate of
Appropriateness.
Pasco Historic Preservation Commission By-Laws Page 14 of 24
SECTION III -Design Review& Certificate of Appropriateness Adopted XX/XX/2014
ii. If the owner disagrees with the recommendation, s(he) can drop the case
and reapply with modifications. The applicant should be encouraged to
reapply to the Commission with modified plans.
iii. The owner may appeal the decision of the HPC to the Pasco City Council
(PMC 27.110.010).
iv. The owner may request removal of a property not part of a local district
from the City of Pasco Register of Historic Places; however a building
permit is still required through the Building Inspector.
b. Staff:
i. Issue the commission's recommendation as a finding of fact, clearly
stating the intended modifications and how they meet or fail to meet the
Secretary of the Interior's Standards.
ii. Within a week of the meeting notify the owner/designated agent in writing
of the Commission's decision.
iii. Get the owner/designated agent's signature on the Certificate of
Appropriateness.
iv. Within thirty(30) days of the receipt of the complete application, forward
the Commission's recommendation, the Certificate of Appropriateness (if
issued) and any Conditions of Issuance to the Building Inspector.
C. Building Inspector:
After receiving the Certificate of Appropriateness (if issued) and any Conditions of
Issuance from the HPC staff, the Building Inspector may:
i. Issue the permit.
ii. Notify the HPC of the permit issuance.
B. APPLICATION STANDARDS
Documentation is required for alterations to or demolition of a property on the City of Pasco
Register of Historic Places (RHP) or for new construction within a district on the Register.
Required documentation shall minimally include all the materials identified illustrating:
1. Existing conditions.
2. Proposed alterations.
3. Affect on historic properties (impact).
At least one (1) copy of the documents detailed below must be submitted with the
application. These will remain on file with the HPC. All drawings, mean plans and elevations
must be drawn to scale or have the measurements included and be signed by the architect or
draftsman.
For phased projects, one (1) copy of all required documentation shall be submitted for each
phase of the project.
1. Alterations:
Pasco Historic Preservation Commission By-Laws Page 15 of 24
SECTION III -Design Review& Certificate of Appropriateness Adopted XX/XX/2014
a. Existing conditions
i. A copy of the City of Pasco Register of Historic Places nomination.
ii. Photographs must be clearly labeled to identify case, locations, subjects
and the direction the photograph was taken. Necessary photographs
include:
(1) Building on lot, including elevations and facades that are to be altered.
b. Proposed alterations
i. On the Certificate of Appropriateness precise written statement describing
work on City of Pasco Register of Historic Places property.
ii. Working drawings, where applicable.
iii. For rehabilitation or restoration work, historic photographs (if available)
and statement of physical or documentary evidence for proposed changes
particularly if replacement is proposed.
iv. Materials, samples and additional photographs may be required by the
HPC.
V. Descriptions of proposed signs, re-roofing plans, fences, parking lots and
landscaping changes.
vi. Other information as required.
C. Impact
Show how proposed alterations would affect historic elements listed in the property
nomination form.
d. The Secretary of the Interior has established Standards for Rehabilitation to be
considered during the Design Review process. When necessary, refer to these
Standards to guide in the design review criteria. (See Section III, a j of this
document).
Many features define the historic character of a property or district. Cladding
whether of wood or masonry; style, composition and decorative features of the roof;
the presence of architectural metals; window number, arrangements and styles;
entrances and porches; storefronts on commercial buildings; internal arrangement
and detailing; and the historic relationship between buildings, landscape features
and open space, as well as many other materials and features can contribute to a
property's character.
After identifying the distinguishing historic characteristic of a property subject to
the Design Review process, retention and preservation of those features and
materials is the primary goal of the Design Review effort.
This is accomplished through the review process individual to each property.
However, there are preferred options, specified by the Secretary of the Interior,
common to each property.
i. Protecting and Maintaining
ii. Repairs
Pasco Historic Preservation Commission By-Laws Page 16 of 24
SECTION III -Design Review& Certificate of Appropriateness Adopted XX/XX/2014
Repairs may include patching, splicing,piecing in, or reinforcing present
materials and features (including upgrading individual elements of a
feature), following recognized preservation methods. If there are seriously
deteriorated or missing elements along with surviving models or
prototypes, repairs may also include limited in kind replacement or
replacement with a compatible substitute material if the original material
is not economically feasible.
In repairing, duplication of the appearance, strength, composition, color
and texture is sought. For example, in repainting masonry, care should be
taken to replicate the size and shape of the mortar joint and the color of the
mortar. For repairing stucco, the damaged material should be removed and
the stucco matched in strength, composition, color and texture.
iii. Replacing
If an entire feature is too deteriorated to repair,but the overall form and
detailing are still evident, the feature should be replaced. The replacement
should attempt to replicate the original, using the physical evidence to
guide the new work. If using the exact material is not technically or
economically feasible a compatible substitute material may be considered.
The substituted material should offer the same, or greater, structural
support.
iv. Design for Missing Historic Features
Due to its complex technical and/or design implications, this option should
only be considered after the other possibilities have been explored. It
entails designing and installing a copy when the historic feature or model
is physically missing. A restoration using historical descriptions, pictorial
representations, and/or physical documentation may be attempted, or a
new design, compatible in size, scale, material and color may be
substituted.
V. Alterations and Additions
New additions to historic buildings should be a last resort and should be
placed to minimize loss, damage or the obscuring of character defining
features. Both internal and external alterations should be as inconspicuous
as possible from public rights-of-way and from main interior spaces. Such
new features should be compatible with overall building design in terms
of size, scale, material and color, but should not try to duplicate existing
historical features.
Excavations adjacent to historic foundations should be limited to avoid
damage to those foundations or to any archeological deposits that may be
nearby.
Pasco Historic Preservation Commission By-Laws Page 17 of 24
SECTION III -Design Review& Certificate of Appropriateness Adopted XX/XX/2014
Alterations for health and safety codes or for energy retrofitting should be
done so that the historic building's character defining spaces, features,
etc.,will not be impacted.
2. New Construction:
New construction refers to building within a local historic district listed on the City of
Pasco Register of Historic Places. A Certificate of Appropriateness (COA) is required.
a. Existing conditions
i. Site plan or measured drawing indicating the following:
(1) Existing adjacent buildings.
(2) Property lines and utilities.
(3) Right of ways.
(4) Building setbacks and allowed side yards.
(5) Existing planting materials and size.
ii. Photographs must be clearly labeled to identify case, location subjects and
the direction the photograph was taken. Photographs of structures
adjoining the property, as well as those across the street and/or alley are
necessary (streetscapes).
iii. Other information as required.
b. Proposed construction:
A precise written statement describing proposed work is required. This is to be
included on a HPC Certificate of Appropriateness application form. A site plan
including that information specified above shall be included as well as:
i. The proposed buildings outline with dimensions relative to property lines
and existing buildings adjacent to the property.
ii. New parking areas, driveways, utilities, etc.
iii. Any proposed planting and landscaping, sidewalks, and patios, mechanical
equipment and other appurtenances such as walls, gates and accessory
buildings.
iv. Other information as required.
3. Demolition:
a. A Copy of the nomination of the property to the City of Pasco Register of Historic
Places.
b. Description of structural integrity.
C. Reason or justification for demolition(should include statements of why the
property is not salvageable or why it cannot be maintained).
d. Any planned new construction.
e. Photographs of all sides of structure and the interior.
f. Any additional documentation required by the Commission.
Pasco Historic Preservation Commission By-Laws Page 18 of 24
SECTION III -Design Review& Certificate of Appropriateness Adopted XX/XX/2014
SECTION IV: PROCESS FOR THE FORMATION OF LOCAL HISTORIC DISTRICTS
These rules establish the process for the formation of a local historic district, as set forth in
the City of City of Pasco Municipal Code (PMC) 27.075.020(3&4).
A local historic district is a definable district that represents one or more periods of
architecture and that is designated by a local ordinance that falls under the jurisdiction of a
local historic preservation review commission. It deals only with the appearance of the
properties in the district, not with the use of those properties. A local district protects the
significant properties and the historic character of the district.
There shall be an open public meeting to hear the completed nomination of the local historic
district. At this meeting, the public shall have the opportunity to speak for or against the
formation of the district. After public input, the City of Pasco Historic Preservation Commission
shall make a final decision regarding the formation of the local historic district.
A. EDUCATION
1. A minimum of two (2)public meetings shall be held.
a. Parcel owners in the affected area shall receive written notification of these meeting
by U. S. Postal Service.
2. Further public education is desirable.
a. Flyers and/or brochures.
b. Newspaper articles.
3. An informational packet shall be given to parcel owners.
a. Period of significance.
b. Design standards.
c. Benefits to the parcel owner.
B. BOUNDARIES
1. Boundaries shall be stated using street names and map directions.
2. A map of local historic districts shall be posted and available in three (3)public places.
a. Map will show boundaries, including alleys, as well as parcels.
C. VOTING
1. Ballots shall be sent to all property owners. If multiple parcels are owned, a
corresponding number of ballots shall be sent.
2. Ballots shall be shall be mailed to parcel owners with self-addressed stamped, returned
envelope enclosed. A positive vote indicates that parcel owner is FOR formation of the
district.
3. In order for a district to be formed, there must be a 51%majority.
4. If a property owner owns more than one (1)parcel, s(he) is entitled to one (1)vote per
parcel owned. In the case of multiple names appearing on the deed, one (1) signature of
an authorized person will be sufficient.
5. Deadline for return of ballots shall be clearly and prominently placed on the ballot.
Pasco Historic Preservation Commission By-Laws Page 19 of 24
SECTION IV-Formation of Local Districts Adopted XX/XX/2014
6. Ballots not returned shall be regarded as IMPLIED CONSENT and shall be tallied as in
favor of the formation of the local historic district.Implied consent means consent that is
inferred by inaction or silence. The consequence of a non-returned ballot shall be clearly
stated and prominently displayed on the face of the ballot stating that the ballot shall be
counted as a favorable vote.
7. Notification of the vote's outcome shall be mailed to the parcel owners in a timely
manner. A legal notice shall also be placed in a local newspaper.
8. A majority vote shall be submitted to the City of Pasco Council for their approval.
D. OBLIGATIONS AND BENEFITS
1. Exterior work on ALL properties within the local historic district is subject to a
Certificate of Appropriateness (COA), as per PMC 27.076.030.
2. As long as City of Pasco remains a CLG, contributing homes shall be eligible for special
tax valuation consideration.
a. Special tax valuation requirements are set forth in PMC 27.080.
Pasco Historic Preservation Commission By-Laws Page 20 of 24
SECTION IV-Formation of Local Districts Adopted XX/XX/2014
SECTION V: SPECIAL VALUATION REVIEW—
CITY OF PASCO REGISTER OF HISTORIC PLACES
In 1985, the Washington State Legislature passed a "special valuation"law which makes it
possible for Certified Local Governments (CLGs),for a ten (10)year period, to ensure that
property taxes will not reflect substantial improvements made to certain classes of properties
as identified by the CL G. The CL may amend the criteria for eligibility, however, if made
more restrictive these do not become effective for two (2)years following October I of the
year they were enacted. This means that owners of certain types of historic properties have
the potential to realize substantial tax savings.
Only properties on the City of Pasco Register of Historic Places or certified as
contributing to a City of Pasco Register Historic District are eligible for special valuation.
A. PROCEDURES FOR CONDUCTING MEETINGS
1. Pre-Meeting
a. Applicant or Designated Agent:
At least one (1)month prior to the meeting, the applicant must:
i. Consult with the City of Pasco Historic Preservation Commission(HPC) staff
prior to beginning rehabilitation work.
ii. Submit the application to the County Assessor on a Department of Revenue form
no later than 24 months after initiating work. The application must be submitted
before October 1 for action before December 31 of that year.
iii. Monitor construction work to ensure that it conforms to the Secretary of the
Interior's Standards for Rehabilitation (Standards)(See Section III, a j of this
document).
iv. Maintain accurate records of projects costs and dates.
b. County Assessor:
i. Reviews the application for completeness.
ii. Verifies the legal owner and legal description.
iii. Submits the application to the HPC within ten (10)working days of receipt of the
completed application.
c. Staff:
i. Places the case on the agenda for the next regularly scheduled meeting as long as
there is at least thirty(30) days review period before that meeting. If there is not
thirty(30) days, the case will be scheduled for the next month's regularly
scheduled meeting.
ii. Reviews the case and may prepare a report for the Commission.
iii. If necessary, arranges a property visitation with the owner for the Commission.
d. City of Pasco Historic Preservation Commission:
i. Reviews the application and the staff report.
ii. If necessary, visits the property.
2. Meeting
Pasco Historic Preservation Commission By-Laws Page 21 of 24
SECTION V- Special Valuation Adopted XX/XX/2014
Special valuation review will occur at regularly scheduled City of Pasco
Historic Commission meetings. The Special Valuation cases shall be
considered in the order the staff receives them.
a. The regular order of business for consideration of Special Valuation applications shall
be as follows:
i. The Chair will open the hearing and staff shall offer a preliminary statement
concerning the application.
ii. The applicant or the designated agent of the applicant presents statements in favor
of the application including relevant pictures, models, etc.
iii. Questions by Commissioners.
iv. Statements in opposition to the application.
v. Comments by City of City of Pasco Planning Department, interested persons,
organizations, or legal entities.
vi. Rebuttal by all concerned parties.
vii. Staff comments.
viii. Summary of above by Chair or designated person and closing the hearing.
ix. Deliberation by Commission.
During the course of the meeting, the above procedure may be
temporarily modified by the concurrence of all parties and the HPC.
b. City of Pasco Historic Preservation Commission determines if:
i. The property is on the City of Pasco Register of Historic Places or certified as
contributing to a City of Pasco Register of Historic Districts.
ii. The work was done within 24 months prior to the application date. The applicant
must submit evidence to this effect.
iii. The work complies with the Standards by not adversely affecting those elements
that contribute to the property's significance.
iv. The "qualified rehabilitation expenditures" constitute at least 25 percent(25%) of
the assessed value of the property prior to the rehabilitation.
c. If all the conditions are satisfied,the HPC votes on the recommendation.
3. Post Meeting
a. Staff/Commission Chair:
i. Notifies the owner in writing within a week of the meeting of the Commissions
recommendation.
ii. If the property is ineligible, advise the applicant of the reasons for the denial and
inform him/her of the appeals process.
iii. If the applicant signs the terms of agreement and the Commission approves the
application, transmits the application and agreement to the County Assessor's
office for recording.
iv. Monitors, at least once a year during the special valuation 10-year period, the
owner's compliance with the terms of the agreement.
Pasco Historic Preservation Commission By-Laws Page 22 of 24
SECTION V- Special Valuation Adopted XX/XX/2014
v. If the owner fails to comply with the terms of the agreement or, because of the
rehabilitation the property loses historic value to such an extent that it is no
longer deemed appropriate for inclusion to the City of Pasco Register of Historic
Places by a majority of the HPC members, notify the owner and the assessor of
the disqualification.
B. APPEALS OR RESUBMISSION
1. A negative recommendation or a non-acceptance of an application by the HPC is not
irrevocable. If new information becomes available or if the applicant wishes, the
application may be resubmitted with HPC approval to the HPC. In such a case, the entire
procedure must be repeated.
2. If the applicant disagrees with the Commission's recommendation, the applicant may
present the case directly to City Council. In such a case, documentation shall be limited
to that nomination material presented during the HPC public meeting and the minutes of
that meeting.
C. APPLICATION STANDARDS
Documentation shall include, at a minimum, all identified materials illustrating: That the
property is eligible for Special Valuation status; when the work occurred; whether special
valuation financial requirements have been fulfilled; and whether the work complies with the
Secretary of the Interior's Standards for Rehabilitation. (See Section III, a j of this
document).
To properly document each of these divisions, at least one (1) copy of the following
documents must be submitted with the application. These will remain on file with the HPC.
For phased development plans, the complete process as detailed in rules and regulations must
be followed and documentation submitted for each phase. All drawings,mean plans and
elevations must be drawn to scale or have the measurement included and be signed by the
architect or draftsman.
For phased projects, complete documentation must be submitted for every phase of the
project.
1. Eligibility.
A copy of the nomination form to the City of Pasco Register of Historic Places clearly
indicating when the property was listed on the City of Pasco Register of Historic Places.
2. When the work occurred.
a. A notarized affidavit of completion of rehabilitation work within 24 months of the
date of application.
3. Special valuation financial requirements required documentation.
a. Notarized affidavit attesting to the actual costs of the rehabilitation work.
b. The most recent Franklin County Assessor's assessment of the value of the
rehabilitated structure.
Pasco Historic Preservation Commission By-Laws Page 23 of 24
SECTION V- Special Valuation Adopted XX/XX/2014
4. Compliance with the Secretary of the Interior's Standards (See Section III, a j of this
document).
To assure that the applicant has complied with the standards, the following materials
are necessary:
1. Precise written statement describing the completed rehabilitation work on the City of
Pasco Historic Preservation Commission's application form.
2. A copy of the Design Review application and accompanying documentation, Certificate
of Appropriateness for the rehabilitation work from the City of Pasco Historic
Preservation Commission, and a copy of the terms of agreement as specified under the
Special Valuation rules and procedures.
3. Materials as specified in Application Standards for Design Review illustrating conditions
prior to construction(existing conditions), and proposed alterations.
4. The City of Pasco Historic Preservation Commission may require samples of utilized
materials.
5. Other information as required.
D. CRITERIA
The criteria to be followed in the Special Valuation process is the Secretary of the Interior's
Standards for Rehabilitation as established in the Federal Code Regulations (36 CFR 67) (See
Section III, a j of this document). For the Special Valuation process no new construction is
eligible.
Pasco Historic Preservation Commission By-Laws Page 24 of 24
SECTION V- Special Valuation Adopted XX/XX/2014