HomeMy WebLinkAboutHPC Packet 2014-06-11 HISTORIC PRESERVATION COMMISSION - AGENDA
REGULAR MEETING 5:15 P.M. June 11, 2014
I. 5:15—CALL TO ORDER:
II. 5:15—ROLL CALL: Declaration of Quorum
III. APPROVAL OF MINUTES:
April 9, 2014
IV. 5:20—OLD BUSINESS:
A. None
V. PUBLIC HEARINGS:
A. None
VI. WORKSHOP:
A. Discuss changes in proposed Historic Preservation Ordinance.
B. Discuss Historic Preservation Bylaws.
VII. 5:55—OTHER BUSINESS:
A. Progress Report - WSRHS Museum Advisory committee (Dan Stafford)
B. Assign activities.
C. Motions:
a) Cancel July 2014 HPC Meeting; or
b) (Alternate) Reschedule July 2014 HPC Meeting;
c) Cancel September 2014 HPC Meeting; or
d) (Alternate) Reschedule September 2014 HPC Meeting.
VIII. 6:00—ADJOURNMENT
HISTORIC PRESERVATION COMMISSION - Minutes
REGULAR MEETING 5:15 P.M. May 14, 2014
I. 5:15—CALL TO ORDER:
II. 5:15—ROLL CALL: Present: Present: Marilynn Baker, Malin Bergstrom, Dan
Stafford, Devi Tate; Absent: Tom Brandon.
III. APPROVAL OF MINUTES:
April 9, 2014—Approved as amended to recognize the Commission's desire to
increase the potential size of the commission in order to allow Jim Rabideau
to apply for a commission seat without displacing any current commissioners.
IV. 5:20—OLD BUSINESS:
A. None
V. PUBLIC HEARINGS:
A. None
VI. WORKSHOP:
A. Commissioners discussed proposed Historic Preservation Bylaws, focusing on
subsection C(6) in Section IV, relating to implied consent, and receiving
clarification regarding the purpose of including historic district provisions
when Pasco may not be able to support a contiguous historic district.
B. Commissioners discussed the marine terminal rail spur removal project.
VII. 6:40—OTHER BUSINESS:
A. None
VIII. 6:45—ADJOURNMENT
TITLE 27
HISTORIC PRESERVATION
CHAPTER 27.040 PURPOSE. ..................................................................................................... 2
CHAPTER 27.OSO 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..................................................................................................... 18
CHAPTER 27.100 AGREEMENT............................................................................................... 20
CHAPTER27.110 APPEALS ..................................................................................................... 21
PMC Title 27 8/7/2006 (REVISED 5/7/14) 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 (REVISED 5/7/14) 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 (REVISED 5/7/14) 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 ...............................................................6
27.060.070 HISTORIC PROPERTY ..............................................................6
27.060.075 INCENTIVES............................................................................6
27.060.080 LOCAL REVIEW BOARD............................................................6
27.060.090 NATIONAL REGISTER OF HISTORIC PLACES .............................6
27.060.091 OBJECT...................................................................................6
27.060.092 ORDINARY REPAIR AND MAINTENANCE. .................................6
27.060.100 OWNER...................................................................................6
27.060.105 SIGNIFICANCE OR SIGNIFICANT. .............................................6
27.060.106 SITE. ......................................................................................7
27.060.110 SPECIAL VALUATION ...............................................................7
27.060.115 STATE REGISTER OF HISTORIC PLACES. ..................................7
27.060.120 STRUCTURE............................................................................7
27.060.125 UNIVERSAL TRANSVERSE MERCATOR OR UTM. .......................7
27.060.126 WAIVER OF A CERTIFICATE OF APPROPRIATENESS. .................7
27.060.130 WASHINGTON STATE ADVISORY COUNCIL'S STANDARDS FOR
THE REHABILITATION AND MAINTENANCE OF HISTORIC PROPERTIES .......7
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 27.075 herein.
PMC Title 27 8/7/2006 (REVISED 5/7/14) 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 FE)R 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 (REVISED 5/7/14) 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 (REVISED 5/7/14) 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 Register.
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 (REVISED 5/7/14) 7
CHAPTER 27.070 CITY OF PASCO HISTORIC PRESERVATION COMMISSION
Sections:
27.070.010 CREATION AND SIZE...............................................................8
27.070.020 COMPOSITION OF THE COMMISSION.......................................8
27.070.030 TERMS....................................................................................8
27.070.040 POWERS AND DUTIES .............................................................8
27.070.050 COMPENSATION....................................................................10
27.070.060 RULES AND OFFICERS ...........................................................10
27.070.070 COMMISSION STAFF..............................................................10
27.070.010 CREATION AND SIZE. There is hereby established a City of Pasco
Historic Preservation Commission, consisting of not less than five (5) and no more
than seven (7) 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 eee
(1) three 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 (REVISED 5/7/14) 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 27.075 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
27.076; 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) a-)-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) e)-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) d) 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) e) 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) g) 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) fir) 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 (REVISED 5/7/14) 9
n) i} 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) j) 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) k� 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) 1) 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 (REVISED 5/7/14) 10
CHAPTER 27.075 CITY OF PASCO REGISTER OF HISTORIC PLACES
Sections:
27.075.010 CRITERIA FOR DETERMINING DESIGNATION IN THE REGISTER
.............................................................................................................
11
27.075.020 CITY OF PASCO REGISTER OF HISTORIC RESOURCES.............12
27.075.030 REMOVAL OF PROPERTIES FROM THE REGISTER....................12
27.075.040 EFFECTS OF LISTING ON THE REGISTER................................13
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 (REVISED 5/7/14) 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 27.075.010 and according to the
nomination review standards established in rules, at a public hearing. 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 hearing
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 and with the Franklin County Recorder's Office. 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 27.075.010. 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 (REVISED 5/7/14) 12
27.075.040 Effects of Listing on the Register
1. Listing on the City of Pasco Register of Historic Resources is a 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
27.060.060, 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 27.080).
PMC Title 27 8/7/2006 (REVISED 5/7/14) 13
CHAPTER 27.076 REVIEW OF CHANGES TO THE CITY OF PASCO REGISTER
OF HISTORIC RESOURCES
Sections:
27.076.010 REVIEW REQUIRED ...............................................................14
27.076.020 EXEMPTIONS ........................................................................ 14
27.076.030 REVIEW PROCESS ................................................................. 14
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 27.060.060.
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 (REVISED 5/7/14) 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 a hearing examiner pursuant to PMC Chapter
25.84 within ten days. The appeal must state the grounds upon
which the appeal is based.
The appeal shall be reviewed in a closed-record hearing by a hearing
examiner pursuant to PMC Chapter 25.84 only on the records of the
PMC Title 27 8/7/2006 (REVISED 5/7/14) 15
commission. Appeal of the hearing examiner's Ee� decision regarding a waiver
of a Certificate of Appropriateness may be appealed to Superior Court.
CHAPTER 27.080 REVIEW AND MONITORING OF PROPERTIES FOR SPECIAL
PROPERTY TAX VALUATION
Sections:
27.080.010 TIMELINES............................................................................16
27.080.020 PROCEDURE..........................................................................16
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
PMC Title 27 8/7/2006 (REVISED 5/7/14) 16
c) Monitors the properties for continued compliance with the
agreements throughout the 10-year special valuation period.
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.
PMC Title 27 8/7/2006 (REVISED 5/7/14) 17
CHAPTER 27.090 CRITERIA
Sections:
27.090.010 HISTORIC PROPERTY CRITERIA.............................................18
27.090.020 APPLICATION CRITERIA ........................................................18
27.090.030 PROPERTY REVIEW CRITERIA................................................18
27.090.040 REHABILITATION AND MAINTENANCE CRITERIA ....................19
27.090.050 EVALUATION COSTS..............................................................19
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
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
PMC Title 27 8/7/2006 (REVISED 5/7/14) 18
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).
PMC Title 27 8/7/2006 (REVISED 5/7/14) 19
CHAPTER 27.100 AGREEMENT
Sections:
27.100.010 AGREEMENT .........................................................................20
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).
PMC Title 27 8/7/2006 (REVISED 5/7/14) 20
CHAPTER 27.110 APPEALS
Sections:
27.110.010 APPEALS.................................................................................. 21
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 a hearing examiner pursuant to PMC Chapter 25.84
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 (REVISED 5/7/14) 21