Chapter 2.48
HISTORIC PRESERVATION COMMISSION
Sections:
2.48.005 Intent and purpose.
2.48.010 Definitions.
2.48.015 Powers and duties.
2.48.020 Establishment.
2.48.025 Historic resources inventory.
2.48.030 Designation of historic resource.
2.48.035 Review criteria.
2.48.040 Designation of historic landmark.
2.48.045 Historic resource plans.
2.48.050 Designation of contributing resource.
2.48.055 Designation of historic district.
2.48.060 Historic district plans.
2.48.065 Alteration or demolition procedures.
2.48.070 Requests for removal from inventory.
* Prior ordinance history: Ord. 3-87.
2.48.005 Intent and purpose.
The purpose of the historic preservation commission is to identify, protect, enhance and perpetuate the city’s historic resources by:
A. Providing for the protection of buildings, structures, sites and objects representing significant elements of the city’s history;
B. Promoting public awareness of the benefits of preservation and encouraging public participation in identifying and preserving historical and architectural resources thereby increasing community pride in the city’s cultural heritage;
C. Strengthening the economy of the city by protecting and enhancing the city’s attractions to residents, tourists and visitors thereby stimulating business and industry;
D. Enhancing property values and increasing economic and financial benefits to the city and its inhabitants through the exploration of creative financial incentives for preservation;
E. Identifying and resolving conflicts between the preservation of historic resources and alternative land uses, as early as possible in the planning process;
F. Integrating the preservation of historic resources into public and private land use management and development processes;
G. Promoting and encouraging continued private ownership and utilization of historic properties so the objectives above can be attained under these policies;
H. Establishing a basis for coordinating the goal of the preservation of historic buildings, structures, sites, objects and districts with the need to set standards for and implement other elements of the city’s plans, policies and programs;
I. Establishing policies and procedures to meet the requirements for the city to qualify as a certified local government as defined in the Historic Preservation Act of 1966. (Ord. 16-95 §1(part), 1995).
2.48.010 Definitions.
A. “Addition” means expansion of the size of an historic building or object by new construction physically connected with the existing structure or by the addition of a new building on the same site.
B. “Alteration” means any kind of exterior change to an historic building, site or object. For purposes of this chapter, minor changes to the structure that do not alter the physical appearance of the building such as the replacement of windows or doors that do not affect the historical integrity of the building or site are not to be considered an “alteration.”
C. “Architectural” means anything pertaining to the science, art or profession of designing and constructing buildings.
D. “Contributing resource” means a building, site, structure or object that adds to the historic architectural qualities, historic associations or archaeological value for which a district is significant.
E. “Cultural” means anything pertaining to the concepts, skills, habits, arts, instruments or institutions of a given people at a given point in time.
F. “Demolition” means an act or process which destroys a building, structure, site, object or major portion thereof, or impairs their structural integrity.
G. “Historic” means any building, site, structure, or object which depicts, represents or is associated with persons or phenomena which significantly affect or which have significantly affected the functional activities, heritage, growth, or development of the city, state or nation.
H. “Historic, district” means a defined area containing buildings, structures, sites, objects and spaces linked historically through location, setting, materials, workmanship, feelings and/or association. The significance of a district is the sense of time and place in history that its individual components collectively convey. This sense may relate to developments during one period or through several periods of history. For purposes of this chapter and the historic resource preservation ordinance, historic district shall not be construed to be a zoning district.
I. “Historic district review criteria” means standards of appropriate activity which will preserve the historic and architectural character of a building, structure, site, object or the atmosphere of an area.
J. “Historic landmark” means the first, last, only or most significant of a type in a region, over fifty years old, possessing integrity of original location and intangible elements of feeling and association.
K. “Historic resource” means any real property or improvement thereon such as a building, structure, object or archaeological excavation that is significant because of its location, design, setting, materials, workmanship, or aesthetic feeling and is designated as such by the city council pursuant to the provisions of this chapter.
L. “Historic resources inventory” means the list of historic resources in Half Moon Bay published in 1981 and updated in 1995 and officially adopted by resolution of the city council.
M. “Integrity” means the authenticity of a property’s historic identity, evidenced by the survival of physical characteristics that existed during the property’s historic period.
N. “Maintenance and repair” means the act or process of conserving or repairing a structure without modifying the form, detail or type of material. Maintenance and repair includes the placement of a concrete foundation for buildings and structures listed on the city’s historic resource inventory.
O. “Preservation” means the use of long-term or permanent safeguards to guarantee the viability of man-made resources and includes the identification, study, protection, rehabilitation, restoration or enhancement of historic resources.
P. “Significant” means having historic, archaeological, architectural or engineering value. (Ord. 16-95 §1(part), 1995).
2.48.015 Powers and duties.
The historic preservation commission shall be advisory only and shall establish a liaison and work in conjunction with the city council to implement the purposes of this chapter. The historic preservation commission shall have the following powers and duties:
A. Conduct, or cause to be conducted, a comprehensive survey of properties within the boundaries of the city for the purpose of establishing an official inventory of historic resources. The historic resources and contributors inventory shall be publicized and periodically updated, and a copy thereof shall be kept on file in the office of the city clerk;
B. Serve as an advisory resource to city agencies or departments on projects and programs dealing with the recognition, conservation, enhancement and use of the city’s historic resources;
C. Investigate and report to the city council on the availability of federal, state, county, local or private programs for the rehabilitation and preservation of historic resources;
D. Participant in, promote and conduct public information, educational and interpretive programs pertaining to historic and cultural resource preservation;
E. Advise and assist property owners, on request, on the restoration, rehabilitation, alteration, landscaping or maintenance of any historic or cultural resource;
F. Review and comment on National Register nominations submitted for properties within the city and provide recommendations to the state on whether each property meets the National Register criteria;
G. Perform other such functions as may be delegated to it by the city council. (Ord. 16-95 §1(part), 1995).
2.48.020 Establishment.
It is hereby established that the planning commission shall serve as the historic preservation commission by performing the functions listed in Section 2.48.015 of this chapter. (Ord. 16-95 §1(part), 1995).
2.48.025 Historic resources inventory.
A. The Half Moon Bay historic resources inventory, as updated in 1995, shall be the official city register of historic resources. The Half Moon Bay historic resources inventory shall be kept on file with the city clerk, who shall transmit copies to the director of planning, the director of public works, the local librarian, president of the Spanishtown Historical Society, and other such entities as the city clerk or the historic preservation commission deems appropriate.
B. Properties with structures fifty years of age or older may be added to the historic resources inventory in accordance with procedures specified in this chapter. After review by the historic preservation commission and ninety days notice to the consenting property owner, including posting on the site, the property shall be added to the inventory.
C. When a listed historic resource has been altered to the extent that its integrity as an historic resource has been compromised or has been demolished pursuant to the provisions of Chapter 18.64 of this code, the Resource shall be deleted from the inventory. (Ord. 16-95 §1(part), 1995).
2.48.030 Designation of historic resource.
Designation of historic resources may be initiated by the city council, the historic preservation commission, or upon application of the owner, or the authorized representative of the owner, of the property for which the designation is requested. The following procedures shall apply when designating a building, site or object as an historic resource:
A. In order to be eligible for inclusion on the historic resources inventory, a building, structure, site or object must be at least fifty years old and meet the criteria specified in this chapter and Chapter 18.64 of this code.
B. The historic preservation commission may initiate the process of designating a building, site or object an historical resource upon an affirmative vote of a majority of its members, or the city council may initiate the process upon an affirmative motion of a majority of the members that a building, structure, site, object or district meets the criteria for the inclusion on the historic resources inventory.
C. All applications by a property owner for historical designation shall be submitted to the historical preservation commission, and shall be accompanied by all the data required of this chapter and the zoning ordinance.
D. Any proposal for designating a building, site or object as an historic resource shall include the following information:
1. Assessor’s parcel number of the site of the structure proposed for designation, or legal description of the district proposed for designation;
2. Description detailing the structure or district proposed for designation;
3. Sketches, drawings, maps, photographs or other descriptive material;
4. Statement of condition of the structure or district;
5. Statement of architectural and historic significance of the structure or district; and
6. Other information requested by the planning and building director.
E. Notwithstanding the provisions of California Government Code Section 65091(A)(3), no property shall be placed on the historic resources inventory without notice to the property owner in accordance with this chapter and Title 18 of this code.
F. The historic preservation commission shall place a building, site or object on the historical resources inventory upon making a determination that the building, site or object meets the criteria specified in this chapter and in Title 18 of this code.
G. No building permits for the alteration, demolition or removal of any building or structure relative to any proposal for designation as an historic resource or within an area proposed for designation as an historic district shall be issued between the date on which the application was filed and date the historic preservation commission takes final action on such proposal. (Ord. 16-95 §1(part), 1995).
2.48.035 Review criteria.
A building, site or object ma be designated an historic resource if such building, site or object meets the criteria for listing on the National Register of Historic Places, the California Register of Historic Resources, or one or more of the following conditions are found to exist:
A. Historical and Cultural Significance.
1. The resource or historic district exemplifies or reflects special elements of the city’s cultural, social, economic, political, aesthetic, engineering or architectural history; or
2. The resource or historic district is identified with persons or events significant in local, state or national history; or
3. The resource or historic district embodies distinctive characteristics of a style, type, period or method of construction, or is a valuable example of the use of indigenous materials or craftsmanship; or
4. The resource or historic district is representative of the work of a notable architect, designer or builder.
B. Neighborhood and Geographic Setting.
1. The resource materially benefits the historic character of the neighborhood; or
2. The resource or historic district’s location represents an established and familiar visual feature of the neighborhood, community; or
3. The resource or historic district is a geographically definable area, urban or rural, possessing a significant concentration or continuity of buildings, structures, sites or objects unified by past events, or aesthetically by plan of physical development; or
4. The collective value of an historic district taken together may be greater than the value of each individual structure. (Ord. 16-95 §1(part), 1995).
2.48.040 Designation of historic landmark.
A. Criteria. In order for a building, site or object to be declared an “historic landmark,” the criteria for inclusion on the National Register of Historic Places and the California Register of Historic Resources must be met. A property may be designated as an “historic landmark” if the building, structure, site or object is the first, last, only or most significant of a type in a region, over fifty years old, possessing integrity of original location, and intangible elements of feeling and association.
B. Process. In order for a building, site or object to be declared an historic landmark the property owner shall submit a written request to the historic preservation commission indicating a desire to have the property designated as an historic landmark. The historic preservation commission shall review the request of the property owner for the historic landmark designation and forward is recommendation to the city council. (Ord. 16-95 §1(part), 1995).
2.48.045 Historic resource plans.
In conjunction with a property owner’s application for designation as an historic landmark, an historic resource plan that meets the following criteria shall be submitted:
A. Definition. An historic resource plan is a program for maintenance, rehabilitation, restoration or relocation of an historic building, structure, site or object, and the relationship between the historic and nonhistoric elements of the HR district site.
B. Contents. The plan shall contain but is not limited to the following elements:
1. A statement of the goals for the preservation of the historic resource;
2. Analysis of physical conditions of the resource;
3. Analysis of the compatibility of the resource with existing plans, policies and programs of the city;
4. A description of the resource, including its architectural style, design elements, and history which combine to make it historically significant;
5. Plans, drawings and photographs identifying proposed changes or modifications necessary to maintain, rehabilitate or restore the building, structure, site or object to an appropriate historic appearance;
6. Historic resource plans may identify nonhistoric elements of a property which do not require historic preservation permit review. (Ord. 16-95 §1(part), 1995).
2.48.050 Designation of contributing resource.
The historic resources inventory and contributors list identifies those buildings and sites in the city that contribute to the historic and cultural fabric of the community. The historic preservation commission may designate a building, site or object as a contributor, as defined herein, upon making a determination that the criteria for inclusion have been met. Their inclusion on the historic resources inventory and contributors list is for the purpose of determining the number of resources in a general area or district so as to qualify the area as an historic district. The provisions of this chapter do not apply to those buildings or sites identified on the historic resources inventory and contributor list as a contributor. (Ord. 16-95 §1(part), 1995).
2.48.055 Designation of historic district.
The historic preservation commission may designate an area or areas of the city as an historic district upon making a determination that the criteria established by the Historic Preservation Act of 1966 have been met. (Ord. 16-95 §1(part), 1995).
2.48.060 Historic district plans.
The historic preservation commission may develop and promulgate an historic district plan or plans which shall be used in the implementation of this chapter and Chapter 18.64 as applied to each historic resource or district. The plan shall contain, but is not limited to, the following elements:
A. A statement of the goals for the preservation of the historic district;
B. Analysis of physical and socio-economic conditions of the district;
C. Analysis of the compatibility of the district with existing plans, policies and programs;
D. A description of the structures, design elements and heritage which combine to constitute the historic district;
E. The predominant historic and/or architectural periods or styles;
F. The specific features of the architectural periods or styles represented in the historic district including, but not limited to, building height, bulk, distinctive architectural details, materials, textures and landscaping; and
G. Recommendations for implementation of the plan based upon the findings, standards and design criteria contained therein. (Ord. 16-95 §1(part), 1995).
2.48.065 Alteration or demolition procedures.
No person shall carry out or cause to be carried out on a designated historic resource or in an historic district any material change in exterior appearance of such structure or districts through alteration, construction, relocation or demolition, without following the procedures set forth in Chapter 18.64 of this code. (Ord. 16-95 §1(part), 1995).
2.48.070 Requests for removal from inventory.
Property owners requesting to have their property removed from the inventory shall submit a letter of request to the historic preservation commission. The historic preservation commission shall review the request and shall make findings as to whether or not a building, structure, site or object meets the criteria specified in this chapter and Chapter 18.64 of this code. If the property in question meets the criteria for an historic resource, the property shall remain on the inventory. If the property in question does not meet the criteria as an historic resource, or it has been demolished or altered to such an extent that its integrity as an historic resource has been compromised pursuant to the provisions of Chapter 18.64 of this code, the historic preservation commission shall remove the property from the list. (Ord. 16-95 §1(part), 1995).