Chapter 2.58
HISTORIC PRESERVATION

Sections:

2.58.010  Short title.

2.58.020  Definitions.

2.58.030  Historic commission.

2.58.040  Centralia register of historic places.

2.58.050  Review of changes to historic register properties.

2.58.060  Relationship to zoning.

2.58.070  Review and monitoring of properties for special property tax valuation.

Prior legislation: Ord. 1756.

2.58.010 Short title.

The ordinance codified in this chapter shall be known and may be cited as the "historic preservation ordinance of the city of Centralia." (Ord. 1593 § 1, 1986).

2.58.020 Definitions.

The following words and terms when used in this chapter shall mean as follows, unless a different meaning clearly appears from the context:

"Building" means a structure constructed by human beings. This includes both residential and nonresidential buildings, main and accessory buildings.

"Centralia historic inventory" means the comprehensive inventory of historic resources within the boundaries of the city.

"Centralia historic preservation of commission" or "commission" means the commission created by CMC 2.58.030.

"Centralia register of historic places" or "register" means the local listing of properties provided for in CMC 2.58.050.

"Certificate of appropriateness" means the commission has reviewed the proposed changes to a register property and certified the changes as not adversely affecting the historic characteristics of the property which contribute to its designation.

"Class of properties eligible for special valuation" means properties listed on the National Register of Historic Places or properties listed as contributing to a National Register Historic District until such time as Centralia becomes a certified local government (CLG). Once a CLG, the class of properties eligible for special valuation shall be properties listed on the Centralia register of historic places or properties listed as contributing to a Centralia register historic district.

"District" means a geographically definable area—urban or rural, small or large—possessing a significant concentration, linkage, or continuity of sites, buildings, structures, and/or objects united by past events or aesthetically by plan or physical development.

"Emergency repair" means work necessary to prevent destruction or dilapidation to real property of structural appurtenances thereto immediately threatened or damaged by fire, flood, earthquake or other disaster.

"Incentives" means 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.

"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.

"Ordinary repair and maintenance" means work for which a permit issued by the city 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.

"Owner" of property means the fee simple owner of record as exists on the Lewis County assessor’s records.

"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 the history 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 potential. The local area can include the city of Centralia, Lewis County, or Southwest 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.

"Site" means 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 nonexistent building or structure of the location itself possesses historic cultural or archaeological significance.

"State Register of Historic Places" means the state listing of properties significant to the community, state, or nation but which do not meet the criteria of the National Register. (Ord. 1593 § 2, 1986).

2.58.030 Historic commission.

A. Creation and Size. There is established a Centralia historic preservation commission, consisting of a minimum of five members, as provided in subsection (B) of this section. Members of the Centralia historic preservation commission shall be appointed by the mayor and approved by the city council and shall be residents of the city of Centralia, except as provided in subsection (B)(3) of this section.

B. Composition of the Commission.

1. The members of the commission shall include members of the history or preservation-related organizations such as historical societies, museums, heritage groups, neighborhood organizations and civic groups involved in historical and architectural development of the city, as well as members of professional bodies such as architects, historians, attorneys, realtors, and financiers.

2. All members of the commission must have a demonstrated interest and competence in historic preservation and possess qualities of impartiality and broad judgement.

3. The commission shall always include at least two professionals who have experience in identifying, evaluating, and protecting historic resources and are selected from among 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 both 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 of Centralia and the State Historic Preservation officer. 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.

4. 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 source.

C. Terms. The original appointment of members to the commission shall be as follows: three for two years; two for three years; and any additional appointments shall be made for a three-year term. Vacancies shall be filled by the mayor for the unexpired term in the same manner as the original appointment.

D. Powers and Duties. The major responsibility of the historic preservation commission is to identify and actively encourage the conservation of the city’s historic resources by initiating and maintaining a register of historic places and reviewing proposed changes to register properties; to raise community awareness of the city’s history and historic resources; and to serve as the city’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:

1. Conduct and maintain a comprehensive inventory of historic resources within the boundaries of the city and known as Centralia’s historic inventory; 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.

2. Initiate and maintain the Centralia 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 by the city and encouragement of efforts by owners to maintain, rehabilitate, and preserve properties.

3. Review nominations to the Centralia register of historic places according to criteria in CMC 2.58.040(A) and adopt standards in its rules to be used to guide this review.

4. Review proposals to construct, change, alter, modify, remodel, move, demolish, and significantly affect properties or districts on the register as provided in CMC 2.58.050 and adopt standards in its rules to be used to guide this review and the issuance of a certificate of appropriateness.

5. 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.

6. 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.

7. Participate in, promote and conduct public information, educational and interpretive programs pertaining to historic resources.

8. 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.

9. 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.

10. Be informed about and provide information to the public and city departments on incentives for preservation of historic resources including legislation, regulations and codes which encourage the use and adaptive reuse of historic properties.

11. Submit nominations to the State and National Registers of Historic Places.

12. Investigate and report to the city council on the use of various federal, state, local or private funding sources available to promote historic resource preservation in the city.

13. 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 Centralia area.

14. Review and comment to the city council on land use, housing and redevelopment, municipal improvement and other types of planning and programs undertaken by any agency of the city, other neighboring communities, the county, the state or federal governments, as they relate to historic resources of the city.

15. Serve as the local review board for the purpose of approving applications for special property tax valuation per Chapter 84.26 RCW and Chapter 221, Laws of 1986, and entering into an agreement with the property owner for the duration of the special valuation during which time the review board monitors the property for continued qualification for the special valuation per requirements of Chapter 84.26 RCW and Chapter 221, Laws of 1986.

16. Advise the city council generally on matters of city history and historic preservation.

17. Perform other related functions assigned to the commission by the city council.

18. The commission shall adopt rules of procedure to address subsections (D)(3), (4) and (6) of this section.

E. Compensation. All members shall serve without compensation.

F. 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.

G. Commission Staff. Commission and professional staff assistance shall be provided by the city’s building inspector with additional assistance and information to be provided by other city departments as may be necessary to aid the commission in carrying out its duties and responsibilities under this chapter. (Ord. 2054 § 1, 2000: Ord. 1593 § 3, 1986).

2.58.040 Centralia register of historic places.

A. Criteria for Determining Designation in the Register. Any building, structure, site, object, or district may be designated for inclusion in the Centralia register if it is significantly associated with the history, architecture, archaeology, engineering, or cultural heritage of the community; if it has integrity; is at least fifty years old, or is of lesser age and has exceptional importance; and if it fails 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 history.

6. Has yielded or may be likely to yield important archaeological information.

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 historically 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.

B. Process for Designating Properties or Districts to the Register.

1. Any person may nominate a building, structure, site, object, or district for inclusion in the Centralia register. Members of the historic preservation commission or the commission as a whole may generate nominations. In its designation decision, the commission shall consider the Centralia historic inventory and the city comprehensive plan.

2. In the case of individual properties, the designation shall include the UTM reference and all features—interior and exterior—and outbuildings which 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 which justifies its designation; and a list of all properties including features, structures, sites, and objects which contribute to the designation of the district.

4. The historic preservation commission shall consider the merits of the nomination, according to the criteria in subsection (A) of this section 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 Centralia, and posting of the property. If the commission finds that the nominated property is eligible for the Centralia register of historic places, the commission shall make recommendation to the city council that the property be listed in the register. 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 Centralia register of historic places 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.

C. Removal of Properties from the Register. In the event that any property is not longer deemed appropriate for designation to the Centralia register of historic places, the commission may initiate removal from such designation by the same procedure as provided for in subsection (A) of this section establishing the designation.

D. Effects of Listing on the Register.

1. Listing on the Centralia register of historic places is an honorary designation denoting significant association with the historic, archaeological, engineering, or cultural heritage of the community.

2. Prior to the commencement of any work on a register property; excluding ordinary repair and maintenance, including painting, and emergency measures defined in CMC 2.58.020; the owner must request 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. Once Centralia is certified as a certified local government (CLG), properties listed on the local register may be eligible for a special tax valuation on their rehabilitation as found in CMC 2.58.070. (Ord. 1593 § 4, 1986).

2.58.050 Review of changes to historic register properties.

A. 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 register or within an historic district on the register without review by the commission and without receipt of a certificate of appropriateness as a result of the review. The review shall apply to all features of the property, interior and exterior, that contribute to its designation and are listed on the nomination form. This section shall have no application to ordinary repair and maintenance, including painting, nor to emergency measures defined in CMC 2.58.020. Information required by the commission to review the proposed changes are established in rules.

B. Review Process.

1. The building or zoning official shall report any application for a permit to work on a designated Centralia register property or in a Centralia register historic district to the commission, who shall notify the applicant of the commission review requirements. The building or zoning official shall not issue any such permit but continue to process such application and work with the commission in considering building and fire code requirements. The commission shall review the work and make a recommendation to the building or zoning official prior to granting a permit. Any conditions agreed to by the applicant in this review process shall become conditions of approval of the permits granted.

2. The owner or his/her agent (architect, contractor, lessee, etc.) shall apply to the commission for a review of proposed changes on any register property or within a register historic district.

3. 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.

4. The commission shall meet with the applicant and review the proposed work according to the design review criteria established in rules. The commission shall complete its review and make its recommendations within thirty days of the date of receipt of the application. Unless legally required, 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’s recommendations shall be in writing and shall state the findings of fact and reasons relied upon in reaching its decision. If the owner agrees to the commission’s recommendations, a certificate of appropriateness shall be awarded by the commission according to standards established in rules. (Ord. 1593 § 5, 1986).

2.58.060 Relationship to zoning.

Properties designated to the register shall be subject to the provisions set forth herein, as well as the bulk, use, setback, and other controls of the zoning district in which they are located. Nothing contained herein shall be construed to be repealing, modifying, or waiving any zoning provisions. (Ord. 1593 § 6, 1986).

2.58.070 Review and monitoring of properties for special property tax valuation.

A. Until Centralia is certified as a certified local government (CLG), the class of properties eligible for special valuation shall be limited to properties listed on the National Register of Historic Places or properties identified as contributing to a National Registered Historic District. Once Centralia receives written notification that it is a certified local government, the class of properties listed on the Centralia register of historic places or properties identified as contributing to a Centralia register historic district.

B. Applications for special property tax valuation in connection with substantial improvement of historic properties as defined in Chapter 84.26 RCW and Chapter 221, Laws of 1986, shall be submitted to the commission by the county assessor within ten days of filing.

C. The commission shall approve applications for special valuation if the property meets the criteria of Chapter 84.26 RCW and Chapter 221, Laws of 1986, and is not altered in a way which adversely affects those elements which contribute to its designation and the owner(s) enters into an agreement with the commission which requires the owner(s) for the ten-year period of classification to:

1. Monitor the property or its continued qualification for special valuation;

2. Comply with rehabilitation plans and minimum standards of maintenance as defined in the agreement;

3. Make the historic aspects of the property accessible to public view one day a year, if the property is not visible from the public right-of-way;

4. Apply to the commission for approval or denial of any demolition or alteration;

5. Comply with any other provisions in the original agreement as may be appropriate.

D. Once an agreement between an owner and the commission has become effective pursuant to Chapter 84.26 RCW and Chapter 221, Laws of 1986, there shall be no changes in standards of maintenance, public access, alteration, or report requirements, or any other provisions of the agreement, during the period of the classification without the approval of all parties to the agreement.

E. An application for classification as an eligible historic property shall be approved or denied by the commission before December 31st of the calendar year in which the application is made; provided, that the application was filed prior to December 1st such year.

F. The commission shall notify the county assessor and the applicant of the approval or denial of the application.

G. If the commission determines that the property qualifies as an eligible historic property, the commission shall certify the fact in writing and shall file a copy of the certificate with the county assessor within ten days of the determination and no later than December 31st. As to the December 31st deadline, the application must have been filed before December 1st of that same year. The certificate shall state the facts upon which the approval is based.

H. Any decision of the commission acting as the local review board on any application for classification as historic property, eligible for special valuation, may be appealed to superior court under RCW 34.04.130 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 county board of equalization. (Ord. 1593 § 7, 1986).