HomeMy WebLinkAbout2014-03-11 PACKET 06.A.r r,
TO: Advisory Committee on Historic Preservation
FROM: John M. Burbank, Senior Planner
DATE: March 9, 2014
RE: Historic Places Conditional Uses — Code Compliant Site Improvements
Introduction
During the review of the last two properties to receive a Historic Places Conditional Use Permit
( HPCUP), the question of site improvement standards was discussed quite heavily. The root of
the discussion was that if these properties are functioning as commercial entities, should they be
held to commercial development performance standards.
The Council has requested that the ACHP continue this discussion further and to formulate a
recommended course of action on the topic. A similar request will be made to the Economic
Development Authority.
Discussion
As a base for discussion, two sets of questions were identified. Based on positive or negative
answers, the course of the policy discussion and formulation would take a different tract of review
and establishment.
General Discussion Questions
The following general questions need to be answered prior to any policy action being taken.
A. Should historic properties operating with a HPCUP be held to the same development
code standards as other commercial properties?
B. What purpose would be served by having historic properties developed to
commercial standards?
C. Should a certain percent of site improvement or use intensification be utilized as the
trigger for historic properties operating with a HPCUP be held to the same
development code standards as other commercial properties?
D. Should the establishment of some sort of "bonus" incentive program for HPCUP
properties be explored that would make code compliance a favorable action?
Site Specific Questions
If a determination is made that HPCUP properties should be held to the same development
code standards as other commercial properties, then the following site specific questions need
to be answered prior to taking action on any established policy.
Advisory Committee on Historic Preservation
Historic Places Conditional Uses — Code Compliant Site Improvements
March 7, 2014
Page 2 of 2
A. Does the site improvement or use intensification associated with the HPCUP request
meet the trigger criteria for code compliance?
B. Are commercial code compliant development standards appropriate for this historic
property?
C. Would commercial code compliant improvement detract from the historic nature of
the HPCUP property?
D. What is a just and equitable timeframe for HPCUP properties to complete required
improvements?
E. Should a property's HPCUP request be denied or limited in duration based on the
inability to meet code requirements.
Summary
Based on the answers to these questions, I see four courses of action.
1. Recommend no action on the topic.
2. Recommend the adoption of a policy relating to the topic.
3. Recommend an amendment to the HPCUP section of the ordinance to establish code
compliant improvement triggers.
4. Recommend that current HPCUP owners be notified of the amendment process in addition
to normal public hearing notification.
Recommendation
Review and discuss code compliant site improvements for properties with Historic Places
Conditional Use Permits and give a recommendation to the City Council on a policy addressing
site improvements and triggers for improvements.