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HomeMy WebLinkAbout08/21/1990, C-9 - A RECOMMENDATION BY THE CULTURAL HERITAGE COMMITTEE (CHC) TO ADOPT THE SECRETARY OF THE INTERIOR'S LIIVIII city o f San LUIS OBISpo MEM N21- �IIVII��Iln�ull 8-s c - o EftGe COUNCIL AGENDA REPORT C' FROM: Arnold Jonas, Community Development Directo� PREPARED BY: Terry Sanville, Principal Planner t$ SUBJECT: A recommendation by the Cultural Heritage Committee (CHC) to adopt the Secretary of the Interior's Standards for Rehabilitation. CAO RECOMMENDATION: Adopt a resolution amending the city's Historical Preservation Program Guidelines (1987) to incorporate standards for rehabilitation that have been established by the U.S. Secretary of the Interior. THE SITUATION In 1987, the City Council adopted the Historical Preservation Program Guidelines. Pages 6 and 7 of the guidelines (see Attachment A) present principles of historical preservation. Section 2 on page 4 indicates that people who are restoring older buildings may wish to review the guidelines published by the Department of the Interior. (A federal stock number is provided for people who wish to order copies. ) The Department of the Interior has recently updated their restoration standards (see Attachment B) . As a way of improving communications with the public, the CHC has recommended that these ten standards be incorporated into the body of the city's program guidelines. DISCUSSION The federal rehabilitation standards apply to properties that are I listed or are eligible for listing on the National Register of Historic Places. The CHC has recommended that the standards should provide general guidance for the restoration of all significant historic resources within the community including: 1. Properties listed on the city's Master List of Historic Resources (152 properties) ; and 2. Designated "contributing" properties within Historic Zoning Districts. The CHC feels that the standards should provide assistance and direction to those who want to restore historic buildings in a way that is more explicit than the current city guidelines. FISCAL IMPACT: . None ATTACHMENTS Attachment 8 : Excerpt from Historical Preservation Guidelines Attachment A : Resolution amending the Historical Preservation Program Guidelines O Resolution No. (1990 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO AMENDING THE HISTORICAL PRESERVATION PROGRAM GUIDELINES TO INCORPORATE STANDARDS FOR REHABILITATION PREPARED BY THE U.S. DEPARTMENT OF THE INTERIOR WHEREAS, the City Council adopted Historical Preservation Program Guidelines on February 3, 1987 (Resolution 6158) ; and WHEREAS, the Cultural Heritage Committee (CHC) has reviewed standards for rehabilitation newly published by the U.S. Department of the Interior; and WHEREAS, the CHC has recommended that the Department of , Interior's standards for rehabilitation be incorporated into the City's Historical Preservation Program Guidelines; and WHEREAS, the CHC suggest the standards be used as guidelines by people who wish to restore properties on the city's Master List of Historical resources or properties identified as "contributing" within Historical. Zoning Districts. NOW THEREFORE BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: 1. The Historical Preservation program Guidelines are hereby amended to include the provisions presented on attached Exhibit "A. " 2. The Community Development Department shall publish the revised Historical Preservation program Guidelines and make them available to the public. On motion of , seconded by and on the following role call vote: AYES: NOES: ABSENT: the foregoing resolution was passed and adapted on this day of 1990. CI Resolution No. (1990 Series) \ Page 2 ATTEST: MAYOR RON DUNIN City Clerk Pamela Voges APPROVED: - K< Cit4 Admirfistufftive Of ce John Dunn WAt se Community Deiteltpment Director Arnold Jonas C��-3 I GEXHIBIT "A:" Resolution (1990 Series) (Add the following provisions at the end of Section 2, page 6 of the adopted Historical Preservation Program Guidelines (Resolution 6158, 1987 Series) ) People who are restoring buildings included on the Master List of Historic Resources or buildings designated as ucontributingo properties within historic districts may wish to consider the following standards published by the U.S. Department of the Interior. The Secretary of the Interior's Standards for Rehabilitation The Standards that follow were originally published in 4- Mose properties change over time;those changes 1977 and reviled in 1990 as part of Department of the that have acquired hista- sigoifranee in theta own Interior regulations N CFR Part 67,Historic tight shall be retained and prestzwA Preservation Certifications). They pertain to historic buildings of all materials, construction types, sins, and 5. Distinctive features, finishes. and construction occupancy and encompass the encrior and the interior techniques or esamples of craftsmanship that of historic buildings. The Standards also encompass characterize a property shall be preserved. related landscape features and the building's site and environment as well as attached,adjacent or related 6. Deteriorated historic features shall be repaired new construction. rather than replaced. Where the severity of deteri. oration requires replacement of a distinctive feature, The Standards are to be applied to specific rehabili- the new feature shall match the old in design,color, cation projects in a reasonable manner, taking into tenure,and other visual qualities and,where possible, consideration economic and technical feasibility. materials. Replacement of missing features shall be substantiated by documentary,physical,or pictorial 1. A property shall be used for its historic purpose or evidence be placed in a new use that requires minimal change to the defining characteristics of the building and its 7. Chemical or physical treatments, such as sand- site and environment_ blasting, that cause damage to historic materials shall not be used. The surface deaoiag of structures, if I The historic character of a property shall be appropriate,shall be undertaken using the gentlest retained and preserved. The removal of historic meant possible. materials or alteration of features and spaces that characterize a property shall be avoided. S. Sigaifuam archeological resources affected by a project shall be protected and preserved. If such 3. Each property shall be recognized as a physical resources must be disturbed, mitigation measure shall record of its time, place, and use. Changes that create be undertaken. a false sense of historical development, such as adding conjectural features or architectural elements from 9. New additions,cucrior alterations,or related new other buildings, shall not be undertaken. Construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size,scale,and architectural features to protect the historic integrity of the property and its environment. 10. New additions and adjacent or related new construction shall be undertaken in such a manner CHC5-21/TS that if removed in thdfuture,the essential form and integrity of the historic property and its environment would be unimpaired. ATTACHMENT "g" D. PRINCIPLES OF HISTORICAL PRESERVATION The preservation of historic buildings most often depends on the voluntary actions of individuals. However, both individuals and the community at large have a stake in maintaining our town's heritage. The following are principles that should help guide actions that change historic properties. 1. Changing the Exterior of Historic Buildings Changes to the outside of a historic building should further promote its original architectural style and character. A building may reflect a combination of styles or might have been modified one or more times in the past. Changes to the outside of such a building should not introduce some new or conflicting element and should complement the prevailing architecture of the surrounding area. Changes to parts of a building that have been modified in the past should usually exhibit the building's original architectural • style. 2. New Construction Projects The design of new accessory structures (such as.storage sheds or garages) or minor structural additions should complement the style of the historic building. New styles or the use of exterior building materials foreign to the historic structure should generally be avoided. New primary structures within Historical Preservation Districts should further promote the historic character of those areas. Careful attention to building form, bulk, scale, siting and site landscaping is encouraged. All new buildings need not be designed in the same style of surrounding structures. However. elements of these styles and building forms should be included in the new structure and it should complement the architectural character of the area. The U.S. Department of Interior has published Standards.for Historic Preservation along with guidelines for applying them. People who are restoring older buildings may wish to review these guidelines. Copies can be ordered from the U.S. Government Printing Office, Washington, D.C. 20402. (The federal stock number is 024-016-0010502.) (A0v w5eg-T 4-4etzrl� 3. Demolishing Historic Buildings The city promotes the long-term maintenance and restoration of designated Historical Resources and buildings in Historic Districts. The city wants to work with property owners to explore alternatives to demolition, such as rehabilitation and reuse of the building, use of the alternative building code's provisions to make rehabilitation more feasible, or possible relocation of the structure to a more suitable site. Source: The Historical Preservation Program Guidelines, City of San Luis Obispo, 1987. 6 /29_ The demolition of a Historical Resource is the least favored.option and should be done only when (1) the condition of the building poses a threat to the health, safety or welfare of community residents or people living or working on or near the site, or (2) the project sponsor demonstrates that it is financially infeasible to rehabilitate the structure or preserve the historic nature of the site. For information about the city's development and demolition permit processes, contact the Building Division (549-7180). The staff can explain how these permit procedures apply to historic buildings. E. HISTORICAL PRESERVATION AND ARCHITECTURAL REVIEW Proposals to construct or modify commercial buildings, condominiums or apartments are subject to the city's architectural review process. New buildings and major modifications to existing buildings are reviewed. by the Architectural Review Commission (ARC). Minor or incidental modifications to existing buildings are normally reviewed by the Community Development Director. The City's architectural review process may also apply to a proposal to change a historic building or to construct a new building in a Historical Preservation District. When the ARC or the Director are reviewing construction projects or proposals to demolish historic buildings, they may ask for advice from the Cultural �l Heritage Committee. Guidelines that describe the architectural review process are available from the Community Development Department. For more information about what might be required, contact the department.