The Historic Site Overlay Zone recognizes archeological sites
and historic sites, structures and areas important to local, state,
or national history. These standards are intended to protect historic
structures and sites by requiring new uses and alterations to existing
uses to be designed with consideration for preserving and protecting
the historic resource.
(Ord. 68 § 9-3.621, 1983)
The standards of Sections 9-3.623 through 9-3.625 apply to all uses for which a zoning approval is required that are located within an Historic Site Overlay Zone.
(Ord. 68 § 9-3.622, 1983)
The following standards apply to all development proposals within
an Historic Overlay Zone:
(a)
Initial
Submittal.
(1)
New Structures and Uses. An application for precise plan approval
is to be initially submitted, unless conditional use permit approval
is otherwise required by Chapter 9-4 or 9-6. The initial application
will be used as the basis for an environmental determination (see
subsection (c) of this section), and depending upon the result of
the environmental determination, the applicant may be required to
amend the application to a conditional use permit application as a
condition of further processing of the request (see subsection (d)
of this section).
(2)
Modifications to Historic Structures.
(i)
Restoration. Precise plan approval is required for construction activities
intended to preserve a historic structure from deterioration, or to
restore the structure to an appearance or condition approximating
its original state, where such preservation or restoration uses construction
materials and methods of the same historic period as those originally
used, except where visible contemporary structural reinforcement is
necessary to prevent a structure from collapse.
(ii)
Alteration or Demolition. Conditional use permit approval is required
to authorize demolition of a historic structure or any remodeling
that alters the historic architectural character of the structure.
(b)
Application
Content. Applications for projects within a Historic Site Overlay
Zone are to include a description of measures proposed to protect
the historic resource.
(c)
Environmental
Determination.
(1)
When an application has been accepted for processing as set forth in Section 9-2.102, it shall receive an environmental determination pursuant to the California Environmental Quality Act (CEQA).
(2)
The initial study of the environmental determination is to evaluate
the potential of the historic site or district and to evaluate the
other direct and indirect effects of the new construction upon the
actual archeological resources or historic structures.
(d)
Final
Application Requirement and Processing.
(1)
If an environmental determination results in a finding of exemption
or issuance of a negative declaration, the entitlement requirement
is to remain as established for the initial submittal. In the event
that a negative declaration identifies mitigation measures necessary
to reduce environmental impacts, such mitigation measures are to be
applicable to the approved entitlement as conditions of approval.
(Ord. 68 § 9-3.623, 1983)
Where a conditional use permit involving archeological resources
is required by the provisions of the Historic Site Overlay Zone, it
may be approved only where the following findings are made:
(a)
The
site design and development as finally proposed incorporates adequate
measures to insure the archeological resources will be acceptably
and adequately protected; or
(b)
Where
site design and development proposals cannot feasibly be changed and
intrusion into or disturbance of archeological resources will result,
that construction will use appropriate methods to protect the integrity
of the site, including possible relocation of graves and artifacts.
(Ord. 68 § 9-3.624, 1983)
Where a conditional use permit involving historic structures,
landmarks and districts is required by the provisions of the Historic
Site Overlay Zone, it may be approved only when the following findings
are made:
(a)
The
height, bulk, location, structural materials, landscaping and other
aspects of the proposed use will not obstruct public views of the
historic structure or of its immediate setting;
(b)
Any
proposed alteration or removal of structural elements, or clearing
of landscaping or natural vegetation features will not damage or destroy
the character of insignificant historical features and settings;
(c)
Any
proposed remodeling or demolition is unavoidable because it is not
structurally or economically feasible to retain or restore existing
structures or features.
(Ord. 68 § 9-3.625, 1983)
