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RECORD OF PROCEEDINGS
PLANNING AND ZONING
OCTOBER 21. 1986
Meeting was called to order at 5:03 by chairman Welton Anderson.
Roll call was taken. All were present except Jim Colombo who had
called in and was excused.
COMMISSIONERS' COMMENTS
Welton said he had received a letter from Dan Early who operates
the Popcorn Wagon thanking the commission for their support. The
Popcorn Wagon wants to request expanding their commissary area of
food preparation storage as the space they now have is not
sufficient.
Steve Burstein commented that staff could sign off on that. This
is something which could be presented directly to staff and he is
sure it is something staff could handle.
Burstein also informed the Board that he is trying to set up a
meeting with the housing authorities and Planning Commission in
response with the concerns which were raised by the planning
Commission during the commercial TMT scoring. Burstein has a
meeting with the housing authorities which will be one of several
topics he will be talking with them about. The other major topic
being proposing to initiate the housing element plan as a first
quarter work program item for 1987. Burstein asked which of the
coming meetings the commission would like to hold that session.
The meeting of the 25th of November was settled upon.
MINUTES
Jasmine Tygre moved that the minutes of September 9, 1986 meeting
be approved. The motion was seconded and approved by all.
DISCUSSION OF HISTORIC PRESERVATION CODE AMENDMENTS
Alan Richman then explained to the Board that what they had
before them was an outline on historic preservation code amendme-
nts and issues and asked the Board for their comments on the
aspects of the outline explaining that this would be the first
stage on what would probably be three meetings of the P & z to
discuss different codes. Richman had contacted interested
architects and attorneys who had expressed an interest in this
area and hoped they would be in attendance.
Richman explained that the two prime objectives identified in a
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number of discussions with the HPC Council and P&Z were as
follows: No historic building should be demolished or removed
without a prior public review. The second being that changes
to historic buildings that are not individually designated or
included in our present historic district should be subject to
public review. And that both entities have basically given
mandate to do a greater historic preservation review.
The third objective would be to give positive incentives for any
historic preservation.
The fourth and fifth objectives would be to try to have a cleaner
review process; that neglect should not be a reason for buildings
to be taken off the inventory or to be demolished and that
projects which have received HPC approval but have not been
built within 18 months of approval should be reviewed again to
ensure that the proposal is still compatible.
Tygre questioned the purpose of #5. It was explained that HPC
will review a project that within the context of that streetscape
seemed to fit in and then the streetscape may change before the
project is started and the project might not fit in as it
initially would have and no longer be as acceptable.
There are six approaches or combination of approaches which were
discussed. The first was historic district expansion: River to
Mountain and River to Creek as these are the areas which include
the greatest inventory of historic structures. By having one
overlay district we would incorporate a very significant amount
of historic preservation to review. Also we would review every-
thing that occurs so that it becomes a real architectural review
function. The Planning office has not been very supportive of
this concept so far although the HPC and Council originally gave
a great deal of support to this idea.
A lot of issues are associated with this. One thing is that the
HPC I S increased case load review might require a reorganization
of that group and some kind of additional staff. And there is a
question of taking, whether this review process might actually be
a taking of private properties without compensation, or just be a
burdonsom process. Burstein said the advantage of this approach
over the mandatory designation of all structures is that if we
have missed certain historic structures in our identification of
the inventory we would catch it and we would exempt only the
newer structures. But he felt that the mandatory designation is
a more straightforward approach.
There was discussion on the mandatory designation as to the
rating system and how it works. And if a mandatory system is put
into effect should we designate everything or be more selective.
voluntary designation dr i ve is another approach. This was tr ied
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in 1981 and 1982 and did get a lot of structures on the inventory
but there also were a lot of rejections as the majority of people
contacted did not wish to be on the list so its a question
whether this is one we want to repeat.
Incentive programs were discussed at length as to assessed
valuation in a mandatory designation. Development rights and
transfer of development rights were also discussed at length as
were zoning and down zoning.
Local tax benefits and the possibility of giving deductions or
some sort of special treatment were presented as incentives on
improvement. Federal tax benefits were also brought into the
discussion.
Conditional uses for historic properties were discussed as to bed
and breakfasts in the R-6 zone. It seemed a good use of the
properties as bed and breakfasts as a help to owners toward
meeting expenses of ownership.
Burstein said that what the Planning Office concluded is that
approaches 3 and 6 is the preferred way. 3 being the mandatory
way and 6 the small districts or a combination of the two being
the more appealing. Approach 1 is the extension of the historic
district to include everything and while there are some problems
with it has received a lot of interest so for that reason if this
commission is interested in exploring that further then we should
do so.
The Board agreed with this.
Welton adjourned the meeting
a:_:!4~~ ~_~____________
Ja~~AM. c~t~ey, De~ty City Clerk
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