Nevada City Municipal Code Ch. 15.12 Building Alteration and Renovation

A. The review standards set out in subsection B of this section shall apply to any exterior alteration of buildings in the historical district or pre-World War II buildings located outside the historical district (buildings constructed before 1942). These standards shall be in addition to other guidelines and regulations set forth in the ordinances and resolutions of the city.

B. Review Standards for Development Projects.

1. Every reasonable effort shall be made to provide compatible use for a property that requires minimal alteration of the building, structure or site and its environment, or to use a property for its originally intended purpose.

2. The distinguishing original qualities or character of a building, structure or site and its environment shall not be destroyed. The removal or alteration of any historic material or distinctive architectural features should be avoided when possible.

3. All buildings, structures and site shall be recognized as products of their own time. Alterations which have no historical basis and which seek to create an earlier appearance shall be discouraged.

4. Changes, which may have taken place in the course of time, are evidence of the history and development of a building, structure or site and its environment. These changes may have acquired significance in their own right, and this significance shall be recognized and respected.

5. Distinctive stylistic features or examples of skilled craftsmanship, which characterize a building, structure or site, shall be treated with sensitivity.

6. Deteriorated architectural features shall be repaired rather than replaced, wherever possible. In the event replacement is necessary, the new material should match the material being replaced in composition, design, color, texture and other visual qualities. Repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated by historical, physical or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures.

7. The surface cleaning of structures shall be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that will damage the historical building materials shall not be undertaken.

8. Every reasonable effort shall be made to protect and preserve archaeological resources affected by, or adjacent to any acquisition, protection, stabilization, preservation, rehabilitation, restoration or reconstruction project.

(Ord. 89-6 § 1, Exh. A, 1989)

In the event that a major renovation or restoration is proposed as to any building described in this chapter which has the potential to alter the exterior of the building, the planning commission may require any of the following before granting approval of the major renovation or reconstruction of the building:

A. A detailed written plan showing the extent of the restoration or renovation of the building with particular emphasis on how the exterior appearance and building materials will be preserved and maintained. The planning commission may require that the written plan be prepared by a licensed architect.

B. A bond or equivalent security may be required in an amount not to exceed one hundred twenty-five percent of the cost of the reconstruction or renovation in order to insure that, in the event the above-written plan is not followed, the city may use the funds from the bond to complete the renovation and restoration in a manner that preserves and maintains the exterior of the building as required by the written plan mentioned above.

C. In deciding whether to require a written plan or bond the planning commission shall look to the extent of the renovation or restoration, the historical significance of the building, and the extent of the risk that the exterior of the building will be altered as a result of the renovation or restoration.

(Ord. 89-6 § 2, 1989)

Any construction shall be considered a major renovation or restoration if it meets any of the following criteria:

A. Whenever twenty-five percent or more of the siding will be replaced or twenty-five percent of the fenestrations (doors and windows) will be replaced;

B. Whenever twenty-five percent of the foundation will be replaced;

C. Whenever the building is enlarged or reduced in size.

(Ord. 89-6 § 3, 1989)

A. The construction authorized under the building permit is occurring in violation of any of the terms or conditions of the following approvals issued by the city of Nevada City:

1. Site plan approval;

2. Conditional use permit;

3. Variance;

4. Home occupation permit;

5. Architectural review approval;

6. Demolition approval.

B. The work authorized by the building permit also requires the issuance of one (1) of the planning approvals mentioned in subsection A above, and there is no satisfactory evidence that such an approval has been issued by the city of Nevada City.

(Ord. 91-04 Exh. A, 1991)