Part 10 — HISTORIC ALTERATION PERMIT

The purpose of this permit is to ensure that new construction and alterations are allowed in a manner which retains the integrity of the city’s historic landmarks, buildings, sites and districts over time. Administrative historic alteration permits may be approved by the zoning administrator, without a public hearing, for minor alteration projects and accessory structures. Historic alteration permits may be approved by the city historic preservation commission, after a public hearing, for non-minor alteration projects. Such a permit is required before any person shall carry out or cause to be carried out, on the site of a designated landmark, or on the site of a building listed in the City of Santa Cruz Historic Building Survey, or on the site of a structure in an historic overlay

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district, any material change in exterior appearance of any such site or structure through alteration, construction or relocation. This section of the Zoning Ordinance is also part of the Local Coastal Implementation Plan.

(Ord. 2003-14 § 2 (part), 2003: Ord. 99-17 § 3, 1999: Ord. 94-33 § 21, 1994: Ord. 86-13 § 2 (part), 1986: Ord. 85-05 § 1 (part), 1985).

The planning department shall maintain a current record of designated landmarks, historic districts and buildings listed on the city’s historic building survey. When an application involving such landmark, district or building indicates a possible material change to the exterior appearance of a building, structure, site or portion thereof, an historic alteration permit shall be required. Approval of an administrative historic alteration permit shall be required for the addition of, or modification to, nonhistoric structures on parcels which include a designated landmark, or a building or a site listed in the city of Santa Cruz historic building survey, or on a structure in an historic overlay district, or for minor historic alteration projects. An historical alteration permit is not required for:

a. Removal, alteration, or maintenance of landscape material or other objects (walls, hitching posts, etc.) unless the landscape elements or historic objects are identified as historically important;

b. Installation of an electric vehicle charging station; however, all feasible efforts shall be made to minimize the visibility of electric vehicle charging stations on historic properties; and

c. Alterations to the interior of the building; painting on the interior or exterior of the building.

(Ord. 2020-19 § 1, 2020; Ord. 2012-19 § 1, 2012: Ord. 2003-14 § 2 (part), 2003: Ord. 9917 § 4, 1999: Ord. 86-13 § 2 (part), 1986: Ord. 85-05 § 1 (part), 1985).

1. The applicant shall provide, where applicable, scaled drawings of both existing conditions and proposed work which clearly identifies both existing and new construction, and the extent of demolition, photographs of the property at the time of the application, photographs of adjacent property, and detailed information about the building materials to be used. The commission and the staff may require additional information from the applicant in order to evaluate the application. An application shall not be considered complete and ready for approval or disapproval until all required data have been submitted.

2. When an application involves construction of a new building or of an addition to a building, the applicant may present plans to receive comments from the commission before the preparation of detailed drawings for the project. The comments at that time will be intended to give direction to the applicant, although the comments will not be binding on the commission.

(Ord. 2003-14 § 2 (part), 2003).

A public hearing shall be held by the historic preservation commission, prior to final action on any historic alteration permit application except minor historic alteration projects, as defined in Section 24.22.438. Administrative historic alteration permits may be approved for minor historic alteration projects by the zoning administrator without a public hearing. Notice of the hearing shall be given to the applicant and to the public pursuant to the provisions of Chapter 24.04. The commission and zoning administrator shall take action on each application after the receipt of a completed application, and the commission’s/zoning administrator’s procedures may include discussions with the applicant on modifications to the proposal. The commission and zoning administrator may approve, approve with modifications, or deny

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an application, and it shall set forth the factual basis for its required findings. (Ord. 2003-14 § 2 (part), 2003: Ord. 99-17 § 5, 1999: Ord. 86-13 § 2 (part), 1986: Ord. 85-05 § 1 (part), 1985).

Prior to approval or modified approval, the historic preservation commission or zoning administrator shall find that:

1. The action proposed is consistent with the purposes of historic preservation as set forth in Section 24.12.400 of this title and in the Cultural Resources Element of the General Plan; and one of the following three findings:

2. The project complies with Standards for Rehabilitation approved by the United States Secretary of the Interior; and that the project’s:

3. architectural design;

4. height and bulk of buildings and struc-

tures;

3. lot coverage and orientation of build-

ings;

4. color and texture of surface materials;

5. grading and site development;

6. landscaping;

7. changes to natural features;

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demonstrating to the satisfaction of the historic preservation commission at the public hearing that failure to receive such approval will cause an immediate and substantial hardship. If hardship is found to exist under this section, the historic preservation commission shall make a written finding to that effect, and shall also specify in writing the facts relied upon in making such finding.

(Ord. 2003-14 § 11 (part), 2003: Ord. 85-05 § 1 (part), 1985).