1. Criteria for review. In evaluating a COA application, the review authority shall use any applicable design guidelines, and the Secretary of the Interior’s Standards for Rehabilitation and shall consider the factors (e.g., the existing and proposed architectural style, arrangement, color, design, materials, and texture to be used) with regard to the original distinguishing architectural characteristics of the cultural resource. In addition, the Director may require that the proposed work be reviewed by a preservation architect. The actual work shall be completed by a preservation contractor or someone with demonstrated expertise in the field. Wherever feasible, the State Historic Building Code (SHBC) and the Uniform Code for Building Conservation (UCBC) shall be used in permitting any alteration to a cultural resource.

2. Authority of Historic and Cultural Preservation Committee. The Historic and Cultural Preservation Committee may approve or deny a COA, in whole or in part. Notice of the Historic and Cultural Preservation Committee decision shall be sent to the applicant, owner and occupants of the property within 10 days of the date of the Historic and Cultural Preservation Committee’s decision.

3. Authority of Director. The Director may approve a COA for a proposal for minor architectural elements and details, paint or other colorings or finishes, minor site improvements, or signage. Director approval of a COA shall require making all of the findings required by Subsection D., but does not require a public hearing or public notice. The Director may also approve fences, replacement of window glass, replacement in-kind of windows, doors, roofs, or exterior materials, or proposals which are determined by the Director to be ordinary maintenance or repair, and which are conducted in a manner that preserves the archaeological, cultural, and historic value of the cultural resource through conformance with any applicable prescriptive standards and/or design guidelines adopted by the City, and/or the guidelines of the Secretary of the Interior’s Standards for Rehabilitation. Minor changes or modifications to a COA can be approved by the Director, even if the Director was not the approving body. The Director may refer any COA application to the Historic and Cultural Preservation Committee for hearing and decision.

1. Cost estimates for the proposed alteration, construction, demolition, or removal, and an estimate of the costs that would be incurred to comply with the requirements of the COA;

2. A written report from a licensed structural engineer with experience and expertise with historic structures and rehabilitation, as to structural integrity and suitability for rehabilitation;

3. Estimated market value of the property in its current condition and estimated market value after completion of the proposed alteration, construction, demolition, or removal as compared with any changes required by the COA.

4. In the case of a proposed demolition, an estimate from an appraiser, architect, developer, real estate consultant, or other real estate professional experienced in rehabilitation as to the economic feasibility of rehabilitation or adaptive reuse of the existing structure on the property and its market value for continued use after rehabilitation;

5. For income-producing properties, information on annual gross income, current assessed property valuations, current property value appraisals, depreciation, reductions, and annual cash flow after debt service, operating and maintenance expenses, real estate taxes, and other information considered necessary by the review authority to determine whether substantial evidence of economic hardship exists;

6. Remaining balance on any mortgage or other financing secured by the property for the previous two years;

7. All appraisals obtained within the previous two years by the owner or applicant in connection with the financing, ownership, or purchase of the subject property;

8. Amount paid for the property, the date of purchase, and the party from whom purchased, including a description of the relationship, if any, between the owner of record or applicant and the person from whom the property was purchased, and any terms of financing between the seller and buyer. Additionally, any listing of the property for sale or rent, prices asked and offers received, if any, within the previous two years;

9. Assessed value of the property according to the two most recent assessments;

10. Real estate taxes for the previous two years;

11. Form of ownership or operation of the property, whether sole proprietorship, for- profit or nonprofit corporation, limited partnership, joint venture, or other; and

12. Other information considered necessary by the review authority for a determination as to whether the property does yield or may yield a reasonable return to the owner.

1. Alterations, generally. A COA shall be issued for a proposed alteration only if the review authority first finds that:

2. Alterations found not to be adverse. The effect of alteration on a cultural resource that would otherwise be found to be adverse may be considered not adverse for the purpose of this Section when the alteration is: