7-203 Classification of Activities and Applications

Section 7-203 Classification of Activities and Applications

The process of review afforded to an application depends upon the classification of the activity identified in that application. H.A.R.C. activities are classified based on the location of the activity, whether inside or outside the THLD, and the zone district. For all applications, the Historic Preservation Director shall determine the appropriate type of review based on the most applicable type of activity, as set forth below.

7-203.A.1. Residential Zone Districts. In the Residential Zone Districts as listed in Section 2-215 of this code, except West Hillside and Affordable Housing West, activities are classified as follows:

(1) New construction that will contain more than two thousand five hundred (2,500) square feet of floor area;

(2) Additions to existing buildings that will increase a structure’s floor area by more than twenty-five percent (25%) and result in a building which will contain more than two thousand five hundred (2,500) square feet of floor area.

(1) New construction that will contain nine hundred fifty (950) square feet or more of floor area, but not more than two thousand five hundred (2,500) square feet of floor area;

(2) Additions to existing buildings that will increase a structure’s floor area by more than ten percent (10%) but less than twenty-five percent (25%) and result in a building that will contain more than two thousand five hundred (2,500) square feet of floor area;

(3) Additions to existing buildings that will increase a structure’s floor area by more than twenty-five percent (25%) and result in a building that will contain more than one thousand (1,000) but less than two thousand five hundred (2,500) square feet of floor area.

(1) New construction that will contain less than nine hundred fifty (950) square feet of floor area;

(2) Additions to existing buildings that will increase a structure’s floor area by more than ten percent (10%), but less than twenty-five percent (25%), resulting in a building less than two thousand five hundred (2,500) square feet of floor area.

7-203.A.2. Commercial Zone Districts. In the Commercial, Historic Commercial, or Accommodations II zone districts, activities are classified as follows:

(1) New construction that will contain more than five thousand (5,000) square feet of floor area;

(2) Additions to existing buildings that will increase a structure’s floor area by more than twenty-five percent (25%) and result in a building which will contain more than five thousand (5,000) square feet of floor area.

(1) New construction that will contain two thousand (2,000) square feet or more of floor area, but not more than five thousand (5,000) square feet of floor area;

(2) Additions to existing buildings that will increase a structure’s floor area by more than ten percent (10%), but less than twenty-five percent (25%), and result in a building that will contain more than five thousand (5,000) square feet of floor area;

(1) New construction that will contain less than two thousand (2,000) square feet of floor area;

(2) Additions to existing buildings that will increase a structure’s floor area by more than ten percent (10%), but less than twenty-five percent (25%), and result in a building that will contain less than five thousand (5,000) square feet of floor area.

7-203.A.3. All Zone Districts Inside the THLD. Inside the THLD, regardless of zone district, activities are classified as follows:

(1) Demolition or relocation of a rated THAS primary structure.

(1) Extension of a certificate of appropriateness for small and large scale activities;

(2) Reviews and recommendations by H.A.R.C. for P&Z as called for under Sections 7-108.A and 7-108.B of this code;

(3) Challenges to the designation of a structure as listed in the THAS;

(4) Repositioning of a designated THAS primary structure;

(5) Relocation of:

(a) A designated THAS secondary structure;

(b) A non-designated principal structure;

(6) Demolition of:

(a) A non-rated THAS primary structure;

(b) A non-rated THAS secondary structure;

(7) Alteration to a significant landmark interior;

(8) Designation of a local landmark or significant landmark interior.

(1) Additions to existing buildings that will increase the structure’s floor area more than twenty-five percent (25%) resulting in a building less than one thousand (1,000) square feet;

(2) Alteration of a rated structure that does not increase its floor area;

(3) Extension of a certificate of appropriateness for a minor activity;

(4) Repositioning of a THAS secondary structure.

(1) Installation of a sign;

(2) Any fence or landscape plan;

(3) An amendment to a certificate of appropriateness that does not constitute a vested site-specific development plan;

(4) Additions to existing buildings which will increase a structure’s floor area by less than ten percent (10%);

(5) Alteration of a non-designated or non-rated structure that does not increase its floor area;

(6) Alterations to non-historic portions of a designated historic structure that do not increase its floor area;

(7) Insignificant alterations to a designated structure, including by way of example and not by limitation:

(a) Replacement of non-historic windows and doors;

(b) In-kind replacement of roofing material;

(d) Replacement or repair of architectural features which create no change to the exterior physical appearance of the structure;

(e) Mechanical equipment, solar panels, or accessory features that have no impact on the character-defining features of the structure;

(8) Demolition of non-designated secondary structures;

(9) Extension of a certificate of appropriateness for insubstantial activity;

(10) Repositioning of a non-designated structure;

(11) Relocation of a non-designated secondary structure;

(12) Wireless telecommunication facilities and equipment, pursuant to Section 7-214.

(1) Reviews and recommendations by H.A.R.C. for P&Z as called for under Section 7-108.C of this code.

7-203.B.1. Residential Zone Districts. In Residential Zone Districts as listed in Section 2-215 of this code, except West Hillside and Affordable Housing West, activities are classified as follows:

(1) New construction that will contain two thousand five hundred (2,500) square feet or more of floor area;

(2) Additions to existing buildings that will increase a structure’s floor area by more than twenty-five percent (25%) and result in a building that will contain two thousand five hundred (2,500) square feet or more of floor area.

(3) New construction of principal structures on lots with a pre-construction grade or slope of the building’s site coverage of 25 percent (25%) or greater, regardless of floor area.

(1) New construction that will contain more than nine hundred fifty (950), but less than two thousand five hundred (2,500) square feet of floor area;

(2) Additions to existing buildings that will increase a structure’s floor area by more than twenty-five percent (25%) and result in a building which will contain more than one thousand (1,000) but less than two thousand five hundred (2,500) square feet of floor area.

(1) New construction that will contain nine hundred fifty (950) square feet or less of floor area;

(2) Demolition of any non-designated structure;

(3) Determinations of no effect that will not visually alter the structure.

7-203.B.2. Commercial Zone Districts. In the Commercial or Accommodations II Zone Districts, activities are classified as follows:

(1) New construction that will contain more than five thousand (5,000) square feet of floor area;

(2) Additions to existing buildings which will increase a structure’s floor area by more than twenty-five percent (25%) and result in a building that will contain five thousand (5,000) square feet or more of floor area.

(1) New construction that will contain two thousand (2,000) square feet or more of floor area, but not more than five thousand (5,000) square feet of floor area;

(1) New construction that will contain more than nine hundred fifty (950) but less than two thousand (2,000) square feet or more of floor area;

(2) Additions to existing buildings that will increase the structure’s floor area by more than ten percent (10%), but less than twenty-five percent (25%), resulting in a building more than one thousand (1,000) but less than five thousand (5,000) square feet of floor area;

(3) Additions to existing structures that will increase the structure’s floor area by less than ten percent (10%), but greater than one thousand (1,000) square feet.

(1) New construction that will contain nine hundred fifty (950) square feet or less of floor area;

(2) Additions to existing buildings that will increase the structure’s floor area by less than ten percent (10%);

(3) Demolition of any non-designated structure;

(4) Determinations of no effect that will not visually alter the structure.

7-203.B.3. All Zone Districts Inside the HPOD. Within the HPOD, regardless of zone district, activities are classified as follows:

(1) Demolition or relocation of a rated THAS primary structure.

(1) Extension of a certificate of appropriateness for small and large scale activities;

(2) Reviews and recommendations by H.A.R.C. for P&Z as called for under Sections 7-108.A and 7-108.B of this code;

(3) Challenges to the designation of a structure listed in the THAS;

(4) Relocation of a THAS secondary structure;

(5) Demolition of a non-rated THAS primary structure;

(6) Repositioning of a THAS primary structure.

(1) Additions to existing buildings that will increase the structure’s floor area more than twenty-five percent (25%) resulting in a building less than one thousand (1,000) square feet;

(2) Alteration of a rated structure that does not increase its floor area;

(3) Extension of a certificate of appropriateness for a minor activity;

(4) Repositioning of a THAS secondary structure.

(1) Installation of a sign;

(2) Any fence or landscape plan;

(3) An amendment to a certificate of appropriateness that does not constitute a vested site-specific development plan;

(4) Additions to existing buildings which will increase a structure’s floor area by less than ten percent (10%);

(5) Alteration of a non-designated or non-rated structure that does not increase its floor area;

(6) Alterations to non-historic portions of a designated historic structure that do not increase its floor area;

(7) Insignificant alterations to a designated structure, including by way of example and not by limitation:

(a) Replacement of non-historic windows and doors;

(b) In-kind replacement of roofing material;

(d) Replacement or repair of architectural features which create no change to the exterior physical appearance of the structure;

(e) Mechanical equipment, solar panels, or accessory features that have no impact on the character-defining features of the structure;

(8) Demolition of non-designated secondary structures;

(9) Extension of a certificate of appropriateness for insubstantial activity;

(10) Repositioning of a non-designated structure;

(11) Relocation of a non-designated secondary structure;

(12) Wireless telecommunication facilities and equipment, pursuant to Section 7-214.

(1) Reviews and recommendations by H.A.R.C. for P&Z as called for under Section 7-108.C of this code.