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HomeMy WebLinkAbout2969 Interim Regulations - Demolition/Alteration of Certain StructuresOrdinance No. 2969 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PORT TOWNSEND, WASHINGTON, RELATING TO LAND USE AND ZONING, ADOPTING IMMEDIATE EMERGENCY INTERIM REGULATIONS ON THE ACCEPTANCE OF APPLICATIONS FOR DEMOLITION OR ALTERATION OF CERTAIN STRUCTURES EXCEPT AS ALLOWED BY THIS ORDINANCE, UNTIL THE CITY FINISHES THE PROCESS OF CODE REVIEW AND AMENDMENT RELATING TO DEMOLITION AND ALTERATION OF HISTORIC STRUCTURES; SUCH INTERIM REGULATIONS TO BE EFFECTIVE IMMEDIATELY, ESTABLISHING SIX MONTHS AS THE TENTATIVE EFFECTIVE PERIOD UNTIL THE COUNCIL PUBLIC HEARING ON THE CONTINUED MAINTENANCE OF THE INTERIM REGULATIONS, AND DECLARING AN EMERGENCY NECESSITATING IMMEDIATE ADOPTION OF INTERIM REGULATIONS RECITALS: l . On February 11, 2008, the City Council reviewed the status of policies and procedures concerning potential demolition of historic structures outside the downtown historic district. In 2004, the City Council approved specific regulations providing that anyone seeking to demolish an historic commercial building in the downtown had to prove that it wasn't economical to rehabilitate the building. PTMC 17.30.085. 2. Recently, the City has received several applications for demolition (or partial demolition) of residences that are in the National Historic Landmark District (NHLD). Other than building permits, and SEPA, no regulations govern or review the demolition of historic residential structures. Without regulations governing demolition of historic structures, demolitions are more likely to occur. 3. The City Council has previously identified teardowns in the historic district as a priority. (See list of Goals, Focus Areas, and Strategies, Projects, Initiatives, from "2008 Council Retreat - ls` Quarter Strategy.") 4. The City Council determines it appropriate to adopt on an interim basis an ordinance that provides for heightened review before demolition of historic buildings occurs, while the City Council, a task force, the Planning Commission, and the Historic Preservation Committee, review the issue and the City Council considers the adoption of historic preservation regulations. 5. Heightened review before demolition of historic buildings occurs is consistent with and implements, in part. the City comprehensive plan, including Land Use Policy 15.4, which provides: "Establish historic preservation guidelines in the zoning ordinance to govern Pagel Ordinance 2969 demolition of historic structures and walls more than 50 years old. Ensure that the guidelines include a map and inventory which identifies all significant historic structures in Port Townsend." 6. Heightened review is important to prevent the loss of significant historic buildings, where rehabilitation is feasible and doing so does not deprive the owner of reasonable economic return. 7. Heightened review preserves the architectural and historic fabric of the City, as well as contribufing to economic development. A recent report, "The Economic Benefits of Historic Preservation in Washington State: Summary Report," Prepared for: Washington Department of Archaeology and Historic Preservation by Matt Dadswell and William B. Beyers (Nov. 2006), supports the economic benefits to the City from historic preservation. 8. A decision that denies demolition because economically feasible uses exist is not a "taking." The fact that regulations may impose costs, or prevent an owner from obtaining the highest return (for example, by preventing demolition) does not constitute a taking. "Mere regulation on the use of land has never constituted a `taking' or a violation of due process under federal or state law." Presbytery v. King County, 114 Wn. 2"d 320 (1990). Only if no economically viable return is available does a "taking" occur. Under this ordinance, demolition is allowed if no economically viable return is available, and therefore no taking occurs. In Buttnick v. Seattle, 105 Wn. 2nd 857 (1986), the Washington Supreme Court stated Seattle's preservation ordinance which required a building owner conducting repairs to replace a "parapet" in a manner approximating the original design, even though more costly to the owner, was valid and not a taking. The building owner claimed that the requirement resulted in an unconstitutional taking of his property. The state Supreme Court ruled that the estimated cost of replacing the parapet would not be an undue hardship on the building owner, considering the fair marker value and income producing potential of the building. The court rejected the owner's claim. Citing the United States Supreme Court in Penn Cent. Transp. Co. v. New York, 438 U.S. 104 (1978), the Washington court stated: "The [U.S. Supreme] Court went onto observe it is `not in dispute' that `States and cities may enact land use restrictions or controls to enhance the quality of life by preserving the character and desirable aesthetic features of a city'." 9. The City Council determines to review the issue of demolition of historic structures, and to hold public hearings and workshops to obtain testimony and evidence from the public on the issue. The City Council determines that a task force comprised of a City Councilor; Planning Commissioner, HPC member, and citizens (including, historic home owners) should be formed to advise the City Council and Planning Commission and HPC on historic preservation issues and the appropriateness of review before demolition of an historic structure occurs. 10. The City needs additional time to consider properly and carefully the potential effects of demolition of historic structures, and to allow the processes identified above to provide recommendations to the City Council. Page 2 Ordinance 2969 11. The City Council finds it is appropriate to preserve the status quo and to prevent the vesting of any new applications for demolition permits that are or may be inconsistent with the City's comprehensive plan or the outcome of the pending planning effort. 12. RCW 35A.63.220 relating to Code cities like Port Townsend and 36.70A.390, a section of the Growth Management Act (Ch. 36.70), authorizes the City to adopt interim regulations to preserve the status quo while new plans or regulations aze considered and prepared. NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF PORT TOWNSEND, WASHINGTON, ORDAINS AS FOLLOWS: Section 1. Interim Re¢ulation. The City Council hereby imposes an immediate six-month interim regulation on the acceptance of permit applications for demolition or partial demolition of certain properties and structures defined in Section 2. "Demolition" or "partial demolition" has the meaning as provided in PTMC 1730.085. All such applications shall be rejected and returned to the applicant. Provided, Any owner may apply for demolition or partial demolition based on and subject to the standards and procedures in Chapter 17.30 PTMC, and in particular section PTMC 17.30.085 Demolition Standazds, which are hereby made applicable to demolition or partial demolition of structures defined in Section 2, except for those portions of Chapter 17.30 PTMC which are clearly inapplicable or inconsistent with this Ordinance. (Byway of illustration, a portion of Chapter 17.30 PTMC which would cleazly be inapplicable to an application for demolition of a residence in uptown would be design standards in PTMC 13.30.150 Waterfront Sub district-Additional design standards:) Provided further, the standards and procedures in Chapter 17.30 PTMC apply to any development of property or structures defined in Section 2, except for those portions of Chapter 17.30 PTMC which are clearly inapplicable or inconsistent with this Ordinance. Section 2. Defined Structures. The following structures are subject to this Ordinance: 1. Structures shown as pivotal, primary or secondary on a map prepared in connection with the Port Townsend National Historic Landmark District (NHLD) application. The map is attached as Exhibit A. 2. Structures, whether inside the NHLD or outside the NHLD, that have "historical significance." Structures have historical significance if the stmcture is at least 50 years old, and meets three or more of the following criteria or is less than 50 years old and meets at least five of the following criteria: a. Is associated with events that have made a significant contribution to the broad patterns of national. state, or local history; Page 3 Ordinance 2969 b. Embodies distinctive architectural characteristics of a type, period, style, or method of design or construction, or represents a significant and distinguishable entity whose components may lack individual distinction; a Is an outstanding work of a designer, builder, or architect who has made a substantial contribution to the art; d. Exemplifies or reflects special elements of the city's cultural, special, economic, political, aesthetic, engineering, or architectural history; e. Is associated with the lives of persons significant in national, state or local history; f It is the only remaining, or one of the few remaining, structures of a particular style, building type, design, material, or method of construction; g. It is a conspicuous visual landmark in the community or neighborhood; h. It is an important or critical element in establishing or contributing to the continuity or character of the street, neighborhood or area. Section 3. Purpose. The purpose of this Ordinance is to allow the City to continue the process of analyzing the issue of demolition of historic structures without the possibility that owners will seek to vest applications to demolish historic structures under the existing codes. The City Council is embarking on a process to determine whether regulations should apply before demolition of historic structures should occur. Additional time is needed to fully explore the options available to the City. Section 4. Duration of Interim Regulation. The interim regulations imposed by this Ordinance shall commence on the date of the adoption of this Ordinance. As long as the City holds a public hearing on the interim regulations and adopts findings and conclusions in support of the interim regulations (as contemplated by Section 5 herein), the interim regulations shall not terminate until six (6) months after the date of adoption, or at the time all of the tasks described herein have been accomplished, whichever is sooner. The Council shall make the decision to terminate the interim regulations by ordinance, and termination shall not otherwise be presumed to have occurred. Section 5. Public Hearing on Interim Regulations. Pursuant to RCW 36.70A.390 and RCW 35A.63.220, the City Council shall hold a public heazing on these interim regulations within sixty (60) days of its adoption. Immediately after the public heazing, the City Council shall adopt findings of fact on the subject of these interim regulations and either justify its continued imposition or cancel the interim regulations. Section b. Severability. If any section, sentence, clause or phrase of this Ordinance should be held to be unconstitutional by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of any other section, sentence, clause or phrase of this Ordinance. Section 7. Declaration of Emergency. The City Council hereby declares that an emergency exists necessitating that this Ordinance take effect immediately upon passage by a majority vote plus one of the whole membership of the Council. Without immediate interim regulations on the City's acceptance of applications for demolition of historic structures as set Page 4 Ordinance 2969 forth in this Ordinance, such applications could become vested, leading to demolitions that could be incompatible with the codes eventually adopted by the City. Therefore, the interim regulations must be imposed as an emergency measure to protect the public health, safety and welfare, and to prevent the submission of applications to the City in an attempt to vest rights for an indefinite period of time. Section 8. Vested Rights; Development and Re-development. This Ordinance does not affect any existing vested rights. Those with vested approvals for demolition may proceed with processing and demolition. Nor does the Ordinance prohibit all demolitions or re-development of historic structures in the City. The Ordinance specifically allows re development of historic structures as provided in this Ordinance. Section 9. Publication. This Ordinance shall be published by an approved summary consisting of the title. Section 10. Effective Date. This Ordinance shall take effect and be in full force and effect immediately upon passage, as set forth in Section 7, as long as it is approved by a majority plus one of the entire membership of the Council, as required by RCW 35A.12.130. Section 10. Penalty A. Director's Authority. Whenever the Development Services Director or his or her designee ("director") determines that a condition exists in violation of this ordinance or any standard required to be adhered to by this ordinance, or in violation of any permit issued hereunder, he or she is authorized to enforce the provisions of this chapter. B. Chapter 20.10 PTMC Applicable. All violations of any provision of this ordinance or incorporated standards, or of any permit or license issued hereunder, are declared nuisances and made subject to the administration and enforcement provisions of Chapter 20.10 PTMC, including any amendments, and including but not limited to, abatement, criminal penalty, and civil penalty as set forth in Chapter 20.10 PTMC, which aze incorporated by reference as if set forth herein. Adopted by the City Council of the City of Port Townsend, Washington, at a regular meeting thereof, held this nineteenth day of February 2008. 1 Y ~~,1i4 d~11"~-~ Michelle Sand val, Mayor A st: Pamela Kolacy, MMC, City Clerk Approved as to Form: ~~ John P. Watts, City Attorney Page 5 Ordinance 2969