Rules and Procedures for Design Review
Design Review is the process through which the Clark County Historic Preservation Commission (CCHPC) reviews proposed changes to Clark County's historic and cultural resources. Once a property is listed on the Clark County Heritage Register any work done on the property which will effect identified historic features contributing to placement of said resource on the Register, or would ordinarily necessitate a building permit (with some exceptions) will, in addition, require a Certificate of Appropriateness or Waiver of Certificate of Appropriateness in the case of demolition. These activities include:
- Construction, reconstruction, modification, restoration
- Alterations to historic structures
- New construction
- Demolition of historic structures
The Certificate of Appropriateness is approved by the CCHPC as required and under powers granted it by the Historic Preservation Ordinance of the Clark County (CCC 18.328.060).
These rules shall have no application to ordinary repairs and maintenance, including painting, or to emergency measures as defined in the Clark County Historic Preservation Ordinance CCC 18.328.030 and 060).
TYPE I - ADMINISTRATIVE (MINISTERIAL) DESIGN REVIEW
- An application is completed by the applicant for a Type I design review and submitted to the CCHPC staff.
- Staff makes an administrative decision within 15 working days from the date of receipt of a technically complete application.
- The applicant is notified of the decision.
- The applicant may appeal a ministerial decision subject to CCC 18.600.100 or post decision review. The appeal is to the Commission.
- Staff may refer a ministerial decision to the Commission if it is found that:
- changes or modifications to significant features alter the feature(s) and/or vary from the existing design, material or placement, consistent with the criteria for a Type III Commission Review (CCC 18.328.060 (C)(4).
Procedures for Conducting Meetings - Type III Review
A. Pre-Meeting
- Applicant/Designated Agent
An applicant wishing to make such changes:
a. Applies to the Building Department according to usual procedure, when applicable.b. Applies to the CCHPC staff for a review of proposed changes on a Clark County Heritage Register property or within an historic district.
c. Meets with CCHPC staff to review design guidelines (if applicable).
d. Submits application for design review at least 30 days before a regularly scheduled meeting for a Type III review.
2. Building Department
The Building Department shall:
a. Report any application for a permit to work on a designated Clark County Heritage Register property or a property within a designated Clark County Historic District to the CCHPC staff.
b. Continues processing the building permit.
c. Works with the CCHPC staff in considering fire and building codes.
d. Does not issue permits until the CCHPC determination is complete and a Certificate of Appropriateness or Waiver of Certificate of Appropriateness (in the case of demolition) is issued.
3. Staff
Prior to the meeting Planning Department staff shall:
a. Notify the applicant of the Commission review requirements.
b. Meet with the applicant to transmit design guidelines and information on necessary documentation and completion of the application form.
c. After the form is submitted, review it for technical completeness.
d. If the form is technically complete, place the case on the next regularly scheduled meeting.
e. Prepares public notice of the application and hearing date to the property owner(s) and others per CCC 18.600.080.
f. Make arrangements, if necessary, for the CCHPC to visit the property. This may include interior visitations.
g. Review the modifications and prepare a report for the Commission.
4. Clark County Historic Preservation Commission
Before the meeting, the Clark County Historic Preservation Commission shall:
a. Review the application and the staff report.
b. Visit the property if necessary.
B. MEETING
1. Design review will occur at regularly scheduled meetings. Design review applications will be considered in the order in which they were received by the Commission.
2. The regular order of business for consideration of design review applications shall be as follows:
a. The Chairperson or Chairperson-designated person shall offer a preliminary statement concerning the application.
b. The staff report is presented.
c. The applicant or the designated agent of the applicant presents statements in favor of the application including relevant pictures, models, etc.
d. Statements in opposition to the application.
e. Comments by Clark County Planning Department, interested persons, organization, or legal entities.
f. Rebuttal by all concerned parties.
g. Summary of above by Chairperson or designated person.
h. Deliberation by Commission.
i. Vote
During the course of the meeting, the above procedure may be temporarily modified by the concurrence of all parties and the CCHPC.
If a CCHR nomination is heard in conjunction with a concurrent Type III land use case, the Hearing Examiner may conduct a joint hearing on the applicant's request. If a joint hearing is requested, at least two (2) members of the CCHPC shall also be present to hear the nomination. At least one member shall be the chair or vice-chair of the Commission. The CCHPC members shall make findings of fact and determination of eligibility for a Certificate of Appropriateness or Waiver to be forwarded to the Hearing Examiner. The Hearing Examiner shall incorporate the findings and determination of the CCHPC in his/her determination of the concurrent land use case. All required signatures on designation forms may be signed by the Hearing Examiner, in lieu of the CCHPC Chairperson's signature, if consent is given by the CCHPC members at the public hearing.
3. As part of this deliberation, the CCHPC (and Hearing Examiner, if applicable) shall review the proposed work, using information from the site visit and application materials, comparing this information with the design review criteria established in the Rules. The design review criteria for Clark County shall be those as outlined in The Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings or any revised standards for Clark County or of a jurisdiction with which there is a valid interlocal agreement for preservation services.
a. If the alterations meet the Standards, a Certificate of Appropriateness is issued.
b. If the alterations fail to the meet the Standards, the Certificate of Appropriateness is not issued and the determination is against the Building Department issuing the permit.
c. If the alterations would meet the Standards with modification, the Certificate of Appropriateness is issued with Conditions of Approval.
C. POST MEETING
1. Owner/Designated Agent
Following the meeting, the owner/designated agent has the following options:
a. If the owner agrees in writing to comply with the CCHPC's determinations and Conditions of Issuance, he/she receives a Certificate of Appropriateness.
b. If the owner disagrees with the determination, he/she can drop the case or reapply with modifications. The applicant should be encouraged to reapply to the Historic Commission with modified plans.
c. If the owner/applicant or other interested parties disagree with the Commission's decision, an appeal to the Board of County Commissioners may be filed pursuant to the procedures in CCC 18.600.100.
d. If the applicant does not comply with the determination, the Historic Preservation Commission may initiate removal of the property from the Clark County Heritage Register subject to a Type III public hearing process. If the special valuation tax incentive program is in effect on the subject property, the property owner is subject to the penalties in RCW 84.26.090.
2. Staff
After the meeting the staff (or Hearing Examiner) shall:
a. Issue the Commission's determination as a finding of fact, clearly stating the intended modifications and how they meet or fail to meet the Secretary of the Interior's Standards or any Clark County revised standards within fourteen (14) days of the close of the case record.
b. Within seven (7) calendar days of the meeting notify the owner/designated agent in writing of the Commission's decision.
Staff shall:
c. Get the owner/designated agent's signature on the Conditions of Approval.
d. Forward the Commission's determination, the Certificate of Appropriateness (if issued) and any Conditions of Approval to the Building Department.
3. Building Department
After receiving the application, Certificate of Appropriateness (if issued) and any Conditions of Approval from the CCHPC staff, the Building Department will:
a. Make the final decision on the issuance of the permit.
b. Notify the CCHPC of its decision.
Clark County Historic Preservation Commission
APPLICATION STANDARDS FOR DESIGN REVIEW
Documentation is required for alterations to or demolition of a property on the Clark County Heritage Register (CCHR) or for new construction within a district on the Register. Required documentation shall minimally include all materials identified illustrating:
1. Existing conditions
2. Proposed alterations
3. Effect on historic properties and features (impact)
At least one copy of the documents detailed below must be submitted with the application. These will remain on file with the CCHPC. All drawings and elevations must be drawn to scale or have the measurements included and be signed by the architect or draftsman.
For phased projects, one copy of all required documentation shall be submitted for each phase of the project.
SECTION 1. ALTERATIONS/ADDITIONS
I. Existing conditions
A A copy of the Clark County Heritage Register nomination
B. Photographs - Photos should be 4"x6" or 5"x7" minimum format in either black and white or color with negatives and must be clearly labeled to identify case, location, subjects and the direction the photograph was taken. Necessary photographs include:
1. Building on lot, including elevations and facades that are to be altered.
2. In a historic district, photographs of structures adjoining the property, as well as those across the street and/or alley are necessary (streetscapes).
II. Proposed alterations
A. Precise written statement describing work on CCHPC application form.
B. Working drawings which are adequate to indicate affect on contributing historic features; including, but not limited to, descriptions of proposed signs, re-roofing plans, fences, parking lots and landscaping changes.
C. For rehabilitation or restoration work, original drawings of the structure (if available) historic photographs and statement of physical or documentary evidence for proposed changes particularly if replacement is proposed. This evidence should indicate the date that it was originally produced as closely as possible .
D. Materials, samples and additional photographs may be required by the CCHPC.
E. Other information as required.
III. Impact
Drawings and a written statement indicating how proposed alterations will affect historic elements listed in the property nomination form.
SECTION 2. NEW CONSTRUCTION
New construction refers to building on a site containing an historic structure or in an historic district listed on the Clark County Heritage Register.
I. A copy of the nomination or designation form for the Clark County Heritage Register.
II. Existing conditions
A. Site plan or measured drawings indicating the following:
1. Existing adjacent buildings
2. Property lines and utilities
3. Right-of-ways and easements
4. Building setbacks and allowed side yards
5. Existing planting materials and size.
B. Photographs - Photos should be 4"x6" or 5"x7" minimum format in either black and white or color with negatives and must be clearly labeled to identify case, location subjects and the direction the photograph was taken. Photographs of structures adjoining the property, as well as those across the street and/or alley are necessary (streetscapes).
C. A legal description supplied by the Clark County survey records division, a title company, surveyor licensed in the state of Washington, or other party approved by the review authority, and current Clark County assessor map(s) showing the property(ies) subject to the application;
D. For a Type III process, a current Clark County assessor map(s) showing the property(ies) within a radius of the subject site as required in CCC 18.600.080 (Type III);
E. If the application is subject to pre-application review based on the code, unless the director has waived the pre-application conference, a copy of the pre-application conference summary, and information required by the pre-application conference summary, unless not timely prepared as required by CCC 18.600.030G;
III. Proposed construction
A. Precise written statement describing work on CCHPC application form.
B. Site plan including that information specified in Section 2 (1) (A) above and:
1. The proposed building(s) outline with dimensions relative to property lines and existing buildings adjacent to the property.
2. New parking areas, driveways, utilities, etc.
3. Any proposed planting and landscaping, sidewalks and patios, mechanical equipment and other appurtenances such as walls, gates and accessory buildings.
4. Other information as required based upon information supplied in A. above.
IV. Impact
A. Precise written description of how the proposed new construction will affect the historic nature of the district or property.
B. Sketch of affected streetscapes indicating impact.
SECTION 3. DEMOLITION
Necessary documentation for demolition of a property on the Clark County Heritage Register must include:
1. A copy of the nomination of the property to the Clark County Heritage Register.
2. Description of structural integrity. A statement by a registered structural engineer may be required.
3. Reason or justification for demolition (should include statement of why the property is not salvageable or why it cannot be maintained).
4. Any planned new construction.
5. Photographs of all sides of construction and the interior.
6. Survey plat.
7. A bona fide list of alternatives to demolition that have been investigated by the property owner/applicant. A bona fide list of alternatives to demolition may include: an economic analysis; offers to lease, sell or dedicate site to a private, public or non-profit entity, and outcome of the offer; relocation of building, etc.
SECTION 4. OTHER INFORMATION WHICH MAY BE REQUIRED (This will be made into a checklist to be included in the application packet.)
The following may be required by staff or the Commission after consultation with the applicant to discuss the scope of work proposed:
I. Existing conditions
A. A scaled site plan or plans illustrating existing conditions, including:
1. Building dimensions relative to property lines and existing building adjacent to the property.
2. Right-of-ways and easements.
3. Building setbacks.
4. Utilities.
5. Any planting and landscaping, parking lots, driveways, sidewalks and patios, mechanical equipment and other appurtenances such as walls, gates and accessory buildings.
6. Features mentioned in the nomination and their condition.
7. Other information as required.
B. Building elevations and typical building cross section illustrating existing conditions, including:
1. Vertical dimensions.
2. Existing grade.
3. Cladding.
4. Roof type, slopes and material.
5. Window type and material.
6. Mechanical vents.
7. Types of outdoor light fixtures.
8. Design and location of signage.
9. Features mentioned in the nomination and their condition.
10. Other information as required.
C. If historic significance is related to interior features, floor plans depicting:
1. The arrangement of the interior spaces.
2. Location of windows and doors.
3. Features mentioned in the nomination.
4. Other information as required.
II. Proposed alteration or construction
Complete blueprints and construction plans of project.
III. Impact
A. A scaled site plan or plans showing conditions after the proposed construction including those items listed under (I)(A) above and with specific depiction's and descriptions of how changes will affect those items under (I)(A)(6) above.
B. Building elevations and typical building cross section showing conditions after the proposed construction including those items listed under (I)(B) above and with specific depiction's and descriptions of how changes will affect those items under (I)(C)(3) above.
CRITERIA FOR DESIGN REVIEW
The Secretary of the Interior has established the following Standards to be considered during the Design Review process:
Secretary of the Interior's Standards for Rehabilitation:
1. Every reasonable effort shall be made to provide a compatible use for a property which requires minimal alteration of the building, structure or site and its environment, or to use a property for its originally intended purposes.
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 sites shall be recognized as products of their own time. Alterations that have no historical basis and which seek to create an earlier appearance shall be recognized and respected.
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 acquire 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 whenever 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 or features, substantiated by historic, 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 historic 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 project.
9. Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not destroy significant historical, architectural or cultural material, and such design is compatible with the size, scale, color, materials, and character of the property, neighborhood or environment.
10. Wherever possible, new additions or alterations to structures shall be done in such a manner that if such additions or alterations were to be removed in the future, the essential form and integrity of the structure would be unimpaired.
After identifying the distinguishing historic characteristics of a property subject to the Design Review process, retention and preservation of those features and materials is the primary goal of the Design Review effort.
This is accomplished through the review process individual to each property. However, there are preferred options, specified by the Secretary of the Interior, common to each property. These are, in descending order of preferability: (1) protecting and maintaining, (2) repairing, (3) replacing, (4) design for missing features, and (5) alterations and additions to historic buildings.
PROTECTING AND MAINTAINING
Protecting and maintaining is accomplished by:
1. Providing proper drainage so that water does not cause damage to:
a. Masonryb. Flat, horizontal and decorative wooden features
c. Flat, horizontal and decorative metal features
d. Structural members, foundations and walls
e. The historic landscape
2. Providing proper venting which help prevent moisture condensation damage and subsequent insect damage.
3. Cleaning features and materials only when necessary using only the gentlest methods. This includes cleaning gutters and downspouts on roofs and replacing flashings on the roof and over windows.
4. Removing rust from metal structural and decorative features.
5. Examining protective coating systems (paint, shellac, etc.), and removal of loose or deteriorated materials to the next intact layer by the gentlest means possible. (This may include electric heating devices, chemicals, or scraping and brushing). Reapplication of compatible protective coating systems following proper surface preparation in historically accurate colors is then necessary to prevent deterioration.
6. Applying non-obtrusive chemical and physical preservatives to features not previously protected.
7. Providing non-obtrusive insulation, recaulking and weatherstripping to improve thermal efficiency.
8. Carefully testing of all the above materials and methods in non-conspicuous areas to gauge their effect on the historic fabric.
9. Carefully inspecting materials and features to see if repairs or replacement are necessary. This may include using such non-destructive techniques as x-ray photography to evaluate the structural integrity of buildings or structures.
REPAIRS
Repairs may include patching, splicing, piecing in, or reinforcing present materials and features (including upgrading individual elements of a feature), following recognized preservation methods. If there are seriously deteriorated or missing elements along with surviving models or prototypes, repairs may also include limited in kind replacement or replacement with a compatible substitute material if the original material is not economically feasible.
In repairing, duplication of the appearance, strength, composition, color and texture is sought. For example, in repainting masonry, care should be taken to replicate the size and shape of the mortar joint and the color of the mortar. For repairing stucco, the damaged material should be removed and the stucco matched in strength, composition, color and texture.
REPLACING
If an entire feature is too deteriorated to repair, but the overall form and detailing are still evident, the feature should be replaced. The replacement should attempt to replicate the original, using the physical evidence to guide the new work. If using the exact material is not technically or economically feasible, a compatible substitute material may be considered. The substitute material should offer the same, or greater, structural support.
DESIGN FOR MISSING HISTORIC FEATURES
Due to its complex technical and/or design implications, this option should only be considered after the other possibilities have been explored. It entails designing and installing a copy when the historic feature or model is physically missing. A restoration using historical descriptions, pictorial representations, and/or physical documentation may be attempted, or a new design, compatible in size, scale, material and color may be substituted.
ALTERATIONS AND ADDITIONS
New additions to historic buildings should be a last resort and should be placed to minimize loss, damage or the obscuring of character defining features. Both internal and external alterations should be as inconspicuous as possible from public right of way and from main interior spaces. Such new features should be compatible with overall building design in terms of size, scale, material and color, but should not try to duplicate existing historical features.
Excavations adjacent to historic foundations should be limited to avoid damage to those foundations or to any archaeological deposits that may be nearby.
Alterations for health and safety codes or for energy retrofitting should be done so that the historic building's character defining spaces, features, etc., will not be impacted.
