2008/11/19 Council Agenda Packet

overlay, many citing the neighborhood character as the reason they bought their houses and often recounting the extensive work they have done to restore their homes. Nine persons opposed the overlay, generally opposing additional regulation and fearing greater cost for repairs or additions. In addition to other public comments already mentioned, a petition signed by 22 persons was presented supporting the overlay, but requesting that the southern boundary of the proposed overlay zone be moved from California Street to Everett Avenue. Their reasons for this modification were that Everett Avenue is a high traffic arterial that naturally divides the mixed-use area south of California from the mostly single-family area to the north and that many of the residents south of Everett Avenue are renters, not home owners, creating a different neighborhood culture. Although several Historical Commissioners expressed understanding of the rationale to move the southern boundary to Everett Avenue, the Historical Commission unanimously recommended approving the overlay as proposed, with a southern boundary of California Street. The Planning Commission held a public hearing on the proposed overlay on October 21, 2008. Two overlay boundary alternatives were presented to the Planning Commission for consideration, one with a southern boundary of California Street and one with a southern boundary of Everett Avenue. For this hearing 11 additional persons supported the overlay in written or oral comments, and a new petition with 80 signatures was submitted in to Planning Commission in support. Three additional persons opposed the overlay at the public hearing. Planning Commission unanimously supported the overlay, but there was discussion about which boundary alternative to support. A motion to recommend the southern boundary at California Street was defeated by a 3 to 4 vote. A second motion to recommend approval of the overlay with Everett Avenue as the southern boundary passed unanimously: 7-0. The minutes of these meetings and all written public comments are in this packet. Guidelines and Standards The Neighborhood Conservation Guidelines describe the various elements of the homes and neighborhood which create its historic character, including the streetscape, size and proportion of the buildings, roofline, shapes of windows and doors, exterior materials, vehicular access, parking, garages, and rear yard infill dwellings. The Historic Overlay Standards set specific zoning standards to maintain the historic character of the neighborhood, such as building height and setbacks, building modulation, roof pitch and garage placement. As an incentive to retain existing historic buildings, construction of an infill residence is allowed in the back yard in the R-3 and R-4 zones and in the R-2 zone on lots large enough to accommodate a duplex. The Guidelines and Standards apply to all development which requires a building permit. They are designed to be applied together and establish specific criteria so development review by the Historical Commission and City staff will not be arbitrary. Studies nationwide and recently in Washington State show that properties in historic districts appreciate at the same rate or a faster rate than properties outside the districts. Research on insurance rates shows that historic overlay zone designation does not increase home insurance rates. Some companies actually look favorably on the designation because properties are better maintained.