17.03.150 - Historic and Landmark (HL) district.

A.

Purpose. This Section is enacted and intended to:

1.

Encourage protection, restoration, and reuse of Structures, Sites, and areas of historic and architectural significance, these being among the City's most important cultural, educational, and economic assets;

2.

Protect the character of the historic and landmark Structures, Sites, and areas from being lost through expansion or change of commercial, residential, or other activity in the City;

3.

Preserve historic and landmark Structures, Sites, and areas for the Use, observation, study, education, enjoyment, and general welfare of the present and future inhabitants of South Salt Lake;

4.

Stabilize and revitalize neighborhoods by creating an environment conducive to reinvestment and continued maintenance;

5.

Educate citizens about the City's history;

6.

Protect key elements of the City's history;

7.

Protect and enhance historic elements that attract residents, tourists, and visitors, and serving as a support and stimulus to business and industry;

8.

This Section does not prohibit the razing of Structures that pose an immediate hazard to human health and safety, nor preclude ordinary maintenance and repair not otherwise subject to City regulation.

9.

Preserve structures from deliberate acts of demolition or destruction and deliberate or inadvertent neglect of historic and landmark Structures and Sites within historic districts.

10.

Serve as a support and stimulus to business and industry.

B.

Uses. No Building, Structure, Site, or land shall be used or Developed except in accordance with the adopted Land Use Matrix as found in this Chapter.

C.

Regulations. Regulations for the district are as follows:

1.

An area, Parcel, or Lot may be designated as within this district if it contains a natural feature, Structure, or Building with historical significance, valued character, interest, or importance as part of the Development, heritage, or cultural characteristics of the community, as measured by falling into one or more of the following categories:

a.

Historical Significance.

i.

It is the location of, or is associated in a significant way with, an historic event that had a significant effect upon the City, state, or nation.

ii.

It is associated in a significant way with the life of a person important in the history of the City, state, or nation.

iii.

It is associated in a significant way with an important aspect of the cultural, political, or economic heritage of the City, state, or nation.

b.

Architectural, Landscape Architecture, and Engineering Significance.

i.

It embodies the distinctive visible characteristics of an architectural style, period, or a method of construction.

ii.

It is an outstanding work of a designer or builder.

iii.

It contains elements of extraordinary or unusual architectural or structural design, detail, use of materials, or craftsmanship.

iv.

It portrays the environment of a group of people in an era of history characterized by a distinctive architectural style.

v.

It has retained historic integrity, in that there have not been any major alterations or additions that have obscured or destroyed the significant historic features.

D.

Powers and Duties.

1.

The Historic and Landmark Commission shall have the following duties:

a.

Survey and inventory the community's Historic Buildings and landmarks along with contributory and Non-Contributory Structures upon a site. The Commission shall conduct or cause to be conducted a survey of the historic, architectural, and archaeological resources within the community. Survey and inventory documents shall be maintained and open to the public.

b.

Recommend the designation of areas, Parcels, or Lots as within the district to the City Council in accordance with the procedures adopted in this Title.

c.

Review and make recommendations related to Applications for a permit for the demolition or relocation of a Building or Structure which is within the district.

2.

For the purpose of this Section, "Structure" includes all Buildings, exterior walls, fences, signs, utility fixtures, steps, or appurtenant elements.

E.

Procedures for Land Use Designations and Design Review Certificates.

1.

Official nominations of properties to be designated within the district must originate with the property Owner, City administration, the Historic and Landmark Commission, or the City Council. Applications shall be filed with the Community Development Department.

2.

The Historic and Landmark Commission shall review all Applications submitted to the Community Development Director. Approvals shall be consistent with established guidelines. The Historic and Landmark Commission may call upon historic preservation consultants, through the Community Development Director, for professional expertise.

F.

Design Review Certificate Standards.

1.

A design review certificate shall be required in any of the following instances involving a Structure within the district:

a.

All additions, renovation, alterations, exterior remodeling, or major changes in color, material, texture, roofing materials, to the exterior of any improvement which do not constitute demolition;

b.

Alterations or Development affecting natural features, or site improvements; and

c.

Any signs placed on any Structure or property.

2.

Routine maintenance and upkeep, repainting or replacing roofing, shutters, trim, or similar decorative items with similar materials shall not require a design review certificate.

3.

If the Structure is contributory or non-contributory and the changes involve additions, renovation, exterior remodeling, or major changes in color, material, texture, or size, the project shall be presented to the historic and landmark commission for a design review certificate prior to the issuance of a Building Permit or commencement of work, if no permit is required.

4.

Establishment of Standards and Guidelines. South Salt Lake standards and guidelines for exterior and site design criteria may be adopted by the Historic and Landmark Commission to aid Applicants in formulating plans for Development relating to sites and Structures within the district.

5.

Application of Standards and Guidelines. In approving an Application for a design review certificate, the Historic and Landmark Commission shall find that a project substantially complies with the Secretary of the Interior's Standards and Guidelines for Rehabilitating Historic Buildings. The following standards and guidelines shall be applied during reviews by the Historic and Landmark Commission:

a.

A property will be used as it was historically or be given a new Use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships.

b.

The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided.

c.

Each property will be recognized as a physical record of its time, place, and Use. Changes that create a false sense of historical Development, such as adding conjectural features or elements from other historic properties, will not be undertaken.

d.

Changes to a property that have acquired historic significance in their own right will be retained and preserved.

e.

Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved.

f.

Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence.

g.

Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.

h.

Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken.

i.

New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be Compatible with the historic materials, features, size, Scale and proportion, and massing to protect the integrity of the property and its environment.

j.

New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

G.

Demolition Permit Processing Requirements.

1.

When any Application is made for a demolition permit for a Structure within the district, the Community Development Director may delay approval of the demolition permit for a period of up to thirty (30) days in order to do the following:

a.

Make a historical record, both written (history, floor plans and elevations) and photographic, of the Structure and Site.

b.

Review the condition of the Structure to determine the impact of the demolition upon the neighborhood and the technical feasibility of preservation to the Structure.

c.

Allow the Historic and Landmark Commission to consider and make recommendations regarding the Application.

d.

Make the Owner aware of incentives available to rehabilitate historic resources.

e.

Encourage the property Owner not to demolish the Structure until an attempt can be made to locate either a suitable Use or occupancy to make the preservation of the Structure economically viable or to find a purchaser who is willing to acquire and preserve the Structure.

2.

Denial. Upon findings of fact by the Historic and Landmark Commission that preservation of the Structure is warranted, leaves the Owner with reasonably beneficial Use of the Property, and is in the best interest of the City, the permit may be denied.

H.

Appealing Decisions of the Historic and Landmark Commission. Decisions of the Historic and Landmark Commission may be appealed as provided in Chapter 17.12.

(Ord. No. 2020-02, § IV(Exh. C), 1-8-2020; Ord. No. 2022-16, § 1(Exh. A), 9-14-2022)

Note— See editor's note at § 17.03.080.