8.7.B Historic Landmark Designation | Sedona Land Development Code

B. Historic Landmark Designation

This section establishes the procedure for the Historic Preservation Commission to designate as a landmark an entire property, an identified portion of a property, or one or more individual structures on a property.

Figure 8-14 identifies the applicable steps from Section 8.3, Common Review Procedures, that apply to the review of applications for landmark designation. Additions or modifications to the common review procedures are noted below.

Figure 8-14: Historic Landmark Designation

A pre-application meeting shall be held in accordance with Section 8.3.B, Pre-Application Meeting.

The application for landmark designation shall be submitted, accepted, and revised, and may be withdrawn, in accordance with Section 8.3.C, Application Submittal and Handling.

The applicant shall prepare and implement a Citizen Participation Plan pursuant to Section 8.3.D, Citizen Review Process.

The Director shall review the application for landmark designation and prepare a staff report and recommendation in accordance with Section 8.3.E, Staff Review and Action, with the following modification:

Upon acceptance of a complete application, no building or demolition permits affecting the proposed landmark shall be issued by the City until the process as described herein has been completed and the Commission has made its decision.

The application for landmark designation shall be scheduled for a public hearing before the Historic Preservation Commission and noticed in accordance with Section 8.3.F, Scheduling and Notice of Public Hearings.

The Commission shall review the application and shall approve, approve with conditions, or deny the application in accordance with Section 8.3.G, Review and Decision, based on the criteria in Section 8.7.B(3), Landmark Designation Criteria.

All common procedures in Section 8.3.H, Post-Decision Actions and Limitations, shall apply, with the following modifications:

The procedure to remove a landmark status to a property shall be the same as the procedure to designate. However, in the case of removal of a landmark designation, the Commission may initiate the application.

i. The Commission shall consider and make findings for removal of landmark status and removal from the City of Sedona’s Historic Resource Register. The removal of any designated historic resource shall be granted only if the Commission finds that the historic resource no longer conforms to any of the criteria as set forth in Section 8.7.B(3), Landmark Designation Criteria, or any one or more of the following:

a. That the historic resource has been destroyed or demolished by natural disaster, accident or fire;

b. That the historic resource has diminished historic significance or value upon a showing of clear and convincing evidence, including that this diminution is not the result of deterioration by neglect or work performed without a permit;

c. That the historic resource cannot be restored, rehabilitated, stabilized or renovated for any use permitted in the zone in which it is located without causing an economic hardship disproportionate to the historic value of the property substantiated by clear and convincing evidence. Proof of economic hardship shall require a showing that the cost of stabilization of the historic fabric of the property exceeds the appraised value as determined by a qualified appraiser of the historic improvements on the site.

ii. If the removal of landmark designation from the National Register is initiated by the Commission, the Commission must prove the grounds for removal of a landmark designation meet the criteria for removing properties from the National Register as set forth by the United States Department of the Interior.

i. Upon approval of a landmark designation, the affected property shall be included in the Historic Property Register and on any other applicable documents as appropriate for its preservation.

ii. No person shall carry out any exterior alteration, restoration, renovation, reconstruction, new construction, demolition, or removal, in whole or in part, on any landmark, without first obtaining a Certificate of Appropriateness from the Commission pursuant to Section 8.7.E, Certificate of Appropriateness (or No Effect).

iii. No person shall make any material change in the exterior appearance of any landmark or contributing factor, such as its color, materials, light fixtures, signs, sidewalks, fences, walls, landscaping, steps, paving, or other elements which affect the appearance of the historic resource without first obtaining a Certificate of Appropriateness pursuant to Section 8.7.E, Certificate of Appropriateness (or No Effect).

iv. No person shall carry out any demolition, in whole or part, on any landmark, without first obtaining a Certificate of Appropriateness approval from the Commission.

v. Each property designated as a landmark shall be maintained to ensure weather resistance and a secured condition, faithful to its historic character.

vi. Nothing in this section shall be construed to prevent routine maintenance and repair, as defined. Any exterior alteration, restoration, renovation, reconstruction in compliance with the definition of routine repair and maintenance shall be permissible without application and review. Property owners and/or their representatives are encouraged to consult with staff prior to any work being performed to discuss its scope and compliance with the definition of routine maintenance and repair; however, consultation is not required.

The Commission shall evaluate each historic resource within an area that is included in an application and may designate it as a landmark if it is determined to possess integrity of location, design, setting, materials, workmanship, feeling and association; and, being at least 50 years old or having achieved significance within the past 50 years if the property is of exceptional importance; and exhibits one or more of the following:

a. Association with events that have made significant contributions to the broad patterns of our local, state, or national history; or

b. Association with the lives of persons significant in our local, state, or national past; or

c. Embodiment of distinctive characteristics of a type, period or method of construction, or representing the work of a master architect, artist, engineer, or craftsman, or high artistic values or representing a significant and distinguishable entity which individual components may lack distinctiveness; or

d. Information important in the understanding of the pre-history or history of our community or region.