In the zone? City considers formation of historic preservation areas In the zone? City considers formation of historic preservation areas (January 30, 2004)

By Dan Stapleton

The battle over how best to preserve the charm of Mountain View's older neighborhoods continued last week with a discussion centered on the creation of neighborhood preservation zones.

The city is currently laboring over the development of a new historic preservation ordinance that will replace a temporary ordinance set to expire in April. The Environmental Planning Commission met Jan. 21 to further determine its position on the issues. Its recommendations will later be forwarded to the City Council.

The commission showed support for the formation of two separate districts, one which would deal with the demolition of homes and another which would set design guidelines.

If a homeowner in a Neighborhood Preservation District applies for a permit to demolish a house within this district, the city would review the design that would replace it in order to assure that the new home fits in with the rest of the neighborhood.

The creation of such a district could be initiated by at least 40 percent of the residents, the City Council, or the city staff. Formation of the district also requires 67 percent of the neighborhood's property owners to approve it.

In addition, the commission voted to recommend that the City Council create a Neighborhood Design District. Within this type of district, there would be a special set of design guidelines that could be specified by the residents, the city, or a consultant aimed at preserving certain home design characteristics.

Areas where 51 percent of all houses feature the design characteristics that the guidelines are intended to protect are eligible to become Neighborhood Design Districts.

To encourage homeowners to opt in to these districts, the commission recommended a series of incentives, including increasing the number of façade improvement grants for historic restorations, lowering property taxes, waiving permit fees and expediting permit processing times, and publicizing benefits and incentives to property owners.

The commission also suggested providing plaques that highlight the historic significance of a home to the homeowners. In order to fund these incentives, the commission suggested that the city sell bonds to raise the money.

However, for some homeowners, these incentives don't begin to scratch the surface of what they stand to lose if their homes are placed under building restrictions.

When Erik Kristenson bought a home in Mountain View last year, his realtor told him there were no restrictions on what he could do with his home. Upon learning that Mountain View was considering putting restrictions in place that may apply to his house, Kristenson became alarmed.

"I'm concerned that it's going to wipe out my retirement fund," he said. Had the restrictions been in place last year, Kristenson says he would either not have bid on the house at all or bid $100,000 less.

In 2001, the city enacted a temporary ordinance to protect 94 historic properties from being demolished or extensively remodeled. Concerned that the city is infringing on property owners' rights, some residents are encouraging the city to make compliance with the new ordinance voluntary.

But the city's original mission of finding a way to protect Mountain View's history is supported by some residents, too.

Alison Hicks, chairperson of the Mountain View Preservation Alliance, praised the commissioners for their progress. "The Planning Commission is making a serious attempt to understand what other communities have done to preserve their historical districts," she said.

The EPC will meet again on Feb. 25 to continue discussion of the historic preservation ordinance.

E-mail Dan Stapleton at dstapleton@mv-voice.com

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