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The Commission may call shall hold a public hearing for types of alterations that are for. but not limited to demolition. relocation. maior addition or alterations to fayadc or remodeling and infill construction onef a property designated as a Heritage site or within a Heritage Preservation District. Notice of the public hearing at a meeting during which an application will be reviewed shall be mailed to the applicant. and property owners within 200 feet of the property. at least 10 days prior to the meeting. 4. Required findings. (a) Alteration within a site or district: Before approving a certificate. the Commission shall make written findings that the alteration will not materially impair the integrity of the site or district and is consistent with the applicable design guidelines adopted by the Commission. if design guidelines do not apply. is consistent with the recommendations contained in the Secretary of the Interior's Standards for Rehabilitation. The Commission will be guided by the Secretary of the Interior's Standards for Rehabilitation. as well as by the Design Guidelines adopted by the Commission for the review of proposed changes within Heritage Preservation Sites and Heritage Preservation Districts. In all cases. the Commission will give consideration to the significance and integrity of original material and design remaining in the building when applying criteria. guidelines and standards. Destruction. demolition or removal: Before approving a certificate that involves destruction or removaL in whole or in part. of any site or property within a district or nominated property. the Commission shall make findings that the destruction is necessary to correct an unsafe or dangerous condition on the property. or that there are no reasonable alternatives to the destruction. In determining whether reasonable alternatives exist. the Commission shall consider the integrity of the property and the economic value or usefulness of the existing structure, including its current use. costs of renovation and feasible alternative uses. New construction or relocation: Before approving a certificate that involves new construction on. or the relocation of a building into a site or a district or nominated property. the Commission shall make findings that the new construction or relocated building will be compatible with the visual qualities of the historic architecture of the site. the streetscape or the district. and is consistent with the applicable design guidelines adopted by the Commission or if the guidelines do not apply. with the Secretary of the Interior Standards for Rehabilitation. 5. Certificate of Approval conditions. In general: Following Commission approval of an application. the applicant shall receive a signed Certificate of Approval and stamped plans or descriptions of the proposed alteration from the preservation staff The applicant shall provide the Certificate of Approval and plans to the Department of Building Safety and Inspections Department before a building. demolition or moving permit may be issued. or to the Planning Department before a sign or fence permit may be issued. Works approved as part of the Certificate of Approval must be completed within one year from the date of approval or a request for extension submitted for a further 12 month period prior to the expiration of the first 12 months. (a). Consideration shall be given to the significance or architectural merit of the building itself, and the contribution the building makes to the historic or J :\HPC\Sec.2.18 amendment 4-15-05.docC:\ WINNT\PfeHlesUMaheH~Y\My DeeumelJtG',erdiHltfteeaHlelulmelltiIl6y3.deeDesllllieRt2