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DRAFT Mr. Dolan replied that the only one that would be available is the Mills Act program, and Council was not supportive of it. Commissioner Ritter inquired if it is necessary to designate an area in order to do the Mills Act program. Mr. Dolan replied that the City would have to adopt a program, and then there are regulations that control that program. Commissioner Ritter inquired if someone who wanted to replace a window would need to go through a special process because of the façade. Mr. Dolan said no. He added that this refers to the definition of demolition, and the City's view is very generous. He indicated that if they keep the front ten feet looking like the old, they can do a lot in the back. He stated that the purpose is not to change the consideration of the replacement of a window—that is still the same process as the City has now. He explained that a like-for-like replacement is an over-the-counter process; and if some modest change is proposed, or if staff needs to determine whether or not it is consistent with the Secretary of the Interior Standards, then it is more complicated, possibly an actual Design Review application. He added that in most cases, if it is just a minor replacement, staff makes the finding that it is consistent with the Standards and the application is approved. Commissioner Ritter inquired what the FAR has to do with historic preservation and why the 25 percent over FAR; why not just have a standard FAR, the same one that applies to every place else in the City. Mr. Dolan replied that he understands the question and that it is a good one. He stated that this is something to eliminate an inconsistency that currently exists. He indicated that it really is a policy question. He posed the question; "Does the City want new homes to be roughly the same size as the ones near them, or is a flat-rate 40-percent FAR the answer for everything?" He added that since there was already a policy saying that they be consistent with each other, staff just wanted to eliminate the inconsistency between that policy and the 40-percent FAR requirement, and let everybody be able to predict the outcome before they went into a project and spent a bunch of time and money on designing something. Commissioner Ritter inquired if the same would apply for non-historic houses as well. Mr. Dolan said yes. Commissioner Ritter stated that he just wanted to keep them all the same and that he does not want to create more bureaucracy in the process. DRAFT EXCERPT: PLANNING COMMISSION MINUTES, 11/13/2013 Page 8 of 28