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demolition...". For example, take a house on Second Street listed as a historic structure with an on-line estimated market value of about $1,279,500. With a property tax ratio of land to improvement value of 1 to 1, the estimated value of the building alone could be roughly $639,750 (depending on other factors determined by a licensed appraiser). If the building were to be completely illegally demolished, that could result in a fine amount determined by the director up to that appraised value of the building. Other options were considered for calculating fine amounts, including a fine based on construction costs, and establishing a fixed fine. The replacement value approach is not recommended due to expected difficulty in obtaining accurate contractor estimates, and fact that construction costs may not properly reflect the intrinsic value of a unique historic structure. And, set fine amounts are unlikely to reflect the variation in community impacts that could range from the complete demolition of a building, to the removal of one characterizing feature or portion of a structure. Fines imposed would be appealable to the Planning Commission and City Council. Restrictions on Future Development If an owner is found to have illegally altered or demolished an historic building, then the proposed ordinance allows the imposition of future development limitations as follows: 1. Restrict the new or replacement developments to not be bigger than the demolished historic building in terms of: • Square footage; • Floor area ratio; • Height; and • Location (e.g. setbacks and separation between structures) 2. Have the above restrictions in place for twenty (20) years 3. Only allow a relaxation of these limitations if a new project is approved by the Zoning Administrator, Planning Commission or City Council. This provision is included to allow some reasonable flexibility for a current or future property owner to propose a replacement building (or to modify an existing building) in a manner that would exceed the strict limitations. The policy interests behind these restrictions on future development include: (a) discouraging property owners from believing that the illegal demolition of a historic building will allow the immediate replacement with a new larger structure; and (b) keeping replacement structures in scale with neighborhood character. PUBLIC NOTICE Notice of this item was published in a newspaper of general circulation with the regular Planning Commission agenda, as well as posted on the City's website. City staff also met with representatives of the Pleasanton Heritage Association. 6 The proposed ordinance intentionally does not prohibit new construction for a certain period of time, as is the practice in a few other communities, as long-term vacant lots are not a policy interest. Project No. P19-0342, Citywide Planning Commission 4 of 5