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<br />Figure 4: Inconsistent location of Refuse Area Bins <br /> <br />Certificate of Appropriateness <br />Per PMC Chapter 18.74, a certificate of appropriateness is required for demolition of a primary <br />structure within the Downtown Revitalization District. <br /> <br />Unless the applicant can establish that there is “unnecessary hardship” in the strict application <br />of Chapter 18.74, a requested certificate of appropriateness may be denied or delayed if: <br />1. The proposed demolition of a structure would be inappropriate or inconsistent with the <br />purposes of PMC Chapter 18.74, or that; <br />2. The proposed demolition would have an adverse effect on adjoining property, or on the <br />built context, or that; <br />3. The proposed future use and design of the property would be inconsistent with PMC <br />Chapter 18.74 or the adopted guidelines. <br /> <br /> To establish hardship, the applicant must show that: <br />1. no reasonable use of the property can be made unless the structure is demolished ; and <br />2. the hardship is the result of the application of Chapter 18.74 and is not the result of any <br />act or omission by the applicant or the applicant's predecessor in interest. <br /> <br />If the City finds that such unnecessary hardship exists, it must approve the certificate of <br />appropriateness, unless the proposed demolition would alter the essential character of the built <br />context. <br /> <br />Given the analysis above regarding conformance with applicable policies and standards, staff <br />finds that the Commission should recommend the City Council deny the requested certificate <br />of appropriateness because the proposed future use and design of the property would be <br />inconsistent with the applicable guidelines and standards discussed above. <br /> <br />Inclusionary Zoning Ordinance (IZO) and Affordable Housing <br />Per PMC Section 17.44.040(A), the IZO applies to all new residential for-sale and rental <br />projects, including mixed residential and non-residential projects, consisting of 10 or more <br />residential units or parcels. As such, the IZO does not apply to the proposed four-unit <br />Page 266 of 373