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(3)	The special character and aesthetic interests that the building adds to the district.
(4)	The difficulty or impossibility of reproducing such a building because of its design, texture, material or detail.
(5)	The future utilization of the site.
E.	Reconstruction of a non-conforming use building:
The reconstruction of a building legally non-conforminj; as to use and destroyed by fire, storm or other act of God shall be governed by the provisions of this ordinance except that the Commission shall regulate the exterior design of such buildings in accordance with the criteria set forth in (A) above (referring to new construction).
SECTION 12:	PROCEDURE	FOR	ISSUANCE	OF	CERTIFICATE	OF
APPROPRIATENESS
A.	Prior to issuance or denial of a certificate of
appropriateness the Commission shall take such action as may be reasonably required to inform the owners of any property likely to be materially affected by the application, and shall give the applicant and such owners an opportunity to be heard.
B.	Anyone desiring to take action requiring a Certificate of Appropriateness within an Historic Preservation District for which a building permit from the City Clerk of the City of Bay St. Louis is otherwise required, shall make application for such building permit in the form and manner and as required by other applicable ordinances. Said application shall be considered an application for a Certificate of Appropriateness and shall include such additional information and exhibits as may be required by the Commission. Upon receipt of an application for building permit, the City Clerk shall review it as otherwise required, and if said application meets the criteria and standards otherwise necessary for approval, the same shall be noted on the application. Thereafter, the application shall be immediately forwarded to the Commission. If the application is complete, it will be placed on a list of requests kept by said Commission and the Commission shall notify the applicant in writing of the date and time for the consideration of said application by the said Commission. If the application is not complete, the applicant shall be immediately notified of any deficiency. At the time appointed to consider the application, the Commission shall hear from the applicant if the Commission deems it necessary. The Commission may request plans, specifications, photographs, sketches or any additional information that may be necessary to evaluate and pass upon the application. Upon receipt by the Commission of said application, the Commission shall be thirty (30) days to either approve said application and issue a Certificate of Appropriateness therefor or provide written decision of its denial. Immediately after rendering its decision, copies of the Certificate of Appropriateness or written denial, thereof, shall be forwarded to the applicant and the City Clerk and Building Inspector of the City of Bay St. Louis. Only after receipt of a Certificate of Appropriateness can the City Clerk issue a building permit as otherwise required.
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