Source: https://ecode360.com/30401037
Timestamp: 2019-10-22 19:53:53
Document Index: 616442774

Matched Legal Cases: ['§ 300', '§ 300', '§ 300', '§ 300', '§ 300', '§ 300', 'art 6', '§ 4023', '§ 4452', '§ 4452', '§ 4452', '§ 300', '§ 300', '§ 3', '§ 300', '§ 300', '§ 300', '§ 300', '§ 300', 'art 5', '§ 300', '§ 300', '§ 300', '§ 2691', '§ 4353', '§ 300', '§ 300', '§4353', '§ 300', '§ 300', '§ 300', '§ 2691', '§ 2691']

City of Augusta, ME ADMINISTRATION
Ch 300 Pt 6 ADMINISTRATION
§ 300-601 Enforcement; violations and penalties.
§ 300-602 Technical standards.
§ 300-603 Conditional uses.
§ 300-604 Special exception uses.
§ 300-605 Design review.
§ 300-606 Appeals.
City of Augusta, ME / Part IV: Land Use / Land Use
Part 6 ADMINISTRATION
[Amended 1-19-1993 by Ord. No. 707; 3-1-1993 by Ord. No. 41; 5-16-1994 by Ord. No. 494; 3-20-1995 by Ord. No. 40]
Enforcement. It shall be the duty of the Code Enforcement Officer to enforce the provisions of this chapter.
If the Code Enforcement Officer shall find that any provision of this chapter is being violated, he or she shall notify in writing the person responsible for such violation, indicating the nature of the violation and ordering the action necessary to correct it, including discontinuance of illegal use of land, buildings, structures, or work being done, removal of illegal buildings or structures, and abatement of nuisance conditions. A copy of such notices shall be submitted to the municipal officers and be maintained as a permanent record.
The Code Enforcement Officer shall conduct on-site inspections to ensure compliance with all applicable laws and conditions attached to permit approvals. The Code Enforcement Officer shall also investigate all complaints of alleged violations of this chapter.
Before issuing a certificate of occupancy, the Code Enforcement Officer may require the applicant to submit a performance bond running to the City or certified check payable to the City, in an amount and form acceptable to the Director of Finance, with the advice and consent of the Code Enforcement Officer and the Corporation Counsel. The performance bond or certified check must equal at least the total cost of furnishing, installing and completing all permit approval items as required by the Code Enforcement Officer at the time of issuing the certificate of occupancy. The surety shall not expire without written approval of the Director of Finance.
The Code Enforcement Officer shall keep a complete record of all essential transactions of the office, including applications submitted, permits granted or denied, variances granted or denied, revocation actions, revocation of permits, appeals, court actions, violations investigated, violations found, and fees collected.
On an annual basis, a summary of the records listed in Subsection A(3) of this section affecting shoreland areas shall be submitted to the Director of the Bureau of Land Quality Control within the Department of Environmental Protection.
With respect to flood damage prevention requirements and in addition to any other actions, the Code Enforcement Officer, upon determination that a violation exists, shall submit a declaration to the Administrator of the Federal Insurance Administration requesting a denial of flood insurance. The valid declaration shall consist of:
A clear statement that the declaration is being submitted pursuant to Section 1316 of the National Flood Insurance Act of 1968, as amended.[1]
Editor's Note: See 42 U.S.C. § 4023.
Subdivisions. The Director of Code Enforcement or his designee may issue a cease work order on any subdivision or major development in which the subdivider, developer or his contractor is violating the terms of the subdivision approval. Such order may be issued only after counsel with the City Engineer. The cease work order shall apply until violations are sufficiently corrected. Work done after issuance of a cease work order shall be considered a violation of this chapter and subject to the fines of this chapter.
Actions or failure to act by the Code Enforcement Officer pursuant to Subsection A of this section are not appealable to the Board of Appeals.
Legal actions. When the above action does not result in the correction or abatement of the violation or nuisance condition, the municipal officers, upon notice from the Code Enforcement Officer, are hereby directed to institute any and all actions and proceedings, either legal or equitable, including seeking injunctions of violations and the imposition of fines, that may be appropriate or necessary to enforce the provisions of this chapter in the name of the municipality. The municipal officers, or their authorized agent, are hereby authorized to enter into administrative consent agreements for the purpose of eliminating violations of this chapter and recovering fines without court action. Such agreements shall not allow an illegal structure or use to continue unless there is clear and convincing evidence that the illegal structure or use was constructed or conducted as a direct result of erroneous advice given by the authorized municipal official and there is no evidence that the owner acted in bad faith, or unless the removal of the structure or use will result in a threat or hazard to public health and safety or will result in substantial environmental damage. Actions or failure to act by the municipal officers pursuant to this section are not appealable to the Board of Appeals.
Any person, firm, or corporation, including a landowner's agent or a contractor, who orders or conducts any activity in violation of any of the provisions of this chapter or who fails to comply with any of its requirements, including violations of conditions and safeguards established in connection with grants of variances or conditional uses, shall, upon conviction thereof, be penalized in accordance with 30-A M.R.S.A. § 4452. As of the effective date of this chapter, such penalties include fines of not less than $100 nor more than $2,500 per violation. Each day such violation continues shall constitute a separate offense. However, in a Resource Protection District, the maximum penalty is increased to $5,000 (38 M.R.S.A. § 4452).
[Amended 4-20-2017 by Ord. No. 17-067]
The owner or tenant of any building, structure, premises, or part thereof, and any architect, builder, contractor, or agent, or other person who commits, participates in, or maintains such violation, may each be found guilty of a separate offense and suffer the penalties herein provided.
With respect to flood damage prevention regulations, the penalties contained in 30-A M.R.S.A. § 4452 shall apply to any violation of this chapter.
With respect to the subdivision regulations, any person who conveys or offers or agrees to convey any land by reference to a subdivision plan which has not been approved as required by this chapter and recorded by the proper Register of Deeds, shall be subject to by a civil penalty of not more than $1,000 for each lot conveyed or offered or agreed to be conveyed, except that nothing herein contained shall be deemed to bar any legal or equitable action to restrain or enjoin any act in violation of these regulations.
Permit required; general. The Code Enforcement Officer shall review and approve, approve with condition or deny applications for permits in accordance with this chapter. The Code Enforcement Officer shall inform applicants as to the need for a conditional use permit by the Planning Board as outlined in § 300-603A. In accordance with § 300-606B, the Board of Appeals shall hear and decide appeals where it is alleged there is an error in any order, requirement, decision or determination made by the Code Enforcement Officer or Planning Board.
Building permit plans required.
Where specifically permitted "by right," no building permit is needed.
No structure and/or parking lot shall be erected, enlarged, moved or improved without a permit from the Code Enforcement Officer. No permit shall be issued except in conformity with the provisions of this chapter. An administrative fee of $5 will be charged for each permit application, in addition to building permit fees.
No earth filling resulting in a net increase of 25 cubic yards of material or more in any one year shall be done without a permit from the Code Enforcement Officer. A one-time administration fee of $5 will be charged for each permit application.
The Code Enforcement Officer may institute a permit by rule process for accessory buildings.
Special fees. The City Council shall set fees for conditional uses, appeals and variances, appeals from Planning Board decisions, rezonings, subdivisions, flood hazard development permits and major developments, which fees shall be adjusted from time to time. Said fee schedule shall be filed with the City Clerk.
Said fees will be collected at the time the applicant files, and the fees are nonrefundable.
An additional fee may be charged if the Code Enforcement Officer, City Planner, City Engineer, Board of Appeals and/or Planning Board needs the assistance of a professional engineer or other expert. The expert's fee shall be paid in full by the applicant within 10 days after the town submits a bill to the applicant. Failure to pay the bill shall constitute a violation of this chapter and be grounds for the issuance of a stop-work order. An expert shall not be hired by the municipality at the expense of an applicant until the applicant has either consented to such hiring in writing or been given an opportunity to be heard on the subject. An applicant who is dissatisfied with a decision to hire expert assistance may appeal that decision to the Board of Appeals.
Application for permit; plans required:
Site plan required. All applications for permits shall be accompanied by a site plan of suitable scale showing:
The actual shape, size, and location of the lot to be built upon and the names of the landowner of record as well as the names of the abutting property owners;
A survey prepared by a Maine registered land surveyor and tied to the Maine Coordinate System (as outlined in § 3.2.6 of the City of Augusta Technical Standards Handbook) shall be required by the Code Enforcement Officer for all nonresidential uses with a proposed floor area in excess of 10,000 square feet;
The size (specific dimensions), the shape, height, and location (with setbacks noted) of any buildings to be erected, altered, or removed from the lot;
The location of street entrances to, exits from and driveways on the premises;
The location, size, and site design, construction, and traffic service arrangement of existing or proposed off-street parking and loading areas;
Abutting rights-of-way and right-of-way widths;
Show how applicable performance standards will be met;
The proposed location, size (design, lighting, and display characteristics) of all signs;
The location of existing and/or proposed sewage disposal facilities;
The location of existing and/or proposed water supply facilities; and
Any areas to be cut and filled.
The application shall include any other information is a complete application or, if the application is incomplete, the specific additional material needed to make a complete application. The issuance or refusal of a permit shall be made within 10 working days of the submission of a complete application to the Code Enforcement Officer. In shoreland areas, no permit shall be issued for any structure or use involving the construction, installation or alteration of plumbing facilities unless a permit for such facilities has first been secured by the applicant from the licensed plumbing inspector, according to the requirements of this chapter and state law.
All applications shall be dated, and the Code Enforcement Officer or Planning Board, as appropriate, shall note upon each application the date and time of its receipt.
If the property is not served by a public sewer, a valid plumbing permit or a completed application for a plumbing permit, including the site evaluation approved by the licensed plumbing inspector, shall be submitted whenever the nature of the proposed structure would require the installation of a subsurface sewage disposal system.
Right, title or interest. The Planning Board shall consider an application only when an applicant has demonstrated sufficient right, title or interest in all of the property which is proposed for development or use. An applicant shall demonstrate in writing sufficient right, title or interest, as follows:
When the applicant claims ownership of the property, a copy of the deed(s) to the property shall be submitted.
When the applicant has an option, purchase-sale agreement or other contractual agreement for the acquisition of the property, a copy of such agreement(s) shall be submitted. Such agreements shall contain terms to establish future title.
When the applicant has a lease on the property, a copy of the lease shall be submitted. The lease shall be of sufficient duration to permit construction and reasonable use of the development.
If no substantial progress of construction has been made within six months of the date of the permit, the permit shall become invalid.
Permit required, flood hazard areas. The following additional application information is required:
The elevation in relation to mean sea level, or to a locally established datum in Zone A only, of the:
In Zones A1-30, AE, AO, and AH, from data contained in the "Flood Insurance Study — City of Augusta, Maine," as described in § 300-508A; or
In Zone A, to be the elevation of the ground at the intersection of the floodplain boundary and a line perpendicular to the shoreline which passes along the ground through the site of the proposed building;
Levels, in the case of nonresidential structures only, to which the structure will be floodproofed;
A description of a base flood elevation reference point established on the site of all new or substantially improved structures;
A written certification by a registered State of Maine surveyor that the elevations shown on the application are accurate;
Certification by a registered State of Maine professional engineer or architect that floodproofing methods for any nonresidential structures will meet the floodproofing criteria of Subsection E(1)(d) of this section, § 300-508E(6) and other applicable standards in § 300-508E;
A statement of construction plans describing in detail how each applicable development standard in § 300-508E will be met.
Installation of public utility service, Shoreland Zones only. No public utility, water district, sanitary district or any utility company of any kind may install services to any new structure located in any Shoreland Zone unless written authorization attesting to the validity and currency of all local permits required under this chapter or any previous ordinance has been issued by the appropriate municipal officials. Following installation of service, the company or district shall forward the written authorization to the municipal officials, indicating that installation has been completed.
The City staff shall promulgate a Technical Standards Handbook, which may be revised from time to time, regarding the specific design criteria, including but not limited to streets, driveways, water, sewer, other utilities, parks, and drainage, erosion and sedimentation control. All standards defined and outlined in this handbook and approved by the Planning Board shall be considered official standards of development for land use in the City of Augusta.
Before approval or revision of the technical standards, the Planning Board shall hold a public hearing on said proposed standards. Public notice will be posted at least seven days before said hearing.
[Amended 1-21-1992 by Ord. No. 303]
General. The Planning Board is hereby authorized to hear and decide, in accordance with Chapter 14, Article II, of the Code of the City of Augusta, as amended, upon applications for conditional uses. The Planning Board shall hear and approve, approve with modifications or conditions (see Subsection F of this section), or disapprove all applications for conditional uses. No conditional use permit shall be authorized unless specific provision for such conditional use is made in this chapter. A person informed by the Code Enforcement Officer that he requires a conditional use permit shall file an application for the permit with the Planning Board.
Exemption (one time only). Expansion/enlargement of an existing listed conditional use not exceeding 500 square feet may be processed without Planning Board review if no written requests for a public hearing are filed with the City Planner within seven working days after the official notification by the City of property owners within 500 feet. If a written request for public hearing is received within the seven-working-day period, the project will be processed as a conditional use as outlined in this section.
Following the filing of an application, and before taking action on any application, the Planning Board shall hold a public hearing on the application within 30 days. The Planning Board shall provide notice of a public hearing on the application, in the form and manner and to the persons specified herein.
The notice shall include the time and place of such hearing, which shall be within 30 days of such application, the nature of the matter to be heard, the address or location of the property involved. Where notice by mail is required, it shall be mailed at least 10 days in advance of the hearing date by regular United States mail.
Notices shall be given to each of the following:
To the applicant, City Council, Planning Board and Board of Zoning Appeals.
To all residents of the City, by publication in a newspaper of general circulation in the City at least 10 days before the hearing, and by posting a sign on the portion of the property involved that is nearest the public road.
To the owners of the properties within 500 feet of the parcel involved if the parcel is located in the Urban Growth Area Districts or within 1,000 feet of the parcel involved if the parcel is located in the Planned Development and/or Rural Districts by regular United States mail.
For the purposes of this section, the owners of property shall be considered to be the parties listed by the Assessor's office of the City of Augusta as those against whom taxes are assessed. Failure of any property owner to receive a notice of public hearing shall not necessitate another hearing and shall not invalidate any action by the Planning Board.
The applicant's case shall be heard first. The applicant shall be allowed to directly cross-examine witnesses. To maintain order by procedure, each side shall proceed without interruption. Questions may be asked through the Chair. All persons at the hearing shall abide by the order of the Chair.
Conditional use decision. Within 30 days of the public hearing, the Planning Board shall approve, deny, or approve with conditions all applications for a conditional use permit if it makes a positive finding based on each of the following applicable criteria. The applicant shall have the burden of proving that his/her application is in compliance with the requirements of this chapter.
Site plan review criteria applicable to conditional uses.
Neighborhood compatibility. [The intent of this subsection is to encourage the applicant to design the proposal in consideration of the physical impact it will have on the immediate neighborhood (within 500 feet if the property is in the Urban Growth Area Districts and within 1,000 feet if the property is in the Planned Development and/or Rural Districts).]
Is the proposal compatible with and sensitive to the character of the site and neighborhood relative to:
Land uses;
Architectural design;
Scale, bulk and building height;
Identity and historical character;
Disposition and orientation of buildings on the lot; and
Visual integrity?
Are the elements of the site plan (e.g., buildings, circulation, open space and landscaping) designed and arranged to maximize the opportunity for privacy by the residents of the immediate area?
Will the proposal maintain safe and healthful conditions within the neighborhood? This criterion shall not be limited to the standards affecting safety and health as outlined in this chapter. Additional regulations may be found in the City of Augusta Code, as amended.
Will the proposal have a significant detrimental effect on the value of adjacent properties (which could be avoided by reasonable modifications of the plan)? In determining whether this criterion has been met, the Planning Board may require the applicant to submit an appraisal prepared by a State of Maine certified appraiser.
Will the proposal cause exterior queuing of vehicles or loitering of pedestrians which would have a negative impact on the surrounding neighborhood?
[Added 4-20-2017 by Ord. No. 17-070]
Plans and policies.
Traffic pattern, flow and volume.
Is the proposal designed so that the additional traffic generated does not have a significant negative impact on surrounding neighborhood?
Will safe access be assured by providing proper sight distance and minimum width curb cuts for safe entering and exiting? See City of Augusta Technical Standards Handbook.
Does the proposal provide access for emergency vehicles and for persons attempting to render emergency services?
Does the entrance and parking system provide for the smooth and convenient movement of vehicles both on and off the site? Does the proposal satisfy the parking capacity requirements of the City and provide adequate space suited to the loading and unloading of persons, materials and goods?
Public facilities. Is the proposal served by utilities with adequate capacity or have arrangements been made for extension and augmentation of the following services:
Water supply (both domestic and fire flow);
Sanitary sewer/subsurface waste disposal system;
Electricity/telephone;
Storm drainage?
Resource protection and environment.
If the proposal contains known sensitive areas such as erodible or shallow soils, wetlands, aquifers, aquifer recharge areas, floodplain or steep slopes (over 15%), what special engineering precautions will be taken to overcome these limitations?
Does the proposal conform to applicable local, state DEP and federal EPA air quality standards, including but not limited to odor, dust, fumes or gases which are noxious, toxic or corrosive, suspended solid or liquid particles, or any air contaminant which may obscure an observer's vision?
Does the proposal conform to applicable local, state DEP and federal EPA water quality standards, including but not limited to erosion and sedimentation, runoff control, and solid wastes and hazardous substances?
Will all sewage and industrial wastes be treated and disposed of in such a manner as to comply with applicable federal, state and local standards?
Shoreland and Wetland Districts. Will the proposal:
Maintain safe and healthful conditions;
Not result in water pollution, erosion, or sedimentation to surface waters;
Adequately provide for the disposal of all wastewater;
Not have an adverse impact on spawning grounds, fish, aquatic life, bird or other wildlife habitat;
Conserve shore cover and visual as well as actual points of access to inland and coastal waters;
Protect archeological and historic resources as designated in the 1988 Growth Management Plan;
Avoid problems associated with floodplain development and use; and
Conform with the provisions of § 300-528, Special standards applicable to shoreland areas?
Does the proposal comply with all applicable performance and dimensional standards as outlined in this chapter?
Can the proposed land use be conducted so that noise generated shall not exceed the performance levels specified in Part 5, Performance Standards, of this chapter? Detailed plans for the elimination of objectionable noises may be required before the issuance of a building permit.
If the proposal involves intense glare or heat, whether direct or reflected, is the operation conducted within an enclosed building or with other effective screening in such a manner as to make such glare or heat completely imperceptible from any point along the property line? Detailed plans for the elimination of intense glare or heat may be required before issuance of a building permit. Temporary construction is excluded from this criterion.
Is the exterior lighting, except for overhead streetlighting and emergency warning or traffic signals, installed in such a manner that the light source will be sufficiently obscured to prevent excessive glare on public streets and walkways or into any residential area?
Does the landscaping screen the parking areas, loading areas, trash containers, outside storage areas, blank walls or fences and other areas of low visual interest from roadways, residences, public open space (parks) and public view?
Are all the signs in the proposal in compliance with provisions of this chapter?
Financial and technical ability.
Does the applicant have adequate technical ability to meet the terms of this chapter?
Does the applicant have adequate financial ability to construct the development in compliance with the terms of this chapter?
It is incumbent upon the Planning Board to approve the application unless it makes one or more negative written findings with respect to the above applicable criteria. All decisions of the Planning Board shall be accompanied by a written statement that sets forth the precise reasons why the findings were made. Once a decision is made, the Planning Board shall inform, in writing, the applicant and the Code Enforcement Officer of its decision and its reasons therefor. Upon notification of the decision of the Planning Board, the Code Enforcement Officer, as instructed, shall immediately issue, issue with conditions prescribed by the Planning Board, or deny a conditional use permit.
Conditions attached to conditional uses. Upon consideration of the criteria listed above, the Planning Board may attach such conditions, in addition to those required elsewhere in this chapter, that it finds necessary to further the purposes of this chapter. Violation of any of these conditions shall be a violation of this chapter. Such conditions may include, but are not limited to, specifications for type of vegetation; increased setbacks and yards; specified sewage disposal and water supply facilities; landscaping and planting screens; period of operation; operational controls (including noise and odor control); professional inspection and maintenance; sureties; deed restrictions; restrictive covenants; locations of facilities; type of construction; or any other conditions necessary to fulfill the purposes of this chapter.
Effective date of approval. All projects approved by the Planning Board in accordance with this section shall be commenced within two years of the date of the Planning Board decision and shall be substantially completed within five years of the date of the Planning Board decision unless a permit extension has been granted by the Board.
[Added 12-3-2001 by Ord. Nos. 141-A, 141-B, 141-C]
The Planning Board is hereby authorized to hear and decide, in accordance with Chapter 14, Article II, of the Code of the City of Augusta, as amended, upon applications for special exception uses. The Planning Board shall hear and approve, approve with modifications or conditions (see Subsection D of this section), or disapprove all applications for special exception uses. Special exception uses are typically commercial land uses and developments that could support or enhance the purposes of a predominantly residential zoning district with adherence to reasonably high design standards.
A 2/3 majority of the minimum meeting quorum of the Planning Board shall be required to approve a special exception use permit. No special exception use permit shall be authorized unless specific provision for such special exception use is made in this chapter. A person informed by the Code Enforcement Officer that he requires a special exception use permit shall file an application for the permit with the Planning Board.
Public hearing. Following the filing of a complete application for a special exception use review, and before taking action on the application, the Planning Board shall hold a public hearing on the proposed project at its next monthly meeting, providing the application is determined to be complete by the City Planner or the Planning Board Chairman at a date not later than the application deadline for said meeting. The Planning Board shall provide notice of a public hearing on the application, in the form and manner and to the persons specified herein.
Site plan review criteria applicable to special exception uses.
Design review requirements. Does project meet the design standards of § 300-605C of this chapter?
Project design impact upon purposes of district. Does the project support/advance the purposes of the zoning district(s) that it is part of?
Special exception use criteria. Does the project meet all the criteria for conditional uses identified in § 300-603E of this chapter?
Conditions attached to special exception uses. Upon consideration of the criteria listed above, the Planning Board may attach such conditions, in addition to those required elsewhere in this chapter, that it finds necessary to further the purposes of this chapter. Violation of any of these conditions shall be a violation of this chapter. Such conditions may include, but are not limited to, specifications for type of vegetation; increased setbacks and yards; specified sewage disposal and water supply facilities; landscaping and planting screens; period of operation; operational controls (including noise and odor control); professional inspection and maintenance; sureties; deed restrictions; restrictive covenants; locations of facilities; type of construction; or any other conditions necessary to fulfill the purposes of this chapter.
Special exception use decision.
A finding by a minimum of 2/3 majority of the minimum meeting quorum of the Planning Board that the project satisfactorily meets all the applicable review criteria identified in Subsection C above shall be required to approve the application. All decisions of the Planning Board shall be accompanied by a written statement that sets forth the precise reasons why the findings were made. Once a decision is made, the Planning Board shall inform, in writing, the applicant and the Code Enforcement Officer of its decision and its reasons therefor. Upon notification of the decision of the Planning Board, the Code Enforcement Officer, as instructed, shall immediately issue, issue with conditions prescribed by the Planning Board, or deny a special exception use permit.
Within 30 days of the public hearing, the Planning Board shall approve, deny, or approve with conditions all applications for a special exception use permit if it makes a positive finding based on each of the following applicable criteria. The applicant shall have the burden of proving that his/her application is in compliance with the requirements of this chapter.
Purpose. The purpose of this section is to provide design standards for reviewing commercial development within certain residential and mixed-use zoning districts within Augusta. The following rural residential zoning districts require design review for special exception uses: Rural River 2 District (RR2) and the Rural Residential District (RRES). Design review is also required for specified land uses within the Riggs Brook Village (RBV) District. These standards ensure that the public health, safety, and general welfare are protected and the general interest of the public is served. The standards provide for originality, flexibility and innovation in commercial development, including quality architectural design and outdoor signage that will enhance Augusta as a unique place to live and conduct business.
Exterior building design. Buildings with exterior walls greater than 50 feet in horizontal length shall be constructed using a combination of architectural features and a variety of building materials and landscaping near the walls. Walls which can be viewed from public streets shall be designed using architectural features and landscaping (abutting the building) for at least 50% of the wall length. Other walls shall incorporate architectural features and landscaping for at least 30% of the wall length.
Architectural features. Architectural features include but are not limited to the following: recesses, projections, wall insets, arcades, window display areas, awnings, balconies, window projections, landscape structures or other features that complement the design intent of the structure and are acceptable to the review authority. A portion of the on-site landscaping shall abut the walls so that the vegetation combined with the architectural features significantly reduce the visual impact of the building mass as viewed from the street.
Building materials. The predominant building materials shall be materials that are characteristic of Central Maine such as brick, wood, native stone and tinted/textured concrete masonry units and/or glass products. Other materials such as smooth-faced concrete block, undecorated tilt-up concrete panels, or prefabricated steel panels should only be used as accents and not dominate the building exterior of the structure. Metal roofs may be allowed if compatible with the overall architectural design of the building. Materials shall be of low reflectance, subtle, neutral or earth-tone colors. The use of high-intensity colors such as black, neon, metallic or florescent colors for the facade and/or roof of the building are prohibited except as approved for building trim. The use of trademark colors will require approval by the Planning Board.
Roof design. Roofs shall be designed to reduce the apparent exterior mass of a building, add visual interest and be appropriate to the architectural style of the building. Variations within one architectural style are highly encouraged. Visible rooflines and roofs that project over the exterior wall of a building enough to cast a shadow on the ground are highly encouraged. Architectural methods shall be used to conceal flat rooftops. Overhanging eaves, sloped roofs and multiple roof elements are highly encouraged. Mansard-style roofs are discouraged.
Customer entrance(s). Each building shall have at least one clearly defined, highly visible customer entrance using a combination of the following architectural features: canopies, porticos, arcades, arches, wing walls, and permanent above-grade integral planters.
Community amenities along Church Hill Road, Route 3, and the Frontage Access Road (applies to Riggs Brook Village District only). Each building along Church Hill Road, Route 3, and the Frontage Access Road shall contribute to the enhancement of the Village and its public spaces during warm seasons by providing at least two community amenities such as a picnic area, water feature, artwork or sculpture, clock tower, landscaped garden with park benches or other features acceptable to the Planning Board. These features shall abut the sidewalks.
Design certificate. In considering applications for design review, the Planning Board shall use the criteria appearing in Subsection F below. An approved design certificate from the Planning Board shall be required before a permit to proceed is issued for any special exception uses, or for land uses requiring design review in § 300-314.7C in the Riggs Brook Village (RBV) District.
Application process. The application process shall be as follows:
The application for a design certificate shall be made to the City Planning Bureau on forms provided therefor. Each application shall be accompanied by such sketches, drawings, photographs, descriptions or other information showing the proposed alterations, additions, changes or new construction as may be required for the Board to make a decision.
The staff shall transmit the application for a design review certificate, together with the supporting information and material, to the Planning Board (the Board) at its next meeting for examination and approval. The Board shall act within 60 days from the date the applicant files a completed application and pays all required application fees. If the Board does not act within 60 days, the application is deemed to be approved and a design certificate shall be issued.
Nothing herein shall prohibit an extension of time, by a formal action for a specific period of time, for review and approval of the application if the parties have mutually agreed that more information and/or discussion is required. Unless the Board disapproves an application, a design certificate shall be issued with or without conditions. When the Board disapproves an application, its reasons shall be issued to the applicant in written form.
Required submission materials:
Completed application, including application fee.
A conceptual site plan, drawn to a scale of one inch equals 40 feet (or similar) by a professional engineer or architect, showing the following:
A general site location map of where property is located in Augusta.
Location of all property boundaries of the development parcel.
Location of all existing structures within 200 feet of either end of the frontage boundary line (including both sides of the road).
Location of all existing and proposed structures, showing total building square footage; elevation of lowest floor; proposed land use(s); location of customer entrances.
All existing and proposed parking areas; driveways; loading and delivery areas.
All existing and proposed landscape areas; buffer yard areas; fences; natural vegetation areas; outside equipment; trash containers; storage areas; and community amenities (if within Riggs Brook Village).
Elevation drawings, drawn by a professional engineer or architect, showing the following:
The facade and roof (with identification of materials) of the side of the proposed building(s) facing the street;
The facade and roof (with identification of materials) of the side of the proposed building(s) facing the customer entrance(s); and
If not shown by Subsection E(3)(a) and (b) above, an elevation of the side of the building that best depicts the profile of the roofline(s).
Photographs of street scenes showing the architectural context of adjacent and nearby properties on both sides of the street, and a photograph taken from across the street looking at the proposed area of development.
Criteria for approval. The Design Review Board shall approve or approve with conditions an application based upon a finding that the proposed design adequately meets all the applicable design standards identified in Subsection B above. If the proposed project fails to adequately meet one or more of the applicable design standards, the application shall be denied.
Establishment of Board of Appeals. There is hereby established a Board to be known as the "Board of Zoning Appeals," which Board's duties shall include, but not be limited to, hearing appeals under this chapter.
Compliance with state law. The Board of Zoning Appeals shall comply with the provisions of 30-A M.R.S.A. § 2691 and 30-A M.R.S.A. § 4353, as amended.
Membership. The Board of Zoning Appeals shall consist of seven members and two associate members, all of whom shall be residents of the City of Augusta. Neither a municipal officer nor a spouse of a municipal officer may be a member or associate member of the Board. All members shall serve without pay.
Municipal officers to appoint members. All members of the Board of Zoning Appeals, including associate members, shall be appointed by the Mayor and confirmed by the City Council.
Members' terms. The initial appointed members shall hold office, two for one year, two for two years and three for three years. Thereafter, the appointments shall be for a term of three years. Associate members shall be appointed for three-year terms. The municipal officers may dismiss a member of the Board for cause before the member's term expires.
Vacancies. When a member of the Board of Zoning Appeals is unable to act because of conflict of interest, physical incapacity, absence, or any other reason satisfactory to the Chairman, one or both associate members are hereby empowered to act in place of the regular member or members who are unable to act. When there is a permanent vacancy, the senior associate member shall automatically assume the position created by the vacancy and shall serve for the unexpired term of said position without the necessity of being specifically appointed or sworn to said position. The Mayor shall thereafter appoint a new associate member for a three-year term. The appointment shall be confirmed by the City Council.
Quorum and voting requirements.
The presence of four or more Board of Zoning Appeals members shall constitute a quorum, and associate members in attendance may be included in determining the existence of a quorum. When a member of the Board is unable to act because of a conflict of interest, physical incapacity, absence or any other reason satisfactory to the Chair, one or both associate members shall be empowered by the Chair to act in place of the regular member or members who are unable to act. Only members and associates authorized to vote are permitted to make and second motions. No meeting of the Board of Zoning Appeals shall be held without a quorum as established in this section. The Board of Zoning Appeals shall act by majority vote, calculated as follows:
Authorized Voters
(votes needed to pass motion)
A Board member may abstain from voting. If a member wishes to abstain, he or she shall so declare prior to discussion on the matter. An exception can be made by the Chair if it is determined during deliberations that a member has a conflict of interest. If and when this occurs, the member must then abstain. Once a member has abstained, he or she shall not be counted as an authorized voter.
Meetings; officers. The Board of Zoning Appeals shall have regular monthly meetings and have such other special meetings as shall be called by the Chairperson or by a written petition by four or more members of the Board. The Board shall have a Chairperson and Secretary and such other officers as it may determine by vote.
Regulations, bylaws. The Board shall have the power to adopt all necessary regulations and bylaws to regulate its own activities. Such regulations and bylaws shall be filed with the City Clerk.
Powers and duties of the Board of Appeals. The Board of Appeals shall have the following powers and duties:
[Amended 1-21-1992 by Ord. No. 303; 3-1-1993 by Ord. No. 41; 12-19-1994 by Ord. No. 685; 3-20-1995 by Ord. No. 40; 6-4-2007 by Ord. No. 109; 6-16-2011 by Ord. No. 11-71]
Administrative appeals. To hear and decide appeals, on an appellate basis, where it is alleged by an aggrieved party that there is an error in any order, requirement, decision, or determination made by, or failure to act by, the Code Enforcement Officer or Planning Board in the administration of this chapter; and to hear and decide administrative appeals on a de novo basis where it is alleged by an aggrieved party that there is an error in any order, requirement or decision or determination made by, or failure to act by, the Code Enforcement Officer in his or her review of and action on a permit application under this chapter; or to effect any variation in the application of this chapter from its stated terms. Any order, requirement, decision or determination made, or failure to act, in the enforcement of this chapter is not appealable to the Board of Appeals. Actions or failure to act by the Code Enforcement Officer or the municipal officers in the enforcement of this chapter pursuant to § 300-601A shall not be appealable to the Board of Appeals. The Board may modify or reverse any ruling or decision of the Planning Board or Code Enforcement Officer if the Board finds that such ruling or decision is contrary to the specific provisions of this chapter. The Board is authorized to hear and decide appeals where it is alleged that due process, as outlined in this chapter and, in the case of appeals of Planning Board decisions, as outlined in Chapter 14, Article II, of the Code of the City of Augusta has been violated. In regard to allegations that specific findings of fact are in error, the Board of Appeals is empowered to modify or reverse a Planning Board finding only if such finding is found to be clearly erroneous.
When the Board of Appeals reviews a decision of the Code Enforcement Officer, the Board of Appeals shall hold a “de novo” hearing. At this time, the Board may receive and consider new evidence and testimony, be it oral or written. When acting in a “de novo” capacity, the Board of Appeals shall hear and decide the matter afresh, undertaking its own independent analysis of evidence and the law, and reaching its own decision.
When the Board of Appeals hears a decision of the Planning Board, it shall hold an appellate hearing and may reverse the decision of the Planning Board only upon finding that the decision was contrary to specific provisions of the ordinance or contrary to the facts presented to the Planning Board. The Board of Appeals may only review the record of the proceedings before the Planning Board. The Board Appeals shall not receive or consider any evidence which was not presented to the Planning Board, but the Board of Appeals may receive and consider written or oral arguments. If the Board of Appeals determines that the record of the Planning Board proceedings is inadequate, the Board of Appeals may remand the matter to the Planning Board for additional fact finding.
Variances; conditions governing applications; procedures. To hear and decide upon appeal in specific cases in variance from the strict requirements of this chapter where, owing to special conditions or circumstances affecting a particular parcel of land or building or structure thereon which are not applicable to other lands, buildings, or structures in the same district, as in the case of exceptionally irregular, narrow, or steep lots or other physical conditions, a literal enforcement of the terms of this chapter would result in undue hardship. As used in this chapter, a variance is authorized only for dimensional requirements, including but not limited to lot width, structure height, percent lot coverage, setbacks, sign size, buffer yard width. A variance may not be granted to permit a use that is not provided for as a permitted use or a conditional use. The Board of Appeals shall not grant a variance from the terms of this chapter in respect to such land or structures unless and until:
A written application for a variance is filed with the Board demonstrating:
That well-documented, exceptional conditions affect the particular land or building which do not generally affect other property in the district.
That such conditions do in fact constitute an undue hardship to the owner of such land or building. The term "undue hardship" shall mean:
That the land in question cannot yield a reasonable return unless a variance is granted;
That the need for a variance is due to the unique circumstances of the property and not to the general conditions in the neighborhood;
That the hardship is not the result of action taken by the applicant or prior owner.
That a variance from the particular terms of this chapter can be granted without detriment to the public interest or the health, safety, or general welfare of the residents of the municipality, and without impairment of the integrity of the Comprehensive Plan for municipal development, or of the purpose and intent of this chapter.
Notwithstanding § 300-606B(2)(a)[2] above, the Board of Appeals, or the Code Enforcement Officer, if authorized in accordance with 30-A M.R.S.A. §4353-A, may grant a variance to an owner of a residential dwelling for the purpose of making that dwelling accessible to a person with a disability who resides in or regularly uses the dwelling. The Board shall restrict any variance granted under this subsection solely to the installation of equipment or the construction of structures necessary for access to or egress from the dwelling by the person with the disability. The Board may impose conditions on the variance, including limiting the variance to the duration of the disability or to the time that the person with the disability lives in the dwelling. The term “structures necessary for access to or egress from the dwelling" shall include railing, wall or roof systems necessary for the safety or effectiveness of the structure. Any permit issued pursuant to this subsection is subject to § 300-606B(2)(d) and H(4).
[Added 4-20-2017 by Ord. No. 17-067]
Limit on variances. No variance shall be granted for placement of a structure less than five feet from the property line unless the abutting owner gives a construction, maintenance and repair easement which shall be recorded with the Kennebec County Registry of Deeds. No variance shall be granted which does not provide for a snow storage area of a minimum of five feet from the right-of-way line. In shoreland areas, the minimum setback from the normal high-water mark for subsurface sewage disposal facilities shall not be reduced by variance. In shoreland areas, the Board of Appeals shall limit any variances granted as strictly as possible in order to ensure conformance with the purposes and provisions of this chapter to the greatest extent possible and, in doing so, may impose such conditions to a variance as it deems necessary. The party receiving the variance shall comply with any conditions imposed.
A copy of each variance request in shoreland areas, including the application and all supporting information supplied by the applicant, shall be forwarded by the municipal officials to the Commissioner of the Department of Environmental Protection at least 20 days prior to action by the Board of Appeals. Any comments received from the Commissioner prior to the action by the Board of Appeals shall be made part of the record and shall be taken into consideration by the Board of Appeals. All variances granted by the Board of Appeals in shoreland areas shall be sent by the Code Enforcement Officer to the Department of Environmental Protection within 14 days of the decision.
Appeals and variances.
The Board of Appeals of the City of Augusta may, upon written application of an aggrieved party, hear and decide appeals where it is alleged that there is an error in any order, requirement, decision, or determination made by, or failure to act by, the Code Enforcement Officer or Planning Board in the administration or enforcement of the provisions of this chapter.
The Board of Appeals may grant a variance from the requirements of this chapter consistent with state law and the following criteria:
A determination that, should a flood comparable to the base flood occur, the granting of a variance will not result in increased flood heights, additional threats to public safety, public expense, or create nuisances, cause fraud or victimization of the public or conflict with existing local laws or ordinances; and
A showing that the issuance of the variance will not conflict with other state, federal or local laws or ordinances; and
A determination that failure to grant the variance would result in "undue hardship," which in this subsection means:
Variances may be issued for new floodplain construction, substantial improvements, or other development for the conduct of a functionally dependent use, provided that:
Other criteria of this Subsection C and § 300-508E(11) are met; and
The development meets the criteria of Subsection C(2)(a) through (d) above; and
Any applicant who meets the criteria of Subsection C(2)(a) through (e) shall be notified by the Board of Appeals in writing over the signature of the Chairman of the Board of Appeals that:
An administrative or variance appeal may be taken to the Board of Appeals by an aggrieved party from any decision of the Code Enforcement Officer or the Planning Board, except for enforcement-related matters as described in § 300-606B(1) above. Such an appeal shall be taken within 30 days of the date of the official, written decision appealed from, and not otherwise, except that the Board, upon a showing of good cause, may waive the thirty-day requirement.
The Board of Appeals shall decide all appeals within 35 days after the close of the hearing and shall issue a written decision on all appeals.
Burden of proof. In any proceeding before the Board of Appeals, the burden of proof shall be upon the applicant to establish the application/use is in compliance with the requirements of this chapter.
Board of Appeals may impose conditions. In granting appeals, the Board may impose such conditions and safeguards regarding the location, character, fencing, screening, landscaping, or other features as it may deem advisable in furtherance of the intent and purpose of this chapter and may require posting of bonds to assure performance. The issuance of any variance shall be contingent upon the applicant's agreeing in writing to indemnify and save harmless the City against all loss, cost, damage or expense occurring by reason of the erection or maintenance of a structure and upon his or her filing with the City Clerk a certificate of public liability insurance covering property damage up to $1,000 and bodily damage with a coverage of $10,000 to $20,000 minimum limits.
Filing of appeals.
[Amended 6-4-2007 by Ord. No. 109]
In all cases, a person aggrieved by any decision of the Code Enforcement Officer or Planning Board shall commence his or her appeal within 30 calendar days after the date the official written decision is signed by the Code Enforcement Officer or Planning Board Chair. If the 30th day falls on a nonbusiness day for the City, the final date for filing an appeal shall be the end of the next business day for the City.
Applications for appeals shall be made by filing with the Board of Appeals a written notice of appeal, which includes:
A concise, written statement indicating what relief is requested and why the appeal or variance should be granted.
A sketch, drawn to scale, showing lot lines, location of existing buildings and structures and other physical features of the lot pertinent to the relief sought.
Upon receiving an application for an administrative appeal or variance, the Code Enforcement Officer or Planning Board, as appropriate, shall transmit to the Board of Appeals all of the papers constituting the record of the decision appealed from. Upon being notified of an appeal from a decision of the Planning Board, City planning staff shall have prepared and transmitted to the Board of Appeals a written, certified transcript of the Planning Board proceedings from which an appeal is being taken.
Public hearing. Before making any decisions or taking action on any appeal, the Board of Appeals shall hold a public hearing on any administrative appeal or a request for a variance within 35 days of its receipt of a complete written application, unless this time period is extended by the parties. The Board shall notify the appellant, the Code Enforcement Officer, the Planning Board, the municipal officers, the Kennebec Journal and owners of abutting property at least 10 days in advance of the hearing, specifying the nature of the appeal and the time and place of the hearing.
Whenever an appeal is filed of a decision made by the Planning Board where abutters were notified, all abutters initially notified shall be notified of the upcoming appeal.
In the case of appeals from decisions made by the Planning Board, the public hearing shall be limited to the certified transcript and record of the Planning Board proceedings; no new information shall be considered.
The appellant's case shall be heard first. To maintain orderly procedure, each side shall proceed without interruption. Questions may be asked only through the Chair. All persons at the hearing shall abide by the order of the Chair.
Appeal decision.
Within 35 days of the public hearing, the Board of Appeals shall reach a decision and shall inform, in writing, the appellant, the Code Enforcement Officer, and if within the shoreland zone, the Department of Environmental Protection, within seven days of the Board’s decision and its reasons therefor. Upon notification of the decision of the Board of Appeals, the Code Enforcement Officer, as instructed, shall immediately issue, issue with conditions prescribed by the Board of Appeals, or deny a permit.
All decisions shall become a part of the record and shall include a statement of findings and conclusions, as well as the reasons or basis therefor, and the appropriate order, relief or denial thereof.
All variances granted by the Board of Appeals but not recorded at the Registry of Deeds by the applicant within 90 days of granting shall be void.
Appeal to Superior Court. Except as provided for by 30-A M.R.S.A. § 2691(3)(F), any aggrieved party who participated as a party during the proceedings before the Board of Appeals may take an appeal to Superior Court in accordance with state laws within 45 days from the date of any decision of the Board of Appeals.
In accordance with 30-A M.R.S.A. § 2691(3)(F), the Board of Appeals may reconsider any decision within 45 days of its prior decision. A request to the Board to reconsider a decision must be filed within 10 days of the decision that is being reconsidered. A vote to reconsider and the action taken on that reconsideration must occur and be completed within 45 days of the date of the vote on the original decision. Reconsideration of a decision shall require a positive vote of the majority of the Board members originally voting on the decision and proper notification to the landowner, petitioner, Planning Board, Code Enforcement Officer, and other parties of interest, including abutters and those who testified at the original hearing(s). The Board may conduct additional hearings and receive additional evidence and testimony.
Appeal of a reconsidered decision to the Superior Court must be made within 15 days after the decision on reconsideration.