Source: https://ecode360.com/6890910
Timestamp: 2018-03-17 04:31:23
Document Index: 582528350

Matched Legal Cases: ['§ 148', '§ 148', '§ 148', '§ 148', '§ 148', '§ 148', 'Art. 4', '§ 148', '§ 148', '§ 109', '§ 148', '§ 148', '§ 148', '§ 148', '§ 109', '§ 148']

§ 148-8 Certificate of appropriateness required.
§ 148-9 Application for certificate.
§ 148-10 Hearing and action on application.
§ 148-11 Minor changes and revisions.
§ 148-13 Evaluation standards.
§ 148-14 Maintenance.
Chapter 148: Historic Preservation
[HISTORY: Adopted by the City Council of the City of Bangor as Ch. VII, Art. 4. Amendments noted where applicable.]
Chapter 148 : Historic Preservation
[Added 1-9-2017 by Ord. No. 17-056]
Anything constructed or erected with a fixed location on the ground, or attached to something having a fixed location on the ground, including but not limited to mobile homes, buildings, walls, billboards, signs, piers and floats, fences, and retaining walls.
[Added 7-22-2013 by Ord. No. 13-236]
[Amended 3-12-1986 by Ord. No. 86-94; 12-10-2012 by Ord. No. 13-025; 1-9-2017 by Ord. No. 17-056]
Historic district, historic sites or historic landmarks shall be established by amendment to § 148-5 of this chapter. All such amendments shall be initiated by the completion of a form directed to the Chair of the Commission and filed with the Staff Coordinator. The Chair shall thereafter call a meeting of the Commission for purposes of formulating the Commission's recommendation concerning the request. At the same time, the Staff Coordinator shall take all necessary action to place the request on the agenda of the next regular meeting of the City Council, allowing a minimum of two days for preparation of all necessary documents prior to the closing of any Council agenda. Pending receipt of a report of the Commission's recommendations, the City Council shall take no further action on the proposed amendment.
Studies and recommendations. Before making its recommendation concerning the proposed establishment of an historic district, historic site or historic landmark, the Commission may conduct studies and research on the proposal. The Commission will make a report to the Council on every request received. Drafts of the report shall also be mailed to the Maine Historic Preservation Commission for review and comment.
[Amended 1-14-1985 by Ord. No. 85-55]
[Amended 2-27-1984 by Ord. No. 84-93]
[Amended 10-11-1989 by Ord. No. 89-383; 10-14-1998 by Ord. No. 98-389]
Great Fire Historic District. An area generally bounded on the east by Park Street and French Street, on the north by the properties on the northeasterly side of Harlow Street, on the west by the properties on the northwesterly side of Central Street and on the south by the properties on the northerly side of State Street and the properties on the northerly side of York Street, said area being described more particularly on a plan entitled "Historic Districts - Great Fire of 1911 Historic District" on file in the office of the City Clerk.
[Amended 4-15-1987 by Ord. No. 87-128]
Main Street Historic District. The land and buildings specifically described on a plan entitled "Main Street Historic District" on file in the office of the City Clerk. The Main Street Historic District plan is hereby amended to include 72-80 Columbia Street (a.k.a. Thomas Hatch Block), more specifically described on City of Bangor Tax Assessor's Map 42, Lot 117, as a part thereof.
[Amended 2-26-1990 by Ord. No. 90-30; 9-27-2004 by Ord. No. 04-276]
[Amended 5-9-1977]
Godfrey Kellog House. The land and buildings located at 212 Kenduskeag Avenue, commonly known as "Cliff Cottage," and more particularly described on a plan entitled "Historic Landmarks - Godfrey Kellog House" on file in the office of the City Clerk.
Morse and Company Office Building. The land and building located at 455 Harlow Street, commonly known as the "Leighton Agency," and more particularly described on a plan entitled "Historic Landmarks - Morse and Company Office Building" on file in the office of the City Clerk.[1]
Editor's Note: Former Sec. 5.3.7, Morse Covered Bridge, which immediately followed this subsection, was deleted 7-25-1983 by Ord. No. 83-264.
[Amended 10-12-1977]
[Amended 6-12-1977]
[Amended 8-14-1978]
[Amended 12-11-1978]
[Amended 5-30-1979]
[Amended 12-8-1980]
[Amended 6-24-1985 by Ord. No. 85-217]
[Amended 12-30-1985 by Ord. No. 85-308]
[Amended 3-23-1987 by Ord. No. 87-100]
[Amended 6-23-1987 by Ord. No. 87-205]
[Amended 9-28-1987 by Ord. No. 87-101]
[Amended 9-25-1989 by Ord. No. 89-373]
[Amended 3-12-1990 by Ord. No. 90-74]
[Amended 4-8-1991 by Ord. No. 91-139]
Nathaniel Burleigh - Haven Sawyer House. A two-acre parcel and the buildings thereon located at 840 Broadway, more specifically described by the site plan on file with the City Clerk.
[Amended 5-12-1997 by Ord. No. 97-196]
Elmar T. Boyd House. The land and buildings located at 251 French Street, City of Bangor Tax Assessor’s Map 48, Lot 140.
[Added 7-12-2004 by Ord. No. 04-210]
The Carr-Wing House. The land and buildings located at 412 State Street, City of Bangor Tax Assessor’s Map 54, Lot 224.
[Added 4-14-2008 by Ord. No. 08-090]
The William Augustus Blake House. The land and buildings located at 107 Court Street, City of Bangor Tax Assessor's Map 32, Lot 180,
[Added 9-12-2011 by Ord. No. 11-271]
[Amended 12-10-2012 by Ord. No. 13-025]
[Amended 3-28-1988 by Ord. No. 88-151]
Such Commission shall elect annually a Chairman, Vice Chair and Secretary from among its own membership. An affirmative vote of four members shall be required to issue a certificate of appropriateness. All records maintained or prepared by the Secretary are deemed public and may be inspected at reasonable times.
All members shall attend an annual orientation meeting to be scheduled during the month of January of each calendar year.
[Amended 8-22-1988 by Ord. No. 88-323]
The Commission shall meet at least quarterly and, prior to December 31 of each calendar year, shall prepare and submit to the City Council an annual report outlining its doings during the preceding twelve-month period.
[Amended 7-11-1977]
[Added 6-24-1985 by Ord. No. 85-223]
The Historic Preservation Commission shall protect historic landmarks, historic sites and historic districts by the issuance of certificates of appropriateness.
Any change in the exterior appearance of an historic landmark, an historic site or any building in an historic district if such change requires a building or sign permit from the Code Enforcement Officer.
[Amended 1-28-1980]
Any change, except minor repair, in siding materials, roofing materials, door and window sash and integral decorative elements, such as, but not limited to, cornices, brackets, window architraves, doorway pediments, railing, balusters, columns, cupolas and cresting and roof decorations.
Other improvements or alterations to the site where a historic landmark, historic site or building in a historic district is located which require Planning Board approval.
[Added 12-10-2012 by Ord. No. 13-025]
Condition precedent to building or sign permit.
[Amended 3-22-1982 by Ord. No. 82-55]
In any historic district and with respect to any historic site or historic landmark, no building or sign permit shall be issued by the Code Enforcement Officer for any construction, alteration or demolition until a corresponding certificate of appropriateness has been issued by the Historic Preservation Commission.[1]
Editor’s Note: Former Subsection B(2), regarding activities that do not require a certificate of appropriateness, which immediately followed, was repealed 12-10-2012 by Ord. No. 13-025.
[Amended 7-11-1977; 1-28-1980; 12-30-1985 by Ord. No. 86-22; 12-10-2012 by Ord. No. 13-025; 4-27-2015 by Ord. No. 15-114; 1-9-2017 by Ord. No. 17-056]
Staff review. An application for a certificate of appropriateness may be obtained from, and shall be submitted to, the Staff Coordinator. The format and number of copies of the application submitted shall be as set by the Staff Coordinator. Within seven calendar days of the application being submitted, the applicant shall be informed whether the application is complete for filing, in that it meets the requirements of § 148-9C, that the fee required under § 109-1 has been paid, and that the Code Enforcement Officer or his or her designee has determined that the changes proposed in the application meet applicable codes. If the application is not determined to be complete, the application will be held until all deficiencies have been corrected by the applicant.
Commission review. Once an application is determined to be complete, the Planning Division shall place the application on a Historic Preservation Commission agenda for action. The Commission shall consider each application and reach a decision thereon within 45 days of the date the application was determined to be complete, or the application shall be deemed denied. Upon mutual agreement by the Planning Division or Commission and the applicant, said period may be extended for an additional 45 days. After the Commission has acted on the application, the Code Enforcement Officer shall issue or deny permits as appropriate.
The applicant's name and address and his or her interest in the subject property.
The map and lot and address or location of the subject property.
A drawing or drawings, indicating the design and location of all proposed changes for which the certificate is being applied. As used herein, "drawings" shall mean plans and exterior elevations drawn to scale with sufficient detail to show, as far as they relate to exterior appearances, the architectural design of the building.
A description and samples of the materials which will be used. If available, detailed cut sheets from the manufacturer shall be included. The description must include information concerning finishes.
Photographs of the building involved and of adjacent buildings, marked to indicate the location of the proposed project or sign. One of the photographs shall be a photograph of the entire building.
Additional requirements for new buildings and additions:
If the project is an improvement or change to existing exterior features, then the applicant must submit a site plan which includes the buildings and exterior features as they now exist, adjacent buildings, and proposed alterations.
Additional requirement for replacement of an exterior facade, roofing, doors, or windows, and for other site or building appurtenances (such as, but not limited to, fencing, bollards, railings, gutters, pad-mounted transformers, ventilation, wiring, lighting, and security cameras): methods of attachment or installation.
Additional requirement if site improvements are proposed: a site plan indicating improvements affecting appearance, such as walls, walks, terraces, accessory buildings, signs and other elements.
Additional requirements for applications involving signs:
A depiction or sample of the means of sign attachment or mounting to the building.
Materials, color samples, lettering samples, and finishes.
Hearing. Prior to issuance or denial of a certificate of appropriateness required under § 148-8A(1) through (4) of this chapter, the Commission shall conduct a public hearing on the application. In addition, the Commission may, at the request of the applicant or if the Commission deems it necessary, conduct a public hearing on an application for a certificate of appropriateness under § 148-8A(5) of this chapter.
[Amended 12-30-1985 by Ord. No. 86-22; 12-10-2012 by Ord. No. 13-025]
Approval. If the Commission determines that the proposed construction, reconstruction, alteration, moving or demolition is appropriate, it shall direct the Planning Division to issue a certificate of appropriateness. The Planning Division shall forward copies of the certificate to the applicant and to the Code Enforcement Officer for issuing of necessary permits.
[Amended 12-10-2012 by Ord. No. 13-025; 4-27-2015 by Ord. No. 15-114; 1-9-2017 by Ord. No. 17-056]
If approved, the proposed construction, reconstruction, alteration, moving or demolition must be begun within six months of approval and completed within 12 months of approval, unless the Commission sets other time limits. An extension or extensions of up to one year in total length may be granted as a minor revision under § 148-11.
Within two weeks of completion, the applicant shall submit to the Planning Division photos of the completed construction, reconstruction, alteration, moving or demolition.
[Amended 7-25-1983 by Ord. No. 83-264; 12-10-2012 by Ord. No. 13-025; 4-27-2015 by Ord. No. 15-114; 1-9-2017 by Ord. No. 17-056; 9-11-2017 by Ord. No. 17-308]
Notwithstanding § 148-8 above, minor changes, revisions to work for which a certificate of appropriateness has been issued, or building signage (new or replacement) may be permitted by the Code Enforcement Officer and Planning Officer without referral to the Historic Preservation Commission subject to the following conditions:
Submission of an application to the Staff Coordinator setting forth the proposed change or revision in sufficient detail to permit adequate review of the same, along with the fee required under § 109-1. The format and number of copies of the application submitted shall be as set by the Staff Coordinator.
Determination by the Code Enforcement Officer, Planning Officer and the Chair of the Historic Preservation Commission (or, in his or her absence, the Vice Chair or, in both their absences, the senior member of the Commission in time of service) that the proposed change constitutes a minor change or revision and does not require Commission approval.
If the application for minor change or revision is not approved or denied within 45 days of it having been submitted to the Staff Coordinator, then it is deemed denied.
For the purposes of this section, a "minor change or revision" is one which does not materially alter or affect the historical and/or architectural character of a building or structure classified as an historic landmark, a building or structure located in any historic district, any part of such building or structure or any appurtenances related to such buildings or structures.
[Amended 1-13-1997 by Ord. No. 97-59; 1-9-2017 by Ord. No. 17-056]
An appeal from any final decision of the Commission, or a final decision regarding a minor revision under § 148-11, may be taken by any party to the Board of Appeals. The appeal procedure shall conform to the procedure set forth in Chapter 23, Article I, of the Code of the City of Bangor.
[Amended 7-11-1977; 9-28-1987 by Ord. No. 87-339; 6-13-1988 by Ord. No. 88-241; 2-10-2003 by Ord. No. 03-53]
The standards and requirements contained in this section and the Secretary of the Interior's Standards for Rehabilitation (1990 Edition) and the Secretary of the Interior's Standards for the Treatment of Historic Properties (1995 Edition) shall be used in review of applications for certificates of appropriateness.
Reconstruction, alterations and maintenance. A building or structure classified as an historic landmark or a building or structure located in an historic district, or any part thereof, or any appurtenance related to such structures, including but not limited to walls, fences, light fixtures, steps, paving and signs, shall not be reconstructed, altered or maintained, and no certificate of appropriateness shall be issued for such actions, unless they will preserve or enhance its historical and architectural character.
In an historic district, such building or structure has been identified by the Commission as incompatible with the historic district in which it is located; or
The purpose of this Subsection B is to further the purposes of this chapter by preserving historic buildings which are important to the education, culture, traditions and the economic value of the City and to afford the City, interested persons, historical societies or organizations the opportunity to acquire or to arrange for the preservation of such buildings.
Construction of new buildings and structures in historic district. The construction of a new building or structure within an historic district shall be generally of such design, form, proportion, mass, configuration, building material, texture, color and location on a lot as will be compatible with other buildings in the historic district and with streets and open spaces to which it is visually related and in keeping with the area.
Visual compatibility factors for new construction and additions. Within historic districts, historic sites or historic landmarks, all new construction and all new additions shall be visually related generally in terms of the following factors:
Height. The height of proposed buildings shall be compatible with adjacent buildings.
Proportion of building's front facade. The relationship of the width of the building to the height of the front elevation shall be visually compatible with buildings, structures and open spaces where it is visually related.
Proportion of openings within the facade. The relationship of the width of the windows to the height of windows and doors in a building shall be visually compatible with that of windows and doors of buildings to which the building is visually related.
Rhythm of solids to voids in front facades. The relationship of solids to voids in the front facade of a building shall be visually compatible with that of the buildings to which it is visually related.
Rhythm of spacing of buildings on streets. The relationship of the building to the open space between it and adjoining buildings shall be visually compatible with that prevailing in the area to which it is visually related.
Rhythm of entrance and/or porch projection. The relationship of entrances and porch projections to sidewalks of a building shall be visually compatible with that of buildings to which it is visually related.
Relationship of materials and textures. The relationship of the materials and textures of the facade of a building shall be visually compatible with that of the predominant materials used in the buildings to which it is visually related.
Roof shapes. The roof shape of a building shall be visually compatible with that of the buildings to which it is visually related.
Scale of building. The size of the building, the building mass of a building in relation to open spaces, the windows, door openings, porches and balconies shall be visually compatible with those characteristics of buildings and spaces to which it is visually related.
Rehabilitation work shall not destroy the distinguishing qualities nor character of the structure and its environment. The removal or alteration of any historic material or architectural features should be held to a minimum.
Deteriorated architectural features should be repaired rather than replaced, wherever possible. In the event that replacement is necessary, the new material should match the material being replaced in composition, design, texture and other visual qualities. Repair or replacement of missing architectural features should be based on physical or pictorial evidence rather than on conjectural designs or the availability of different architectural features from other buildings.
Distinctive stylistic features or examples of skilled craftsmanship which characterize historic structures and often predate the mass production of building materials shall be treated with sensitivity.
Changes which may have taken place in the course of time are evidence of the history and development of the structure and its environment, and these changes shall be recognized and respected.
Contemporary design for additions to existing structures shall be encouraged if such design is compatible with the size, scale, material and character of the neighborhood, structures or its environment.