The historic districts, historic sites and historic landmarks
established in accordance with this chapter shall have one or more
of the following characteristics:
A. History of Saco. Structures, buildings or sites at which events have
occurred that contribute to and are identified with or significantly
represent or exemplify the broad cultural, political, economic, military,
social history of Saco or the nation, including sites or buildings
at which visitors may gain insight or see examples of particular items
or of larger patterns in the North American heritage.
B. Persons. Structures, buildings or sites associated with important
historic persons.
C. Ideas. Structures, buildings or sites associated with important examples
of a great idea or ideal.
D. Architecture. Structures or structural remains and sites embodying
examples of architectural types or specimens valuable for study of
a period, style or method of building construction, of community organization
and living; landscaping; a single notable structure; or a site representing
the work of a master builder, master designer, architect or landscape
architect.
E. Visual continuity. Structures or buildings contributing to the visual
continuity of the historic district.
F. National register. Those sites or areas listed on or eligible for
listing on the National Register of Historic Places or as a national
historic landmark.
Saco's Historic Preservation Overlay District (HP) is depicted
in Figure 19-1.
Figure 19-1
Map of Historic Preservation Districts
|
The application shall state the location, use and nature of
the matter for which such application is sought. The Commission may
waive any application requirement if it determines that it is not
necessary to an application. The application shall contain at least
the information or documentation listed below:
A. The applicant's name, address, and interest in the subject property.
If not representing the owner, the applicant shall provide evidence
of right, title, or interest in the property.
B. The owner's name and address, if different from the applicant's,
and the owner's signature.
C. The address and the Tax Map and lot number.
D. The present use and zoning classification of the subject property.
E. A brief description of the new construction, reconstruction, alteration,
maintenance, demolition or removal requiring the issuance of the certificate
of appropriateness.
F. A scale drawing or drawings of the exterior architectural features
indicating the design, texture, and location of any proposed alteration,
reconstruction, maintenance or new construction for which the certificate
is being applied. As used herein, drawings shall mean plans or exterior
elevations drawn to scale, with sufficient detail to show, as far
as they relate, exterior appearances, architectural design of building(s),
including materials and textures, including samples of exterior materials.
Drawings shall be clear, complete and specific.
G. Photographs of the building(s) involved and of adjacent buildings.
H. A site plan that indicates improvements affecting appearance, such
as walls, walks, terraces, plantings, accessory buildings, signs,
lights and other elements.
Within historic districts and on historic sites, new construction,
buildings, and structures which are moved, reconstructed, materially
altered, repaired or changed through new exterior surfaces shall be
visually related generally in terms of the following factors:
A. Height. In addition to complying with the height standards in the
Zoning Ordinance, the height of a proposed building or addition shall
be visually compatible with surrounding structures when viewed from
a public street.
B. Width. The width of the building shall be compatible with buildings,
structures and open spaces to which it is visually related.
C. Windows and doors. The relationship of windows and doors in a building
shall be compatible with those windows and doors of buildings to which
the building is visually related, particularly to adjacent historic
buildings of the same period.
D. Relation of solids to voids in front facades. The relationship of
solids to voids in the front facade of a building shall be compatible
with that of buildings to which it is visibly related.
E. Rhythm of spacing of buildings on streets. The relationship of the
building to the open space between it and adjoining buildings shall
be compatible with those of buildings to which it is visually related.
F. Rhythm of entrance and/or porch projection. The relationship of entrance
and porch projections to sidewalks of a building shall be compatible
with those buildings to which it is visually related.
G. Relationship of materials and texture. The relationship of materials
and texture shall be compatible with that of predominant materials
used in buildings to which it is visually related.
H. Roof shapes. The roof shape of a building shall be compatible with
that of buildings to which it is visually related.
I. Scale of buildings. The size of a building, the building mass in
relationship to open spaces, the windows, door openings, porches and
balconies shall be compatible with those characteristics of buildings
and spaces to which it is visually related.
J. Directional expression of front elevation. A building shall be compatible
with the building, squares and places to which it is visually related
in its directional character, whether this be vertical character,
horizontal character, or nondirectional character.
K. New construction shall be generally of such design, form, proportion,
mass, configuration, building material, texture, 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 area.
An appeal from the final decision of the Commission may be taken
by any party or person aggrieved to the Zoning Board of Appeals within
30 days from the date of the decision.
This article shall not repeal, annul, or in any way impair or
remove the necessity of compliance with any other ordinance, law,
regulation or bylaw. Where this article imposes a higher and/or stricter
standard, the provisions of this article shall prevail.
The City Council, the Planning Board, or the Commission may
initiate action to amend this article. Requests to amend shall be
referred to the Commission for a report within 90 days thereon. The
Commission shall hold a public hearing before the report is made to
the City Council. Notice of the hearing shall be made public by notice
in a newspaper of general local circulation at least seven days before
the public hearing. The Planning Board shall also make a recommendation
to the City Council.
Notwithstanding the definitions of Article
XXI, for the purposes of this chapter, the following terms have the following meanings, unless the context indicates otherwise:
ALTERED
Includes rebuilt, reconstructed, rehabilitated, restored,
removed, and demolished. For the purpose of this definition, any change,
except minor repair, in siding materials, roofing materials, gutters,
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.
APPROPRIATE
Shall refer to those changes in historic properties, landmarks,
buildings, structures or sites, which are not incongruous with what
is historically and architecturally significant as determined by the
Commission.
COMMISSION
The Saco Historic Preservation Commission.
CONFLICT OF INTEREST
Shall be construed to mean direct or indirect pecuniary benefit
to any person, including members of the person's immediate family,
employer or the employer of any member of the person's immediate family;
or interest sufficient to tempt the member to serve his own personal
interest to the prejudice of the public interests.
CONTRIBUTING STRUCTURE
A structure located within a designated historic district
and identified as contributing to the historical or architectural
significance of said district.
DEMOLITION
The razing of a building or a structure or the removal of
any exterior architectural feature or structure or object.
EXTERIOR ARCHITECTURAL FEATURE
The architectural style and general arrangement of the exterior
of a building or structure, including, but not limited to: the kind,
type, and texture of the building materials; the type and style of
all windows, doors, lights, dormers, roofs, gable cornices, porches,
decorative trim; the design of any sign; and the arrangement of fencing.
HISTORIC DISTRICT
A geographically definable area possessing a significant concentration, linkage, or continuity of sites, buildings, structures or landmarks united by events or aesthetically by plan or by physical development and designated in accordance with the requirements of this chapter as appropriate for historic preservation. These district(s) were established pursuant to §
230-1905 herein.
HISTORIC LANDMARK
Any improvement, building or structures of particular historic
or architectural significance to the City relating to its heritage,
cultural, social, economic or political history, or which exemplifies
historic personages or important events in local, state or national
history, as may be designated in accordance with this section.
HISTORIC SIGNIFICANCE
A building, structure or site possesses historic significance if it embodies one or more of the qualities outlined in §
230-1904. Buildings classified as noncontributing are not considered to possess historical significance.
HISTORIC SITE
Any parcel of land of special significance in the history
of Saco, and its inhabitants, or upon which an historic event has
occurred, including prehistoric and archeological sites, and which
has been designated as such in accordance with this section.
MINOR ALTERATIONS
Are incidental changes or additions to a building or site
which will neither result in substantial changes to any significant
historic features nor obscure such features. In no event shall any
change be deemed minor when, in the determination of the Planning
Department, such change shall alter the historic character of the
building or site.
RHYTHM
Characterized by the regular recurrence of strong and weak
elements.
STRUCTURE
Anything constructed or erected, the use of which requires
a fixed location on or in the ground, or an attachment to something
having a fixed location on the ground, including buildings, billboards,
signs, carports, porches, and other building features.
TEMPORARY
For purposes of this chapter only, "temporary" is defined
as either a one-time occurrence.