A. 
The administration and enforcement of this chapter shall be the responsibility of the Code Enforcement Officer.
B. 
Powers and duties. The Code Enforcement Officer shall be vested with full authority and responsibility for the enforcement and administration of this chapter. The Code Enforcement Officer may grant approval for all designs, plans and/or sketches for all improvements, modifications, repairs, installations, rehabilitation or painting, where the fair market value cost for the materials, supplies and/or labor for the same is less than $1,000, which affects the exterior of existing buildings or structures, signs, awnings, exterior lighting, show windows, roofs, rear yards or open space or vacant lots to ascertain whether or not said designs, plans and/or sketches for the contemplated work conform to the requirements of this chapter. In the event that the Code Enforcement Officer does not approve a design, plan or sketch under this section, the applicant may request an independent review of the same by the Design Committee.
No exterior of an existing building or structure, storefront, display window, roof, window, awning, entrance, sign, lighting, appurtenances or land located within the Area shall be altered, improved, modified, repaired, rehabilitated or painted until a permit therefor has been issued by the Code Enforcement Officer, except as exempted in this section.
A. 
Any project on an historic site or landmark or on a property in an historic district which receives a certificate of appropriateness under Chapter 148, Historic Preservation, shall be automatically granted a permit under this chapter.
B. 
A permit shall not be required for emergency or minor maintenance repairs which do not materially alter the existing exterior elements of the building or structure.
C. 
No permit shall be issued until the proposed activity complies with the provisions of this chapter.
D. 
No permit shall be issued for work with an estimated fair market value cost of $1,000 or more for materials, supplies and/or labor until the proposed activity has been approved by the Revitalization Area Design Review Committee (hereinafter "Design Committee") pursuant to this chapter. An affirmative vote of three members of the Design Committee shall be required to approve the proposed activity. The issuance of such a certificate by the Commission shall be determinative of the compatibility of the proposed design or plan with the architecture of the building.
E. 
All applications for a permit shall be submitted to the Staff Coordinator and accompanied by a design or plan, accurately drawn at a suitable scale, showing in sufficient detail the entire building or structure elevation, storefront design, windows, cornices, materials (including samples, if requested), signs, lighting, awning and other architectural features. Said plan or design shall be prepared to acceptable standards as determined by the Code Enforcement Officer or Design Committee. In addition, the Officer or Committee is hereby authorized to require such additional information as may be deemed necessary or appropriate for the proper administration and enforcement of this chapter. The format and number of copies of the application and plan or design submitted shall be as set by the Staff Coordinator. The Code Enforcement Officer may accept a sketch outlining the proposed work for projects which do not require Design Committee approval. For projects which require Design Committee approval, the Code Enforcement Officer shall refer the application to the Design Committee within 10 days of his or her determination that the application is in order.
F. 
Once the Design Committee has approved an application under this chapter and the building or structure in question conforms to the requirements of this chapter, further Design Committee review and approval will not be required for the following activities: repainting of exterior elements of the building or structure in accordance with previously approved color schemes; emergency repairs to exterior elements of the building, such as replacement of glass or other broken door or window elements; renovation or repair of signs which does not depart from the design approved by the Committee; and minor repairs, as long as said repairs do not alter the design approved by the Committee. These activities may be carried out without a permit under this chapter, provided that notification of said activities is filed, in writing, with the Code Enforcement Officer.
Establishment. A Revitalization Area Design Review Committee is hereby established in the City of Bangor for the purpose of reviewing certain applications under this chapter to ensure compliance with the objectives and rehabilitation standards contained herein. The words "Design Committee," when used in this chapter, shall be construed to mean the Revitalization Area Design Review Committee, which shall consist of the Bangor Historic Preservation Commission as established under Chapter 148, Historic Preservation, § 148-6, of this Code.
A. 
Duties and responsibilities. The Design Committee shall have the following duties and responsibilities under this chapter:
(1) 
Review of all preliminary and final designs and/or plans for all improvements, modifications, repairs, installations, rehabilitation or painting (except for emergency or minor maintenance repairs or rehabilitation work with an estimated fair market value cost of less than $1,000 for materials, supplies and/or labor) which affects the exterior of existing buildings or structures, signs, awnings, exterior lighting, show windows, roofs, rear yards or open spaces or vacant lots to ascertain whether or not said designs or plans for the contemplated work conform to the requirements of this chapter. Such review shall be in accordance with the provisions of this chapter.
(2) 
Approval of such designs or plans as the Design Committee determines to be in accordance with the provisions of this chapter.
(3) 
Assistance to property owners in the development of acceptable rehabilitation designs or plans to bring their properties into compliance with the provisions of this chapter.
(4) 
Review of properties within the Area and formulation of written recommendations to the property owners outlining suggestions as to such nonmandatory facade improvements as may be deemed appropriate for the building in question.
In reviewing properties to determine compliance with the provisions of this chapter and in reviewing designs or plans submitted in accordance herewith, the Design Committee or the Code Enforcement Officer shall be concerned with all aspects affecting the exterior appearance of the properties located within the Area, including but not limited to the following:
A. 
Materials used on all visible exterior areas of the building(s).
B. 
Design of show windows, storefronts and entrance areas, including materials and types of security devices.
C. 
Design of signs, methods of illumination, materials and methods of attachment.
D. 
Design of awnings and canopies, materials and methods of attachment.
E. 
Condition of parking areas, rear yards, open spaces and vacant lots.
For those areas designated in the Waterfront Development District within the Bangor Center Revitalization Area Map, the standards of § 71-11.1A through D shall apply. For all other areas, the following standards and considerations shall be used by the Design Committee or the Code Enforcement Officer in evaluating applications to determine whether or not the proposed activity conforms to the requirements of this chapter and promotes the intent and purpose hereof:
A. 
Materials, techniques and designs should, where practical, conform to and harmonize with the architecture of the building. To that end, correct period sash, doors, cornices, wall materials and signs should be considered.
B. 
Rehabilitation work shall not destroy the distinguishing qualities or character of the building and its environment. The removal or alteration of any unique architectural features shall be avoided wherever possible.
C. 
Deteriorated architectural features should be repaired rather than replaced, whenever possible. In the event that replacement is necessary, the new materials should, where practical, match the materials being replaced in composition, design, texture and finish.
D. 
Removal of present-day facades which are inappropriate and incompatible with the existing structures or neighboring properties shall be encouraged.
E. 
Designs and materials shall be appropriate to the period and style of the building and should harmonize with adjacent properties.
F. 
New work adjoining existing buildings shall be carefully blended to minimize the separation, unless such a separation is suitable to enhance or emphasize the qualities of the original work.
G. 
Hardware and lighting fixtures, where practical, shall be selected with care to conform to authentic work of the period and to match remaining originals where such exist.
H. 
All alterations, improvements, modifications, repairs, rehabilitation, painting and other improvements shall be harmonious and tie in with existing materials in an acceptable manner.
A. 
Building design.
(1) 
Buildings that are stylized in an attempt to identify a particular tenant, particularly where the proposed architectural design is the result of a corporate or franchise prototype design, shall not take precedence over these design guidelines, and such development shall conform to the architectural considerations in these guidelines.
(2) 
Extended bands of corporate/franchise colors unrelated to the architecture shall be prohibited.
(3) 
Buildings shall be designed with a variety of scales, creating a scale and level of detail at the street level appropriate to the pedestrian.
(4) 
Clearly articulating different uses at lower building levels will aid in creating a sense of human scale in mid- and high-rise buildings. Addressing human scale may further be achieved through architectural detailing and by variation in the three-dimensional character of the building mass as it rises skyward. Monolithic, vertical extrusions of a maximum building footprint are strongly discouraged.
(5) 
The lower floors shall be differentiated architecturally.
(6) 
Where existing adjacent buildings have a consistent massing and roof forms which enhance the character of the area, that massing and form shall be reinforced unless it can be clearly demonstrated that an alternate design would enhance the vitality of the area.
(7) 
Traditional arrangement of facade components into base, middle, and top composition shall be used to achieve compatibility and continuity within the surrounding architectural context.
(8) 
The following features shall be considered as potential elements to help break down building scale:
(a) 
Covered walkways, trellises or architectural awnings that provide varying degrees of shade and sun at ground level.
(b) 
Distinct and multiple architectural roof forms, clearly pronounced eaves, distinct parapet designs and cornice treatments.
(c) 
Projecting bays, recessed balconies, and roof shape variation shall be judicially utilized to provide interest, individuality, and appropriate scale to new structures.
(9) 
The design shall incorporate elements to visually screen elements such as HVAC units, dumpsters, and loading areas. The integration of the screening of those elements is encouraged over the addition of fencing and landscaping which is not in harmony with the overall design.
B. 
Building placement.
(1) 
Buildings shall be built to the property line to the greatest extent possible when the property line is adjacent to the street, unless such space is used as outdoor cafes on the lower floor and for public plazas which are coordinated with public outdoor spaces.
(2) 
Buildings shall provide street-level, pedestrian-oriented uses on all street fronts.
(3) 
Primary building entrances shall be accentuated and open onto public sidewalks along the primary street frontage.
C. 
Pedestrian environment.
(1) 
Drive-through uses shall be accessory to the primary use of the building and designed and located not to dominate the streetscape or impair pedestrian movements.
(2) 
Where pedestrian circulation paths cross vehicular routes, a change in paving materials, textures or colors shall be provided to emphasize the conflict point, improve visibility, enhance safety, and provide added aesthetic appeal with the pedestrian access primary.
(3) 
Service entrances and loading facilities shall be located at the rear or side of structures and screened from public view.
(4) 
Where buildings face more than one public street, service and loading circulation may be located along secondary streets where appropriate.
D. 
Signage.
(1) 
Signage shall strive to maintain the quality of materials used in the district.
(2) 
Signage shall be scaled and illuminated for a pedestrian clientele.
(3) 
Building-mounted signage shall be integrated with the design of the building.
(4) 
Traditional corporate logos and mass-produced signage shall be discouraged.
A. 
For purposes of this section, a "minor alteration or revision" is one which does not materially alter or affect the improvements approved by the Design Committee in material or other element noted in review. The replacement of signs or the installation of new signs consistent with § 71-22 shall be deemed a minor alteration or revision.
[Amended 9-9-2019 by Ord. No. 19-329]
B. 
Notwithstanding §§ 71-8 and 71-9 above, minor alterations or revisions to work which the Design Committee has approved may be permitted by the Code Enforcement Officer, Planning Officer, and Design Committee Chair without referral to the Design Committee subject to the following conditions:
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(1) 
Submission of an application to the Staff Coordinator, setting forth the proposed revision in sufficient detail to permit adequate review of the same. The format and number of copies of the application submitted shall be as set by the Staff Coordinator; and
(2) 
Determination by the Code Enforcement Officer, Planning Officer and Chair of the Design Committee (or, in their absence, the Vice Chair or, in both their absences, the senior member of the Committee in time of service) that the proposed change constitutes a minor alteration or revision and does not require Committee approval.
[Amended 9-9-2019 by Ord. No. 19-329]
A. 
Requirements for applications involving signs:
(1) 
A scale drawing of the sign.
(2) 
A depiction or sample of the means of sign installation, including attachment or mounting to the building.
(3) 
Materials, colors, lettering, and finishes.
(4) 
Any other information and documentation the Planning Division or Code Enforcement Division considers necessary.
B. 
Staff review. The applicant shall submit an application to the Staff Coordinator in sufficient detail to permit adequate review of the sign, 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. If the application for a sign is not approved or denied within 45 days of it having been submitted to the Staff Coordinator, then it is deemed denied.
C. 
Determination. In determining whether or not proposed work receives approval, The Code Enforcement Officer or their designee, and the Planning Officer or their designee shall apply the evaluation standards set forth in § 71-11 or 71-11.1. Additionally, all signs must comply with the regulations contained in Chapter 260, Signs.
D. 
Approval. If the Code Enforcement Officer or their designee and the Planning Officer or their designee each determine that the proposed work meets the evaluation standards set forth in § 71-11 or 71-11.1, the application shall be approved. The Staff Coordinator shall forward copies of the approved application to the applicant and to the Code Enforcement Officer for issuing of necessary permits.
(1) 
If approved, the proposed work must be begun within six months of approval and completed within 12 months of approval.
(2) 
After completion of the project, or after 12 months from approval, the property owner shall allow staff to access exterior areas of the property as reasonably necessary in order to perform an inspection to verify work was done in accordance with the approval.
E. 
Disapproval. If the Code Enforcement Officer, or their designee, or the Planning Officer, or their designee, determines that the proposed alteration is either not minor in scope, or not appropriate, or both, the application shall not be approved.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(1) 
If disapproved, the applicant may submit an application for either minor alteration or revision or design review for consideration at a meeting of the Design Committee, along with the fee required under § 109-1.
Any person, firm or corporation being the actual or constructive owner of any building or premises which is adjudged to be in violation of any of the provisions of this chapter shall be guilty of a civil violation and, on conviction, shall be fined not less than $10 nor more than $100. Each day such a violation is permitted to exist after notification shall constitute a separate offense. Any fines imposed pursuant to this chapter shall inure to the benefit of the City of Bangor.
The City Solicitor or their representative is hereby authorized and directed to institute any and all actions and proceedings, either in law or in equity, that may be appropriate or necessary to obtain compliance with the provisions of this chapter.