Rosemount McIver Park, Historic District Design Guidelines

A Sanford Historic District is a distinctive area, with a historic flavor characterized by its streets, buildings, trees, architectural design and landscape features. It may be monumental or simple, residential or commercial. Sanford’s Historic Districts link present and future generations with their heritage and provides a diversity of life styles; thus, advocating Sanford’s commitment of Visions and Values Working Together to achieve the ultimate quality of life for its citizens.

Development that heightens the quality of Sanford’s Historic Districts is encouraged. The City Code under which the districts are legally established as an overlay zoning district, recognizes that they are valuable assets to the identity of the city. It also recognizes that change is an important element in the city’s growth, pointing out a healthy, essential neighborhood and reflecting the pride of residents in their community. Historic District Overlay Zoning identifies a historic area and provides the device of design review process for exterior changes; however, it does not alter the uses of properties as permitted by the existing zoning.

Sanford’s Historic Districts are established by the City Council after action has been proposed by the Historic Preservation Commission; a process which requires careful research and evaluation. As of July 15, 1997, Rosemount / McIver Park will be Sanford’s first area designated as a Local Historic District. There are also two additional areas in Sanford which are under consideration to be designated as historic districts within the next year. These districts will represent residential neighborhoods, a downtown commercial district, and other types that may develop in the future.

Historic district designation is designed to guard and enhance the existing character of a community, not to change it. Through Historic District Overlay Zoning, a neighborhood is safeguarded from unmanaged change by a review process based on established design guidelines. Additionally, if a property is commercial or income producing, the owner may be eligible for significant tax benefits. Federal Law and State Statutes provide for sizable tax credits on rehabilitation of eligible historic properties. There are also federal tax advantages in the form of charitable contribution deductions for owners who donate a historic preservation easements to a charitable organization. For more specific information on either of these programs, Please contact the Sanford Historic Preservation Commission at (919)775-8242.

It is anticipated that additional Sanford neighborhoods will seek designation as local historic districts in the future. Public comment is an important part of the designation process. By law, property owners in a proposed historic district must be notified of the proposal so that they may attend the public hearings and express their views and comment. Home owners and tenants are invited to attend neighborhood forums, prior to the public hearing. These forums are usually sponsored by the Commission.

The Sanford Historic Preservation Commission serves the public both as an administrator for the districts and as a facilitator to people who own properties in these areas. It provides assistance to owners and tenants, helps them plan the alterations that they are considering for their properties, and guides owners through the application process necessary to implement those changes.

The commission consists of seven (7) members appointed by the City Council for staggered three-year terms. A majority of the commission members must be qualified by special interest, knowledge, or training in such fields as history or architecture. Also, all members of the commission must live within Sanford’s planning jurisdiction, and at least one member of the commission must either reside or own property in the established historic district.

The commission has several powers and responsibilities, including recommending to the City Council the designation, or the removal, of historic district overlay zoning; granting requests for proposed changes within the historic district; conducting educational programs on historic preservation; cooperating with state, federal, and local governments, in pursuance of its responsibilities; and conducting meeting or hearings which are necessary to carry out these purposes.

Historic districts are not created to prevent change. The Historic Preservation Commission offers assistance to the property owner in shaping changes while meeting the requirements of the City Code. The City Code provides for a process that ensures that property changes are within the intent and the character of the historic district. In this special design review process, plans are examined before work is begun. The process does not require property owners to make changes to their properties, and it does not apply to interior alterations or routine maintenance that does not affect exterior appearance. However, any exterior alterations, new construction, demolition, significant landscape changes, or moving of buildings is considered. In the case of demolition the City Code provides for a delay of up to one (1) year during which alternatives to demolition can be explored.

An important purpose of the Historic Preservation Commission is to assist and consult with property owners about proposed changes to properties in the historic districts. In the early planning stages of a project, property owners should call the Historic Preservation Commission staff with any questions or concerns. The staff can assist by interpreting the City Code, suggesting solutions to problems, and explaining the review process. Furthermore, staff can make on-site consultations and provide technical assistance in solving related problems.

Design guidelines for reviewing the compatibility of changes in the districts with the existing character of the districts were adopted in 1997. These guidelines are based on a commonsense approach to the enhancement of historic structures and districts. They stress the importance of protecting and maintaining historic structures and districts, and they advocate repair over replacement. The Historic Preservation Commission will provide property owners with a copy of the relevant guidelines for a project. Following an application review, a Certificate of Appropriateness is issued to show that the proposed project has been reviewed according to the design guidelines and found to be appropriate.

The Historic Preservation Commission has established a Design Review Advisory Committee to assist property owners in interpreting the guidelines for complex projects such as major additions and new construction. The Historic Preservation Commission is made up of volunteers who are familiar with the guidelines. This group meets with property owners informally before any application is completed or reviewed. The dates of the Historic Preservation Commission monthly meetings are available from the Historic Preservation Commission.

A Certificate of Appropriateness is not necessary for routine maintenance, which includes repair or replacement when there is no change in the design, materials, or general appearance of the structure or the grounds; however, a certificate of appropriateness is issued for all other projects. Any repair or replacement necessitating a change in design, materials, or general appearance is defined as an alteration and requires a certificate of appropriateness, as does any proposed new construction or site development.

An application form for a Certificate of Appropriateness may be obtained from the Historic Preservation Commission office. Drawings and/or photographs depicting the proposed changes are generally required for the review.

Most applications can be reviewed and approved by the Historic Preservation Commission staff through the minor work process. Major work projects are viewed by the Historic Preservation Commission Certificate of Appropriateness Committee. Examples of these types of changes are new construction, additions, demolition, tree removal, and parking lots. The seven-member Certificate of Appropriateness Committee meets monthly, and a decision is usually reached during the meeting at which the application is heard.

In any action granting or denying any Certificate of Appropriateness, an appeal may be taken to the Board of Adjustments within fifteen days following the decision. Appeals regarding the granting or the denying of Certificates of Appropriateness should be in the nature of certiorari (challenging only whether the commission followed its rules and procedures).

Any person or corporation who violates any of the provisions of the Historic District regulations is subject to a civil penalty of not more than $100 per day. The penalty may not be assessed until the violator has been notified of the violation; however, each day of a continuing violation constitutes a separate violation and may be fined separately.

In 1976 the United States Department of the Interior developed national standards for the preservation of historic buildings. The ten standards for the rehabilitation of historic buildings, often referred to as the Secretary’s Standards, are explicitly used by the Sanford Historic Preservation Commission in reviewing proposed changes to historic buildings and properties. Although Standard 1 applies to building use and the Historic Preservation Commission does not review building use, the design principles and criteria of these ten standards are inherent in the Design Guidelines applied by the commission in reviewing proposed changes to all district properties. The 1992 version of the Secretary of the Interior’s Standards for Rehabilitation reads as follows:

1. A property shall be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships.

2. The historic character of a property shall be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property shall be avoided.

3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, shall not be undertaken.

4. Changes to a property that have acquired historic significance in their own right shall be retained and preserved.

5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved.

6. Deteriorated historic features shall be repaired rather that replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and, where possible, materials. Replacement of missing features shall be substantiated by documentary and physical evidence.

7. Chemical or physical treatments, if appropriate, shall be undertaken using the gentlest means possible. Treatments that cause damage to historic materials shall not be used.

8. Archeological resources shall be protected and preserved in place. If such resources must be disturbed, mitigation measures shall be undertaken.

9. New additions, exterior alterations, or related new construction shall not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and shall be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.

10. New additions and adjacent or related new construction shall be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

One of the first tasks of an Historic Preservation Commission is to adopt design guidelines for alteration, restoration, new construction, additions, reconstruction, relocating, or demolition, affecting historic landmarks or properties in an historic district. Until commissions adopt design guidelines, landmarks cannot be designated, and changes to the exterior appearance of landmarks and properties in historic districts cannot be reviewed or regulated.

Once a property is designated as a historic landmark or becomes part of a historic district, the owner cannot demolish a structure on the property, move it, or change its exterior features without a Certificate of Appropriateness issued by the Historic Preservation Commission. When reviewing applications for Certificates of Appropriateness, the Commission will and must use its established Design Guidelines to determine whether proposed changes in the appearance are consistent with the special character of the landmark or district. If the Commission finds that a proposed change is consistent, it will and must approve the application.

It is not the Commission’s purpose to impose particular architectural styles, to promote design preferences, or to require restoration of historic properties. The single standard the Commission must apply is whether or not the property owner’s proposed changes are appropriate. Changes deemed appropriate must be permitted, even if the Commission members consider them less than ideal.

The uses of written design guidelines helps to protect property owners’ rights of due process and equal protection under the law as follow:

• Guidelines communicate to property owners, in advance, how proposed change to their properties will be judged.

• Consistent use of the guidelines in reviewing all applications helps insure that all property owners are treated equally.

Following are ways guidelines help make the Commission’s job easier:

• By providing a framework for review, guidelines systematize the decision-making process, helping the Commission function efficiently.

• Evaluation of applications using design guidelines helps property owners make sound decision.

Design guidelines should cover each item, feature, and type of change listed in the Ordinance establishing the Commission. State law specifies what physical items are subject to design review and what exterior features of these items must be considered in the review. In the ordinance, the City Council lists all the specified items, all the required features and any optional features it chooses.

Proposed changes to the following items must be reviewed by the Commission:

• The exterior portion of any building or structure
• Masonry walls
• Fences
• Light fixtures
• Steps and pavement
• Other appurtenant features
• Above-ground utility structures
• Outdoor advertising signs

New construction in Historic Districts or on the grounds of landmarks also is subject to design review.

In reviewing applications for Certificates of Appropriateness, the Commission must consider these exterior features:

• Architectural style
• General design
• General arrangement of exterior of a building or other structure
• Kind and texture of building material
• Size and scale of the building
• Type and style of all windows, doors, light fixtures, signs, and other appurtenant features
• Style, material, size, and location of outdoor advertising signs
• Exterior color
• Significant landscape features
• Significant archaeological features
• Significant natural features

The following is a list of three kind of changes that do not require a Certificate of Appropriateness. State law exempts these changes from the requirement for commission approval:

• Routine maintenance or repairs that do not involve a change in design, material, or appearance.

• Any changes needed for public safety because of an unsafe or dangerous condition, as certified by the building inspector.

• Maintenance and emergency restoration of existing above-ground utility structures.

1. Preserve, protect and retain the original shape, line, pitch and overhang of historic roofs.
2. Preserve, protect and retain all architectural features that define the character of the roof. For example: cupolas, chimneys, dormers, and turrets.
3. Preserve, protect and retain historic roofing material using recognized preservation methods and technologies. When replacement or repair of historic material is necessary it needs to match the existing material in composition, size, shape, color, pattern, and texture. Use substitute material if the historic material is not technically feasible.
4. Introduce new roof features when they do not diminish the original design of the roof.
5. Roof ventilators, antennas, solar collectors and mechanical equipment shall be placed inconspicuously on rear roof slopes or non-character-defining roofs.
6. Do not apply roof coatings to roofing material that was historically not coated.
7. It is not appropriate to replace concealed or built-in gutters with exposed gutters.

1. Preserve, protect and retain the shape, form, height, materials, and details of historic walls.
2. Preserve, protect and retain all architectural features that define the character of exterior walls. For example: bays, cornices, storefronts, arches, quoins, cornerboards, and brackets.
3. Preserve, protect and retain historic wall materials using recognized preservation methods and technologies. When replacement of historic material is necessary it shall match the existing material in composition, size, shape, color, pattern, and texture. Use substitute materials if the original materials are not technically feasible.
4. If replacement of a wall element or detail is necessary, replace the deteriorated element to match the original in size, scale, proportion, material, texture, and detail.
5. It is not appropriate to introduce wall features that diminish the original design or damage the historic wall materials.
6. It is not appropriate to apply paint or other coatings to unpainted wall material that was historically not coated.
7. Locate vents and mechanical connections through historic foundations or walls on non-character-defining elevations or inconspicuously on side or rear walls where they will not be visible from the street.
8. When additional insulation is installed using external methods, it shall be installed using recognized preservation methods and technologies.

1. Preserve, protect and retain all original windows and doors, including trim, sash, glass, lintels, sills, thresholds, shutters, and hardware.
2. Repair original doors, windows and frames by patching, splicing, consolidating, or otherwise reinforcing deteriorated sections.
3. If replacement of a window or door element is necessary, replace the deteriorated element to match the original in size, shape, scale, proportion, panel material and detail.
4. If windows or doors must be replaced, every effort must be made to replace them with units that match the original in all aspects of their historical elements.
5. Replace deteriorated or missing wooden shutters with wooden shutters sized to fit the opening and mounted so that they can be operated. It is not appropriate to introduce shutters if no evidence of earlier shutters exists.
6. Select exterior storm windows with a painted or baked-enamel finish color that is compatible with the sash color. For double-hung windows, select operable storm windows with dividers that align with existing sash.
7. Introduce full-light storm doors constructed of wood or aluminum with a baked-enamel finish that do not obscure or damage the existing door and frame. Select storm doors with a painted, stained, or baked-enamel finish color that is compatible with the color of the existing door. Bare aluminum storm doors are not appropriate.
8. Fabric awnings may be used if they are historically appropriate but must be installed so as not to conceal historic architectural elements and must be appropriate to the color of the building. Metal awnings are inappropriate.
9. It is never appropriate to paint glazing or replace glazing with any other material.
10. True divided-light windows and door windows must retain original exterior appearance.
11. In a new addition to a building, every effort must be made to use windows and doors that match the originals in size, shape, placement, pattern, materials, and details.

1. Preserve, protect and retain the original form, pattern, color and texture of historic foundations. This includes vents and grilles, access doors, lattice work, and steps.
2. Preserve, protect and retain historic materials whenever possible. Matching materials must be used for all repair and/or replacement. Substitute materials are inappropriate unless original materials are not technically feasible.
3. If utility and/or mechanical connections must pass through foundations, they are to be located on non-character defining walls or inconspicuously located on side or rear walls of a building where they will not be visible from the street.
4. It is not appropriate to paint or coat foundations that were not historically painted or coated.
5. It is not appropriate to alter the foundations if it would detract from the overall design of the building or damage historic features or materials.
6. If spans between masonry piers are to be filled in it must be done so as to allow the original piers to remain prominent.

1. Preserve, protect and retain all architectural features that are character-defining elements of porches, entrances, and balconies (For example: piers, columns, pilasters, balustrades, rails, steps, brackets, soffits and trim).
2. Preserve, protect and retain historic porch and balcony material, such as flooring, ceiling board, lattice, and trim. If replacement is necessary, use new material that matches the historic material in dimension, shape, color, pattern, and texture.
3. Repair wooden elements by patching, splicing, consolidating, or otherwise reinforcing deteriorated sections.
4. If a porch element or detail must be replaced, replace the deteriorated element to match the original in size, scale, proportion, texture, and detail.
5. When introducing features to assist people with disabilities, take care to preserve the original design of the porch or the entrance so as not to diminish historic materials or features.
6. It is not appropriate to enclose front porches or balconies.
7. Enclosure of side or rear porches and balconies is discouraged. If enclosure of a side or rear porch is required for a new use, design the enclosure so that the historic character and features of the porch are preserved.
8. In constructing new porches, entrances and balconies use traditional roof forms, materials, and details compatible with the main building.

1. Preserve, protect and retain historic garages and outbuildings.
2. Preserve, protect and retain all architectural features that are character-defining elements of garages and outbuildings, including foundations, steps, roof form, windows doors, architectural trim, and lattices.
3. Preserve, protect and retain historic garage and outbuilding materials, such as siding, masonry, roofing materials, and wooden trim. If replacement is necessary, use new materials that match the historic materials in dimension, shape, color, pattern, and texture. Consider substitute materials if the original materials are not technically feasible.
4. If replacement of an element or detail is necessary, replace the deteriorated item to match the original in size, scale, proportion, texture, and detail.
5. Keep the proportion and the height of new garages and outbuildings compatible with the proportion and the height of historic garages and outbuildings in the district.
6. In constructing new garages and outbuildings, use traditional roof forms, materials, and details compatible with the main building or historic outbuildings in the district. It is not appropriate to locate a garage or an outbuilding in front of the main building unless such a location is historically accurate for a specific site.
7. It is not appropriate to construct prefabricated metal storage buildings in the historic district.

1. Preserve, protect and retain original masonry walls and foundations.
2. Preserve, protect and retain all masonry construction features that are character-defining elements of historic buildings, including chimneys, arches, quoins, cornices, and pediments.
3. Preserve, protect and retain historic masonry materials whenever possible. If replacement is necessary, use new materials that match the historic materials in composition, size, shape, color, pattern, and texture. Consider substitute materials if the original materials are not technically feasible.
4. It is not appropriate to apply paint or other coatings to unpainted masonry elements that were historically not coated.
5. It is not appropriate to use sandblasting on historic masonry surfaces. This cleaning technique permanently damages the masonry surface and accelerates deterioration.

1. Preserve, protect and retain original wooden siding, trim, and details as well as their paints, colors, and finishes.
2. Preserve, protect and retain all wooden features that are character defining elements of a building, such as, siding, shingles, brackets, cornices, balustrades, columns, pediments etc.
3. If replacement of a wooden element is necessary, replace the deteriorated element to match the original in size, shape, scale, proportion, and detail.
4. It is not appropriate to clean wood surfaces with some forms of high-pressure methods, such as sandblasting.

1. Preserve, protect and retain original architectural metals, including cast iron, wrought iron, steel, pressed tin, copper, aluminum, and zinc, as well as their finishes and colors.
2. Preserve, protect and retain architectural metal features that are character-defining elements of a historic building or site, including fences, gates, cornices, rails, roofs, gutters, downspouts, and hardware. If replacement is necessary, use new metal that matches the original in composition, dimension, shape, detail, and texture. Consider substitute material if the original material is not technically feasible..
3. Repair original architectural metal elements and details by patching, splicing, consolidating, or otherwise reinforcing deteriorated sections.
4. Paint previously painted metals in colors appropriate to the colors of the historic building or site and the historic district.

1. Protect original building material that was painted by maintaining a sound paint film.
2. It is not appropriate to paint unpainted brick or stone, or to paint copper and bronze.
3. Coat replacement gutters and downspouts with paint or baked-enamel finish in a color appropriate to the building, unless they are made of copper or other corrosion resistant materials.
4. Storm windows must be coated with paint or baked enamels finish appropriate to the color of the building.
5. Select paint colors that are appropriate to the historic building and district.

1. Select materials and paint colors that are appropriate to the building and the historic district.
2. When in doubt, base the choice of color on historical accuracy for the building and the district.
3. It is not appropriate to coat or paint any element that was historically left unpainted.
4. Wooden fences, except those made of cedar, redwood or treated lumber, are encouraged to be painted a color compatible to the exterior of the building.

1. Preserve, protect and retain porches, operable windows, transoms and louvered shutters that are inherent energy-conservation features of a historic building.
2. Improve thermal efficiency by installing weather-stripping, storm windows, and caulk using recognized preservation methods and technologies.
3. It is not appropriate to replace transparent glazing in windows and doors with tinted or mirrored glazing.
4. If true divided light doors or windows are improved for thermal efficiency they must retain their original exterior appearance.
5. It is not appropriate to replace operable windows or transoms with fixed glazing.
6. Preserve, protect and retain existing windows and frames when installing storm windows. Storm windows shall be coated with paint or a baked-enamel finish in a color appropriate to the color of the building.
7. Introduce full-light storm doors constructed of wood or aluminum with a baked-enamel finish that do not obscure or damage the existing door and frame. Select storm doors with a painted, stained, or baked-enamel finish color that is compatible with the color of the existing door. Bare aluminum storm doors are not appropriate.
8. If fabric awnings are historically appropriate, install them in porch, door, or window openings so that architectural features are not concealed or historic materials damaged. Select colors appropriate to the color of the building.
9. If wooden shutters are historically appropriate, install them sized to window openings and mounted so that they are operable.
10. Locate roof ventilators, antennas and solar collectors on non-character-defining roofs or inconspicuously on rear slopes where they will not be visible from the street. It is not appropriate to locate them on front or street elevations.
11. Install low-profile ridge vents if they are desired, provided that they do not diminish the original design of the roof or destroy historic roofing materials and details.
12. Locate vents and mechanical connections through historic foundations or walls on non-character-defining elevations or inconspicuously on side or rear walls where they will not be visible from the street.
13. Install mechanical equipment such as heating and air conditioning units in areas and spaces requiring the least amount of alteration to the appearance and the materials of the building. Screen the equipment from view.
14. Locate exposed exterior pipes, wires, meters, and fuel tanks on rear elevations or along an inconspicuous side of the building. Screen them from view.
15. Installation of underground utility service is encouraged if it will eliminate overhead lines and poles.
16. Additional insulation shall be introduced using recognized preservation methods and technologies.
17. Locate window air-conditioning units on rear or inconspicuous elevations whenever possible.

1. Review proposed new uses for existing historic buildings to determine if related building code and accessibility requirements are feasible without compromising the historic character of the building and the site.
2. Meet health and safety code and accessibility requirements in ways that minimize the loss of the historic character, features, materials, and details of the building.
3. When introducing features to assist people with disabilities, take care that the new component minimizes the loss of the original design and does not damage historical materials and features.

1. Keep the setback of the proposed building consistent with the setback of adjacent district buildings or nearby district buildings fronting on the same street.
1. Make the distance between the proposed building and adjacent district buildings compatible with the spacing between existing district buildings fronting on the same street.
2. Keep the orientation of the proposed building’s front elevation to the street consistent with the orientation of existing buildings’ front elevation to the street.
3. Make the proposed ground cover or paving treatment for the site compatible with the ground covers or the paving treatments historically found in the district.
4. Make all proposed site features and secondary structures, including garages, outbuildings, fences, walls, and landscaping masses, compatible with site features and secondary structures in the district.
5. Insure that all proposed exterior lighting and signage meet the pertinent guidelines for design.

1. Design the height of the proposed building to be compatible with the height of historic buildings on the block
2. or the street, not varying more than ten percent from their average height. The height of proposed features not intended for human occupancy, such as chimneys, steeples, spires, and cupolas shall be reviewed on an individual basis.
3. Design the proportion (the ratio of the height to the width) of the proposed building’s front elevation to be compatible with the proportion of contributing front elevations in the district.
4. Introduce new windows and doors that are compatible in proportion, shape, position, location, pattern, and size with windows and doors of contributing structures in the district.
5. Keep the roof shape of the proposed building consistent with roof shapes in the district: gable, hip, gambrel, flat, and mansard.
6. Keep the predominant material of the proposed building consistent with historic materials in the district: brick, stone, stucco, and wooden siding or shingles.
7. Keep the predominant texture of the proposed building consistent with the texture of materials of contributing structures in the district.
8. Make the scale (the relationship of a building’s mass and details to the human figure) of the proposed building compatible with the scale of contributing structures in the district.
9. Insure that the architectural details of the proposed building complement the architectural details of contributing structures in the district.
10. Make the exterior colors of the proposed building compatible with the natural materials and the paint colors of contributing buildings in the district, and insure that they meet the guidelines for exterior color.

Contemporary construction that does not directly copy from historic buildings in the district but is compatible with them in height, proportion, roof shape, material, texture, scale, detail, and color are strongly encouraged.

1. Construct additions so that there is the fewest possible losses of historic fabric. Also, insure that character-defining features of the historic building are not obscured, damage, or destroyed.
2. Limit the size and the scale of additions so that they do not visually overpower historic buildings.
3. Locate additions as inconspicuously as possible, on the rear or least character-defining elevation of historic buildings.
4. Design additions so that they are compatible with the historic building in mass, materials, color, and proportion and spacing of windows and doors. Either reference design motifs from the historic building, or introduce a contemporary design that is compatible with the historic building.
5. For the predominant material of the addition, select a historic material, such as brick, stone, stucco, or wooden siding, that is compatible with the historic materials of the original building.
6. Design the roof form to be compatible with the historic building and consistent with contributing roof forms in the historic district.
7. Make the exterior colors of the addition compatible with the natural materials and the paint colors on the historic building, and insure that they meet the guidelines for exterior color.
8. Design additions so that they can be removed in the future without damaging the historic building.

1. Locate decks and framing in inconspicuous areas, usually on the rear or least character-defining elevation of the historic building.
2. Design decks and deck railings that are compatible in material, color and detail with the historic building and insure that character defining features of the structure are not obscured, damaged, or destroyed.
3. Construct decks so that there is the least possible loss of historic fabric and so that they can be removed without damaging the historic structure.
4. Decks and framing should be screened from public view.
5. Paint or stain decks in color's compatible with the color of the historic building.

1. Use unobtrusive signs in the historic district that are simply designed and easily read.
1. Install signs that are appropriate in material, design and color for the district.
2. House identification signs should be small and unobtrusive.
3. Lighted signs should be made compatible and appropriate with the district.
4. It is not appropriate to install internally lighted signs, plastic signs, flashing signs or portable signs in the district.

1. Introduce lighting that is subtle and compatible with the district in terms of scale, design, material, use, size, color, and brightness.
1. Lighting should be used for safety concerns and esthetic concerns and in all cases must be appropriate to the historic character of the property and the district.
2. It is not appropriate to remove exterior lighting fixtures that would alter the historic or architectural character of the structure, property or the district.

1. Preserve, protect and retain original fences and walls, particularly indigenous brownstone material, and all architectural features that are character defining elements of original fences and walls, including gates, granite pillars, hardware, decorative pickets, and rails. If replacement is necessary, use new material that matches the historic material in composition, size, shape, color, pattern, and texture.
1. If replacement of a fence or a wall element is necessary, replace the deteriorated element to match the original in size, scale, proportion, texture, and detail.
1. Any ornamental metal used should be appropriate to the nature of the historic district and in keeping with the characteristic of the historic district.
2. If a new fence or wall is to be constructed the design: should be based on accurate documentation of a historic fence or wall; if new, should be compatible with the historic character of its surroundings; should be open in character and if painted, be appropriate to the character of the building; and should follow property lines and not abut existing buildings.
3. It is not appropriate for new fences and walls to exceed a maximum height of forty-two inches in front yards and six feet in rear yards. For rear side yard fences, it is not appropriate for the six-foot maximum height to extend beyond the rear corner of the house.
4. It is not appropriate to add elements or details to a fence or wall that would create a false historical appearance, nor is it
5. appropriate to use contemporary fence or wall materials, such as vinyl and chain link fencing, that were not historically available and are inconsistent with the character of the district.
6. Whenever possible, screen existing chain link fences with vegetation, such as climbing vines, ivy or shrubbery.
7. It is not appropriate to use chain link fences in front yards. Restrict chain link fences to rear yards, and screen them from view.
8. It is not appropriate to erect solid fences or walls to screen front yards. Spacing between fencing materials should be a minimum of, but not exceeding, six inches to provide transparency to the existing structure. If possible, use wooden privacy fences to screen parking areas, mechanical equipment, or other intrusive site features on residential properties. Relate privacy fences and walls for commercial buildings to the materials of the buildings or adjacent fences and walls.

1. Retain and maintain the historic configuration and materials of existing driveways and alleys and construct new driveways to conform with the spacing, width, configuration, and materials of existing driveways.
1. Locate new driveways so that a minimum of alteration to historic site features, such as landscaping, walkways, and retaining walls, are necessary. Avoid damage to historic curbs and sidewalks.
2. Use driveways and alleys to access side and rear parking areas and garages.
3. Locate new parking areas in rear yards whenever possible.
4. It is not appropriate to locate offstreet parking in front yards or side yards that are visible from the street.
5. It is not appropriate to create large offstreet parking areas that include so much of the rear yard that the residential character of the site is lost.
6. New parking areas should be screened from adjoining properties with fencing or shrubbery and should contain planting strips on the perimeter and the interior to break the pavement area.
7. Use existing trees in parking areas whenever possible, and introduce new trees to help maintain the tree canopy.

1. Protect, retain, and maintain landscaping that contributes to the character of the historic district. This includes large trees, trellises, patios, terraces and fountains.
2. Remove a large tree or a hedge because of disease, storm damage, or if it is a threat to the structure only on a written certification of its condition by an arborist, landscape architect, a cooperative agent, or a city-designated agent. Replace it with a new tree or hedge of the same species.
3. Preserve, protect and retain historic ground-cover materials, such as brick or granite pavers. If replacement is necessary, use new materials that match the original materials, or materials traditionally found in the historic district.
4. If a landscape feature is completely missing, replace it with a new feature compatible with the character of the district.
5. When introducing additional landscaping features, keep the location and style consistent with similar elements in the historic district.
6. Incorporate existing large trees and other significant landscape elements into plans for additions and new construction.
7. It is not appropriate to alter the residential character of the historic district by significantly reducing the proportion of green area to built area on an individual lot through additions, new construction, or surface paving.
8. It is not appropriate for contemporary site features, such as swimming pools or decks, to be visible from the street.
9. It is not appropriate to introduce raised planting beds in front yards if they would be visible from the street.
10. It is not appropriate to introduce contemporary edging materials, such as concrete, or exposed treated landscape timbers, that are inconsistent with the character of the historic district.
11. Is in inappropriate to introduce gazebos or playground equipment in front yards or front side yards.

1. Retain and preserve known archaeological features that are important to the history of the site or the district.
2. Minimize disturbance of the terrain in the historic district to reduce the possibility of destroying unknown archaeological materials and habitation levels.
3. Protect in situ known archaeological materials whenever possible.
4. Undertake necessary investigations using professional archaeologists and contemporary methods when it is not possible to preserve archaeological materials in situ.

1. The Commission cannot deny a certificate of appropriateness for the demolition of a building or structure. The Commission may delay demolition for up to one year (365 days) from the date the application for a certificate of appropriateness is approved.
2. Work with the Historic Preservation Commission to seek alternatives to demolition.
3. If all alternatives have been exhausted, follow these guidelines for demolition:

• Make a permanent record of a significant structure before demolition. The record shall consist of black-and-white photographs and other documents, such as drawings, that describe the architectural character and the special features of the building. The commission determines on a case-by-case basis the precise documentation of a specific building that is required and the person who is responsible for producing that documentation. The documentation must be submitted for review by the commission before the demolition. The record is retained by the City of Sanford.

• Work with the Commission to identify salvageable materials and potential buyers or recipients of salvaged materials. The removal of all salvageable building materials before demolition is encouraged, and may be required depending on the significance of the building.

• Clear the structure quickly and thoroughly.

• Submit a site plan illustrating proposed landscaping and any other site development to be completed after demolition.

• Plant the site or appropriately maintain it until it is reused. If the site is to remain vacant for over one year, it should be improved to reflect an appearance consistent with other open areas in the district.

1. The Commission cannot deny a certificate of appropriateness for the relocation of a building or structure. The Commission may delay relocation for up to one year (365 days) from the date the application for a certificate of appropriateness is approved.
2. If a structure is moved to a site within the historic district:

• Assess the architectural compatibility of the relocated structure with adjacent buildings according to the guidelines for new construction.

• Review the proposed site, setback, landscaping, and other site-specific treatments according to pertinent guidelines.

• Insure that the relocation will not damage existing historic buildings or the character of the district.

1. Document original site conditions before moving the structure. Use photographs and other written or graphic items such as site plans to record the original setting.
2. Assess the structural condition of the building before moving it, to minimize damage during the move.
3. Work with contractors experienced in successfully moving historic buildings.
4. Protect the building from weather damage and vandalism during the relocation.