3949CITY OF SANFORD, FLORIDA
AN ORDINANCE OF THE CITY COMMISSION OF THE
CITY OF SANFORD, FLORIDA, PROVIDING FOR
AMENDMENTS TO SCHEDULE "S" OF THE CITY OF
SANFORD CODE/LAND DEVELOPMENT REGULATIONS
RELAT1NG TO HISTORIC PRESERVATION; PROVIDING
FOR AMENDMENTS TO CERTAIN DEFINITIONS;
PROVIDING FOR LOCAL HISTORIC LANDMARKS;
PROVIDING FOR ALTERATIONS; PROVIDING FOR
ADMINISTRATIVE PROCEDURES AND PROCEEDINGS;
PROVIDING FOR IMPACTS OF CODE ENFORCEMENT
ACTIVITIES; PROVIDING FOR LOT LAYOUTS, USES
AND CONFIGURATIONS; PROVIDING FOR HEIGHT
LIMITATIONS AND REQUIREMENTS; PROVDING FOR
BUILDING CRITERIA, FORMS, FEATURES, MATERIALS,
ROOFS, WINDOWS, DOORS, COLORS, STRUCTURES,
SIGNS AND OTHER BUILDING COMPONENTS;
PROVIDING FOR A BUILDING MOTHBALLING
PROGRAM; PROVIDING FOR DEMOLITION AND
DOCUMENTATION; PROVIDING FOR PERFORMANCE
STANDARDS; PROVIDING FOR OUTDOOR STORAGE;
PROVIDING FOR EXAMPLES OF STANDARDS AND
CRITERIA; PROVIDING FOR CONFLICTS; PROVIDING
FOR SEVERABILITY; PROVIDING FOR CODIFICATION
AND PROVIDING FOR AN EFFECTIVE DATE.
BE IT ENACTED BY THE CITIZENS OF THE CITY OF SANFORD, FLORIDA:
SECTION1. REVISED SCHEDULE "S" OF THE CITY OF SANFORD
CODE/LAND DEVELOPMENT REGULATIONS. A revised Schedule "S" of the City of
Sanford Code/Land Development Regulations is hereby created to read as set forth in the Exhibit
to this Ordinance which, by this reference thereto is, incorporated herein as if fully set forth
herein verbatim. The entire text of the Schedule is provided for the sake of clarity and review.
Words with underlined type shall constitute additions to the original text and sV~4ge4hr-o~h shall
constitute deletions to the original text.
SECTION 2. CONFLICTS. All ordinances or part of ordinances in conflict with this
Ordinance are hereby repealed.
SECTION 3. SEVERABILITY. If any section, sentence, phrase, word, or portion of
this Ordinance is determined to be invalid, unlawful or unconstitutional, said determination shall
not be held to invalidate or impair the validity, force or effect of any other section, sentence,
Page 1 of 2
phrase, word, or portion of this Ordinance not othe~vise determined to be invalid, unlawful, or
unconstitutional.
SECTION 4.CODIFICATION, It is the intention of the City Commission of the City
of Sanford, Florida, and it is hereby ordained that the provisions of this Ordinance as set forth in
the Exhibit shall become and be made a part of the Code of Ordinances of the City of Sanford,
Florida; that the Sections of this Ordinance may be renumbered or re-entered to accomplish such
intention; that the word, "Ordinance," may be changed to "Section," "Article," or other
appropriate word; provided, however, that Sections 1 (except for the Exhibit), 2 , 3, 4 and 5
shall not be codified.
SECTION 5. EFFECTIVE DATE. This Ordinance shall take immediate effect upon
enactment.
PASSEDandADOPTEDthis,_~ dayof ~c~05.
CITY COMMISSION OF THE CITY OF
SANFORD
ATTEST:
J~NET DOUGHERTY,~'~ITY CL~RK
LINDh. KUHN, MAYOR
CERTIFICATE
I, Janet R. Dougherty, City Clerk of the City of Sa~n~9,~rd, Florida, do hereby certify that a
true and correct copy of the foregoing Ordinance No.~ PASSED A~I~ ADOPTI~ D by the
City Commission of the City of Sanford, Florida, on the ~ day of (',f~,~tS<~r'- ,
200.5.., ,~.as posted at the fy. qnt door of the City Hall in the City of Sanford¥ Florida, on the
day of ~{~ ,2005.
As the City Clerk of the City
of Sanford, Florida
Page 2 of 2
SCHEDULE S, HISTORIC PRESERVATION
TABLE OF CONTENTS
Section 1.0 Purpose .................................................................................................................. 1
Section 2.0 Definitions
Section 3.0 Historic Preservation Board ............................................................... 9
Section 4.0 Criteria and Procedures for Establishing Districts ......................................... 11
Criteria for Creating Local Historic Districts ............................................................................... 11
Procedures for Establishing Historic Districts ............................................................................. 12
Criteria for Expanding Existing Local Historic Districts ............................................................. 12
Procedures for Expanding Local Historic Districts ...................................................................... 13
Section 5.0 Criteria and Procedures for Designating Local Historic Landmarks ........... 13
Criteria for Designating Local Historic Landmarks ..................................................................... 13
Procedures for Designating Historic Landmarks ......................................................................... 13
Section 6.0 Designated Historic Districts and Landmarks ................................................ 13
Historic Districts ...................................................................................................................... 13
Local Historic Landmarks .................................................................................... 14
Section 7.0 Archaeological Resources .................................................................................. 15
Human Remains or Archaeological Resources ............................................................................ 15
Prospecting and Excavations ........................................................................................................ 15
Archaeological Site Report .......................................................................................................... 15
Project Approval and Permit
Enforcement and Penalties
Section 8.0 Procedures for Altering Structures within Historic Districts or Historic
Landmarks
Applicability .............................................................................................................................. 16
Certificate of Appropriateness Required .................................................................. 17
Approval of the Historic Preservation Board ............................................................................... 17
Approval of Administrative Official ....................................................................... 18
Variances to the Standard of Schedule S .................................................................. 19
Site Planning ............................................................................................................................ 19
Appeal of HPB Decision .................................................................................... 19
Violations ................................................................................................................................ 19
Section 9.0 Standards for New Construction, Additions and Alterations ........................ 20
The Secretary of the Interior's Standards for Rehabilitation ........................................................ 20
Architectural Styles ................................................................................................................... 21
General Standards for All Properties ............................................................................................ 21
Lot Layout ........................................................................................................................ 22
Building Form .................................................................................................................... 23
Building Features ................................................................................................................ 26
Exterior Walls/Materials .................................................................................................. 27
Porches and Balconies ..................................................................................................... 29
Roofs ........................................................................................................................ 30
Windows and Doors ....................................................................................................... 30
Fences and Walls ........................................................................................................... 33
Building Color .............................................................................................................. 34
Accessory Structures and Pool Enclosures ....................................................................... 34
Section 10.0 Relocation of Landmarks
Section 11.0 Ordinary Maintenance ...................................................................................... 36
Required Maintenance .................................................................................................................. 36
Standards for Building Maintenance ............................................................................................ 36
'Mothballingj Structures. .................................................................................... 37
Checklist .................................................................................................................................. 38
City Action to Prevent Deterioration ............................................................................................ 38
Section 12.0 Demolition ........................................................................................................... 39
Criteria for Reviewing Demolition Permits ................................................................................. 39
Waiting Period ........................................................................................................................... 39
Economic Hardship ..................................................................................................................... 40
Demolition by Neglect ................................................................................................................. 42
Permits ........
......................................................................................................................... 2
Documentation Requirements .............................................................................. 42
Section 13.0 Sign Regulations ................................................................................................. 42
Permitted Signs ......................................................................................................................... 42
General Design Criteria ................................................................................................................ 43
Site Identification Signs .............................................................................................. 43
Business Identification Signs ...................................................................... 43
Directory Signs ............................................................................................................. 44
Easel or Sandwich Signs ......................................................................................... 44
Performance Standards
................................................................................................................. 4
Alternative Signage ..................................................................................................................... 45
Section 14.0 Outdoor Storage/Sidewalk Display .................................................................. 45
Outdoor Display ........................................................................................................................... 45
Outdoor Storage .............................................................................................. 45
RVs and Boats ..........
Section 15.0 The Americans with Disabilities Act (ADA) .................................................... 45
Appendix A: Characteristics of Architectural Styles Commonly Found in Sanford ......... 48
Appendix B: Documentation Requirements For Buildings Proposed For
Demolition And Standards For Architectural Documentation Purpose ...... 66
Map S-l: Sanford Historic Districts ..................................................................................... 71
ii
SCHEDULE S
HISTORIC PRESERVATION
SECTION 1.0
PURPOSE
Historic structures, sites, monuments, streets, areas, and neighborhoods serve as visible reminders of the
history and cultural heritage of the City, state and/or nation. The purpose of this Schedule is to promote
the educational, cultural, and economic welfare of the City residents by preserving and protecting
historic and archaeological resources located within the City limits. Furthermore, it is the purpose of this
Schedule to strengthen the economy of the City by stabilizing and improving property values in historic
areas, and to encourage new buildings and developments that will be harmonious with the existing local
historic resources. Historic preservation enhances community pride and strengthens the partnership
among the past, present and future providing for orderly growth in the life and appearance of the
community.
SECTION 2.0 DEFINITIONS
Adaptive Re-Use - The process of converting a building to a use other than that for which it was
originally designed.
Addition - New construction added to an existing building or structure.
Alteration - Work which impacts any exterior architectural feature including construction,
reconstruction, or removal of any building or building element.
Arcade - A series of arches supported by columns or pillars; a covered passageway; ~
a recessed gallery with columns or piers open to the street.
Archaeological Resources - Any material remains of past human life, activities or /
habitation which are of historic or pre-historic significance. Such material includes,
but is not limited to pottery, basketry, bottles, weapons, weapon projectiles, tools,
structures or portions of structures, pit houses, rock paintings, rock carvings,
intaglios, graves, skeletal remains, personal items and clothing, household or business refuse, printed
matter, manufactured items, or any piece of any of the foregoing items.
Archaeological Site - A property or location which has yielded or may yield information on the City's
history or prehistory. Archaeological sites may be found within historic sites, historic districts, private
property, public properties, and other areas of the City. Archaeological sites are evidenced by the
presence of artifacts and features below and at times above the ground surface indicating the past use of
a location by people.
Archaeological Zone - A geographically defined area that has or may reasonably be expected to yield
information on local history or prehistory based upon broad prehistoric or historic settlement patterns.
Articulate - To express the parts or segments of a building clearly; to divide into segments.
Artifacts - Objects which are a product of human modification or objects which have been transported to
a site by people. In the City of Sanford, artifacts over fifty (50) years old are protected by this ordinance.
Balcony - A railed projecting platform found above ground level on a building.
Baluster - One of a series of short pillars or other uprights that support a handrail. One of the upright,
usually rounded or vase-shaped, supports of a balustrade. Related term: picket, spindle.
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Balustrade - A row of balusters topped by a rail, serving as an open parapet, as
along the edge of a balcony, terrace, bridge, staircase, or the eaves of a building.
Barge Board - A board fixed at the gable end to purlins, often decorated.
Base - The lowest part of a column or architectural structure. A base story is the lowest story of a
building.
Bay - A main division of a structure, usually containing a window or door. A building with three
windows across the front is referred to as three bays wide. Also, an enclosed space protruding from the
exterior of a building such as a bay window.
Bay Window - A projecting window that forms an extension to the floor space of the internal room;
usually extending to the ground level.
Board - When used in this section it shall mean the Historic Preservation Board.
Board and Batten - Siding fashioned of boards set vertically and covered where their edges join by
narrow strips call battens.
Bond - A term used to describe the various pattern in which brick, or stone is laid, such as "common
bond" or "Flemish bond".
Bracket - A projecting support member found under eaves or other overhangs. Related terms:
modillion, corbel.
Building - A structure created to shelter any form of human activity. This may
refer to a house, barn, garage, church, hotel, retail store, or similar structure.
Bulkhead - The structural panels just below display windows on storefronts.
Bulkheads can be both supportive and decorative in design. Nineteenth Bracket
century bulkheads are often of wood construction with rectangular raised
panels. Twentieth century bulkheads may be of wood, brick, tile, or marble construction. Bulkheads are
also referred to as kickplates.
Cantilevered -A projecting structure, such as a beam, that is supported at
one end and carries a load at the other end or along its length. A member,
such as a beam, that projects beyond a fulcrum and is supported by a
balancing member or a downward force behind the fulcrum. A bracket or
block supporting a balcony or cornice.
Casement Windows - A window with one or two slashes which are hinged
at the sides and usually open outward.
Certificate of Appropriateness _ A document awarded by the Historic Preservation Board allowing an
applicant to proceed with a proposed alteration, demolition or new construction in a designated historic
area, district '
or s~te, following a determination of the proposed improvements suitability to applicable
design and compatibility criteria.
Certified Local Government - Established by the National Historic Preservation Act Amendments of
1980, the Certified Local Government program permits the states to delegate limited responsibilities to
local governments that meet specific qualifications for certification and provide limited grant-in-aid
funding to assist them in that process. To become a CLG participant, a local government must adopt an
acceptable historic preservation ordinance, maintain a system of surveying and inventorying historic
resources, and encourage public participation in the historic preservation program.
Chamfer - A beveled edge.
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Character - The qualities and attributes of any structure, site, street or district.
Clapboards - Horizontal Wooden boards, thinner at the top edge, which are overlapped to provide a
weather proof exterior wall surface.
~Clapboard
Colurun - A supporting pillar. The parts of a column in classical architecture are the base, shaft, and
capital.
Commercial Retail [/se - For the u oses of this schedule a business that is o en to the ublic and
dis la s and sells oods and services directl to the ublic excludin Retail Service Establishments.
Common Bond - A brickwork pattern where most courses are laid flat, with the long "stretcher" edge
exposed, but every fifth to eighth course is laid perpendicularly with the small "header" and exposed, to
structurally tie the wall together.
Conteruporary _ Reflecting characteristics of the current period. Contemporary denotes characteristics
which illustrate that a building, structure, or detail was constructed in the present or recent past rather
than being imitative or reflective of a historic design.
Contributing Structure or Property - Buildings, structures, or sites that add to the historical
association, architectural quality, or archaeological value of a property or district because (1) they were
p. resent during the period of significance and possess historical integrity reflecting their character at the
time or potential for yielding historical information; (2) their potential to qualify independently for the
National Register of Historic Places; and (3) are fifty (50) years or older.
Cornice - The uppermost, projecting part of an entablature, or feature resembling it. Any projection
omament molding along the top of a wall, building, etc.
Crawl Space - The area between the ground and the first finished floor, usually 18-24 inches.
Cross-gable. A secondary gable roof which meets the primary roof at right angles.
Deruolition - The complete or constructive removal of a building or structure upon any site when the
building will not be relocated intact to a new site.
Deruolition by Neglect - The destruction of a building or structure through abandonment or lack of
maintenance.
Designated Site, Landmark, or District - Any site, landmark, or district designated by the federal,
state, or local government as having historical, architectural, or archaeological significance.
Design Guidelines - Criteria developed by a preservation commission, board, or review body to identify
design concerns in an area or historic district, and to help property owners ensure that rehabilitation and
new construction respect the character of designated buildings or districts.
Design Review - The process of ascertaining whether modifications to historic structures, sites, or
districts meet standards of appropriateness established by a governing or advisory review board.
Disturbance _ The cumulative digging, excavating, site preparation work or other such construction
activities, regardless of the number of individual excavation or construction areas, related to an
archaeological site.
Dormer Window - A window that projects from a roof.
S-3
Double-hung Window. A window with two sashes, one sliding vertically over the other.
Eaves - The edge of a roof that projects beyond the face of a wall.
Elevation - The vertical plane of a faqade of a building. An elevation drawing is a view of such vertical
plane.
Exterior features - For the purpose of this schedule, exterior features shall include the architectural
style, general design and general arrangement of the exterior of a building or other structure, including
the color, the kind and texture of the building material and the type and style of all windows, doors, light
fixtures, signs, other appurtenant fixtures and other natural features such as trees and shrubbery.
Fabric - The physical materials of a building, structure, district, or city Connoting an interweaving of
component parts.
Fa~fade - The face or front elevation of a building.
Fanlight - A semi-circular window usually over a door with radiating muntins suggesting a fan.
Fascia - A flat horizontal member of a building. A fascia sign is one attached flat against a building.
Fenestration _ The arrangement of windows on a building; openings in an external wall
and windows, such as doors
Flashing. Thin metal sheets used to prevent moisture infiltration at joints of roof planes and between
the roof and vertical surfaces.
Flemish Bond - A brickwork pattern where the long "stretcher" edge
small eaaer end for decorative as well as structural effectiveness.
"h -" of the brick is alternated with the
Florida Master Site File - The s ' ·
late s cleannghouse for information on archaeological sites, historical
structures, and field surveys for such sites. A combination of both paper and computer files, it is
administered by the Bureau of Archaeological Research, Division of Historical Resources, Florida
Department of State. The Master Site File properties are not required to meet any minimum level of
historical or scientific importance, but usually are at least fifty years old, and adequately located and
dOCumented.
Fluting. Shallow, concave grooves running vertically on the shaft of a column, pilaster, or other surface
(see image on next page).
Foundation _ The lowest exposed portion of the building wall, which supports the structure above.
Front Facade - The principal face or front elevation of a building.
Gable - The triangular section of a wall to carry a pitched roof.
Gable Roof- A pitched roof with one downward slope on either side of a central, horizontal ridge.
Gambrel Roof- A ridge roof with two slopes on either side.
Glazing - Fitting glass into windows and doors.
Hipped Roof- A roof with un/form slopes on all sides.
Historic Building _ A building that is classified as a historic landmark, and a building classified as
contributing in the Historic Districts of Sanford.
Historic District - A Historic District is an area that includes or encompasses historic sites, landmarks,
buildings, signs, appurtenances, structures or objects as the I-IPB may determine to be appropriate for
historical preservation. Designated district(s) need not be a single enclosed area nor do the areas or sites
S-4
have to be contiguous to constitute a district.
Historic Landruark - Historic Landmarks include any site (including significant trees or other plant life
located thereon), building, or structure of particular historic or aesthetic significance to the City, the
state, or the nation. Landmarks include, sites, buildings, or structures where cultural, political, spiritual,
economic, social or artistic history of the community, state or nation is reflected or exemplified or which
are identified with historic personages or with important events in local, state or national h/story, or
which embody the distinguishing characteristics of an architectural specimen, inherently valuable for a
representation of a period, style or method of construction, or a notable work of construction, or a
notable work of a master designer or architect whose individual genius influenced his age.
Historic Preservation Board - A board of citizens created by local ordinance and charged with
enforcing provisions of local laws governing historic districts and buildings.
Historic Resource ~ Any prehistoric or historic district, site, building, object, or other real or personal
property of historical, architectural, or archaeological value. The properties may include, but are not
lira/ted to, monuments, memorials, Indian habitations, ceremonial sites, abandoned settlements, sunken
or abandoned ships, engineering works, treasure trove, artifacts or other objects with intrinsic historical
or archaeological value, or any part thereof, relating to the history, ~'ove
H~stor~c Site A single lot or portion of a lot cont~,,;~ -~ .° rument, and culture of the state.
archaeological site, a historically related Complex of improvements, landscape features or
or ~,l,,g un improvement, landscape feature, or
archaeological sites that may yield information on h/story or prehistory.
Historic Survey - A comprehensive survey involving the identification, research and documentation of
buildings, sites and structures of any historical, cultural, archaeological or architectural importance.
Knee Brace - An oversized bracket supporting a cantilevered or ro'ec '
Landruark ^ .~-~: ....... P ,J ting element.
- ~ uc~gnatea OUllOlrlg, site, or struc ' ' ' ' , or ar ·
significance ture having historical, architectural chaeologlcal
Lattice - An open work grill of interlacing wood strips used as,
screening.
Lint.el - A horizontal structural member that supports a load over an
opening.
Mansard Roof- A roof with a double slope on all four sides, with
the lower slope being almost vertical and the upper almost horizontal.
Masonry _ Exterior wall construction of brick,
in small units, stone or adobe la/d up
Massing _ Composition of a building's volumes and surfaces that contribute to its appearance.
Mitigati.on _ A process designed to prevent adv. ' . .
systematic removal of the nr hlotorip ,-.. · erse impact of an act~vrt on cult
. t- e,.to ..... , IIIS[OFIC, or architectural data and ~Ynto.,~, .ural resourcc~, by the
....... ,,,~s xn order to acquire the
fundamental ~nformatlon necessary for understanding the property within its proper historic context. For
structures, at a minimum, this may require primary archival studies, informant interviews, measured
drawings, and large-scale photography. For archaeological sites, at a minimum, this may require
literature studies, informant interviews, field survey, excavation, and art/fact analysis. All mitigation
projects require the preparation of reports.
Mortar - A mixture of plaster, cement, or lime with a fine aggregate and Water;
bonding bricks or Stones. used for pointing and
Mortars for repointing should be softer (measured in compressive strength)
than the masonry units and no harder than the historic mortar.
S-5
Mullion - The vertical bar between coupled windows or multiple windows.
Muntin - One of the thin strips of wood used for holding panes of glass within a window. Related
terms; glazing bar, division bar, mullion.
National Historic Landmark Program _ Authorized in 1935 and implemented in 1960, a federal
program that identifies sites and buildings of clearly national significance.
National Register of Historic Places - Established by Congress in 1935, the National Register of
Historic Places is a listing of culturally significant buildings, structures, objects, sites, and districts in the
United States. The listing is maintained by the U.S. Department of Interior.
Non-Contributing Structures . Buildings, structures, or sites that do not add to the historical
association, architectural quality, or archaeological value of a district because (1) it was not present
dur/ng the period of significance of the district, or (2) due to alterations, disturbances, additions, or other
changes, it no longer possesses historic integrity.
Object - A material thing of functional, aesthetic, cultural, historical, or scientific value that may be by
nature or design, movable, yet related to a specific setting or environment.
~he. u oses of th~ schedule includes Business and Professional Offices uses as
defined in Sc~ a~s Conditional Use~ovosed on t
Pane - __ ~
oLA single piece of window
glass. Double hung windows are often described according to thc
number of panes they have in each sash. For example, a six Over six indicates that each sash has six
panes.
Paneled Door- A door composed of solid panels (either raised or recessed) held within a framework of
rails and stiles
Parapet - A low wall or protective railing often used along the
edge of a roof. ~ara~t
Pediment - A triangular crowning element forming the gable of a ~
roof; any similar triangular element used Over windows, doors,
etc.
Permastone _ Fafade material that handles like plaster with
stone-like results. Can be cast into virtually any mold type
reproducing building details. Finished pieces are a warm bisque white, but can also be buffed to a high
luster. Accepts paints, is waterproof, weather-proof and scratch resistant.
Picket - A wooden strip forming part of a fence.
Pitch - The degree of the slope of a roof.
Pointing - The process of removing deteriorated mortar from the joints of a masonry wall
it with new mortar, and replacing
Preservation _ The identification, evaluation, recordation, documentation, analysis, recovery,
interpretation, curation, acquisition, protection, management, rehabilitation, restoration, stabilization,
maintenance, or reconstruction of historic structures and properties.
Proportions _ The relative size of two or more ' . . ·
ihri.gh!y developed mathematical proportions to ~mens'~°ns of a building; many architectural--,
· ta~uues aha volumes of
nterlor space, uetermlne the COmposition of c~_~ - atyles use
Prospect - Means the use of a probe, metal detector, or any other device or tool to search or test or
S-6
excavate for artifacts, historic sites or archaeological sites.
Purlin - A horizontal beam that provides intermediate support for the common rafters of a roof
construction.
Reconstruction - The authentic reproduction of a building or site that once existed, but disappeared or
was demolished.
Rehabilitation - The act or process of returning a property to a state of utility through repair or alteration
which makes possible an efficient contemporary use while preserving those portions or features of the
property that are significant to its historical, architectural, and cultural values.
Relocation - When a building is moved, intact, to a new site.
Renovation - Modernization of an old or historic building that may produce inappropriate alterations or
elimination of important features or details.
Repairable - Structures or building features that can be fixed or restored without creating an imminent
hazard to public safety. For the purpose of this Schedule, it is assumed that most damage, including
partial termite or partial fire damage, can be repaired. It shall be the applicant's responsibility to
demonstrate otherwise (see Economic Hardship section).
Resource - Sites, buildings, structures, objects, districts, and areas, public or private, single or in
combination.
Restoration - The creation of an authentic reproduction beginning with existing parts of an original
object or building.
Revitalization - The imparting of new economic and community life in an existing neighborhood, area,
or business district while at the same time preserving the original building stock and historic character.
Ridge - The top horizontal member of a roof where the sloping surfaces meet.
Right-of-Way - The strip of land owned or controlled by the City or another governmental agency over
which the public has a right of passage, including the streets, parkways, medians, sidewalks and
driveways constructed thereon. For the purpose of this section "right-of-way" shall exclude alleys.
Sash - The framework into which window panes are set.
Sense of Place - The sum of attributes of a locality,
neighborhood, or property that give it a unique and distinctive
character.
Setback - The distance between the street right-of-way line and
the front line of a building or any projection thereof.
Shall - Is used to indicate a mandatory action.
Sash Operation
Fixed Double or Casement
single-hung
Sheathing- The structural covering of boards or material used over studs or rafters on the outside wall
or roof prior to installing the finished siding or roof coveting of a structure.
Shed Roof- A gently-pitched, almost flat roof with only one slope.
Should - Is used to indicate an action which is strongly advised.
Siding - The exterior wall covering of a structure.
Sill - The bottom crosspiece of a window frame.
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Site - The location of a significant event, activity, building, structure, or archaeological resource.
Spindles - Slender, elaborately turned wood dowels or rods often used in screens and pomh trim.
Stoop - A small porch, platform, or staircase leading to the entrance of a house or building.
Streetscape _ The distinguishing and pictorial character of a particular street as created by/ts width,
degree of curvature and paving materials, design of the street furniture, and forms of surrounding
buildings.
Structure _ A work made up of interdependent and interrelated parts in a definite pattern of
organization. Constructed by man, it may be an engineering project large in
gate, or building, or small in scale, such as monuments or fountains, scale, such as a bridge, wall,
Stucco - A type of exterior plaster applied as a two-or-three part coatm
stucco consisted primarily of hydrated or ...... ' g directly onto masonry. Historic
s~mcea lime, water and sand with straw or animal hair as a
binder. After 1900, most stucco was composed of Portland cement, mixed with some lime. Many of the
contemporary stucco products on the market today are not compatible with historic stucco buildings.
Style - A type of architecture distinguished by special characteristics of structure and ornament and
often related in time; also, a general quality of distinctive character.
Transom _ A horizontal opening (or bar) over a door or window.
Trim - The decorative framing of an opening and other features on a faffade.
Turret - A small slender tower.
Veranda - A covered porch or balcony on a building's exterior.
Vernacular Buildings _ Buildings designed and built without the aid of an architect or trained designer;
buildings whose design is based on ethnic, social, or cultural traditions rather than on an architectural
philosophy.
Visual Compatibility Criteria - Factors dealing with height, proportion, rhythms, materials and color,
which the HPB uses to determine whether new construction and renovation of existing buildings is
visually compatible with the Historic District.
Wall Dormer - Dormer created by the upward extension of a ~.y.~,,
wall and a breaking of the roofline.
Weatherboard _ Wood siding, consisting of Overlapping
boards usually thicker at one edge than the other.
Window - A glazed opening in a wall that provides an interior
space with natural light and ventilation. For description of the
parts of a window see: muntin, pane, and sash. 0~" (.,al
Yard - The land area surround/ne the principal build'
~ort~rincinaI ~,.:,.~~cel which is neither o
erade e ........ '- - ~ o~~~~cu or
~= ~"~ancv. obstruc~fiaue co ~low the
A Front Yard that ~ met, on orencr:)achmentis_~oe~~rm~tted_~ thais C~"d;
" ~nof the ard extendin~ the full width of the arcel and measured
~ine tan_[~_g~t to the nearest~a1
B. ~on of the ard extendin~ the full width of the arcel and measured
b~~e tan_n_n_n_n_n_n_n_n~gent t~o. the nearest ~ of._theSL~gcipa~l
S-8
buildings.
C. $ideYard-those ortionsofthe ardextendin fromthere uiredfront ardtothere uiredrear
~ide arcel lines and arallel lines tan ent to the nearest part of
S~ECTION 3.0 H._IISTORIC PRESERVATION BOARD
Establishment of Historic Preservation Board. A Histo/c Preservation Board has been created
~vities re u/red in the historic re · · .
~ ~s¢~re ulatlonslncludedin
o~f the. City.
~ ~,- -,-~ments or taxl~a e_
Powers and Duties. The Histon~ Preservation Board shall have the followin owers and duties.
1~. To recomme0d a historic district~_a[_ea to .the Plannin and Zonin~
Commiss/on and Bureau of Historic Preservation of the Der~ar tmen~fof S'(-ai~f~he State
o io .
To.T_q~ive written notice to the last known address of the Owners of a..~Lprol~erties to be
incl__._uded in r~ed historic district&
Submit reco~__mmendations to the Cit Commission Plannin and Zonin Commission
4. a._nd Board of Ad~stment re ardin~ment in the Historic Districts.
-Hear a~.p~lica~tion, s for certificates of a ro riateness.
5~. _To ~ronertX._~ners likel~y__to be affeCt~ro~riateness
a_p~licat~/on& -- ~ .
6.~. Negotiate with ro e~D(_owners of landmarks ro
u reouct~on Or~waitin~
7~. Cc r duct studies of matters rel~ the preservation of landmarks and historic districts.
Recommend and monitor code enforcement actions for violations of Schedule S Historic
Preservation.
9. Recommend to ~Comm/ssion_prop. erties for Historic Lan~on
Corn osition of Historic Preservation Board. The Cit Commission shall select the members
of the board from one or more of the follow~)~ or anizations_or ~rofessions:
Local historical ~
The Florida or National Trust for Historic Preservation.
3~. -The~ford Chamber of Commerce: --
4~. L_.oocal architects.
6~. Lo~cal lan~
S-9
7.._: The Seminole County Bar Association.
__ The local en~
9.._~ Interested residents of the city.
D._: T~erms of Office for Board lembers.
If a vacancy occurs, the appointment of a replacement shall be made by City
Commission.
Terms shall be for ~rs ma
C°mmi~means of a subs~mena~ed at~!-~-v time_.m~b the~Cit~
3.
Re.~moval of a member may be recomm~e b~ffirmative
B°ard. °r~e~vidednoti~A_~. ~ __ -~ vote of the
-- ' ...... L,,.c ot retention to remove is included as an
a_genoa item on said meetina notice.
4. A member who misses more than three (3) consec ' ·
~calendar year ~n~-r~..~i.,~e ~gs or more than four (4)
.-_..~.~, sh_aah ~unmt ms or her office. -' '
B°ard Members Corn ensation. Members of the board shall serve without a but shall be
m~mbursed b the cit for necess ex enses incurred in connection with their d~utie&.
~Historic Preservation Board Organization.
1~ At the Board's firs.__t meeti_~igg_of e._ach~embers shall elect officers
~ chairman vice chairman and ~o s_.hail serve_ ffor t~
Ye~e reelected.
~establish any rules ~e or__derlv con..~duct of its business
consistent with the provisions of the Cit Code and other ~e vote
~d to take action or ~mmendation Sh~Board members
vo~tin~ for an affirmative motion.
~s of the Board shall~ th~c and shall ol~erate ~nder the
provisions of Cra ter. E!~E~ F~w). ___
4_.:. The board shall keep a record which shall be availabl~ins~ection and co yin~g
of its resolutions roceedin s, and~actions~.
Procedure for Issuin Certificate of A ro riateness.
1_:.Prior to issuance or denial of a certificate of a '
~ab~. bq yetluired ,~, ~.~2~,°pnaten~ss the Board shall take such
~ffected by the a~l:~ '" ,(-~,m~ me Owner of an~, pro~9.p_~rt¥ lik~v~ '~'-'
onvort..-: .... ~ ~ ,canon and shall eive "-- ;. - ........ , ,o ~e
~-~v_,-,tumty tO ~e heard. - ......,,- m~ apEpjlcant and such Owner an
2.~ ~Cases where the Board determines that the Certificatess would be
~k~ct t~roximate pro~9~rties
has been m~ hold a nu~''-~'~ - · ~rty for which the
~xc n~_anng c~ aonlicatio~
S-10
~ I_ffthe Board determi~_, t. he. ro osedconstruction reconstruction, alteration movim,
or demo!it/on is a r~ it shall fozthwith avvrove such awlication and shall issue tg
the~cant a Certificate of Ar'pro~"at~ess.-
4~ ~__ .a~.d d~termines that a Certifier__s should not be iss,,~all
issue written fin~.~s) s~ the mason(s) for su ' ·
B-°°tif~termination b~h, od~eht;e~r~n, atlon and shall forthwith
fi_nndin~g(s). -- ..... -~mue mm or her ~ of its
5~. T._be ~ve such avrthcation in an
ex~treme hardshio ,,,t ~,,,-,. J. .-,~-.--,y m an case where the o
if the Certificate of A-~_~rovri___ateness were note issued·
~ ~_~__~,t xe~auve to the value o_.u~e p_t_~__e~vf the rovertv~
~ bv a determination of the Board ma ay e
- mb~-b.Y_ffi-,,~r~_,%Wn~lwithinthirt,,,.~m__, ~. mUnationto
action ~he Cit~y_Conun'
· ~en~e Board
the City Commissl .... - ..... ~ssiO~ermi,,o
rev, ew. .. -_ onsmute ..al action
Federal Grants. Where the Board recommends the urchase or condemnation of a historic -landmark or an interest therein and where the City Commission follows such reCommendati.3_ti_qon,on
_Nattonal Historic Preservation Act of ~'~''' ly make use of fe~ts as vrovided in the
· --___*~oo or its succes~n(s~'
Investi ations and Re orts. The Board ma make such investi ations and studies of matters
L relatin to the rotection enhancement e etuatkmor use of landmarks and historic dis~c_..~ts
and to the restoration of landmarks as the Board , --
a-12provnate for the o'~t~o,.~,:~ ~ -- ~ from time to time
......... [uauon ot tt~e u_P_~E.oses of this Sc~ ,7~-W'~', -"-' ~'~~
· -- , ocneame, ~ubmit re__~__qUg_and
reco.-~mmendations as to such matters to the Ma.a.a.a.a.a.a.a.a.a~vor~ ~In
~ns and studies, the Board~as it ~m necess~
~ate after determinin_g~_het~al W~ct~0cated within the
SECTION 4.0 CRITERIA AND PROCEDURES FOR
EXPANDING HISTORIC DISTRICTS ESTABLISHING AND
Criteria for Creating Local Historic Districts. Historic Districts shall be consistent with the following
criteria for designation:
1. The proposed districts, or properties within the area, are associated with events that have
made a significant contribution to the broad pattern of the history of the City, State ,or Nation;
or are associated with the lives of persons significant to the City, State or Nation s past; or
2. The properties embody the distinctive characteristics of a type, period or method of
construction or represent the work of a master, or that possess high artistic values, or that
represent a significant and distinguishable entity whose components may lack individual
distinction; or
3. The area has yielded, or may be likely to yield, information important in prehistory or history
(e.g. Indian burial mound); or
S-Il
4. If based on architecture, there is a concentration of contributing buildings (see definition).
The number of contributing buildings shall be no less than fifty (50) percent of the total
number of buildings within the district.
Procedures for Establishing Historic Districts. The designation of historic districts shall be by
ordinance adopted by the City Commission, in accordance with the following procedures:
1. The process for designating a new historic district may be initiated by a property owner
within the proposed district, by the ' · ·
H~stonc Preservation Board (HPB), or by the City.
2. The applicant shall submit a written application to the Planning Department. The application
shall contain the following:
(a) For applications initiated by property Owners, a petition signed by at least fifteen (15)
percent of the property owners within the proposed district. This requirement shall not
apply to City or Board-initiated applications.
(b) A physical description of the proposed district, accompanied by photographs of
buildings, structures, objects, or sites showing examples of contributing and non-
contributing properties within the district.
(c) A statement °f the hist°rical, cultural, amhitectural, archaeological, or other significance
of the district (refer to section of the schedule where historic is defined).
(d) A report, prepared by a qualified professional, including a description of the typical
architectural styles, character-defining features, and types of buildings, structures, objects
or sites within the proposed district; the report shall identify which properties are
contributing at the time. The list of contributing structures is intended to be a snapshot in
time, since other properties will also become contributing as they turn 50 years old and
am determined by a qualified professional to meet the criteria to become contributing.
(e) A map identifying all zoning and land use information, and the location of ail buildings,
structures, objects or sites within the proposed district, noting which are contributing,
based on the definitions contained in this schedule.
(f) Additional guidelines to be used when reviewing alterations, relocation, demolition,
excavation or new construction within the proposed boundaries of the district.
(g)Names and addresses of all property owners within the proposed district; and
(la)Any other pertinent information requested by the HPB.
3. Not less than sixty (60) days after the transmittal, the HPB shall hold a public hearing, which
shall include a written notice to the last known address of the OWners of all properties to be
included in the district(s). Such notice shall be distributed by first class mail.
4. After said public hearing, the HPB shall submit a final report with its recommendations and
those of the Planning and Zoning Commission and a draft of the proposed ordinance to the
City Commission.
5. The City Commission shall act on the report and recommendations in accordance with the
normal ordinance approval procedure as specified in the City Code.
Criteria for Expanding Existing Local Historic '~ · th
add, t~onal contributing structures outside of the ~.Do~s~,~c~. I,f an u?dated report shows at there
o..~,,,a~ uuunoary or an existing district, then the ~t~
S-12
may consider the expansion of the boundaries of the district to incorporate those properties. The ratio of
fifty pement (50%) contributing structures required for the creation of new districts shall still apply.
Procedures for Expanding Local Historic Districts. The expansion of existing historic districts shal
be done by ordinance adopted by the City Commission. in accordance with the same rocedur I
for the creation of new districts, except that the info · · ' ' P es re uire
area only, and not to the entire district, rmatlon required shall be applicable to the ex q ~:^~
· ' pan~u,
SECTIONS.0 CRITERIA AND PROCEDURES FOR
HISTORIC LANDMARKS DESIGNATING LOCAL
A. Criteria for Designating Local Historic Landm
judgment of the HPB, a ,,r~,-~.-*-: ....... arks. Properties may ouaiif ' · ~
t' ,~t~.,ty~atleasttlttvl~;c}~ ...... ,~ _. _ _ y if, in th,,
based on the following criteria: J ,~-,~ y,,,u ~ om aha is of exceptional significance
1. Historical, architectural and/or cultural significance;
2. Suitability for preservation or restoration;
3. Educational value.
B. Procedures for Designating Historic Landmarks. The procedure for designating local historic
landmarks is as follows:
1. The applicant submits an application to the Planning and Community Development
Department.
2. Property OWner must sign an affidavit stating that he consents to the designation of his
property as a Historic Landmark.
3. The Planning Department shall schedule a complete application for HPB review.
4. The HPB shall c°nduct a public meeting following written notice by mail of the date, time
and place of said hearing to the last-known address
addition, a sign containing the Same Inform t' ofth_e OWners oft.he affected propert . In
later than ten (10) days prior to such hearing.'°n shall be placed on the affected prope;¢ no
5. The HPB mayrecommend to the City Commission adoption of an ordinance designating one
or more historic landmarks based on the criteria described in this Section·
6. Upon recommendation of the HPB, the City Commission may, after holding public heatings
preceded by sufficient written notice to the last known address of the owners and occupants
of the affected property, adopt an ordinance designating one or mom historic landmarks
based on the criteria noted above·
7. Upon adoption of the ordinance, the owners and occupants of each designated historic
landmark shall be given written notification of such designation by the City Commission.
8. The ordinance shall also provide for a suitable sign or marker on or near the property
indicating that the property has been so designated.
SECTION 6.0 DESIGNATED HISTORIC DISTRICTS AND LANDMARKS
A. Historic Districts. The City of Sanford currently has two locally designated historic districts - the
Downtown Commercial Historic District and the Sanford Residential Historic District, which are
described in this section. The Sanford Residential Historic District and a portion of the Commercial
Historic District are also listed in the National Register.
National Register Districts. Sanford's National Register Commercial District, listed in the
National Register in 1976, is generally bound by Commercial Street on the north, Oak Avenue on
the west, the alley between Palmetto Avenue and San ford Avenue on the east, and Second Street
on the south. The Sanford Residential Historic District was listed in the National Register in
1989.
Downtown Commercial Historic District. The Downtown Commercial Historic D/strict was
created in 1985 by Ordinance No. 1777. The district is generally bounded by Fulton and
Commercial Streets on the north, Myrtle Avenue on the west, Sanford Avenue on the east, and
Third Street on the south. Map S-I shows the boundaries of the district. All properties within
the Downtown Commercial District are subject to the roles and regulations contained in
Schedule S.
Sanford Residential Historic District. The Sanford Residential Historic District, originally
designated under the name of Old Sanford District. . ·
In, 1993. The district ts generally bou,,,~...4 ~.. ,, . w. as estabhshed through Ordinance N 3
mm Avenues on the t ~,,-~- '~.'~"' oy ~e. cono and Third Streets on the no o 184
wes., ~,,,,, tc~ ~tmet on tl~e south and Sanfo~ A rth, French and
,,,u ,'xvenue on the east. The
boundaries of the district are shown on Map S-1. All properties within the Sanford Residential
Historic D/strict are subject to the rules and regulations contained in Schedule S.
Historic Landmarks. The City of Sanford has several properties listed on the National
Register. The City also has a process to designate local historic landmarks. This section lists the
National Landmarks as well as the local landmarks.
1. National Historic Landmarks. As of October 2002, the City of Sanford had a total of four
(4) structures listed in the National Register of Historic Places. The properties are as
follows:
Memorial Hospital
Theater)
(Sanford High School)
Address
Year
Designated
1987
1984
1992
Sigmficance
Hca/th/Medicine
nterta~nmenff
Recreation
, Chaecture
~ Black History
ks. As-o-gOot~r 2002,-t~.~ ~.hy~d had onc-(4Moc-at4v, dc~.
landmarks: ...... ~ ~05~has four stm_ctu'r~~t~
Caldwell House
2317 Mellonville Ave_.
2018 Mellonv/l~-e Ave~.'
Black Histo
Architecture
.~.gr/c ult ure
Architecture
SECTION 7.0 ARCHAEOLOGICAL RESOURCES
Identifying historic, archaeological and cultural resources is the initial step to preserving the City of
Sanford's histor/c heritage. Areas shall be investigated for archaeological resources prior to
development. Th/s section will provide for mitigation of adverse impacts to significant sites
be discovered during the course of predevelopment investigation, should they
A. Human Remains or Archaeological Resources. If human remains or archaeological resources are
encountered during the course of construction, earth movement, c/earing, or other site disturbance,
all work shall imrnediately halt, for a period of time not to exceed thirty (30) days, and the applicant
°r his/her representative shall immediately notify the City of Sanford's
the state office of archaeology and historic preservation. Administrative Official and
If, after consultation with the state office of archaeology and historic preservation, an area is
determined to contain archaeological resources, the City of Sanford will designate the area as a
Preservation Area by designation "PA" on an Archaeological Resources Map that is maintained
in the Planning Department. No ground disturbance will be allowed within a Preservation Area.
This designation shall not affect zoning. When hu ·
have been completely removed fr^~ ,~- man remains and/or archaeolo~,ical re
um the FO e . ,, ,~uurces
removed, p p rty, the Preservation Area designation shall be
Any archaeological sites identified through the investigation process shall be incorporated as part
of the Florida Master Site File Maps and Archaeological Sensitivity Zone Maps for the City of
Sanford and Seminole County.
Prospecting and Excavations.
Private Property. No individual shall be allowed to prospect on private property, nor
can any individual remove artifacts from private property without the express written
Permission of the landowner. The Permission must he carried with the prospector at all
times while searching the private property.
Public Property. No individual shall be allowed to prospect on public property
including the public rights-of-way, nor can any individual remove artifacts from public
property or public right-of-way without the express written permission of the City or the
appropriate legal authority controlling the right-of-way. The permission must be carried
with the prospector at all times while searching the public property. Furthermore, no
disturbances or construction activities shall be authorized within properties belonging to
the City, including public streets and rights-of-way, without a City right-of-way permit
and without such archaeology efforts as may be addressed by this ordinance.
S-15
C. Archaeological Site Report. If any construction, earth movement, clearing or other site
disturbance is proposed to be located on a registered archaeological
project proponent shall engage site, the property owner or
a qualified professional archaeologist to investigate and submit a
written report to the City of Sanford regarding the location, condition and extent of the site,
any recommendations in regard to treatment,and
D. ProJect Approval and Permit. No Certificate of Appropriateness for an application requiring
an archeologist's report x~ill be issued prior to the receipt of the archeologist's report by the City
of Sanford. Based on the reformation contained in the written report of the archeologist, project
approval will be conditioned in a manner to avoid or minimize impacts to the site consistent with
federal and state law.
E. Enforcement and Penalties. Any Person or Entity violating any of the provisions of this article
shall, upon conviction, be punished as provided in Section 162.22, Florida Statutes. Each
incident or separate occurrence of an act that violates this article shall be deemed a separate
offense.
SECTION 8.0 CERTIFICATE OF APPROPRIATENESS AND PROCEDURES FOR
ALTERING HISTORIC LANDMARKS OR STRUCTURES WITHIN
HISTORIC DISTRICTS
A. Applicability. The purpose of a Certificate of Appropriateness is to ensure that all construction,
alteration, restoration, relocation, or demolition of a Historic Landmark or any structure located
within a local historic district is in accordance with the standards, values and characteristics of the
particular district or landmark. A Certificate of Appropriateness shall be required for the following
activities, whether or not a building permit is required.
1. Historic Landmarks and Properties within Historic Districts. Al/ construction,
alteration (including but not limited to color), restoration, relocation or demolition of or
to any exterior portion of any building, structure, above-ground utility structure, or any
t.ype of omdoo~ advertising sign~, located within a designated landmark
site or historic district. Exterior features shall include, but not be lira/ted to, the
architectural style, general design and general arrangement of the exterior of a building or
other structure, including the color, the kind and texture of the building material and the
type and style of all windows, doors, light fixtures, signs and other appurtenant fixtures.
Certificates of Appropriateness shall not be required for interior modifications.
2. Archaeological Resources. A certificate of appropriateness shall be required for the
excavation of an archaeological site. The HPB shall issue the Certificate subject to the
following conditions:
a) The excavation must be conducted so as to protect and preserve archaeological
resources affected by, or adjacent to, the excavation; and
b) The applicant must commit to make reasonable efforts to mitigate and stabilize
archaeological resources if they are disturbed.
Alternatively, the HPB shall issue a certificate of appropriateness for the excavation of an
arc. haeological site upon demonstration by the applicant that an unreasonable economic hardship
exists or that unusual or Compelling circumstances exist.
S-16
Certificate of Appropriateness Required. Any person who desires to construct, alter, restore,
relocate or demolish a historic landmark or property in an historic district, shall make application
to the HPB for a Certificate of Appropriateness at least ten (10) business days prior to the
meeting date. Application forms shall be maintained by the Planning Department and shall be
made available to the general public.
1. Application Requirements. With the application for Certificate of Appropriateness, the
applicant shall submit the following documents. The Administrative Official may waive any
of these requirements if not applicable to the specific application.
· An accurate survey, completed by a surveyor registered in the state of Florida. Surveys
are required for new construction including, but not limited to, the construction of fences,
walls, accessory structures and additions.
· For new construction, additions or renovations: a site plan showing the complete
property with dimensions of the existing and proposed buildings, spacing, all setbacks,
individual parking spaces, access drives fences and accessory structures.
· A floor plan of the proposed improvements, if there is an anticipated impact on the
exterior of the building.
· Elevations of the exterior facades, if any changes are proposed to the facades.
· Sign plan and individual dimensioned sign drawings. Shall specify proposed materials
and colors, and shall show location of signs on site plan and building elevation.
· Picture/brochure and dimensions of the fence to be installed.
· Paint samples.
· Recent photographs of the building/building features to be modified - No Polaroid
photographs shall be allowed.
Approval of the Historic Preservation Board. HPB approval is required for alterations,
construction, relocation, demolition or other changes to the appearance of a historic landmark or
property in an historic district that have a major impact on the significant historical, architectural,
or cultural materials of the historic landmark, or property in a historic district. HPB review may
also occur at the request of an applicant.
1. Review Criteria. Decisions regarding the application shall bebasedon afindingoffact
stating whether the proposed alteration, demolition, etc. is consistent with the standards
and characteristics of this Schedule.
2. Public Meeting. The HPB shall hold a public meeting, and based upon the application
and the requirements of this Schedule, the HPB shall approve, deny or approve with
conditions. If the application is approved with conditions, the Certificate of
Appropriateness shall be issued with the conditions noted, and the applicant must meet
all such conditions. Failure to comply with all conditions may elicit a Code Enforcement
citation.
3. Posting. Public notice in the form of property posting shall only be required if the HPB
is considering a request for demolition, relocation, or a variance from the standards of
Schedule S.
Approval of the Administrative Official. The Administrative Official is authorized to issue
Certificates of Appropriateness for construction and alteration of a historic landmark or property
S-17
in an historic district which has a minor impact on the significant historical, architectural, or
cultural materials of the historic landmark or district. If the Administrative Official determines
that there would be a major impact or potential detriment as a result of the proposed action, the
application shall be submitted for HPB review.
1. Applicability. The administrative review procedure shall apply to the following
activities provided that the application complies with the standards of this Schedule:
· Roofs;
· Fences and gates;
· Awnings;
· Signs;
· Replacement of same or like materials or elements;
· Replacement of drives, walks, patios, decks, stairs, screening fences and walls with
no change in the size and configuration, and using the same materials provided the
materials are in character with the style of the building;
· Mechanical systems including heat and cooling equipment; and gutters;
· One (1) accessory structure under one hundred (100) square feet in the rear yard;
· Paint;
· Paving materials;
· Exterior lighting;
· Detached decks that are not visible from a street.
· Any other request determined by the HPB to have a minor impact or no potential
detriment on the historic landmark or historic district.
2. Administrative Review Criteria. All reviews, recommendations, and decisions
regarding the application shall be based on a finding of fact that the application is
consistent with the standards and characteristics of this Schedule.
3. The Review Process. Within ten (10) days of the submittal of a complete Certificate of
Appropriateness application, the Administrative Official shall review the application.
The administrative review shall require no posting of a notice sign on the affected
property or public hearing on the application. After the review, the Administrative
Official shall issue a written decision approving, denying or approving with conditions
the application. If the application is approved with conditions, the Certificate of
Appropriateness shall be issued with the conditions noted, and the applicant must meet
all such conditions. If the Certificate of Appropriateness request is denied, the applicant
may apply for a HPB review.
Variances to the Standards of Schedule S. The HPB shall have the authority to conditionally
approve variances to some of the requirements of Schedule S.
1. Variance Criteria. Each variance shall be consistent with all of the criteria listed below.
Each approval of a Certificate of Appropriateness for a variance shall include a clear
finding of fact indicating the basis of the approval.
S-18
a. The hardship is not self-created;
b. The modification would not confer the applicant a special privilege normally
denied by this schedule to other properties in the district;
c. The HPB may approve such application in any case where the owner would
suffer extreme hardship, not including loss of profit, unless the certificate of
appropriateness were issued forthwith;
d. The proposed alternative is consistent with the architectural style of the
structure;
e. Approval of the variance will be in harmony with the purpose and intent of
Schedule S.
2. Variances Prohibited for Certain Items. Variances shall not be heard or granted for
the following:
a. The materials of fences except as replacement of same or like materials when the
general intent of this Schedule is accomplished from a visual perspective;
b. The materials of windows except as replacement of same or like materials when
the general intent of this Schedule is accomplished from a visual perspective;
c. The materials of doors except as replacement of same or like materials when the
general intent of this Schedule is accomplished from a visual perspective.
3. Applications for Variances. Applications for variances shall be submitted to the
Planning Department at least ten (10) business days prior to the regular HPB meeting.
The application shall describe how the proposal is consistent with each of the variance
standards.
4. Posting of Property. Properties considered for variances shall be posted by the
applicant with a sign for ten (10) consecutive days prior to the HPB meeting. The sign,
to be provided by the Planning and Community Development Department, shall be
located in the front yard of the property, clearly visible from the public right-of-way.
5. Conditional Approval by the ItPB. Each variance conditionally approved by the HPB
shall be submitted to the City Commission at the first available City Commission
meeting after the action of the HPB to determine whether the City Commission desires to
affirm the approval of the variance or hear the application de novo.
Site Planning. The Planning and Zoning Commission shall review site plans for nonresidential
and multiple family dwellings. However, all such plans located within historic districts shall be
referred to the HPB for review and recommendation with sufficient time to communicate to the
Planning and Zoning Commission prior to the latter taking action. Site plans for single-family
dwellings and two-family dwellings shall be reviewed by the HPB along with other related
alterations and modifications to such properties, even in cases where Planning & Zoning review
is not required. A Certificate of Appropriateness shall be required for site plans involving single
family and two-family dwellings.
Appeal of HPB Decision. Any person aggrieved by a determination of the Board may appeal
such determination to the City Commission by filing a written appeal within thirty (30) calendar
days of the Board action. The decision of the City Commission on an appeal shall constitute
S-19
final action.
Violations. Should a property owner or tenant fail to obtain a Certificate of Appropriateness
prior to making improvements/modifications to a structure or property located within a historic
district or a historic landmark, the City shall take the following action:
1. The property owner shall be required to apply for a Certificate of Appropriateness and shall
be required to pay an application fee in addition to any other fee required by the Code
Enforcement Fee Schedule;
2. The HPB shall review the application as if it was a new development and not consider the
fact that the improvement has already been initiated or completed.
3. If the Certificate of Appropriateness is denied, the owner shall comply with the regulations,
even if it requires partial or total demolition of the improvements already made.
When a Certificate of Appropriateness is necessary in order to respond to a code enforcement notice
or citation, the property owner shall make application for a Certificate of Appropriateness within
ten (10) business days of the notice or citation and the violation shall be remedied within forty-five
(45) days from the date of issuance of the Certificate of Appropriateness unless the Historic
Preservation Board or the Administrative Official grants a longer period of time upon a finding that
unusual circumstances prevent, or legal proceedings necessitate, the remedy from occurring in a
timely manner.
SECTION9.0 STANDARDS FOR NEW CONSTRUCTION, ADDITIONS AND
ALTERATIONS
In considering an application for Certificate of Appropriateness, the HPB shall adhere to the standards
contained in this Section. The purpose of these design standards is to ensure that all maintenance,
alterations, and additions to structures in a historic district or to an historic landmark is in accordance
with the character of the landmark or district. The design standards also ensure that new construction on
the property of an historic landmark or within a historic district is in accordance with the character of the
landmark or district.
Any request not specifically noted in this Schedule, but requiring a building permit and determined by
the Administrative Official to have an impact on a historic landmark or the exterior of a structure in a
historic district shall be reviewed by the HPB using comparable standards from this Schedule.
A. The Secretary of the Interior's Standards for Rehabilitation. The Secretary of the Interior's
Standards for Rehabilitation are basic principles created by the National Park Service to help
preserve the distinctive character of a historic building and its site, while allowing for reasonable
change to meet new needs. These standards shall apply to all historic landmarks and contributing
and non-contributing buildings within a designated historic district. The standards shall apply to
the exterior of historic buildings of all periods, styles, types, materials, and sizes and shall also
encompass related landscape features and the building's site and environment as well as attached,
adjacent, or related new construction.
The Standards are applied to projects in a reasonable manner, taking into consideration economic
and technical feasibility.
S-20
10.
A property shall be used for its historic purpose or be placed in a new use that requires
minimal change to the defining characteristics of the building and its site and
environment.
The historic character of a property shall be retained and preserved. The removal of
historic materials or alteration of features and spaces that characterize a property shall be
avoided.
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 architectural elements from other buildings, shall not be undertaken.
Most properties change over time; those changes that have acquired historic significance
in their own right shall be retained and preserved.
Distinctive features, finishes, and construction techniques or examples of craftsmanship
that characterize a historic property shall be preserved.
Deteriorated historic features shall be repaired rather than replaced. Where the severity of
deterioration requires replacement of a distinctive feature, the new feature shall match the
old in design, color, texture, and other visual qualities and, where possible, materials.
Replacement of missing features shall be substantiated by documentary, physical, or
pictorial evidence.
Chemical or physical treatments, such as sandblasting, that cause damage to historic
materials shall not be used. The surface cleaning of structures, if appropriate, shall be
undertaken using the gentlest means possible.
Significant archeological resources affected by a project shall be protected and preserved.
If such resources must be disturbed, mitigation measures shall be undertaken.
New additions, exterior alterations, or related new construction shall not destroy historic
materials that characterize the property. The new work shall be differentiated from the
old and shall be compatible with the massing, size, scale, and architectural features to
protect the historic integrity of the property and its environment.
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.
B. Architectural Styles. Any alteration to an existing historic landmark or a structure within a historic
district shall be consistent with its architectural style. Alterations to non-contributing structures
within historic districts shall also be consistent with its style, if the style can be determined based on
the style descriptions included in this section. Appendix A shows the main characteristics of the
styles found in the City of Sanford.
C. General Standards for All Properties. In order to ensure compliance with the Secretary of Interior
Standards, the detailed standards contained in the following sections have been established to assist
S-21
property owners and the HPB when designing/reviewing alterations to local historic landmarks or to
existing structures within the City's local historic districts. The standards of Schedule S shall apply
to all historic landmarks; and all properties within a designated historic district unless otherwise
stated within the regulations. The standards apply to new construction as well as modifications to
existing structures.
Lot Layout. New buildings, additions and alterations shall be designed so that the front
facades of the buildings are closely aligned with other buildings on the block to maintain
a uniform setback.
a)
Residential Lot Layout.
Setbacks: Setbacks apply to both principal and accessory structures.
Residential lot development shall have the following setbacks:
Front yard: Twenty-five fcct (25');
Rear Yard: Two feet (2');
Side Yard: Five feet (5'); When a side yard is located adjacent to a street,
the side yard setback shall be~ seven and one-
half feet (7.5').
In the case of an infill lot, the setbacks shall match one or the other of the
existing setbacks on adiacent properties.
· New open porches, balconies, stoops and bay windows shall be permitted to
encroach into the front yard and side-comer setback by ten feet (10').
· Where alleys are available, new garages shall be detached and located at the
rear of the lot and shall be located no closer than thirty-five feet (35') to the
front property line and curb cuts shall not be allowed.
· Where alleys are not available, the garages shall be detached and located
behind the principal structure. Shared driveways are encouraged.
· Vehicles shall not be parked in the front or side yards or in the right-of-way
adiacent to any street unless on an approved driveway with a permitted curb
cut.
b) Commercial Lot Layout.
· Setback. New buildings within the Downtown Commercial District shall
have a zero (0) to five (5) foot setback from the front property line.
· Building facades within the Downtown Commercial Historic District shall
extend along the street to a minimum of ninety (90) percent of the lot width
for interior lots, and sixty (60) percent for comer lots.
· Parking areas shall be located to the side and rear of the building. A
secondary pedestrian entrance may be provided in the back of the business to
provide direct customer access to the store from parking areas, or a walkway
shall be provided to improve circulation between the parking lots and the
street. Architectural embellishments, awnings, landscaping and signs shall be
used to mark the secondary entrance. The design of the rear of the building
shall be consistent with the front faffade.
S-22
Poor Quality Design - Not Allowed
Example of Good Design
Rear of Building
· New buildings under five thousand (5,000) square feet in area shall be
exempt from parking requirements. New buildings over five thousand
(5,000) square feet in area shall be required to provide one (1) space per five
hundred (500) square feet of non-residential gross floor area over and above
the initial five thousand (5,000) square feet plus one (1) space per dwelling
unit, if there is a residential component (mixed-use). The parking shall be
located within one thousand feet (1,000') of the site. On-street parking
spaces located along the lot frontage may be counted toward the parking
requirements of this code.
· Uses shall be limited to commercial retail on the first floor; residential,
commercial, office, parking or lodging on the second floor; and residential,
parking or lodging above.
· Drive-through facilities shall not be allowed within historic districts.
Building Form.
a)
Standards for all Structures.
New buildings and their components shall be compatible in scale with each
other (size of windows and doors in relation to the faqade), the human body
(use building elements sized for human use), and neighboring structures
(predominant scale). To achieve the appropriate scale, the height to width,
length to width and solid to void ratios must be considered. The scale (height
to width ratio) of a street-facing faqade should be compatible with and
maintain the proportions established by the existing structures within the
district.
To maintain the predominant scale and proportion in the district, new
buildings, additions and alterations shall be designed so that elements of the
building faqade are aligned with the faqade elements of the neighboring
structures (e.g. windows, doors, canopies, storefronts, awnings, etc.).
S-23
Contemporary design for new construction shall not be discouraged when
such new construction is compatible with the size and scale of the property,
neighborhood and immediate environment.
New construction shall create a sense of layers using steps, brackets,
chimneys, vegetation, and other projecting elements to make the buildings
look less massive.
· All new buildings shall have the main entrance oriented to the principal street
and in full view from the public right-of-way.
· Alterations to historic landmarks and contributing structures within a historic
district shall be consistent with the design, massing and scale of the existing
structure and the surrounding area.
· The width of new or altered buildings shall be consistent with the
predominant building width in the surrounding neighborhood. Larger
buildings shall be designed so their facades are divided into smaller elements
that relate to those of the surrounding neighborhood.
· The design of an existing non-contributing structure may be modernized or
contain historical references, but shall not be redesigned to create a false
historical appearance.
· Additions or alterations to structures shall be done in such a manner that if
such additions or alterations were to be removed in the future, the essential
form and integrity of the original structure would be unimpaired.
b) Residential Building Form.
· In ~eas zoned for reg~dent'~a! use the residential historic district, the scale and
massing of new structures and their architectural elements shall be similar to
the contributing structures of similar use in the historic district.
· In the residential historic district, new buildings shall not exceed thirty-five
feet (35') in height.
Existing Structure
No Yes
S-24
· Primary residential entries for new structures shall face the street and shall
not be recessed more than six feet (6') from the face of the primary faqade.
Commercial Building Form.
New buildings shall be designed with architectural features and pattems that
provide visual interest from the perspective of the pedestrian, as well as
vehicular traffic.
Ye~
Yes
New building placing and massing should relate to nearby buildings and to
the urban context.
· New buildings and additions shall include substantial variation in massing
such as changes in height and horizontal plane. Horizontal masses shall not
exceed a height/width ratio of one to three (1:3) without a substantial
architectural element that either projects up or away from the building, such
as a tower bay, lattice, or other architectural feature.
· The height of buildings in the commercial historic district shall not exceed
sixty feet (60') including roof, parapet or cornice. Buildings at the comer of
two (2) streets may have embellishments at the comer that are proportionately
hi gher.
· Buildings in the commercial historic district shall not exceed four (4) stories.
The fourth story of buildings in the commercial historic district shall be set
back ten feet (10') from any street side facade of the building.
· The height of storefront openings in new buildings shall be similar to the
storefront openings of the contributing buildings within the district.
· For new construction, there shall be a visual differentiation, such as a change
in material or texture, between the first and second story on a two-story
building or between the two lower floors and the rest of the building on a
building taller than two stories. The differentiation shall be at a height
similar to the cornice lines or stringcourses of contributing structures in the
historic district.
The scale and massing of the lower floors of new structures and their
architectural elements shall be similar to contributing structures in the
historic district. Any new structure that exceeds fifty (50) linear feet along
any street frontage shall minimize the faffade's mass by adding projections
and recesses to make the structure similar in scale to contributing structures
in the historic district.
S-25
· New buildings shall have a recognizable top consisting of, but not limited to,
cornice treatments, roof overhangs with brackets, steeped parapets, richly
textured materials an/or differently colored materials. Colored stripes are not
acceptable as the only treatment.
· New building walls shall be enhanced by the use of vertical elements,
articulation and landscaping to break the monotony.
· The first floors of new buildings, including structured parking, should be
designed to encourage pedestrian scale activity.
· Primary customer entrances shall be clearly defined and highly visible
through the use of architectural detail for all structures.
· Mechanical equipment should be integrated into the overall mass of a
building by screening it behind parapets or by integrating equipment into roof
forms. Plain boxes are not acceptable as screening devices.
· Protection from the sun and adverse weather conditions for patrons should be
considered for the entranceways. Overhangs/awnings shall be no less than
three feet (3') deep to function to protect pedestrians from inclement weather.
Building Features.
· The distinguishing original characteristics of an existing contributing building,
structure or site shall not be destroyed. If replacement is necessary, the new building
feature shall match the feature being replaced in composition, color, texture,
proportion, style, profile and other visual qualities. Repair or replacement of missing
architectural features shall be based on accurate duplications of features,
substantiated by historic, physical, or pictorial evidence rather than on conjectural
designs or the availability of different architectural elements as seen on other
buildings or structures in the area.
· Alterations and additions to contributing structures shall be compatible with the
color, material, and character of the structure, neighborhood or immediate
environment.
Building features within new construction shall be compatible with the color,
material, and character of the property, neighborhood and immediate environment.
Balconies within the commercial historic district shall be permitted to encroach into
the public right-of-way up to three feet (3') from the property line with the approval
of the City Engineer.
Basements and foundations, in addition to wall material, may be made of cast-in-
place concrete of smooth construction or concrete masonry units, provided that they
are given a cement wash where visible.
A material consistent with the style of the structure shall enclose the undercroft of
decks and foundations with spaced piers. The material shall be slightly recessed from
the faqade of the building and shall not overlap or be flush with the outer surface of
the original piers, supports or siding.
S-26
Posts, balconies, porches and bay windows, columns, piers and arches, shall use
materials consistent with the style of the structure. Balconies shall be built of
wrought iron or ~ardwood with the railing pattern subject to the
approval of the HPB. ~
Chimneys shall have a minimum width of five feet (5') at the
ground floor, and a dimension of one and one-half feet (1.5') in
either direction above the roofline. The transition shall be tapered.
Exterior chimneys and foundations shall be finished in brick, stone, or stucco only.
New or replacement brackets for cantilevers, and open balconies shall be made of
brick, wood, stone or steel, if visible, consistent with the style of the structure.
Stoops may be made of brick, stucco, cast concrete or wood.
Exterior Walls/Materials.
· For new construction, additions and alterations, use the wall finish most acceptable
for the architectural style (see Appendix A).
· The following materials are generally acceptable for principal and accessory
structures within the historic districts:
o Wood clapboard, wood shingle, wood drop siding, wood board and batten siding
or equal as determined by the HPB.
o Brick, stucco; and stone or cast stone.
· Resuffacing existing historic landmarks or contributing buildings with new material
that is inconsistent with the style of the building or was unavailable when the
building was constructed, such as artificial stone, brick veneer, asbestos or asphalt
shingles, rustic shakes, and vinyl or aluminum siding, shall be prohibited. In cases
where artificial siding is currently in place, its removal is not necessary. An owner
may retain the material or remove it. If the material is removed, however, it shall be
replaced with historically appropriate materials.
· When siding which is inconsistent with the style of the house is removed, either from
the faqade of a building or to re-open an enclosed porch, the original facade and the
original fenestrations shall be documented prior to the commencement of any
rehabilitation construction.
Application of non-historic exterior finishes which result in either the removal or
covering of historical materials and details shall be prohibited.
a)
Wood Facades. Horizontal wood siding is the predominant exterior
finish in the Sanford Residential Historic District. Important
characteristics of wood siding that should be considered in its repair or
S-27
replacement are board size, width of exposure, length, and trim detail such
as comer boards.
Existing wood siding, trim and details in good condition or repairable shall be
retained.
Deteriorated wood shall be replaced with wood to match the existing wood in
size, shape and texture.
Any and all additions to wood sided structures shall match the existing siding
in size, shape, color, orientation and texture.
Board trim at comers and around openings shall not exceed six inches (6")
except at the front door surround which may be any size or configuration.
Wood posts, where appropriate to a style, shall be no less than five inches by
five inches ( 5" X 5") and chamfered at the comers.
Detailing of the wood, such as beveling or beading, shall not be removed.
Board width, length and exposure shall be preserved.
Masonry Facades. Masonry exterior finishes and detailing such as brick,
tile, stucco, coquina, and concrete block can also be found in the
Residential Historic District. Masonry features are important to the
historic character of buildings, such as brick cornices or terra cotta
detailing, surface treatments, modeling, tooling, bonding patterns, joint
size and color.
Existing masonry features that are important to defining the overall historical
character of the building shall be retained if they are in good condition or
repairable. Repair or replacement shall be made with materials duplicating
the existing masonry in color, composition and texture.
Mortar joints shall be repointed only where there are obvious signs of
deterioration such as disintegrating mortar, cracks in the mortar joints, loose
bricks, damp walls or damaged plaster work. Repointing shall duplicate the
existing mortar joints in size, composition, texture, color and structural
strength.
Any and all additions to stuccoed structures shall be of stucco to match the
existing in color, composition and texture.
Any and all additions to concrete block structures shall be of matching
concrete block and shall have mortar joints that match the existing.
Where brick and other masonry finishes were unpainted, they should
generally remain unpainted. Painting hides detailing and alters the
distinguishing original qualities of a building. Under some circumstances,
particularly where the brick quality is poor or abrasive cleaning methods have
been used, painting brick may be appropriate as a protective measure, if
approved by the HPB.
· When a brick veneer is applied only to a front facade, it shall return onto both
side facades a minimum depth of two feet (2').
· Brick shall be laid in tree bonding pattern (no stack pattern) or in Flemish
S-28
bond or alike.
· Brick mortar joints shall be struck or concave or three-sixteenth inch (3/16")
flush only.
· Trim on brick buildings may be made of pre-cast concrete, terracotta, or
stone.
· Stucco shall be applied consistent with the style of the structure, which is
typically smooth sand finish for masonry vernacular buildings and rustic for
Spanish Colonial Revival.
c)
Existing Aluminum or Vinyl Siding or Other Simulated Wall
Cladding. Any and all additions to structures that are sided with
aluminum or vinyl siding or other simulated cladding shall be clad with
materials to match the original historic structure in size, shape, color,
orientation and texture.
d)
Facades with a Combination of Materials. Any and all additions to
structures with a combination of cladding materials shall be sided using
one or more of the existing cladding materials in a manner that is in
character with the style and period of the structure.
Porches & Balconies.
Porches and porch features that are in good condition or repairable and are in
character with the style and period of the building shall be retained. Porches and
porch features shall be repaired so they match the original in materials, size and
configuration.
Replacement of existing porches with a design or materials not in character with the
style and period of the building shall be prohibited.
Screen enclosures attached to historic landmarks and contributing buildings shall be
reviewed by the HPB to determine if the proposed structure is consistent with the
historic architectural style of the home. Screen enclosures shall not hide defining
architectural features of the building. The screen enclosure shall not exceed the
height of the main structure.
New porch elements, such as balusters and columns shall be compatible with the
style and period of the building.
Porches visible from the right-of-way shall not be enclosed with materials such as
screening, glass, wood, aluminum, vinyl, fiberglass or masonry.
Porches not visible from the right-of-way may be screened. The new materials shall
be installed so as not to conceal or damage historical architectural elements. The
framing members for screening shall have a design and scale that is in character with
the style and period of the building.
Porch additions shall have a roof type that is either similar to the existing roof or is in
character with the style and period of the building.
S-29
Roofs.
· The original roof shape and material of the principal and accessory buildings shall be
retained if it is in good condition or repairable.
· Deteriorated roofing material shall be replaced with new material that is consistent
with the style of the structure, and shall be similar to the existing or original roof in
composition, size, shape and texture, except in the case of asbestos shingles, which
may be replaced with new materials, such as fiberglass shingles, cement fiber tiles or
shingles, or clay tiles that are similar to the original roofing. All shingles shall be
amhitectural or three (3) tab shingles.
· Amhitectural features that give the roof its character, such as dormers, cornices,
towers, decorative brackets, eaves, chimneys, parapets, and exposed rafter ends shall
be retained or replicated and not concealed.
· Roofs on additions shall have similar shape, materials and pitch as the existing
structure. New features, such as skylights or solar collectors, shall be flush with the
roof and shall not be installed on roofs visible from the public right-of-way.
· A flat or pitched roof that is not visible from the ground may have a different material
than the mst of the existing roof.
a)
Residential.
Principal building roof shape and materials shall be consistent with the style
of the structure. Roofs clad with red cedar or white oak shingles; or with
galvanized steel, or asphalt shingles are consistent with most styles in the
residential historic district.
· Shed (monopitch) roofs shall be permitted only if attached to a wall of a
principal building. The pitch of a shed roof shall be no less than 3:12.
· Flat roofs shall be provided only if accessible from an adjacent habitable
room and enclosed by parapets no less than 36' high.
· Gutters shall be made of galvanized steel, wood, copper or painted aluminum.
Windows and Doors.
a)
All Construction.
Windows, frames, glass, muntins, mullions, sills, lintels and pediments in
good condition or repairable and in character with the style and period of the
building shall be retained. Window types that are no longer permitted by law,
such as jalousies, may be replaced with another style of window that is in
character with the style and period of the building.
If windows or window details are determined to be irreparable, they shall
-ma e re aced w:.th new . ....................
............................ r.vv ................. ~ ..... on provided that on the
primary facades of contributing buildings, replacement windows shall match
the existing original windows in size, configuration, material, design and
placement. A window survey and specifications for each window must be
submitted with the Certificate of Appropriateness application. On secondary
S-30
facades, replacement windows may be of a different design or type provided
the windows are consistent with the style of the building.
· When replacing existing windows that are inappropriate to the style and
period of the building, they shall be replaced with new windows that are
appropriate to the style and period of the building.
· Windows on additions shall have the same orientation and be of a similar size
to the existing or original windows of the principal fasade except if the
addition is on the same plane as the existing principal faqade, then the
windows of the addition shall match the original windows in orientation, size,
materials and configuration.
,,All new windows shall have mullion profiles similar to contributing structures.
If single hung or double hung windows are placed in groupings, a four to six
inch trim piece shall separate the windows.
· If a window contains divided lites, true muntins or simulated true-divided
lites (where a wood frame is glued to the exterior of the glass with a ver~
high bond (VHB) adhesive system) shall be used. If double pane windows
are installed, an internal shadow bar shall also be used between the glasses.
Inserted or removable grilles and fiat grilles that do not replicate the profile
and characteristics of the original window are prohibited on the exterior of
the window pane. The interior of the window pane may have an inserted or
removable grille provided that the grille is not flat and has a profile.
· Windows and doors shall be glazed in clear glass with no more than ten (10)
percent daylight reduction. The use of reflective glass and reflective film is
prohibited on all buildings.
· Rectangular windows shall be casement and single or double hung; circular
and hexagonal windows may be fixed or pivot.
· Doors, screen doors, and door details, frames, lintels, fan lights, sidelights,
pediments and transoms, in good condition or repairable that are in character
with the style and period of the building shall be retained. If doors or door
details on principal facades are found to be unrepairable, they shall be
replaced with new doors and door details in character with the structure in
material, size and configuration.
· Only when the change is appropriate to the style and period of the building,
shall doors be relocated, enlarged, reduced or introduced.
· Doors with modem designs, flush or sliding glass doors, or any type of door
that is inappropriate to the style or period of the structure shall be prohibited.
· Stained glass and art glass installations are allowed provided they are
consistent with the character and the architectural style of the building (see
styles section).
· Shutters in good condition or repairable and in character with the style and
period of the building shall be retained. Missing shutters shall be replaced
with wood shutters to match the existing. All replacement shutters shall be
S-31
similar to the original in size, configuration and style, shall fit the window
openings and shall not overlap each other on the surface of the wall.
· New operable wood shutters and canvas awnings am permitted accessories,
as long as they are sized to match the corresponding window openings and
their shapes, material, proportions, design, color, lettering and hardware are
in character with the style of the building. Decorative shutters are permitted
when appropriate to the building style.
· No backlit or interior lit or vinyl awnings shall be allowed.
· Ornamental iron, grills, or bars on windows am permitted if appropriate to
the architectural style of the building and shall be constructed of steel,
wrought iron or similar material and painted with a gloss paint of dark color.
b) Residential Windows and Doors.
The total glazing area on any facade shall not exceed thirty (30) percent of the
facade surface.
Windows on new houses shall have definition and a profile. Windows with
flat profiles shall be prohibited.
· Bay windows, when provided, shall be habitable spaces carried to the ground
on walls or feathered back to the wall with appropriate moldings.
· Garage doors that are in good condition or repairable and are in character
with the style and period of the building shall be retained. Garage doors shall
be repaired so that they match the original materials, size and configuration.
· If garage doors are determined to be irreparable, they shall be replaced with
new doors of a material in the character and style of the principal buildinE
and of the garage building.
· New garage doors may be constructed out of wood, metal, fiber cement or
fiberglass and shall not exceed a maximum width of nine feet (9') for a single
door.
c) Commercial Windows and Doors.
· Windows and display cases are encouraged along pedestrian corridors.
· Clear glass eight-eight per cent (88%) light transmission shall be installed on
the first floor. Tinted glass allowing a minimum of fifty per cent (50%) light
transmission shall be allowed only for use on second floor windows provided
the tinting is consistent with the architectural style of the building.
· Storefront windows shall be similar in placement, size and configuration to
the stomfront windows found on contributing buildings in the historic district.
· Storefront frames shall be built entirely of wood, steel or aluminum. The
storefront side piers shall be the same
material as the upper facade, or covered
with stucco.
The minimum height of awnings on non-
residential buildings shall be eight feet
S-32
(8') from the lowest point to the sidewalk. Generally, awnings shall not
extend more than six feet (6') from the face of the structure. However, the
HPB may approve awnings that extend eight (8) feet from the face of the
structure upon a finding of fact that the awning width is consistent with the
width of awnings on adjacent buildings. The highest point of a first floor
awning shall not be higher than the midpoint of the space between the second
story window sills and the top of the first floor stomfront window sills.
· Marquees shall be retained where they am an historic element of the building.
The design, materials, color, lettering and hardware of a marquee shall reflect
the style and period of the building. The highest point of a marquee or its
superstructure shall not be higher than the midpoint of the space between the
second story window sills and the top of the first floor storefront window or
transom. Marquees shall span the entire faqade or entrance. Only one
marquee shall be permitted on a faqade. The minimum height of a marquee
shall be eight feet (8') from the lowest point to the sidewalk.
· Security shutters, if provided, are to be fitted as an integral part of the
storefront design.
· The highest point of a first floor awning shall not be higher than the midpoint
between the top of the first story window and the second story window sill.
Fences and Walls. Chain link and vinyl fences shall be prohibited within the historic
districts.
a) Residential.
Fences and garden walls,in historic districts generally vary in architectural style.
Most fences in the City s historic areas are of the painted wood variety. It is
~mportant to maintain the architectural integrity of the property through the
design of the fence
· Where new fences are introduced, the materials shall be compatible with the
original style, texture, or exterior materials of the buildings on the site.
· Construct new front-yard fences of vertical pickets in simple designs,
especially on frame vernacular buildings. Limit cast iron fencing to
high-styled buildings such as Queen Anne, Colonial Revival, and Spanish
Colonial Revival.
· Fence height should conform to the City of Sanford Codes.
· A modification, replacement or addition of a fence will require a Certificate
of Appropriateness prior to the commencement of the construction.
· Garden walls may be of brick or stucco matching the principal building.
· Brick or stucco garden walls shall be no less than eight (8) inches wide and
capped by a flat round or pitched top, overlapping no less than one fourth of
an inch (IA") the wall below.
· Fences shall be made with no more than three (3) inch gaps between pickets.
S-33
The overall design of walls and fences shall present a quality image
consistent with the historic characteristics of the structure or the surrounding
area.
All walls and fences shall have their finished side facing outward.
Commercial. Screening walls and fences am discouraged in the
commercial historic district, except for low street-walls along the lot
frontage, as a continuation of the building along street fronts. The street-
wall shall be a minimum of throe feet (3') and a maximum of five feet (5')
in height. Walls greater than throe feet (3') in height above grade shall be
no mom than fifty pement (50%) solid.
Building Color.
Paint color selection for buildings within the Historic Districts should be appropriate to
the predominant architecture of the structure.
· The colors for historic landmarks and contributing structures shall be selected from
the American Tradition® Paints sample book (developed by Valspar Corporation),
which is filed in the Planning Department. An owner may propose a different make
of paint to use, but the paint must be proven to be equivalent in every respect with the
selected make of paint and the Administrative Official approves such alteration. At
least two colors shall be selected, one for the body of the building and one or more
for the accents and trims. Refer to the Architectural Styles Section for paint color
recommendations based on style.
· Bright, gaudy colors or colors without historic basis shall be prohibited for historic
landmarks and buildings within historic districts.
· Paint colors for non-contributing buildings shall not be restricted with the exception
of intense bright and arresting colors such as fluorescent green, orange, yellow and
similar shades. The number of colors for the exterior should be in keeping with the
original style and with other buildings within the historic district. ~
· Brick, stone, or other materials intended to be naturally unpainted shall remain
unpainted, unless the material has been painted before.
· Wood stained surfaces shall continue to be stained and not painted. Other wood
surfaces shall be treated and may be painted, or allowed to weather in appearance.
· Paint shall not be removed from materials which were originally painted.
· Tile roofs may be painted, however, the color selected should be similar to the
natural color of the original roofing material of the building.
Accessory Structures & Pool Enclosures.
· Prefabricated accessory storage structures shall not exceed one hundred (100) square
feet in area, and are subject to the setback requirements of the district.
· There shall be a minimum separation of ten feet (10') between principal and
accessory structures.
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· Accessory structures, such as garages, sheds, etc., shall not exceed the height of the
main structure.
· Accessory structures shall be of similar style, color, design and materials as used for
the principal residence (see Section 8.0.C.4. for acceptable materials).
· Air conditioning, mechanical equipment and other support equipment shall not be
placed in a setback and must be screened from view.
· Temporary or portable structures installed on a site in the historic districts including,
but not limited to, temporary storage units and aluminum frame car ports, shall obtal,
a certificate of appropriateness prior to the installation of the unit even if no buildin~
permit is required. '
Satellite antennas. The City of Sanford has devoted significant public resources to
protect its Historic District and the historic structures located within the Historic
District from the encroachment of structures and development that detract from the
historic ambience of the Historic District. The City has also devoted its
comprehensive planning, growth management, and land development regulatory
efforts to ensuring that the Historic District is protected from harmful modernistic
structures, styles and patterns that are incongruent with the requirements relating to
the Historic District and which would harm the public's ability to relish past times
and to further the protection of sites and locales of historical significance that are
disappearing from our cultural landscape. In order to further those goals, a single
satellite antenna may be permitted on lots and parcels located in the Historic District
only if the proposed satellite antenna is located on an area of the lot or parcel that is
not visible from the public right-of-way (including, but not limited to all abutting
sidewalks) and park areas. In the event that this prohibition is believed by a property
owner to constitute a material and significant hardship, the property owner may file
an application for a variance in accordance with the provisions, processes and
procedures of this Code which application, shall, initially, but subsequent to City
staff review and analysis, be reviewed by the Historic Preservation Board which
shall provide a recommendation relative to the variance application which shall be
considered during the course of the reviews and considerations pertaining to the
application.
SECTION 10.0 RELOCATION OF LANDMARKS
Buildings shall be preserved in their original location on the site where they were constructed. The
relocation of a building can disrupt not only the historic character of the building but the immediate area
as well. Relocation is prohibited, unless the building is threatened in its original location or renovation
and continued use is prohibited by its current location. Relocating a building is a last resort to avoid
demolition.
The relocation of landmarks and contributing buildings require the approval of a Certificate of
Appropriateness by the HPB. When reviewing such applications, the HPB shall consider the following
criteria:
1. Whether the historic character and aesthetic interest of the building, structure, or object
contributes to its present setting;
2. Whether there are definite plans for the area to be vacated and the effect of those plans on the
character of the surrounding area;
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3. Whether the building, structure, or object can be moved without significant damage to its
physical integrity; and
4. Whether the proposed relocation area is compatible with the historical and architectural
character of the building, structure or object.
Applications for relocation shall be submitted at least ten (10) business days prior to the HPB meeting,
and the site of the subject structm-e shall be posted for at least ten (10) consecutive days prior to the HPB
meeting.
SECTION 11.0 ORDINARY MAINTENANCE
The purpose of this section is to establish minimum standards for the maintenance of historic landmarks
and properties within established historic districts.
A. Required Maintenance. The Owner of a structure within a historic district or of a designated
landmark shall not permit such structure or landmark to fall into a state of disrepair which may result
in the deterioration of any exterior appurtenance or architectural feature so as to produce or to tend to
produce, in the judgment of the HPB, a detrimental effect upon the character of the district as a
whole or the life and character of the landmark or structure in question, including but not limited to:
1. The deteri°ration of exterior walls or other vertical supports;
2. The deterioration of roofs or other horizontal members;
3. The deterioration of exterior chimneys;
4. The deterioration or crumbling of exterior plaster or mortar;
5. The ineffective waterproofing of exterior walls, roofs, and foundations, including broken
windows or doors;
6. The deterioration of any feature so as to create or permit the creation of any hazardous or
unsafe condition(s).
7. The deterioration of any architectural feature which contributes to the architectural or historic
significance and/or integrity of the structure.
Nothing in this Schedule shall be construed to prevent the ordinary maintenance or repair of any
exterior feature in an historic district or of any landmark which does not involve a change in
design, material, color, or other appearance thereof.
Nothing in this schedule shall prevent the construction, reconstruction, alteration, restoration or
demolition of any such feature which the building inspector or similar official shall certify is
required by the public safety because of an unsafe or dangerous condition.
B. Standards for Building Maintenance.
* The surface cleaning of structures shall be undertaken with the gentlest means possible.
Sandblasting and other cleaning methods that could damage the historic building materials
shall be prohibited.
· Abrasive cleaning or paint removal is another threat to historic wooden siding. The proper
method for removing paint is cleaning, light scraping and sanding down to the next sound
layer. If more intensive paint removal is required, the gentlest means possible should be used.
Harsh abrasive methods such as rotary sanding discs, rotary wires strippers, and sandblasting
shall never be used to remove paint from exterior wood. Such methods leave visible circular
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depressions in the wood; shred the wood, or erode the soft, porous fibers of the wood,
leaving a permanently pitted surface.
Clean wood using the gentlest means possible. Repair trim and siding before applying paint.
Seal holes, caulk cracks, and treat for wood fungus. Remove loose paint using commercial
strippers, electric heat guns or plates, wire brushes and scrapers. Hand sand to reduce paint
layer differential.
Abrasive cleaning methods (e.g. rotary sanding or wire brushing, sand blasting or extreme
high pressure washing) and harsh thermal methods such as propane or butane torches shall be
avoided.
While masonry is the most durable historic building material, the cleaning of historic
masonry is a special consideration because it is susceptible to damage by improper
maintenance or repair techniques and abrasive cleaning methods. Sandblasting and other
abrasive cleaning methods are not permitted. Sandblasting changes the visual qualities of
brick damages and destroys the exterior glazing. As a result, rapid deterioration of the brick
and potential water damage to the interior of the building are possibilities.
Masonry should be cleaned only when necessary to halt deterioration or remove heavy
soiling.
Clean masonry surfaces with the gentlest method possible, such as water and detergents and
bristle brushes.
Sandblasting of brick or stone surfaces using dry or wet grit or other abrasives is prohibited.
Such methods of cleaning permanently erode the surface of the material and accelerate
deterioration.
Remove damaged or deteriorated paint only to the next sound layer using hand scraping prior
to repainting.
· Paint historically unpainted masonry only if it has been previously painted or as a protective
measure to prevent further deterioration caused by poor quality materials prior to abrasive
cleaning.
Treat mortar joint deterioration from leaking roofs or gutters and differential settlement of
the building.
· Evaluate the overall condition of the masonry to determine whether repairs rather than
protection and maintenance are required.
· Protect leaking roof with plywood and building paper until it can be properly repaired.
· Protect and maintain masonry by providing proper drainage so that water does not stand on
flat, horizontal surfaces or accumulate in curved decorative features.
'Mothballing' Structures.
L Definition. Mothballing is the temporary closing of a structure to protect it from weather
and secure it from vandalism. Mothballing may include the covering of doors, windows
or other openings in a structure by any type of material. Excluded from this definition
are:
Typical hurricane or storm shutters custom manufactured and permanently
installed on residences on a year round basis and then closed during the owner's
temporary absence.
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· The temporary (four-to-five day) boarding up normally done in preparation for ~
severe storm.
Applicability. Boarding-up of structure shall be allowed, upon approval ora Certificate
_of Appropriateness by the Historic Preservation Board, in order to provide temporary
protection and stabilization of vacant historic buildin~os. No windows, doors or other
openings may be boarded-up in inhabited buildings.
Mothballinl~ I~ro~,ram. Together with a Certificate of Appropriateness application, a
mothballing program shall be submitted to the Historic Preservation Board. The program
shall include:
· Documentation on the architectural and historical significance of the building;
· A professional assessment of the condition of the building;
· Methods of stabilization, pest control and ventilation that will be used prior to
mothballing;
· Methods of securing the building from vandals, break-ins and natural disasters;
· Plan for periodic maintenance and surveillance monitoring;
All mothballing programs shall be consistent with Preservation Bric[31, Mothballing
Historic Buildings, Technical Preservation Series, National Parks Service.
3~ Paint Required. Any person who boards up, or causes to be boarded up, any structure
shall paint or cause to be painted the material used to board up the structure the same
color as the building:.
4._:. Maintenance of Boarded-up premises. The premises of all mothballed structures shall
be maintained in accordance with the City Code.
C-:.D._~. Checklist. The Code Enforcement staff shall use a checklist when inspecting historic landmarks
or properties within designated historic districts. The list covers areas such as:
Exterior of Property (Sanitation, Grading/Drainage, Walkways and Driveways, Weeds, and
Accessory Structures).
Exterior of Structure (Street Numbers, Exterior Appearance, Foundation Walls, Windows and
Doors, Roofs, Drainage, Chimneys, and Porches/Decks).
~.E..~.City Action to Prevent Deterioration. Whenever the Code Enforcement staff determines that
there has been a violation of any provisions of this schedule, he/she shall:
1. Provide the occupant of the property with a notice, delivered in person, advising of future
City actions. If there is not an attempt to correct the violation within ten (10) days, a copy of
the warning shall also be mailed to the property owner.
2. If, after the ten (10) days noted above, there has been no attempt to correct the violation,
Code Enforcement staff shall give another written notice of violation to the person(s)
responsible for the correction. Such notice shall include a schedule for completion of the
required improvements necessary to bring the building into compliance with the Code. The
time given shall not exceed forty-five (45) days for both major and minor violations.
3. Any violation not corrected in the time and manner specified in the notice may be referred to
the Code Enforcement Board.
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When a Certificate of Appropriateness is issued in response to a Code Enforcement notice or
citation, application for a Certificate of Appropriateness shall be made within ten (10) business
days of the notice or citation and the violation shall be remedied within forty-fi ve (45) days from
the date of issuance of the Certificate of Appropriateness unless the Historic Preservation Board
or the Administrative Official grants a longer period of time upon a finding that unusual
circumstances prevent the remedy from occurring in a timely manner.
SECTION 12.0 DEMOLITION
A. Criteria for Reviewing Demolition Permits. No landmark or structure within a local historic
district shall be demolished or removed, in whole or in part, until after an application for a Certificate
of Appropriateness has been approved by the HPB based on the following criteria:
1. The historic, architectural or environmental significance of the structure.
2. The historic, architectural or environmental significance of the structure to the overall
ensemble of structures within the district and the importance of the structure to the integrity
of the district.
3. The aesthetic interest that the structure adds to the district, or in the case of an historic
landmark, to the City.
4. The number °f remaining examples of similar significance in the district or, in the case of an
historic landmark, in the City.
5. The difficulty or impossibility of reproducing such a structure because of its design, texture,
material, detail, size, scale or uniqueness of location.
6. The plans for future utilization of the site and the effect those plans will have on the
architectural, historical, archaeological, social, aesthetic or environmental character of the
district.
7. The reasonable measures that can be taken to save the structure from further deterioration,
collapse, arson, vandalism or neglect.
8. Any measures that have been taken to prevent the structure from deteriorating, such as
performance of normal maintenance and repairs and provision of normal tenant
improvements. In addition, whether the structure was willfully or negligently allowed to
deteriorate.
9. The determination by the Building Official that the structure is an imminent hazard to public
safety and that repairs would be impractical.
10. The economic hardship imposed on the owner if the application for Certificate of
Appropriateness for demolition is denied.
B. Waiting Period. If a Certificate of Appropriateness is issued by the HPB for demolition, the
Certificate of Appropriateness must include the condition that the applicant must wait for a total
period of one hundred eighty (180) days before the applicant may perform such demolition or
relocation in accordance with this Schedule.
During this period, the HPB may negotiate with the owner of the landmark and with any other party
to find a means of preserving the property including the acquisition by gift, purchase, exchange or
otherwise of the property or any interest therein.
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Extension of Waiting Period. The one hundred eighty (180) day waiting period may be
extended for up to an additional one hundred eighty (180) days by the City Commission
upon a recommendation from the HPB that:
· there is a program or project in progress which may result in acquisition of the
property for the purpose of its preservation and/or restoration; and
· there is a reasonable ground to believe that the program or project will be successful.
Reduction/Waiver in Waiting Period. The HPB may reduce or waive the waiting
period required by this Section in any case where the owner would suffer extreme
hardship, not including loss of profit, unless a reduction in the required period were
allowed. The HPB shall also have the discretionary authority to waive all or any portion
of the required waiting period provided that the alteration, remodeling, relocation or
change of use is undertaken subject to conditions agreed to by the HPB insuring the
continued maintenance of the historical, architectural, or cultural integrity and character
of the property.
C. Economic Hardship. Economic hardship shall be determined in accordance with this Section.
When a claim of extreme economic hardship is presented, proof shall be submitted that the applicant
cannot realize a reasonable and beneficial use of or economic return from the property. If the
property is residential and non-income producing or is an accessory structure, the owner shall not be
m~lui[ed to prove economic hardship. In the case of a partial demolition of a structure where the
pnnc~pal facades remain intact, the owner shall not be required to prove economic hardship. The
HPB shall make findings based on each of the following factors provided by the applicant:
1. Whether the applicant knew or should have known of the historic landmark or district
designation at the time of acquisition and whether the structure or district was designated
subsequent to acquisition.
2. With respect to economic return, the following shall be considered:
(a) Real estate taxes for the previous four (4) years and the assessed value of the land and
improvements thereon according to the two (2) most recent assessed valuations.
(b) The amount paid for the property and the date of purchase of the property or other means
of acquisition of title, such as a gift or inheritance, and the party from whom purchased or
otherwise acquired.
(c) The fair market value of the property immediately prior to its designation as an historic
landmark or designation of the HP Overlay district; and the fair market value of the
property at the time the application for Certificate of Appropriateness is filed.
(d) Remaining balance on any mortgage or other financing secured by the property and the
annual debt service, if any, for the previous two (2) years.
(e) All appraisals obtained within the previous two (2) years by the Property
Owner/Applicant in connection with the purchase, financing or ownership of the
property.
(t) Any Federal income tax returns on or relating to the property for the past two (2) years.
(g) Form of ownership or operation of the property, whether sole proprietorship, for-profit or
not-for-profit corporation, limited partnership, joint venture, or other.
(la) Annual gross income from the property for the previous two (2) years.
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(i) Itemized operating and maintenance expenses for the previous two (2) years, (including
proof that adequate and competent management procedures were followed).
0) Depreciation deduction and annual cash flow, if any, for the previous two (2) years
before and after debt service, if any during the same period.
(k) Proof that efforts have been made by the owner to obtain a reasonable return on his
investment based on previous service.
(1) Any other information considered necessary by the HPB to a determination as to whether
the property does yield or may yield a reasonable return to the owners.
3. The marketability or salability of the property, considered in relation to any listing of the
property for sale or rent, price asked, and offers received, if any, within the previous two (2)
years, including testimony and relevant documents regarding:
(a) Any real estate broker or firm engaged to sell or lease the property.
(b) Reasonableness of the price or rent sought by the applicant.
(c) Any advertisements placed for the sale or rant of the property.
4. The feasibility of adaptive or alternative uses for the property that can earn a reasonable
economic return for the property as considered in relation to the following:
(a) A report from a licensed engineer or architect with experience in rehabilitation, as to the
structural soundness of any structures on the property and their suitability for
rehabilitation.
(b) An estimate of the cost of construction, alteration, demolition, or removal, and estimate
of any additional cost that would be incurred to comply with the recommendation and
decision of the HPB concerning the appropriateness of proposed alterations.
(c) The estimated market value of the property in the current condition, after completion of
the demolition, after completion of the proposed construction, and after renovation of the
existing property for continued use.
(d) The testimony of an architect, developer, real estate consultant, appraiser, or other real
estate professional experienced in rehabilitation as to the economic feasibility of
rehabilitation or use of existing structures on the property.
(e) Proof of the financial ability to complete the replacement project.
(f) The current fair market value of the property, as determined by at least two (2)
independent appraisers certified by the State of Florida.
5. Any other information the applicant or the HPB finds is relevant to demonstrate extreme
economic hardship or the lack thereof.
The applicant shall submit all necessary materials to the Planning Department, so that staff may
review and comment and consult on the case. Staffcomments and any other comments shall be
forwarded to the HPB for consideration and review and made available to the applicant for
consideration prior to the meeting.
The HPB may require that an applicant furnish such additional information that is relevant to its
determination of extreme economic hardship. Staff may also furnish additional information as
the HPB or staff believes is relevant and it shall be made available to the applicant and the HPB
for consideration prior to the hearing.
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D. Demolition by Neglect. Every owner of a property within a designated historic district shall keep in
good repair all the interior and exterior portions of such buildings or structures. In the event that a
property within a historic district or a designated historic landmark is not in good repair and is in the
course of being "demo shed by neglect", the owner of record shall be notified of the condition of the
structure and the items that need repair. The HPB shall request a meeting with the owner or the
tenant of the building and the HPB shall present ways to improve the condition of the property. If
the owner or tenant fails to take action, the HPB shall notify the Building Official to institute
proceedings before the City's Code Enforcement Board under the authority of applicable regulations.
E. Permits. Prior to the ' -' demolition, the applicant shall be required to obtain a
building permit for new development based on the standards set forth in this Schedule. Once the
City has approved the permit for replacement construction, the demolition permit maybe issued.
When the permit is for a contributing structure or historic landmark, permits shall not be issued until
all plans for the site have received all the necessary approvals.
F.~.Documentation Requirements. Every contributing building in both the residential and the
commercial historic districts which is approved for demolition by the Historic Preservation
Board or which is determined by the Building Official to be an imminent hazard and is
subsequently demolished shall be documented prior to demolition consistent with the State of
Florida Bureau of Historic Preservation Division of Historic Resources' Documentatio,t
Requirements For Buildings Proposed For Demolition And Standards For Architectural
Documentation. The documentation shall be submitted to the Historic Preservation Board to
kept on file by the City. This documentation, which usually consists of dimensioned drawings,
photographs and written data, provides important information on a property's significance for use
by scholars, researchers, historians, architects and others interested in preserving and
understanding our past. A copy of Documentation Requirements For Buildings Proposed For
Demolition And Standards For Architectural Documentation is incorporated herein as
'Appendix B'.
SECTION 13.0 SIGN REGULATIONS
Properties within historic districts shall comply with the following standards in addition to the standards
contained in Schedule K of the City's Land Development Regulations. The most restrictive provisions
shall apply.
A. Permitted Signs. The following types of signs are permitted within the City's historic districts and
historic landmarks and shall only require administrative review if all the standards are met.
1. Site Identification Signs (free-standing, detached).
2. Business Identification Signs (attached to the building wall or window).
(a) Wall Signs (flat against building wall).
(b) Projecting/hanging Signs (perpendicular to the building).
(c) Window Signs.
(d) Canopy/Marquis and Awning Signs.
3. Directory Signs_(for multi-use developments).
4. Temporary Signs.
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(8') from the lowest point to the sidewalk. Generally, awnings shall not
extend more than six feet (6') from the face of the structure. However, the
HPB may approve awnings that extend eight (8) feet from the face of the
structure upon a finding of fact that the awning width is consistent with thc
width of awnings on adjacent buildings. The highest point of a first floor
awning shall not be higher than the midpoint of the space between the second
story window sills and the top of the first floor storefront window sills.
· Marquees shall be retained where they are an historic element of the building.
The design, materials, color, lettering and hardware of a marquee shall reflect
the style and period of the building. The highest point of a marquee or its
superstructure shall not be higher than the midpoint of the space between the
second story window sills and the top of the first floor storefront window or
transom. Marquees shall span the entire fa~;ade or entrance. Only one
marquee shall be permitted on a facade. The minimum height of a marquee
shall be eight feet (8') from the lowest point to the sidewalk.
· Security shutters, if provided, are to be fitted as an integral part of the
stomfront design.
· The highest point of a first floor awning shall not be higher than the midpoint
between the top of the first story window and the second story window sill.
Fences and Walls. Chain link and vinyl fences shall be prohibited within the historic
districts.
a) Residential.
Fences and garden walls in historic districts generally vary in architectural style.
Most fences in the City's historic areas are of the painted wood variety. It is
important to maintain the architectural integrity of the property through the
design of the fence
· Where new fences are introduced, the materials shall be compatible with the
original style, texture, or exterior materials of the buildings on the site.
· Construct new front-yard fences of vertical pickets in simple designs,
especially on frame vernacular buildings. Limit cast iron fencing to
high-styled buildings such as Queen Anne, Colonial Revival, and Spanish
Colonial Revival.
· Fence height should conform to the City of Sanford Codes.
· A modification, replacement or addition of a fence will require a Certificate
of Appropriateness prior to the commencement of the construction.
· Garden walls may be of brick or stucco matching the principal building.
· Brick or stucco garden walls shall be no less than eight (8) inches wide and
capped by a flat round or pitched top, overlapping no less than one fourth of
an inch (IA") the wall below.
· Fences shall be made with no more than three (3) inch gaps between pickets.
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The overall design of walls and fences shall present a quality image
consistent with the historic characteristics of the structure or the surrounding
area.
All walls and fences shall have their finished side facing outward.
Commercial. Screening walls and fences are discouraged in the
commercial historic district, except for low street-walls along the lot
frontage, as a continuation of the building along street fronts. The street-
wall shall be a minimum of three feet (3') and a maximum of five feet (5')
in height. Walls greater than three feet (3') in height above grade shall be
no more than fifty percent (50%) solid.
Building Color.
Paint color selection for buildings within the Historic Districts should be appropriate to
the predominant architecture of the structure.
· The colors for historic landmarks and contributing structures shall be selected from
the American Tradition® Paints sample book (developed by Valspar Corporation),
which is filed in the Planning Department. An owner may propose a different make
of paint to use, but the paint must be proven to be equivalent in eyeD, respect with the
selected make of paint and the Administrative Official approves such alteration. At
least two colors shall be selected, one for the body of the building and one or more
for the accents and trims. Refer to the Architectural Styles Section for paint color
recommendations based on style.
· Bright, gaudy colors or colors without historic basis shall be prohibited for historic
landmarks and buildings within historic districts.
· Paint colors for non-contributing buildings shall not be restricted with the exception
of intense bright and arresting colors such as fluorescent green, orange, yellow and
similar shades. The number of colors for the exterior should be in keeping with the
original style and with other buildings within the historic district. ~
Architectural Stylca Sectien far paint cc!er rcccmm:ndaticnz baaed an sty!c.
· Brick, stone, or other materials intended to be naturally unpainted shall remain
unpainted, unless the material has been painted before.
· Wood stained surfaces shall continue to be stained and not painted. Other wood
surfaces shall be treated and may be painted, or allowed to weather in appearance.
· Paint shall not be removed from materials which were originally painted.
· Tile roofs may be painted, however, the color selected should be similar to the
natural color of the original roofing material of the building.
Accessory Structures & Pool Enclosures.
· Prefabricated accessory storage structures shall not exceed one hundred (100) square
feet in area, and are subject to the setback requirements of the district.
· There shall be a minimum separation of ten feet (10') between principal and
accessory structures.
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Accessory structures, such as garages, sheds, etc., shall not exceed the height of the
main structure.
Accessory structures shall be of similar style, color, design and materials as used for
the principal residence (see Section 8.0.C.4. for acceptable materials).
Air conditioning, mechanical equipment and other support equipment shall not be
placed in a setback and must be screened from view.
Temporary or portable structures installed on a site in the historic districts including,
but not limited to, temporatw storage units and aluminum frame car pons, shall obtain
a certificate of appropriateness prior to the installation of the unit even if no building
permit is required.
Satellite antennas. The City of Sanford has devoted significant public resources to
protect its Historic District and the historic structures located within the Historic
District from the encroachment of structures and development that detract from the
historic ambience of the Historic District. The City has also devoted its
comprehensive planning, growth management, and land development regulatory
efforts to ensuring that the Historic District is protected from harmful modernistic
structures, styles and patterns that are incongruent with the requirements relating to
the Historic District and which would harm the public's ability to relish past times
and to further the protection of sites and locales of historical significance that are
disappearing from our cultural landscape. In order to further those goals, a single
satellite antenna may be permitted on lots and parcels located in the Historic District
only if the proposed satellite antenna is located on an area of the lot or parcel that is
not visible from the public right-of-way (including, but not limited to all abutting
sidewalks) and park areas. In the event that this prohibition is believed by a property
owner to constitute a material and significant hardship, the property owner may file
an application for a variance in accordance with the provisions, processes and
procedures of this Code which application, shall, initially, but subsequent to City
staff review and analysis, be reviewed by the Historic Preservation Board which
shall provide a recommendation relative to the variance application which shall be
considered during the course of the reviews and considerations pertaining to the
application.
SECTION 10.0 RELOCATION OF LANDMARKS
Buildings shall be preserved in their original location on the site where they were constructed. The
relocation of a building can disrupt not only the historic character of the building but the immediate area
as well. Relocation is prohibited, unless the building is threatened in its original location or renovation
and continued use is prohibited by its current location. Relocating a building is a last resort to avoid
demolition.
The relocation of landmarks and contributing buildings require the approval of a Certificate of
Appropriateness by the HPB. When reviewing such applications, the HPB shall consider the following
criteria:
1. Whether the historic character and aesthetic interest of the building, structure, or object
contributes to its present setting;
2. Whether there are definite plans for the area to be vacated and the effect of those plans on the
character of the surrounding area;
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3. Whether the building, structure, or object can be moved without significant damage to its
physical integrity; and
4. Whether the proposed relocation area is compatible with the historical and architectural
character of the building, structure or object.
Applications for relocation shall be submitted at least ten (10) business days prior to the HPB meeting,
and the site of the subject structure shall be posted for at least ten (10) consecutive days prior to the HPB
meeting.
SECTION 11.0 ORDINARY MAINTENANCE
The purpose of this section is to establish minimum standards for the maintenance of historic landmarks
and properties within established historic districts.
A. Required Maintenance. The owner of a structure within a historic district or of a designated
landmark shall not permit such structure or landmark to fail into a state of disrepair which may result
in the deterioration of any exterior appurtenance or architectural feature so as to produce or to tend to
produce, in the judgment of the HPB, a detrimental effect upon the character of the district as a
whole or the life and character of the landmark or structure in question, including but not limited to:
1. The deterioration of exterior walls or other vertical supports;
2. The deterioration of roofs or other horizontal members;
3. The deterioration of exterior chimneys;
4. The deterioration or crumbling of exterior plaster or mortar;
5. The ineffective waterproofing of exterior walls, roofs, and foundations, including broken
windows or doors;
6. The deterioration of any feature so as to create or permit the creation of any hazardous or
unsafe condition(s).
7. The deterioration of any architectural feature which contributes to the architectural or historic
significance and/or integrity of the structure.
Nothing in this Schedule shall be construed to prevent the ordinary maintenance or repair of any
exterior feature in an historic district or of any landmark which does not involve a change in
design, material, color, or other appearance thereof.
Nothing in this schedule shall prevent the construction, reconstruction, alteration, restoration or
demolition of any such feature which the building inspector or similar official shall certify is
required by the public safety because of an unsafe or dangerous condition.
B. Standards for Building Maintenance.
· The surface cleaning of structures shall be undertaken with the gentlest means possible.
Sandblasting and other cleaning methods that could damage the historic building materials
shall be prohibited.
· Abrasive cleaning or paint removal is another threat to historic wooden siding. The proper
method for removing paint is cleaning, light scraping and sanding down to the next sound
layer. If more intensive paint removal is required, the gentlest means possible should be used.
Harsh abrasive methods such as rotary sanding discs, rotary wires strippers, and sandblasting
shall never be used to remove paint from exterior wood. Such methods leave visible circular
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depressions in the wood; shred the wood, or erode the soft, porous fibers of the wood,
leaving a permanently pitted surface.
Clean wood using the gentlest means possible. Repair trim and siding before applying paint.
Seal holes, caulk cracks, and treat for wood fungus. Remove loose paint using commercial
strippers, electric heat guns or plates, wire brushes and scrapers. Hand sand to reduce paint
layer differential.
Abrasive cleaning methods (e.g. rotary sanding or wire brushing, sand blasting or extreme
high pressure washing) and harsh thermal methods such as propane or butane torches shall be
avoided.
While masonry is the most durable historic building material, the cleaning of historic
masonry is a special consideration because it is susceptible to damage by improper
maintenance or repair techniques and abrasive cleaning methods. Sandblasting and other
abrasive cleaning methods are not permitted. Sandblasting changes the visual qualities of
brick damages and destroys the exterior glazing. As a result, rapid deterioration of the brick
and potential water damage to the interior of the building are possibilities.
· Masonry should be cleaned only when necessary to halt deterioration or remove heavy
soiling.
· Clean masonry surfaces with the gentlest method possible, such as water and detergents and
bristle brushes.
· Sandblasting of brick or stone surfaces using dry or wet grit or other abrasives is prohibited.
Such methods of cleaning permanently erode the surface of the material and accelerate
deterioration.
· Remove damaged or deteriorated paint only to the next sound layer using hand scraping prior
to repainting.
· Paint historically unpainted masonry only if it has been previously painted or as a protective
measure to prevent further deterioration caused by poor quality materials prior to abrasive
cleaning.
· Treat mortar joint deterioration from leaking roofs or gutters and differential settlement of
the building.
· Evaluate the overall condition of the masonry to determine whether repairs rather than
protection and maintenance are required.
· Protect leaking roof with plywood and building paper until it can be properly repaired.
· Protect and maintain masonry by providing proper drainage so that water does not stand on
flat, horizontal surfaces or accumulate in curved decorative features.
'Mothballing' Structures.
1. Definition. Mothballing is the temporary closing of a structure to protect it from weather
and secure it from vandali sm. Mothballing may include the covering of doom, windows
or other openings in a structure by any type of material. Excluded from this definition
are:
· Typical hurricane or storm shutters custom manufactured and permanently
installed on residences on a year round basis and then closed during the owner' s
temporary absence.
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· The temporary (four-to-five day) boarding up normally done in preparation for a
severe storm..
2_:. Applicability. Boarding-up of structure shall be allowed, upon approval of a Certificate
of Appropriateness by the Historic Preservation Board, in order to provide temporary
protection and stabilization of vacant historic bt ldings. No windows, doors or othe~
openings may be boarded-up in inhabited buildings.
3_. Mothballing program. Together with a Certificate of Appropriateness application, a
mothballing procram shall be submitted to the Historic Preservation Board. The program
shall include:
· Documentation on the architectural and historical significance of the building;
· A professional assessment of the condition of the building;
· Methods of stabilization, pest control and ventilation that will be used prior to
mothballing;
· Methods of securin~ the building from vandals, break-ins and natural disasters~
· Plan for periodic maintenance and surveillance monitoring;
All mothballing programs shall be consistent with Preservation Brief31, Mothballing
Historic Buildings, Technical Preservation Series, National Parks Service.
Paint Required. Any person who boards up, or causes to be boarded up, any structure
shall paint or cause to be painted the material used to board up the structure the samu
color as the building.
4. Maintenance of Boarded-up premises. The premises of all mothballed structures shall
be maintained in accordance with the City Code.
C--~.D. Checklist. The Code Enforcement staff shall use a checklist when inspecting historic landmarks
or'~operties within designated historic districts. The list covers areas such as:
Exterior of Property (Sanitation, Grading/Drainage, Walkways and Driveways, Weeds, and
Accessory Structures).
Exterior of Structure (Street Numbers, Exterior Appearance, Foundation Walls, Windows and
Doors, Roofs, Drainage, Chimneys, and Porches/Decks).
[~.E. City Action to Prevent Deterioration. Whenever the Code Enforcement staff determines that
there has been a violation of any provisions of this schedule, he/she shall:
1. Provide the occupant of the property with a notice, delivered in person, advising of future
City actions. If there is not an attempt to correct the violation within ten (10) days, a copy of
the warning shall also be mailed to the property owner.
2. If, after the ten (10) days noted above, there has been no attempt to correct the violation,
Code Enforcement staff shall give another written notice of violation to the person(s)
responsible for the correction. Such notice shall include a schedule for completion of the
required improvements necessary to bring the building into compliance with the Code. The
time given shall not exceed forty-five (45) days for both major and minor violations.
3. Any violation not corrected in the time and manner specified in the notice may be referred to
the Code Enforcement Board.
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When a Certificate of Appropriateness is issued in response to a Code Enforcement notice or
citation, application for a Certificate of Appropriateness shall be made within ten (10) business
days of the notice or citation and the violation shall be remedied within forty-five (45) days from
the date of issuance of the Certificate of Appropriateness unless the Historic Preservation Board
or the Administrative Official grants a longer period of time upon a finding that unusual
circumstances prevent the remedy from occurring in a timely manner.
SECTION 12.0 DEMOLITION
A. Criteria for Reviewing Demolition Permits. No landmark or structure within a local historic
district shall be demolished or removed, in whole or in part, until after an application for a Certificate
of Appropriateness has been approved by the HPB based on the following criteria:
1. The historic, architectural or environmental significance of the structure.
2. The historic, architectural or environmental significance of the structure to the overall
ensemble of structures within the district and the importance of the structure to the integrity
of the district.
3. The aesthetic interest that the structure adds to the district, or in the case of an historic
landmark, to the City.
4. The number of remaining examples of similar significance in the district °r' in the case °f an
historic landmark, in the City.
5. The difficulty °r imp°ssibility °f repr°ducing such a structure because °f its design' texture'
material, detail, size, scale or uniqueness of location.
6. The plans for future utilization of the site and the effect those plans will have on the
architectural, historical, archaeological, social, aesthetic or environmental character of the
district.
7. The reasonable measures that can be taken to save the structure from further deterioration,
collapse, arson, vandalism or neglect.
8. Any measures that have been taken to prevent the structure from deteriorating, such as
performance of normal maintenance and repairs and provision of normal tenant
improvements. In addition, whether the structure was willfully or negligently allowed to
deteriorate.
9. The determinati°n by the Building Official that the structure is an imminent hazard t° public
safety and that repairs would be impractical.
10. The economic hardship imposed on the owner if the application for Certificate of
Appropriateness for demolition is denied.
B. Waiting Period. If a Certificate of Appropriateness is issued by the HPB for demolition, the
Certificate of Appropriateness must include the condition that the applicant must wait for a total
period of one hundred eighty (180) days before the applicant may perform such demolition or
relocation in accordance with this Schedule.
During this period, the HPB may negotiate with the owner of the landmark and with any other party
to find a means of preserving the property including the acquisition by gift, purchase, exchange or
otherwise of the property or any interest therein.
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1. Extension of Waiting Period. The one hundred eighty (180) day waiting period may be
extended for up to an additional one hundred eighty (150) days by the City Commission
upon a recommendation from the HPB that:
,, there is a program or project in progress which may result in acquisition of the
property for the purpose of its preservation and/or restoration; and
· there is a reasonable ground to believe that the program or project will be successful.
2. Reduction/Waiver in Waiting Period. The HPB may reduce or waive the waiting
period required by this Section in any case where the owner would suffer extreme
hardship, not including loss of profit, unless a reduction in the required period were
allowed. The HPB shall also have the discretionary authority to waive all or any portion
of the required waiting period provided that the alteration, remodeling, relocation or
change of use is undertaken subject to conditions agreed to by the HPB insuring the
continued maintenance of the historical, architectural, or cultural integrity and character
of the property.
C. Economic Hardship. Economic hardship shall be determined in accordance with this Section.
When a claim of extreme economic hardship is presented, proof shall be submitted that the applicant
cannot realize a reasonable and beneficial use of or economic return from the property. If the
property is residential and non-income producing or is an accessory structure, the owner shall not be
required to prove economic hardship. In the case of a partial demolition of a structure where the
principal facades remain intact, the owner shall not be required to prove economic hardship. The
HPB shall make findings based on each of the following factors provided by the applicant:
1. Whether the applicant knew or should have known of the historic landmark or district
designation at the time of acquisition and whether the structure or district was designated
subsequent to acquisition.
2. With respect to economic return, the following shall be considered:
(a) Real estate taxes for the previous four (4) years and the assessed value of the land and
improvements thereon according to the two (2) most recent assessed valuations.
(b) The amount paid for the property and the date of purchase of the property or other means
of acquisition of title, such as a gift or inheritance, and the party from whom purchased or
otherwise acquired.
The fair market value of the property immediately prior to its designation as an historic
(c)
landmark or designation of the HP Overlay district; and the fair market value of the
property at the time the application for Certificate of Appropriateness is filed.
(d) Remaining balance on any mortgage or other financing secured by the property and the
annual debt service, if any, for the previous two (2) years.
(e) All appraisals obtained within the previous two (2) years by the Property
Owner/Applicant in connection with the purchase, financing or ownership of the
property.
(f) Any Federal income tax returns on or relating to the property for the past two (2) years.
Form of ownership or operation of the property, whether sole proprietorship, for-profit or
not-for-profit corporation, limited partnership, joint venture, or other.
(h) Annual gross income from the property for the previous two (2) years.
S -40
(i) Itemized operating and maintenance expenses for the previous two (2) years, (including
proof that adequate and competent management procedures were followed).
(~) Depreciation deduction and annual cash flow, if any, for the previous two (2) years
before and after debt service, if any during the same period.
(k) Proof that efforts have been made by the owner to obtain a reasonable return on his
investment based on previous service.
(1) Any other information considered necessary by the HPB to a determination as to whether
the property does yield or may yield a reasonable return to the owners.
The marketability or salability of the property, considered in relation to any listing of the
property for sale or rent, price asked, and offers received, if any, within the previous two (2)
years, including testimony and relevant documents regarding:
(a) Any real estate broker or firm engaged to sell or lease the property.
(b) Reasonableness of the price or rent sought by the applicant.
(c) Any advertisements placed for the sale or rent of the property.
The feasibility of adaptive or alternative uses for the property that can earn a reasonable
economic return for the property as considered in relation to the following:
(a) A report from a licensed engineer or architect with experience in rehabilitation, as to the
structural soundness of any structures on the property and their suitability for
rehabilitation.
(b) An estimate of the cost of construction, alteration, demolition, or removal, and estimate
of any additional cost that would be incurred to comply with the recommendation and
decision of the HPB concerning the appropriateness of proposed alterations.
(c) The estimated market value of the property in the current condition, after completion of
the demolition, after completion of the proposed construction, and after renovation of the
existing property for continued use.
(d) The testimony of an architect, developer, real estate consultant, appraiser, or other real
estate professional experienced in rehabilitation as to the economic feasibility of
rehabilitation or use of existing structures on the property.
(e) Proof of the financial ability to complete the replacement project.
(f') The current fair market value of the property, as determined by at least two (2)
independent appraisers certified by the State of Florida.
5. Any other information the applicant or the HPB finds is relevant to demonstrate extreme
economic hardship or the lack thereof.
The applicant shall submit all necessary materials to the Planning Department, so that staff may
review and comment and consult on the case. Staff comments and any other comments shall be
forwarded to the HPB for consideration and review and made available to the applicant for
consideration prior to the meeting.
The HPB may require that an applicant furnish such additional information that is relevant to its
determination of extreme economic hardship. Staff may also furnish additional information as
the HPB or staff believes is relevant and it shall be made available to the applicant and the HPB
for consideration prior to the hearing.
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D. Demolition by Neglect. Every owner of a property within a designated historic district shall keep in
good repair all the interior and exterior portions of such buildings or structures. In the event that a
property within a historic district or a designated historic landmark is not in good repair and is in the
· the owner of record shall be notified of the condition of the
course of being "demohshed by neglect",
structure and the items that need repair· The HPB shall request a meeting with the owner or the
tenant of the building and the HPB shall present ways to improve the condition of the property. If
the owner or tenant fails to take action, the ItPB shall notify the Building Official to institute
proceedings before the City' s Code Enforcement Board under the authority of applicable regulations·
.... A~ · ~ ~ demolition, thc applicant shall be required to obtain a
E. Permits. Prior to the ~c~.,..,me~.~.. ·
building permit for new development based on the standards set forth in this Schedule. Once the
City has approved the permit for replacement construction, the demolition permit maybe issued.
When the permit is for a contributing structure or historic landmark, permits shall not be issued until
all plans for the site have received all the necessary approvals·
Documentation Re uirements. Eve contributin buildin in both the residential and the
Fa. commercial historic districts which is a roved for demolition b the Historic Preservation
Board or which is determined b the Buildin Official to be an imminent hazard and is
subse uentl demolished shall be documented rior to demolition consistent with the State of
Florida Bureau of H~stonc Preservation D~v~s~on of H~stonc Resources' Documentatton
Re uirements For Buildin s Pro osed For Demolition And Standards For Architectural
Documentation. The documentation shall be submitted to the Historic Preservation Board to be
ke t on file b the Cit. This documentation which usuall consists of dimensioned drawin s
hoto a hs and written data rovidesim ortantinformationona ro ert 'ssi ificance for use
b scholars researchers historians architects and others interested in reservin and
understandin our ast. A co of Documentation Re uirements For Buildin s Pro osed For
Demolition And Standards For Architectural Documentation is inco orated herein as
'Appendix B'.
SECTION 13.0 SIGN REGULATIONS
Properties within historic districts shall comply with the following standards in addition to the sta~ .d~rds
contained in Schedule K of the City' s Land Development Regulations- The most restrictive prows~ons
shall apply.
A. Permitted Signs. The following types of signs are permitted within the City' s historic districts and
historic landmarks and shall only require administrative review if all the standards are met.
1. Site Identification Signs (free-standing, detached).
2. Business Identification Signs (attached to the building wall or window).
(a) Wall Signs (flat against building wall).
(b) Projecting/hanging Signs (perpendicular to the building).
(c) Window Signs.
(d) Canopy/Marquis and Awning Signs.
3. Directory Signs_(for multi-use developments).
4. Temporary Signs.
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5. Standard sized menus mounted on the wall in cabinets at the entrance to restaurants.
s~gns loc
B. General Design Criteria. The following general design criteria shall apply to all ' ,,,,,~
,~ r~ ..... ~ ..... xa;,,^,4,- r~;o,-;,-t in historic districts:
Site Identification Signs:
· Site identification signs shall only be allowed if the building is setback fifteen feet
(15'_) feet or more from the front propcrty line.
· Only one (1) site identification sign per site shall be allowed.
· Site identification signs shall be compatible with the surrounding area and in no case
shall exceed five (5) feet in height and twelve (12) square feet per sign face.
· Shall only identify the complex, not the individual businesses.
· Internally illuminated signs shall only be constructed with blackout or opaque
backgrounds and punch out or translucent lettering, logos, symbols, etc.
· Sign faces should be either parallel or perpendicular to the face of a building.
Business Identification Signs:
· Up to two (2) business identification signs shall be allowed per business. One (1)
additional business identification sign shall be allowed for a business located on a
comer lot.
· No sign should cover architectural detailing on historic buildings.
· Only one (1) business identification shall be allowed per sign.
· Internally illuminated signs shall only be constructed with blackout or opaque
backgrounds and punch out or translucent lettering, logos, symbols, etc.
· Roof signs shall be prohibited in the historic districts.
a) Wall Signs.
· Wall signs shall be limited to one (1) per opa~ business and shall not exceed
eighteen inches (18") in height or- and fifty percent (50%) of the primary
frontage of the tenant space.
· Wall signs shall be placed parallel to the building wall.
· Wall signs shall not be painted directly on the surface of the building.
b) Projecting/Hanging Signs
· Shall not exceed four (4] square feet;
· Shall be located adjacent to entry to building or tenant space;
· If located under an awning or marquis, the projecting sign shall be located
perpendicular to the building face.
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c)
Window Signs
Shall be maintained properly;
Shall be painted or decal only with no background coloring;
Shall not exceed twenty-five per cent (25%) of window area; and
Shall not obscure window displays;
Temporary ¢i2romotional posters for civic events shall be permitted on
windows, and shall not be included in the sign area calculation. Promotional
posters shall be removed within ten (10) calendar days after the event which
is being promoted.
All neon signs shall be located inside a building and shall not be flashing.
d) Canopy/Marquis or Awning Valance Signs.
· Shall not to exceed seventy-five per cent (75%) of the face vertically and
horizontally;
· Shall be composed of only one (1) type of sign from this category.
Directory Signs. Sites with two (2) or more businesses on the promises are allowed a
directory sign. The size and location of directory signs shall be approved by the HPB
based on a findings of fact that the signs are compatible with the architectural style of
the building and that the signs do not conceal the architecturally significant details of
the building.
Easel-or-Sandwich Signs.
· Shall be limited to one (1) ~uch sandwich sign pe~active ~t~re entranceway ground-
floor business. The sign shall relate to the business or merchandise line of the
particular place of business.
· Shall be no larger than twenty-four inches (24") wide by thirty-six inches (36") high.
· Signs placed on easels shall be no larger than twenty-four inches (24") wide by
twenty-four inches (24") high and shall only be allowed for the display of restaurant
menus or restaurant daily specials.
· Signs shall be constructed to be permanent but may have changing verbiage.
· Signs shall not impede the flow of pedestrian traffic.
C. Performance Standards.
1. Only permanent materials allowed.
2. Signs shall be executed by a professional sign maker; homemade signs are prohibited.
3. Signs shall be made of durable materials that retain their appearance for the anticipated
life of the sign. Contemporary materials are acceptable but their appearance should be
visually compatible with the surrounding area. Flat signs in shiny or reflective materials,
such as plastic or anodized aluminum are prohibited.
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4. New signage, when attached to the building, should be capable of being removed with°ut
causing damage to the building. Fasteners should go in mortar ioints and should not
damage bricks.
D. Alternative Signage. The HPB shall have the authority to review and approve proposed signage
that does not comply with these regulations upon a finding of fact that the signage is consistent with
the purposes and intent of Schedules S and K.
SECTION 14.0
A.
OUTDOOR STORAGE/SIDEWALK DISPLAY
Outdoor Display. Outdoor display upon sidewalks in the Historic Commercial District shall be
provided for in this section of the Land Development Regulations. This section shall supercede
other outdoor display and storage regulations and requirements contained in these regulations.
Sidewalks shall include those paved walkways located in the public right-of-way that are
intended for pedestrian usage.
(1) Pedestrian Traffic. A minimum clear width for pedestrian traffic of five feet (5'D ~
shall be provided and maintained along the sidewalk.
(2) Display Criteria. The following standards shall apply to all outdoor displays:
· Displays shall generally be located directly in front of the storefront for which it
is intended. Doorways shall not be blocked.
· Displays shall not hang from aerial braces but should rest on the ground.
· Displays shall not be allowed when the business is not open.
· Displays shall not exceed thirty (30) inches in height.
· Displays shall not project more than twenty four (24) inches from the building
wall facing the street.
· Displays shall be not more than two thirds (2/3) of the window area as measured
in square feet.
Outdoor Storage.
(1) Outdoor storage shall not be allowed in the historic districts.
(2) RVs and Boats shall be parked in areas not visible from the public right-of-way, or
screened by a six (6) foot high fence. However, it is the intent of this regulation to
facilitate for residents of the historic district the enioyment and use of recreational
vehicles and boats while still maintaining the historical appearance of the district.
Therefore, RVs and boats :~all n~t may be parked in front of residential structures fo~
not more than one twenty f~:r (2n.) ~:r ~e~ ~er week two (2) days per calendar week.
SECTION 1.0 THE AMERICANS WITH DISABILITIES ACT (ADA)
The ADA extends comprehensive civil rights to individuals with disabilities. Historic properties,
including buildings, sites and landscapes, are not exempt from the ADA and must comply with its
regulations. Historic properties often can be made accessible while preserving their architectural
character through careful planning and sensitive design.
A three-step approach is recommended to identify and implement accessibility modifications that will
protect the integrity and historic character of historic properties:
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1. Review the historical significance of the property and identify character-defining
features. Thoroughly inspect and evaluate the character defining features, materials and
spaces ora property before upgrading it for handicap accessibility. Significant materials, the
form and style of the property, the principal elevations, major architectm-al and landscape
features and the principal public spaces should be the items identified for preservation.
2. Assess the property's existing and required level of accessibility. While inspecting a
property, features, materials, and spaces of less significance to the historic character of the
property should also be identified. Non-significant spaces, secondary pathways, additions,
previous altered areas, utilitarian spaces, and service areas can usually be modified without
threatening or destroying a ......
property s h~stoncal s~gmficance.
Evaluate accessibility options within a preservation context. Modifications for handicap
accessibility should be compatible with the property. They should be in scale with the
property, visually compatible in terms of their design and materials, but be differentiated
from the original. They should be reversible so that if removed in the future, the essential
form and integrity of the property would be unimpaired.
Congress recognized the national interest in preserving historic properties when it enacted the ADA.
Congress established alternative minimum requirements for qualified historic properties that cannot
physically be made accessible without threatening or destroying their significance.
Modifications for handicap accessibility should be compatible with the property and reversible. They
should be in scale with the property, visually compatible in terms of their design and materials, but be
differentiated from the original. They should be reversible so that if removed in the future, the essential
form and integrity of the property would be unimpaired.
Properties listed in or eligible for listing in the National Register of Historic Places and those designated
under state or local law are qualified historic properties. Owners of qualified historic properties must
first consult with the State Historic Preservation Officer (SHPO) before using the alternative minimum
requirements. If the SHPO determines that compliance with the full accessibility requirements would
threaten or destroy the significance of a building or facility, the following alternative minimum
requirements may be used:
· One accessible route must be provided from a site access point to an accessible entrance. Using
a ramp with a one to six (1:6) slope is permissible for a run of up to two feet (2').
· One accessible entrance must be provided. If it is not possible to make the public entrance
accessible, then an alternative, unlocked entrance is acceptable. Directional signage at the
primary entrance and a notification system at the accessible entrance must be provided.
· If toilets are provided, only one must be accessible, and it may be unisex.
· Public spaces on the level of the accessible entrance must be accessible, and other public levels
should be accessible whenever practical.
· Displays and written information should be located where a seated person can see them.
Horizontal signage should be no higher then forty-four (44) inches above the floor.
In limited circumstances, if it is determined in consultation with the SHPO that compliance with the
alternative minimum requirements would also threaten or destroy the significance of a historic building,
alternative methods of access may be used. The alternative methods of accessibility that may be used to
make a buildings program and activities accessible include:
· Using audio-visual materials and devices to show inaccessible areas of a historic property.
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" Assigning persons to guide individuals with disabilities into or through inaccessible areas of a
historic property.
· Adopting other innovative methods.
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APPENDIX A:
CHARACTERISTICS OF ARCHITECTURAL STYLES
COMMONLY FOUND IN SANFORD
S-48
A. Frame Vernacular
1. Plan.
cross-gable~ ~ Iouvred
extension
squares~
column
brick pier . \
foundation entrance
offset
plans.
· Buildings range from one to two-and-one-half stories.
Foundation
· Brick or concrete block pier foundation.
· Spaces between piers left open to allow for ventilation
and for protection from high water.
Porches and Facades
· Most common are simple entrance or end porches.
· Columns typically narrow and made of wood; usually
spaced evenly across the faqade, with few details.
· In most cases, porches were built without railings.
Roof
is/de gable
roof
'~-2 over 2
double-hung
sash window
'"clapboard
siding
Rectangular and L-shaped building plans, although some buildings have irregular
· Earlier period homes have steep pitches, to accommodate
attic space.
· Later period homes have a lowered roof pitch.
· Rafter ends are unadorned, exposed, and extend beyond
the face of the wall.
· Wood shingles were often used to cover the roofs in early
homes.
· Metal shingles or metal sheets were used on later
period structures, or as a replacement roof material.
Exterior Material Primary exterior material is horizontal
wood siding; less common are wood shingles and board
and batten.
Windows and Doors
· Generally, double-hung sash windows made of wood.
· Windows are spaced evenly along all facades.
· Windows are either single-pane, two (2) or (4) pane.
· Doors contain recessed wood panels.
._x_ _, Wood
Porch Deck and Pilings
Yes
Balustrade
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gloss
Frame Vernacular Doors
Color Colors range in the pastel family from light whites, yellows and grays to light
pastel colors.
Exterior Decoration Sparse, limited to ornamental woodwork.
Local Examples
B. ~Vernacular
2.
3.
4.
Rusticated
Masonry Block~.
Plan. Rectangular and L-shaped building plans
Foundation. Foundation is usually a continuous slab, brick or concrete.
Porches and Facades. Buildings range from one to two stories.
Roof.
· Gable or hip roofs.
· Pitched roof surfaces are covered with composition shingles, diamond composition
shingles, metal, or wood shakes.
· Chimneys are coquina or brick and may be finished with stucco.
Exterior The primary exterior materials used are brick with common or running bond;
stucco with rough texture; or concrete block with rusticated rock-face.
Windows and Doors
· Fixed multi-pane, double-hung sash six over six, three over one, two over two or one
over one (6/6, 3/1, 2/2 or 1/1).
· Transoms, fanlights and attic louvers are common.
· Jalousie windows, French doors and simple balconies are used occasionally.
S-50
7. Color Colors range in the stucco-colored pastel family from light yellows, oranges,
browns and grays.
Exterior Decoration Detailing is simple, usually consisting of cast concrete or
ornamental brick corbels.
9. Local Examples
C. Craftsman Bungalow
under gables
roof rafters
1. Plan
full or
width porches
with square columns
continue to ground
· Usually rectangular.
· One (1) or one-and-a-half (1 1/2) story.
Foundation
· Masonry (often brick) piers.
· Spaces between piers left open for ventilation and for protection from high water.
Porches and Facades
· Porches arc often the most prominent architectural feature of the house.
· Porches are attached to the main faqade and sometimes wrapped around the side.
· Porches are wide enough to feel like an outside room.
· Porches dominated by short, oversized tapered or square columns which rest on
massive masonry piers.
e
· Columns are made of wood, concrete, or masonry.
· Railings and balusters are occasionally used.
Roof
· Low-pitched
· Four types of roofs associated with bungalow:
· Hip roof over one-and-a-half story, with a low dormer on the main facade;
· One (1) or more gables perpendicular to the street, with one being the most
dominant, usually above the porch;
· Gable parallel to the street with cross gable intersecting; cross gable typically
covers the front porch and entrance to the building;
· Large one-and-a half (1 1/2) story home with a gable parallel to the street and
incorporating a dormer.
· Rafter ends extend beyond the face of the wall, often decoratively cut.
· May be wood, composition, or metal shingles, or crimped metal panels.
· Chimneys are typically brick, with simple decorative caps.
Exterior
· Wood siding and clapboard are the most common exterior wall surface materials.
· Different siding on the first and second floors - wooden clapboards on the first floor
and wooden shingles on the second- although only one material is also common.
Windowsand Doors
· Wood windows, either double-hung or
casement sash.
· Windows often grouped in clusters of
two or three windows.
Windows can be single-pane, two (2)
or four (4) pane; the upper sashes may
be multiple-pane with the lower sashes
single pane.
· Simple doors, often with panes of glass.
Typical Doors
Color
Typical Windows
Houses with different siding materials often received two different paint colors.
These houses usually have natural colors such as earth-browns, moss greens, sand
yellows, and terra cotta reds. The body of the house is often unpainted with stained
shingles in brown or red. These colors were less saturated and earthier than
Victorian-era colors.
While trim colors were used to bring out architectural details, they were chosen to
complement the overall color scheme rather than to emphasize specific architectural
S-52
elements. Trim colors were often white, light yellow, gray and light green. Doors
were left unpainted and were varnished.
Exterior Decoration
· Great degree of ornamentation, but the ornament was used to emphasize the structure
and construction of the building rather than to adorn for the sake of adornment.
Carved rafter ends.
Decorative gable end trim.
Window surrounds.
Column base and capitals.
9. Local Examples
Queen Anne
1. Plan.
· Two (2) to three-and-a-half (3 1/2) stories.
· Rambling, asymmetrical plan.
· Vertical orientation.
· Irregular massing of the building and forms.
pitched
ro~ with
domir~nt
front-facing
gable
shingles
2. Foundation
Simple brick piers; concrete piers used at later times.
Spaces between piers left open to allow for ventilation and for protection from high
water.
S-53
Porches and Facades
· Porches usually one (1) story high.
Sometimes small second floor balconies and
porches are present.
· Partial or full-width across the front of the
home; may wrap either one or both sides of
the building.
· Porch is intended to accentuate the
characteristic asymmetrical faqade.
· Main entrance always included in the porch
area.
pedestals.
· Simple railings; occasionally, turned spindles.
Roof
· Most common form is steeply-pitched main hipped
roof with one or more lower cross gables;
occasionally a pyramidal roof with no ridge, or a
small flat deck crowning the main hip roof.
· Polygonal towers typically placed at one corner of
the front £aqade, with a conical roof.
· Multiple dormers and gables.
· Metal or composition shingles.
· Brick chimneys with decorative patterns or
coursing, decorated chimney caps.
Exterior
Yes ~No
Porch eolunms
Simple, classical columns, sometimes grouped and raised to the railing level with
Gable Ends
wood panels) on one house.
Windows and Doors
· Typically, double-hung wood sash windows
with single and divided panes.
· Windows may be a mixture of sizes and
shapes.
· Queen Anne window, consisting of a single
large pane surrounded by smaller
rectangular panes.
· Decorative glass, such as diamond-shaped
panes or stained glass, is common.
· Windows are detailed with simple
moldings.
· Doors have decorative carvings and details
often with glass panes in the upper part of
the door.
Horizontal wood siding is most common.
May combine several types of siding materials (shingles, clapboard, and decorative
Exterior Decoration
Eclecticism is the keynote of the Queen Anne style.
S-54
· Varied and decoratively rich, with picturesque and asymmetrical silhouettes shaped
by turrets, towers, gables and bays.
· Decorative shingle patterns in the gable ends.
· Decorative bargeboards.
· Sunburst detailing.
· Triangular pediments.
· Iron roof cresting.
Color
Local Examples
· Rich, intense and fairly strong, and contrasting colors were used to bring out different
architectural elements. Deep browns, saturated olives, yellow ochres and rich brick
reds were color choices for the Victorian era.
· The body of the building often would be medium gray, dark red, dark blue, dark
green or brown. While not brilliant, these colors were highly saturated and created a
sumptuous, rich palette.
· Architectural elements such as window sashes, trim and carved ornaments are
painted in contrasting colors - either darker or lighter - to draw attention to them.
These colors for trim were often dark gray, dark brown, olive green, or dark red.
Because the roof is often very visible in Victorian buildings, shingle colors and
patterns should likewise be taken into consideration in selecting a palette.
Doors were usually left unpainted, or were varnished or grained.
E. Classical Revival
1. Plan
brick
sill
splayed
arch
lintel
oval
windowx%
casement /
window
pedimented
~portico ~J'l
· Based on Greek and Roman architectural orders.
· Plan is regular, rectangular or nearly square.
S-55
ge
2. Foundation
· The foundation is usually of piers or continuous, made of brick or concrete.
· Usually tall foundations, which exaggerate the height of the front faqade.
3. Porches and Facades
· The doorway, cornice line and type of column are the three principal distinguishing
features.
· Entry porch dominates the front faqade and normally equals it in height.
· Porch roof usually supported by four simple columns (Roman Doric or Tuscan
types), each with a shallow square base.
· Columns support a prominent centered gable.
· Semi-circular or elliptical fanlight normally occurs above the paneled front door.
· One or two stories, simple rectilinear houses with side-gable or low-pitched hipped
roofs, having the characteristic full-height entry pomh.
· Occasionally the front porch is recessed inward.
4. Roof
Front or sideqgable or low-pitched hipped roofs.
5. Exterior
· Wall materials may be either wood, brick, stucco, or stone, in order of decreasing
frequency.
· The primary exterior material is usually horizontal wood siding or smooth masonry.
6. Windows and Doors
· Double-hung sash windows aligned horizontally and vertically in symmetrical rows,
rUaSnUl~}ldY' five (5) ranked on front faqade, less commonly three (3) ranked or seven (7)
· Prominent fanlight over the front door.
· F!xed upper sashes and movable lower sashes, the later held open originally by metal
p~ns.
· Windows frequently arranged with 9 panes (9/9), although other combinations were
also found (9/6, 6/9).
· Windows sometimes have elaborate decorative crowns placed above them - cornice
mold or decorative frieze. Full-scale pediments are uncommon.
· Wooden frames.
Exterior Decoration
The exterior detailing is usually classically derived full-facade height ionic columns.
Color
· Usually white, pale yellow, or pale stone gray in the body of the building.
· Trim color is usually white-yellowish, or off-white, not our modem stark white-and
shutters are dark green or black.
· Ornament color is usually cream or warm white.
Local Example
F. Colonial Revival
windows with
rnuiti-pane glazing
adjacent pairs
1. Plan
door with decorative
crown supported by
pilasters or extended
and supported by columns
Plan is regular, rectangular or nearly square.
· Height is two (2) to two and one half (2 V2) stories.
· Entrance stairs typically centered on the main faqade.
Foundation
· The foundation is usually of brick piers or continuous brick. Concrete piers used at
later times.
· Spaces between piers left open to allow for ventilation and for protection from high
water.
Porches and Facades
· Based on the marble architecture of Greece and Rome.
· May be portico/simple entry porches, or may stretch the length of the building.
· May have a porch on the rear.
· Simple, classical columns spaced evenly across the front faqade.
· Simple railings and balusters, when present
· Symmetrical facade.
Roof
· Gable, hip or gambrel roof.
· Roof over porch is typically shed or low-sloped hip roof.
· Dormers with hip, gable or shed roofs are a defining characteristic.
· Rafter ends are typically exposed and decoratively cut.
· Composition shingles are the most often used; occasional metal roof coverings.
· Chimneys are brick with simple coursing, shoulder and corbel details.
Exterior The primary exterior material is usually horizontal wood siding
or shingles
Windows and Doors
S-57
ge
· Paired double-hung wood sash windows with six over six (6/6) or two over two (2/2)
divided panes; occasionally the upper sash is divided while the lower is a single pane.
· Windows are detailed with simple molding.
· Windows sometimes framed by wooden or wrought iron grills.
· Doors often flanked by fixed glass sidelights, surrounded by simple classical trim.
Colonial Revival Doors
Exterior Decoration
The exterior detailing is usually classically derived columns, pediments, broken
pediments and wood shutters.
Color
· Usually white, pale yellow, tan, or pale stone gray in the body of the building.
· Trim color is usually white-yellowish, or off-white, not our modem stark white-and
shutters are dark green or black.
· Doors were usually left unpainted, or were varnished or grained - olive green.
Local Examples
G. Spanish Colonial Revival (Spanish Eclectic)
wrought- ron~, tile roof
balcony
scro[
bracket
quatrefoilJ
window
Plan · Rectangular, L-shape.
· Partially enclosed patios and gardens/courtyards.
Foundation
Masonry; not exposed.
Porches and Facades
· One (1) and two (2) stories are both common, as are wings of differing heights.
· Typically one (1) or more prominent arches placed above door or principal window,
or beneath porch roof.
· Faqade normally asymmetrical.
· Tile-roofed chimney tops.
· Overhanging balconies.
Roof
· Red clay barrel tile (half-cylinders) or Spanish tile (S-curve shape).
· Low pitched roof, usually with no cave overhang.
· Side gable, cross-gabled, combination hipped-and-gabled, hipped and flat roof.
· Multi-level roofs.
· Narrow, tile-covered shed roofs are typically added to flat roof structures. These are
placed above entryways or projecting windows.
Exterior
· Wall surface usually stucco; textured stucco.
· Wrought iron work on balconies.
· Arcades, usually leading to a rear garden.
· Sometimes exterior stairs.
Windows and Doors
· Dramatically carved doors.
· Doors usually emphasized by adjacent spiral columns, pilasters, carved stonework, or
patterned tiles. Less elaborate entrance doors of heavy wood panels, sometimes
arched above, are also common.
Doors leading to the exterior gardens, patios, and balconies are usually paired and
glazed with multiple panes of rectangular glass.
Typical Doors and Door Moldings
· Many examples have at least one (1) large focal window. Commonly-tripled arched
or parabolic in shape and may be filled with stained glass of varying design.
· Decorative window grilles of wood or iron are common, as are similar balustrades on
cantilevered balconies, which occur in a variety of shapes and sizes.
S-59
Focal Windows
Casement Windows
IL,~I
Window Grilles
Exterior Decoration
· Decorative details borrowed from the entire history of Spanish architecture (Moorish,
Byzantine, Gothic, or Renaissance inspiration).
· Decorative brick or tile vents and rondels.
· Decorative iron sconces, door knockers, etc.
· Fountains.
· Decorative pavers.
Color
Range in the pastel family from light pinks and oranges to deep browns and terra-cottas
Local Examples
H. Mission Style
Associated with a wide variety of buildings including churches, train stations, government
buildings, and private residences.
shaped red
Mission tile
roof
or roof
parapet
supported
by large
square piers
overhanging
eaves
tucco
wall surface
1. Plan
Simple square or rectangular plans.
2. Foundation. Masonry; not exposed.
3. Porches and Facades
· Two types of faqade:
· Symmetrical - Balanced, symmetrical faqade; most commonly of simple square
or rectangular plan with hipped roofs.
· Asymmetrical - The faqade asymmetry is superimposed on a simple square or
rectangular plan. Elaborate, rambling compound plans are found in some.
· Great variety of dormers and roof parapets.
· Prominent one-story porches either at the entry area or covering the full width of the
facade; these sometimes have arched roof supports to simulate the arcades of
Hispanic buildings.
4. Roof
· Some examples have unusual visor roofs. These are narrow, tiled roof segments
cantilevered out from a smooth wall surface. They most commonly occur beneath
the parapets of flat roofs.
· Open eaves are most common. However, boxed eaves also occur, usually with
brackets below.
· Mission-like bell towers occur on a few cases.
5. Exterior
· Brick and stucco are the most common materials used. Very few Mission houses
used stone.
· Shaped parapets.
· Arches.
· Smooth, fiat wall surfaces.
6. Windows and Doors
· Quatrefoil windows are common.
· Arched windows
7. Color. Colors range in the pastel family from light whites, creams and yellows to grays
and light pastel colors.
Exterior Decoration
Decorative detailing is generally absent, although patterned tiles, carved stonework, or
other wall surface ornament is occasionally used.
9. Local Examples
I. Romanesque Revival
Popular style for private homes only among the very wealthy, and was primarily confined to
public buildings such as hospitals, jails and schools, and sometimes row houses.
round conical
roofed towers
-arched windows,
porch supports,
rough faced
1. Plan Asymmetrical plan
Inspired by medieval French and Spanish Romanesque architecture.
2. Foundation
Continuous foundation of stone or brick.
3. Porches and Facades
· Asymmetrical faqade.
· Most have towers that are normally round with conical roofs. Some have polygonal
or squared towers.
· Wide, round-topped arches occun'ing over windows, porch supports, or entrance.
· Most common]y, the arches rest on squat columns, but some are supported on
massive piers or are incorporated directly into wall surfaces.
· Column capitals and wall surfaces may be ornamented with floral or other decorative
details.
· Monumental massive appearance
4. Roof
· Hipped roofs with one or more lower cross gables. Most commonly there are two
cross gables, one front facing and the other side-facing, each asymmetrically paced
on its respective facade.
· Other common roofs include side-gabled, cross-gabled, mansard, and simple hipped
roofs.
· Tower roofs are usually conical, but may be convex.
5. Exterior
· Masonry wails, usually with rough-faced, squared stonework.
· Frequently two (2) or more colors or textures of stone or brick are combined to create
decorative wall patterns.
6. Windows and Doors
· Windows are usually deeply recessed into the masonry wall and have only a single
pane of glass per sash.
· Arched windows, sometimes with small decorative columns (colonettes) on each
S-62
side. Groupings of three or more arched or rectangular windows is common.
· Deeply recessed windows
· Arched doors
Color
The primary exterior color and material is natural brick
Exterior Decoration
· Decorative plaques
· Decorative flashing ridge on roof..
Local Examples
I. .,Prairie Style
1. Plan
2.
Iow-pitched
roof with wide
~ hodzontality
emphasized
in details
Simple square or rectangular.
Foundation
Continuous foundation of concrete or brick.
Porches and Facades
· Two (2) stories, with one (1) story wings or porches.
· Horizontal decorative emphasis achieved by using contrasting caps on porch and
balcony railings; contrasting wood trim between stories; horizontal board-and-batten
siding; contrasting colors on eaves and cornice; and selective recessing of only the
horizontal masonry joints.
· Eaves, cornices, and faqade detailing emphasizing horizontal lines.
· Massive square or rectangular piers of masonry used to support porch roofs.
S-63
Roof
· Low-pitched roof, usually hipped, with widely
overhanging eaves (peak sometimes projecting
farther than the lower edges).
· Broad, flat chimneys.
Exterior
Typical Porch Supports
· Primary exterior material is exposed brick or stucco.
· Contrasting wall materials or trim emphasizing the upper part of the upper story.
· Horizontal patterns in wall materials.
Windows and Doors
· Tall casement windows with geometric pattern of small-pane window glazing (in
leaded casement windows, or upper sashes of wooden muntin, double-hung
windows).
· Decorative friezes or door surrounds consisting of bands of carved geometric or
stylized floral ornamentation.
· Horizontal rows of windows, sometimes wrapping around comers.
Typical Windows & Doors
Color
Colors are natural browns and tans. Brown was used for trims, and dark green for sashes.
Exterior Decoration
Window boxes or flattened pedestal urns for flowers.
S -64
10. Local Examples
Commercial
cornice
fixed plate
glass display.
window
Plan
11.
12.
13.
kick Joor
entrance
Rectangular plan.
Foundation
Continuous concrete slab or brick foundation.
Facade
· Narrow front elevation facing the main street, which is the focus of the design and
provides the building's identifying features.
· One to two stories in height.
Roof
Usually flat with parapet.
14. Exterior
Primary exterior material is brick with common or running bond; rough textured stucco;
or rusticated rock-faced concrete block.
15. Windows and Doors
Fixed plate glass display windows in the first floor, and double-hung sash windows in the
second floor.
16. Color
Colors are either exposed brick or painted brick with colors ranging from whites, reds,
and pastels.
S-65
17. Exterior Decoration
· Awnings, canopies.
· Cornice.
18. Local Examples
S -66
APPENDIX B
DOCUMENTATION REQUIREMENTS FOR BUILDINGS PROPOSED FOR
DEMOLITION AND STANDARDS FOR ARCHITECTURAL DOCUMENTATION
PURPOSE
These standards concern the development of documentation for historic buildings and structures which
are proposed for demolition due to deterioration or the acquisition of a site for new purposes. This
documentation, which usually consists of dimensioned drawings, photographs and written data, provides
important information on a property's significance for use by scholars, researchers, historians, architects
and others interested in preserving and understanding our past.
TYPES OF DOCUMENTATION
There are four levels of documentation available for use in recording historic buildings a determined by
the Historic American Building Survey (HABS). For most purposes, Level III will be acceptable. This
determination will be made, however, on a case by case basis by the Bureau of Historic Preservation
prior to any actual demolition activity; that is, at the time of the request for demolition. For those
structures not falling within the purview of the Bureau, the reader is encouraged to use that level of
documentation best suited to the structure under consideration.
Level l measured drawings usual depict existing conditions through the use of a site plan, floor,
plans, elevations sections and construction details.
Level H documentation differs from Level I by substituting copies of existing drawings (either original or
alteration drawings) for recently executed measured drawings. While existing drawings are rarely as
suitable as as-built drawings, they are adequate in many cases for documentation purposes.
Level Ili documentation requires a sketch plan if it helps to explain the structure. The architectural Data
Form (see Attachment A) should supplement the photographs by explaining what is not readily visible.
Level IV documentation consists of a HABS inventory card and photograph only.
GUIDELINES FOR IMPLEMENTING THESE STANDARDS
DEFINITIONS
Architectural Data Form. See Attachment A
Documentation. Documentation consists of measured drawings, photographs, histories, inventory cards
or other media that depicts historic buildings, sites, structures or objects.
Field Photography. Photography other than large format intended for the purpose of documentation:
usually 35 mm.
Field Record. Notes of measurements taken, field photographs and other recorded information
intended for the purpose of producing documentation.
S-67
Inventory Card. A one page narrative which includes written data, a sketched site plan and a 35 mm
contact print dry-mounted on the page; the negative, with a separate contact sheet and index should be
included with the Inventory Card.
Large Format Photographs. Photographs taken of historic buildings, sites, structures or objects where
the negative is 4" x 5", 5" x 7" or 8" x 10" in size and where the photograph is taken with appropriate
means to correct perspective distortion.
Measured Drawings. Drawings produced on HABS or Historic American Engineering Record (HAER)
formats, depicting existing conditions or other relevant features of historic buildings, sites, structures or
objects. Measured drawings are usually produced in ink on archivally stable material, such as mylar.
Photocopy. A photograph, with large format negative, of a photograph or drawing.
Select Existing Drawings. Drawings of historic buildings, sites, structures or objects, whether original
construction or later alteration drawings that portray or depict the historic value or significance.
Sketch Plan. A floor plan, generally not to exact scale, although often drawn from measurements, where
the features are shown in proper relation and proportion to one another.
STANDARD I: CONTENT
Documentation Level I:
Drawings: a full set of measured drawings depicting existing or historic conditions.
Photographs: photographs with large format negatives of exterior and interior views; photocopies
with large format negatives of select existing drawings or historic views, when available.
Written Data: history and description.
Documentation Level II:
Drawings: select existing drawings, when avail-able, should be photographed with large format
negatives or photographically reproduced on mylar.
Photographs: photographs with large format negatives of exterior and interior views, or historic views,
when available.
Written Data: history and description.
Documentation Level III:
Drawings: sketch plan.
Photographs: photographs with large format negatives of exterior and interior views.
Written Data: Architectural History Form.
Documentation Level IV:
Inventory Card.
STANDARD II: QUALITY
All Levels
Measured Drawings: measured drawings shall be produced from recorded, accurate measurements.
Portions of buildings that were not accessible for measurement should not be drawn on the measured
drawings, but clearly labeled as not accessible, or drawn from available construction drawings or other
sources and so identified. No part of the measured drawings shall be produced from hypothesis or non-
measurement related activities.
S-68
Documentation level I measured drawings shall be accompanied by a set of filled notebooks in which the
measurements were first recorded. Other drawings, prepared for Documentations Levels II and III, shall
include a statement describing where the original drawings are located.
Largeformatphotographs: large format photographs shall clearly depict the appearance of the property
and areas of significance of the recorded building, site, structure or object. Each view shall be
perspective corrected and fully captioned, including location of camera and date photo taken.
Written history: written history and description for Documentation Levels I and II shall be based on
primary sources to the greatest extent possible. For Levels III and IV, secondary sources may provide
adequate information; it not, primary research will be necessary. A frank assessment of the reliability and
limitations of sources shall be included. Within written history, statements shall be footnoted as to their
sources where appropriate. The written data shall include a methodology section, specifying name of
researcher, date of research, sources searched and limitations of the project.
STANDARD III: MATERIALS
All Levels
Measured drawings: readily reproducible: ink on translucent m~terial,,which i~.archi~ally stable, such as
mylar. There are two standard sizes for measured drawings, 19 x 24 and 24 x 36 . Level III sketch
plans may be on archival bond paper.
Largeformatphotographs: readily reproducible: prints shall be accompanied by negatives. Photography
must be archivally processed and stored. Negatives shall be on safety film only. Neither rosin coated
paper or color film is acceptable. There are three sizes which may be used, 4" x
5", 5"x 7" or8"x 10".
Written history and description: readily reproducible for xeroxing or photocopying. Archival bond paper
shall be used in 8 1/2" x 11" size.
Field Records: field notebooks may be photocopied or xeroxed and may be of any size up to 9 1/2" x
12".
STANDARD IV: PRESENTATION
All Levels
Measured drawings: shall be lettered mechanically or hand printed in an equivalent style. Level 11][
sketch plans shall be neat and orderly.
Photographs: Level I Photographs shall include a duplicate set which includes a scale.
Level II and III Photographs shall include at least one photograph with a scale, preferably the
front facade.
Written history and description: shall be typed.
S-69
Site Name
Site Address
HISTORY AND HISTORICAL NARRATIVE
Survey Date
Location
Subdivision name block no. lot no.
County
District name if applicable
Site Owner:
Name
Address
Type of Ownership
Recorder:
Name and Title
.Recording Date
Address
Architect [if known]
Builder [if known]
Style and/or Period
Plan Type
Orient~ion
Foundation
Structural System(s)
Exterior Fabric(s)
Roof Type
Secondary Roof Structure(s)
Porches
S -70
Map S-l: Sanford Historic districts
cr-iY oF
Sanford's Historic Districts...
Sanford has two historic districts
listed on the National Register of
Historic Places. The commercial
disitict, with 26 buildings, was
listed in 1976 and the residential
district, with 434 houses, was
listed in 1989.
The Historic Preservation Board
administers San ford's historic
districts~ Board memhers are
citizens appointed by the Sanford
City Commission.
S-71