Bangor's Historic Home Preservation Rules: A Tale of Flexibility and Cost
The city of Bangor is considering a significant shift in its historic home preservation rules, a move that could have far-reaching implications for property owners and the city's architectural heritage. This potential change comes in the wake of a high-profile dispute between a resident and the Historic Preservation Commission, highlighting the challenges and costs associated with maintaining historic properties.
A Tale of Two Roofs
The story begins with Steven Farren, a Bangor resident who found himself in a legal battle with the city over the replacement of his slate roof. Farren's dilemma was a common one: the cost of a new slate roof was prohibitively expensive, estimated at over $200,000, while an asphalt roof would cost a fraction of that, around $60,000. The city's historic preservation ordinance, created in the 1970s and last amended in 2019, required the use of exact materials, a rule that Farren argued was too rigid and costly to enforce.
The dispute highlighted a deeper issue: the arduous and restrictive nature of Bangor's preservation rules. The process of obtaining approval from the Historic Preservation Commission can be lengthy and costly, as Farren's experience demonstrated. This led to a broader call for change, with residents pushing for more flexibility in the rules.
Proposed Changes
The proposed edits to the city's rules aim to address these concerns. If approved, they would allow property owners to install modern equipment like heat pumps or solar panels on their historic homes, provided they are not visible from the street and are installed in a neat, presentable manner. This change would streamline the approval process, saving applicants from the lengthy wait for full commission approval.
The rules would also be more lenient regarding the use of materials. While still requiring exterior elements to be repaired rather than replaced when possible, the new code would allow for the use of materials that match the original in color, design, texture, and visual qualities, rather than the exact same material. This change was a direct response to Farren's argument, recognizing the practical challenges of maintaining historic properties.
A More Accessible Process
The proposed changes also introduce a more accessible approval process. Instead of requiring the approval of four out of seven commission members, the new rule would allow for a majority vote. This change addresses the issue of sparse attendance at commission meetings, which had previously stalled Farren's application process. By reducing the number of required approvals, the city aims to expedite decision-making and reduce delays.
A Balancing Act
The proposed changes represent a delicate balance between preserving historic properties and making them more accessible and affordable to maintain. While the new rules offer more flexibility, they still maintain a commitment to the preservation of the city's architectural heritage. The inclusion of examples of records that can be used to demonstrate an 'undue hardship' further supports this balance, allowing property owners to provide evidence of the practical challenges they face.
Conclusion
The potential changes to Bangor's historic home preservation rules are a significant development, offering a more practical and accessible approach to maintaining historic properties. While the city aims to preserve its architectural heritage, it also recognizes the need for flexibility and cost-effectiveness. As the city council considers these changes, it must carefully weigh the interests of property owners, preservation enthusiasts, and the broader community, ensuring that the city's historic homes remain a source of pride and inspiration for generations to come.
