C.M.R. 18, 134, ch. 1, § 134-1-5, subsec. 134-1-5-8
The Capitol Planning Commission, with the assistance of the Maine Historic Preservation Commission, shall use The Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings, for the evaluation of proposed projects relating to the existing buildings of the various zones, and only the existing historic buildings in the RZ. Projects involving additions to the existing buildings, and only the existing historic buildings in the RZ, will be subject to both the New Construction Design Standards and the Secretary of the Interior's Standards for the Treatment of Historic Properties.
These standards establish the framework for placing new buildings in the various zones. In addition, The Secretary of the Interior's Standards for the Treatment of Historic Properties shall apply as appropriate. Because each of the zones represents a unique set of circumstances and a distinct context, design standards will be provided for individual zones where applicable. If no designation is given, the standard applies to all areas.
Exterior paint and finish material colors shall be reviewed and approved by the CPC.
Exterior wall materials shall be reviewed and approved by the CPC.
All new buildings and additions shall be fully accessible to persons with disabilities.
Projects involving State-owned, State-leased, or State-occupied buildings shall comply with the energy provisions to the extent possible and appropriate for historic buildings. Sustainable design provisions shall not result in the loss of or damage to character-defining features. Solar panels, wind turbines, and other similar technology used for sustainable energy features shall be reviewed and approved by the CPC. The designer shall incorporate the standards developed by the United States Green Building Council's Leadership in Energy and Environmental Design ("LEED") Version 2.1, or the most recent version, to achieve maximum energy efficiency and environmental sustainability, provided this can be accomplished cost effectively, considering construction and operating costs over the life cycle of the building being constructed or expanded, and, in the case of an addition, provided this can be accomplished without compromising any of the character defining features of the existing building. State requirements for sustainable design shall be met.
Building-mounted lighting shall be architectural and decorative, of high quality, and integrated with the building design. Wall packs and "cobra heads" are prohibited.
New buildings shall be constructed of enduring materials, components and systems, designed and constructed to provide the best value possible, resulting in "100-year buildings" and to match or complement those of adjacent historic buildings.
These standards are supplemental to those set forth in the "Guidelines for Rehabilitating Cultural Landscapes", part of The Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for the Treatment of Cultural Landscapes (most recent version), hereinafter referred to as the "Secretary's Standards." In these, key factors that contribute to the nature of a cultural landscape are:
Spatial organization and land patterns
Topography
Vegetation
Circulation
Water features, and,
Structures, furnishings and objects
Important steps when considering development in a cultural landscape and how it might be affected in these general categories are:
Identify existing historic features and materials
Protect and maintain historic features and materials
Repair or replace deteriorated historic materials and features
Design for the replacement of missing historic features and alterations/additions for new use(s)
Consideration is also given to accessibility, health and safety, environmental quality, and energy efficiency.
All proposed construction must meet or exceed all applicable local, state, and federal standards in addition to conforming with CPC rules and being approved by the Capitol Planning Commission. Site plans must be prepared by a registered professional possessing design, planning, and technical expertise, such as a licensed landscape architect, or similarly qualified individual.
Issues of accessibility shall be addressed as required by the Americans with Disabilities Act (ADA).
Sidewalks shall be a minimum of 6 feet in width, or the minimum allowed by ADA, and a maximum of 8 feet. Vertical granite curbing shall line roadway edges. Where buildings come up to the property line (0 setback), the walk may abut the building face, providing opportunity for more of a public gathering space and/or provision of site furnishings. Acceptable walk materials include:
West Campus Standard: cast-in-place concrete with joints placed to accentuate and respond to surrounding elements.
West Campus Special: precast concrete pavers (8-inch x 8-inch on bituminous pavement or other structural base; running bond pattern perpendicular to axis of primary pedestrian flow) in mixed gray tones, with granite edging (4-inch x 12-inch - vertical and flush with the paving surface) defining the inside edge unless building faces do so.
West Campus Accent: granite accent paving should be used to emphasize areas of special interest or importance.
East Campus: where the landscape is more open, in the ECZ and AZ zones, bituminous pavement shall be used. As the scale becomes tighter in the Municipal and East Campus zones, cast-in-place concrete shall be used.
Sidewalks and curbs meeting these standards shall be provided on all public streets within the applicable zones.
Lighting fixtures shall be consistent with the Capitol Area standard, and shall be especially oriented and sized to be compatible with a pedestrian-oriented environment. Lighting fixtures for different functions shall come from the same family or be judged by the Commission or its advisors to be functionally and aesthetically compatible. Roadway and parking area lighting shall be from the same family as pedestrian-oriented lighting while meeting local illumination and safety requirements, or guidelines established by the Illumination Engineering Society of North America (IESNA).
Rule:
In general, the Capitol Area standard shall be the "single-acorn" style fixture currently in use on the East Campus roadways. Special emphasis shall be placed on the Connector Overlays (portions of State, Capitol, Hospital and Union Streets), where the "double-acorn" style fixture shall be used, consistent with the City of Augusta's emphasis in the downtown area and on east Capitol Street along Capitol Park.
Street tree planting shall be implemented utilizing species that are well adapted to survive and thrive in the urban environment. Special attention shall be paid to tree planting in paved areas to insure that adequate soil mix, water, and air are made available to foster healthy tree growth and reduce the need for replacement. Plant materials shall be vigorous, healthy, and well developed, typical of their species and kind. The largest materials shall be employed to the greatest extent possible to promote a more dignified and mature landscape. Plant sizes shall be a minimum of (proportions to be per American Association of Nurserymen Standards, latest edition):
Large Deciduous Trees: 4-inch caliper
Small Flowering Trees: 1 3/4" - 2" caliper
Evergreen Trees: 8' - 10' height
Large Shrubs: 3' - 4' height
Small Shrubs: 18"-24" spread
Groundcovers: #2 container
Other site landscaping such as screening or buffering at service functions, parking lots and side setbacks shall be in accordance with City requirements.
New telephone, lighting and power, cable TV, internet, and other wiring and cabling shall be installed underground at all locations. Where existing overhead utilities are present, they shall be placed underground whenever feasible. Road reconstruction projects and major utility replacement projects should include placement of overhead utilities underground.
A palette of site elements, including benches, bollards, flags and banners, drinking fountains, trash receptacles, bicycle racks, etc., is maintained by the CPC. These items shall be employed to provide added interest, design consistency, protection, convenience, and comfort as needed and appropriate.
The New Construction Design Standards that follow shall apply to new development proposed for the Development and Limited Development areas.
New buildings shall be of their own time, obviously new and with no attempt to adopt a period appearance or otherwise duplicate the historic buildings of the Arsenal. At the same time, new buildings shall be designed to be compatible with these historic buildings and structures.
The mass and scale of new buildings shall be compatible with the mass and scale of the existing historic buildings of the Arsenal.
Building height shall not exceed five stories in the Development Zone (with the intent that new development shall not exceed the height of Old Max). Building height shall not exceed three stories in the Limited Development Zone. In no case shall the building be less than two stories above grade at the façade. Architectural elements such as towers, cupolas, etc., may exceed the building height requirement.
Roofs shall be designed to avoid the visibility of accessory roof structures and equipment penthouses normally built above the roof. Mechanical equipment, whether on the roof or elsewhere on the building, or on the ground, shall be screened from view within the site and from the West and East campuses by architectural or landscape elements.
Outbuildings and support structures shall be constructed of the same materials used for the primary building. Brick and architectural metals will be considered by the CPC for limited applications.
New buildings abutting other zones shall be buffered from adjacent buildings.
New development shall facilitate pedestrian movement within the zone and minimize the impact of vehicles within the zone. New development planning shall also consider movement and access between buildings and throughout the Arsenal Complex.
New development shall offer opportunities for public views of the State House, Capitol Park, the river, the Arsenal buildings and grounds, and the East Campus.
New development shall offer opportunities for public amenities such as viewpoints or sheltered areas, interpretive displays, or visitor facilities.
The following standards focus on site design and construction associated with new development efforts in the Kennebec Arsenal zone.
Existing parking in the parking and service area shall be buffered with vegetative screening from views to it from the west and east, minimizing its visual impact on the site.
Road widths shall be kept to a minimum. Materials in keeping with the historic resource shall be considered whenever possible. Curbing, if needed, shall be granite, but kept to a minimum as it sets a more urban tone than would originally have existed. Alternate methods of stormwater direction or pedestrian-vehicular separation shall be investigated. Additional parking and vehicle circulation if required shall be sited so as to minimize their visual impact on immediately adjoining and distant vantage points. Emergency and/or service access to the historic wharf area, if required, shall balance the requirements of modern vehicles with use of historically appropriate materials and surfacing treatments.
Pedestrian access shall be enhanced and provided for from point to point within the site, and in links from the site to the city and East Campus beyond.
The placement of sidewalks or paths within the Arsenal Zone shall be carefully considered. Research to determine the location of original sidewalks and paths shall be undertaken to determine appropriate locations for pedestrian access routes. Only the most heavily traveled routes shall be designated for improvement. Otherwise, lawns shall be strengthened with grass varieties that can support pedestrian use.
New development shall be positioned to minimize earth movement to the greatest extent practicable.
Planting in and around the core shall be minimal, leaving views to the west largely open. Shrub planting in the core may be installed adjacent to non-river facing areas, but only as approved. Screen planting shall be installed to block views of the parking and service area and other auxiliary functions throughout the site.
New site furnishings shall be contextually appropriate and in accordance with the Secretary's Standards. Similarly, site signage shall be kept to a minimum for wayfinding, building identification, and interpretation. A comprehensive signage and graphics approach shall be employed that is sensitive to the historical resource.
New site lighting shall be compatible with adjoining city and campus systems, promoting integration into the surroundings, providing adequate and safe levels of light for its users. Light fixtures in parking and new development areas shall minimize direct glare and skyward oriented light pollution (low or full cut-off photometrics). Fixture styling shall be appropriate for the development and historic context. Bulb type (high pressure sodium, incandescent, metal halide) shall be consistent throughout the Arsenal. Architectural accent lighting may be allowed on an individual building basis subject to approval and in accordance with the Secretary's Standards.
Care must be taken to maintain the historical resources of the extensive remaining granite base and wrought iron fence defining the Arsenal boundary, the wharf, the granite gate posts at the northern entry, the large powder magazine, the small magazine, the parade ground, and the historic buildings and grounds themselves.
Sufficient storm, sanitary sewer, and water services exist within a relatively short distance from the Arsenal site. New transformers and other aboveground communications or power related equipment shall be adequately screened with architectural screens or planting. Stormwater management and control shall take place underground throughout the site (mandatory below Arsenal Street) to minimize introduction of excessive earthwork or control structures and ponds. Effort shall be made to foster positive drainage by sheet flow into existing vegetative areas, maximizing their natural buffering capacity in accordance with state stormwater requirements.
Because any new structures that might be constructed in the CCHZ must be closely related to the existing historic buildings in the district, physically, visually and functionally, such construction must be designed to be compatible with the historic buildings and landscapes of the Capitol Complex Historic District.
Roof shall be compatible with adjacent buildings in forms and materials. Skylights are not permitted on roof surfaces visible from a public way or from the State House or the Blaine House or their associated grounds unless historically accurate.
No rooftop mechanical equipment will be allowed in this zone. Mechanical equipment shall be located on the ground and shall be screened from view by architectural or landscape elements. Elevator overruns shall be accommodated within the building unless a penthouse design is reviewed and approved by the CPC.
Building height shall not exceed that of the lowest immediately adjacent structure. No new architectural elements such as towers, cupolas, etc., that would visually compete with existing historic structures, are permitted within this zone. In no case shall building height exceed six stories (90 feet maximum) or the height of the base of the State House dome.
Rules:
New construction shall not alter historic relationships between buildings or settings of the Historic District.
No historic buildings, building features, or landscape features shall be removed as a result of a new construction project within the CCHZ.
If any of the existing historic buildings within this zone are destroyed, State Development Zone design standards and guidelines will apply to new replacement construction.
The landscapes of the CCHZ and the SHCPZ that abuts it feature broad lawns, mature trees, and site structures such as fences and walls. In most cases these elements are historic features or are modern construction that was designed to be compatible with the architectural and landscape resources of the historic district. These are the characteristics of the Blaine House and State House grounds, and to a lesser extent of the other residential properties on State Street. The site design standards are designed to protect and enhance these elements.
However, the CCHZ also features large expanses of paved and unpaved parking lots, and there are additional lots in other zones that directly abut the CCHZ. The new site development standards are intended to foster the improvement of these areas, either through redesign and additional landscaping of the lots, or through appropriate site development if any of these lots are replaced by new construction.
The following standards focus on positive aspects of the historic architecture of the East Campus to provide direction for contemporary designers and are provided for each of the areas identified above. They are offered to assure that the core former AMHI buildings are preserved and re-used, while promoting the concept of the potential expansion of some of these buildings and the construction of new buildings within the historic campus context according to well-established design principles.
In general, the designers of new buildings and additions in the AMHI and Campus Service areas on the East Campus shall take into consideration the character-defining elements of the original buildings, using them selectively to help integrate the new buildings into the historic setting and to unify the former AMHI campus.
Those responsible for the design of new buildings within the East Campus Zone are required to meet these standards.
Outbuildings and support structures shall be constructed of the same materials used for the primary building. Brick and architectural metals will be considered by the CPC for limited applications.
New buildings abutting other zones shall be buffered from or be compatible with adjacent buildings.
New development shall offer opportunities for public views of the State House, Capitol Park, the river, the Arsenal buildings and grounds, and other East Campus buildings and landscapes.
New development shall offer opportunities for public amenities.
Buildings shall be horizontal in orientation, consistent with the river axis and the grain of the land. Larger structures shall be broken by vertical elements on the facades and perpendicular projections to the rear, similar to those found on the existing historic buildings. The height of a new building shall not exceed that of buildings directly adjacent, nor applicable City of Augusta zoning requirements. Maximum building height shall be five stories. Minimum building height shall be two stories.
Facades shall follow the traditional compositional framework of base, middle and top. Finish wall materials shall extend to or below grade.
Roofs shall be sloped, in either hipped or gable form. If gable forms are used, end wall parapets shall be utilized, and mid-building parapets may be provided if the length of the building is such that vertical divisions are used. Roof materials shall be non-reflective. Slate or dark asphalt shingles are appropriate. Non-glare metal roofing such as copper, lead-coated copper, or terne metal standing seam roofing may be appropriate. Roof forms can be animated through the use of turrets, chimneys, cupolas, ventilators, or other elements similar to those found on the existing buildings. Skylights shall be permitted at the discretion of the CPC.
Facades shall contain vertically-oriented windows or window groups recessed within, rather than flush with, the exterior walls. Windows may be larger than those found on the existing buildings but there shall still be sufficient solid wall material to reflect the strength and simplicity of the wall construction of the original buildings. Wall planes shall appear predominantly solid. Large expanses of glass shall be used judiciously.
Main and secondary entrances shall be prominently defined.
Primary and secondary wall materials shall harmonize with the color, texture, scale and reflectivity of the AMHI buildings. Stone, brick, cast-in-place concrete, precast concrete, cast stone, and glass, in wooden or metal frames, are the most appropriate materials. Appendages may be of other high-quality materials found in the complex such as historical metals (iron, steel, copper, lead), or wood, in addition to the primary and secondary wall materials.
Trim elements and linear components such as water courses, belt and string courses and cornices, may be used to contribute interest and to the predominantly horizontal lines of building elevations.
Outbuildings and support structures shall be constructed of materials as outlined above and located as addressed in the site construction standards. Screens for trash collection areas, etc., shall be of permanent construction, coordinated with adjacent buildings and of the same quality of materials (for example, screen walls in the core shall be constructed of brick with precast or stone caps; wooden fences of any kind are not permitted).
Rooftop equipment and elevator penthouses shall be avoided if possible. Roofs shall be designed to minimize the visibility of accessory roof structures and equipment penthouses normally built above the roof. Mechanical equipment, whether on the roof, elsewhere on the building, or on the ground, shall be screened from view within the site and from the West and East campuses by architectural and/or landscape elements.
New buildings shall be designed to adapt to changing functional and operational requirements over the life of the structure. The first phase of a multi-phased building, and each phase thereafter, shall result in a building that looks like and functions as a complete building.
New buildings shall be distinguished, as appropriate for the seat of State Government, reflecting the history of the institution of State Government in the State of Maine.
New development shall facilitate pedestrian movement and minimize the impact of vehicles within the zone. New development planning shall also consider movement and access between buildings and throughout the Arsenal and East Campus zones.
Any new construction in the Riverview Area shall be directly related to the existing Psychiatric Treatment Hospital. If an addition is to be constructed, it shall be designed to refer to adjacent construction in scale, height and massing. If a free-standing building is to be located elsewhere on the site, the new structure shall be no higher than the existing building, and shall be designed in plan and elevation to include elements of similar scale. Orientation shall be aligned with the adjacent components of Riverview. Any new construction shall not project toward the Kennebec River beyond a line representing the setback of the former AMHI warehouse/coal pocket complex.
Whether an addition or a free-standing building, new construction in this precinct shall reflect the proportions of the existing building and its sub-components.
The window and door patterns and trim of the existing Riverview facility are major elements of its design. New construction in this zone shall be similar to the main building in these respects.
The existing building has several different types of entries, from major public entrances to secure patient, staff and service locations. Any new construction will likely present a similar variety of special entrance issues, but public entries shall be similar to that of Riverview, i.e. obvious as to location, and presenting a welcoming yet dignified and secure image to visitors. Staff entrances shall be friendly, and service entrances hidden from public view.
Due to the many specialized program areas within its walls, Riverview is asymmetrical. The exterior design of free-standing new buildings shall reflect their plans and programs in similar fashion.
The color and material palette of the existing facility is varied and offers the designer of new construction within this precinct considerable latitude for design expression.
Roofs shall be similar in form and materials to those of the Riverview facility. Roof materials shall be non-reflective. Skylights shall be permitted at the discretion of the CPC.
New development planning shall also consider movement and access between buildings and throughout the East Campus and Campbell Barn zones.
A new free-standing building of two or three stories (the exact height would have to be confirmed according to City zoning requirements) with its mass close to and extending along Hospital Street would form a strong gateway to the northern corner of the East Campus and relate to the busy street. The scale of the principle façade shall relate to the street environment while helping to establish a friendly pedestrian environment that will link the neighborhoods to the north with the Open Space Area and the remainder of the Campus. Thus even though the main building entrance will be on the west elevation (as parking will be located behind the building), a major pedestrian entrance shall be provided on the Hospital Street side to provide a human scale. The building can be linear in nature along the street, but shall be broken into two or more elements to relate the mass of the building to the neighborhood context.
An addition to either the Crime Lab or the Medical Examiner's Building shall adhere to the design vocabulary of the existing building in terms of height, scale and massing. The design should also take into account proximity to the Large Powder Magazine if new construction is to be considered proximate to this historic structure. This means low height and small scale, with footprints necessarily being relatively small because of the amount of land available after parking is provided per City ordinance. The low height will allow an addition to the Medical Examiner's Building to present a minimal face to the Arsenal Zone and to views from across the river.
Proportions of major elements of a significant new building on this site shall relate to the surrounding structures. Windows and doors shall be proportioned to relate to pedestrians walking past and using the building, and to the buildings of the AMHI Area. Classical proportions appropriate for use on institutional buildings may be referenced.
The designer has considerable latitude in this precinct for door and window sizes, types and placement. The new building may be quite transparent, but shall have enough wall mass to complement the nearby historic structures of the AMHI Area and the Arsenal Zone. Punched windows or window groupings are preferred, but some high-quality curtain walls, using materials identified elsewhere in these standards, would be appropriate. Glare that could affect residential neighborhoods to the north and east and the West Campus shall be minimized.
Doors and windows of additions to the two buildings to remain shall harmonize with those of the existing buildings.
Major entrances at the new building shall be provided to access both the interior site parking lot and Hospital Street. Entrances for additions to the two newer buildings shall harmonize with existing entrances and face the main parking lot.
There is no precedent for symmetry within the Public Safety Area context, so the designer is free to explore varied approaches to resolving programming, plan and elevation issues.
The two existing buildings to remain in the precinct are red brick with stone or precast trim, some metal wall panels, and metal-framed windows. Major new buildings constructed for Maine State Government shall be 100-year buildings presenting a dignified yet welcoming image. The material palette for a proposed new building shall include brick, stone, high-quality architectural metals, and non-reflective glazing in metal frames. Colors shall be limited to those of the natural materials and restrained, coordinating colors on painted elements.
Materials and colors of additions to the two remaining buildings shall match those of the existing structures.
Roofs shall be similar in form and materials to those of the existing buildings in this area and/or to those of the adjacent Arsenal Zone buildings, i.e. gable or hipped. Roof materials shall be non-reflective. Skylights shall be permitted at the discretion of the CPC.
New development planning shall also consider movement and access between buildings and to and from the East Campus and Arsenal zones.
As there is only one likely site for a free-standing new building within this precinct, and the two existing buildings, the Campbell Barn and the Farm Manager's House, strongly reflect the agricultural history of the former AMHI, any new buildings shall continue this historical theme by using scale, height and massing to recall previously-existing groupings of agricultural buildings. Any new free-standing building shall be of smaller mass than the barn, and lesser height and smaller scale to allow the barn to remain the dominant structure within the precinct. Simple rectangular forms would be most appropriate, with gable or gambrel roofs. A wide variety of agricultural structures of varying scale existed nearby on the AMHI campus for most of the institution's existence. Photographic evidence is available which could guide the designer toward appropriate shapes and sizes of buildings for this precinct.
Additions to either building shall be subservient to the original main structure. In the case of the Farm Manager's House, the traditional Maine "big house, little house, back house" approach shall be followed. As for the barn, the mass and scale of this building, and the availability of precedents, are such that additions shall be relatively small, but there could be several and they could be varied.
The proportions of the farm house are easily documented and utilized for additions. Windows and doors and dimensions of the different parts of the composition, are human in scale and shall be replicated in any addition.
The proportions of the Campbell Barn are related to the original use. Consequently, everything, with the exception of the windows, is big. The stone and wood surfaces of the barn and the main barn doors are quite large; thus the windows and pedestrian doors appear very small, even in proportion to residential windows and doors. New additions designed for human habitation, rather than animal habitation and the storage of feed, may incorporate more human-proportioned windows and doors. Eave heights and other major features of new construction shall strike a balance between remaining secondary to the barn and maintaining a human scale.
Proportions of new construction shall find the same balance between simple forms and large wall planes with small windows and doors, and significant amounts of glazing and design emphasis at appropriate locations such as entrances and public spaces within the overall composition.
Windows and doors in new construction shall reflect agricultural antecedents as found on the Campbell Barn or in photos of AMHI farm buildings no longer standing for most wall surfaces, with accents and emphasis at entrances and other special places created through the use of more extensive glazing.
Entries shall follow agricultural precedents, providing the designer with many possible avenues. For example, many barns on Maine farms exhibited large doors with transoms at gable ends (in contrast with the Campbell Barn, which has no doors in the gable ends). Thus a new building in the form of a smaller, gable- or gambrel-roofed barn could have relatively solid side walls with small windows and doors, with an amply-glazed entrance wall on one or both of the gable ends.
Neither existing building in the precinct is symmetrical, although the form of the Campbell Barn is very "regular." Precedents can be found for symmetrical or asymmetrical facades and elevations on a variety of agricultural buildings. Thus the designer shall be free to develop a form that is appropriate for its use and its exact location within the precinct.
The Farm Manager's House is constructed of brick, with windows which may be wood or clad. The barn features clapboard siding, slate roof, and wood windows and doors. A new building shall be clad in brick or wood clapboard depending on its use and location within the precinct. The designer shall determine the original colors or continue using the existing color palette, which is appropriate for the historic or new buildings.
The roof of a new building could appropriately be covered with slate shingles, asphalt shingles, or standing seam metal (in a neutral, low-reflectance, color). Windows in new construction shall be wood or clad; doors shall be wood.
New development planning shall also consider movement and access between buildings and to and from the AMHI and Riverview areas.
New development shall offer opportunities for public views of the State House, Capitol Park, the river, and the AMHI Area buildings and landscapes.
The only Open Space area where new construction is permitted is the Open Parkland Area. Consequently these standards apply only to that area.
New structures shall be human-scaled, low in height and of minimal mass to be secondary to the landscape.
Eaves shall be low, overhangs shall be wide, and roof pitches shall be relatively shallow to shelter visitors and occupants and, again, to allow the emphasis to be placed on the landscape. Window and door proportions shall be appropriate for the intended purpose of the structure. A flat roof may be considered only if it is to be a green roof.
Depending on the use of the building, doors and windows shall be human-scaled and welcoming. Where appropriate, large amounts of glass shall provide views from a sheltered environment to the surrounding open spaces (such an approach would obviously not be appropriate for a comfort station, where an elegantly-detailed wood clapboard or masonry wall with small, frosted, multi-light windows would be a desirable fenestration solution). Doors shall be easy to find but blended into the wall design. Service buildings shall be just as carefully considered as buildings for human occupancy. Equipment doors shall be of the same material and level of detailing as pedestrian doors.
Entrances shall be readily-discernable, but well-integrated into the overall design of the building so as not to call unnecessary attention to themselves at the expense of the surrounding environment.
As there are no existing buildings within the area to use as context (except for the visitor's center in the Arboretum), symmetry need not be a concern unless placement on the site (for example, at the head of a major walkway or landscape feature) demands a classically-derived solution. In that case, a symmetrical building may be the most appropriate approach.
Colors and materials shall be derived from nature's palette. Colors shall be earth tones with some subdued accent colors possible. Materials shall be wood, brick or stone with high-quality architectural metals such as copper, bronze, brass, or in some cases aluminum as accents. Roofs shall be clad with standing seam copper or lead-coated copper, galvanized metal (in low-gloss earth-tones or pre-weathered natural finish); slate; wood shingles; or architectural asphalt shingles. Windows and doors shall be wood, metal-clad wood, appropriately-finished colored aluminum, or painted steel.
Signage shall also be in accordance with a CPC-approved overall landscape and signage plan for the proposed memorial park.
New development planning shall also consider movement and access between buildings and to and from the East Campus and Arsenal zones.
The following standards focus on site design and construction associated with redevelopment and new development on the East Campus under the auspices of the Capitol Planning Commission.
These standards are intended to provide an approach for site construction and improvement, creating a consistent level of high quality development that respects and unifies the diversity of the campus.
Drives and roads shall be kept to the minimum width required for safe and efficient vehicle, service, and emergency access. Granite curbing shall be used where pedestrian walks must be located directly adjacent to drives, and at intersections. Provisions shall be made for bicycle traffic through use of dedicated bike lanes, or widened paved shoulders where wider pavement would not negatively impact the historic character of the area. Pedestrian crosswalks with appropriate signage shall be provided at intersections, or where through-site pedestrian paths cross. Surface parking facilities shall contain breaks or islands for landscaping and direction of flows.
Pedestrian access shall be facilitated and enhanced throughout the East Campus, providing safe and efficient access between buildings and parking, between areas, and to the surrounding city via links to existing municipal walks, open spaces, and recreational trails. In all instances, walkway design and connections shall be in accordance with applicable standards and guidelines, and as required by the Americans with Disabilities Act (ADA). Modern materials are acceptable, subject to CPC approval. All proposed materials in the AMHI Area shall be sensitive to the historical context in accordance with the Secretary's Standards.
New development shall be positioned to minimize earth movement to the greatest extent practicable by working with, not against, existing grades and landforms.
Planting shall reinforce and enhance the exterior environment, and serve to guide circulation, highlight important areas, guide or screen views, and provide visual relief in heavily developed areas. Invasive non-native species shall be avoided and native plants shall be used whenever possible. Mono-cultural planting, especially of street trees, shall be avoided, and a gradual transition from the more highly maintained to the more natural landscape shall be created.
A palette of site furnishings shall be chosen that works with the site context and is in accordance with the Secretary's Standards in the core AMHI precinct.
New site lighting shall be compatible with existing Arsenal Street lighting and the Capitol Area standard, promoting integration into the surroundings, and providing adequate and safe levels of light for its users. Light fixtures in parking and new development areas shall minimize direct glare and skyward oriented light pollution (low or full cut-off photometrics). Fixture styling shall be appropriate for the development and historic context. Bulb type (high pressure sodium, incandescent, metal halide) shall be consistent throughout the East Campus.
Buildings and signs shall be lit with external hidden or shielded lighting fixtures to wash the sign or building surface. Recessed step or wall lights or low-level walkway lights shall be used to provide security illumination where required. Building-mounted wall pack lighting shall be avoided.
New transformers and other aboveground communications or power related equipment shall be adequately screened with architectural screens or landscape planting. Underground vaults are strongly encouraged for these items to minimize visual impact. Sufficient storm, sanitary sewer, and water services exist within the site. Stormwater management and control shall take place underground throughout the site (mandatory below Arsenal Street) to the greatest extent practical to avoid introduction of excessive earthwork or control structures/ponds. Effort shall be made to foster positive drainage by sheet flow into existing vegetative areas, maximizing their natural buffering capacity in accordance with state stormwater requirements.
Preserve and maintain the historic landscape character in and around buildings. Preserve the open lawn between the Ray Building and Hospital Street. Preserve and, if possible, restore original landscape elements in the original front lawn between the Stone Building and Arsenal Street. Maintain and enhance pedestrian access in and around the buildings, and to adjoining precincts. This includes facilitation of pedestrian linkages available for public use between the Kennebec Greenway at river's edge, through the campus, and into the Arboretum and municipal recreation resources to the east. Locate the parking so as to maintain major north-south campus walkway between the Stone Building and the Male and Female Pavilions to the Open Space. Screen or conceal modern service functions and components using architecturally compatible forms and materials. Trash and recycling containers, loading docks, and utility equipment shall be located in areas hidden or away from primary pedestrian and vehicular circulation routes. Accommodations for vehicles shall be kept principally outside the area except for the minimum spaces required for temporary visitor, handicapped, service, and emergency access needs.
Redevelopment, consisting primarily of utilitarian functions, shall be compatible with and sensitive to the adjacent historic AMHI area. The area shall be appropriately screened and otherwise visually integrated into the landscape to minimize jarring visual impact to views from the north and east. The existing "front lawn" between the historic AMHI buildings and Hospital Street shall be reclaimed in this area, tying the campus frontage together visually, and providing a green linkage to adjoining open spaces.
Promote and insure development that is compatible and supportive of the high visibility location. The Campbell Barn could be redeveloped as a conference/training facility. While such a facility would be available to all of State Government, and perhaps to the public and to private sector groups, the most frequent users would likely be occupants of East Campus facilities. Therefore, promote pedestrian connections between it and these adjacent structures. Provide appropriate screening of adjoining parking areas.
New development shall be compatible with and reflect the design and quality standards of the AMHI area and existing Riverview development, as well as the mission of the Riverview facility. Maintain and promote pedestrian linkages with adjoining precincts and open spaces as appropriate and within the necessary limitations of the Riverview function. Site development shall enhance the role of the landscape surrounding the Riverview facility as a therapeutic environment.
New building construction massing and form shall be compatible with the Arsenal as a whole, recognizing that this area forms the Arsenal's upper visual boundary. New development shall respect the urban context and street environment within which it lies. This area forms the northern "gateway" to the eastern Capitol Area and, as such, introduces the visitor from the north to the state facilities. Promote efficient and safe pedestrian connections to the rest of the East Campus and the Arsenal. Lighting shall be designed to minimize glare and reflectance. Buffer new construction from the residential neighborhood to the north.
Maintain and preserve existing landscape, visual, and environmental character.
Riverside Woodlands
Enhance pedestrian access and connections to neighboring areas.
Riverside Meadows
Limit landscape maintenance to periodic mowing to minimize a "manicured" appearance in favor of a more field-like one. Promote pedestrian access through the area from adjoining precincts to the Riverside Woodlands trail.
Open Parkland
Provide for appropriate site development (for significant memorials and monuments) for the East Campus, reflecting Capitol Park on the West Campus. Promote pedestrian circulation and movement within and connecting adjoining areas. Preserve and enhance views to the Arsenal, river, and the Capitol Complex.
Buildings shall reflect high quality design principles and shall be constructed of durable materials, components and systems to contribute to an attractive and appropriate approach to the State campuses.
New buildings shall be of their own time, obviously new and with no attempt to adopt a period appearance or otherwise duplicate the historic buildings of the State campuses. At the same time, new buildings shall be designed to be compatible with these buildings.
Because all gateway zones incorporate viewsheds toward historic State-owned buildings, roofs shall be designed to minimize the visibility of accessory roof structures and equipment penthouses normally built above the roof. Mechanical equipment, whether on the roof, elsewhere on the building, or on the ground, shall be screened from view within the site and from adjacent zones by architectural or landscape elements.
Building height shall not exceed the height limits of City of Augusta municipal ordinances, except a maximum height of six stories (90 feet maximum) is permitted in the WGZ.
No part of any building within the North Gateway Zone, except for those at the northern end of the zone fronting on Memorial Circle or Memorial Drive, should be higher than the Blaine House cupola.
The facades of new buildings should face the primary gateway streets.
New Gateway Zone buildings abutting residential districts within the Gateway zones and in adjacent zones shall be buffered from and be compatible with adjacent residential buildings.
In order to protect the character of adjacent neighborhoods, new development to be implemented on or near zone boundaries should recognize neighborhood character, views, established pedestrian and vehicular circulation patterns, historic resources, and activities as design parameters.
New buildings shall be sited so as to preserve views from major streets to the historic buildings of the State campuses. New development shall offer opportunities for public views of the significant and historic buildings and landscapes of the State campuses.
New development shall facilitate pedestrian movement within the zone and minimize the impact of vehicles within the zone. New development shall also consider movement and access between the Gateway zones and adjacent zones.
New buildings shall be of their own time, obviously new and with no attempt to adopt a period appearance or otherwise duplicate the historic buildings of the East or West campuses. At the same time, new buildings shall be designed to be compatible with the historic buildings and structures that form the context of the two MRZ areas.
New buildings shall be distinguished, as appropriate for use by significant governmental agencies and other institutions.
Building height shall be per City of Augusta municipal ordinances. In no case shall the building be less than two stories above grade at the façade. Along the northern boundary of the MRZ adjacent to Capitol Park, maximum building height shall not exceed 3 stories (45 feet maximum from the highest point of grade around the building) or exceed that of the lowest immediately adjacent structure.
The façades of buildings on Union Street or Hospital Street should face the street.
Roofs shall be designed to minimize the visibility of accessory roof structures and equipment penthouses normally built above the roof. Mechanical equipment, whether on the roof, elsewhere on the building, or on the ground, shall be screened from view within the site and from the West and East campuses by architectural or landscape elements. Elevator penthouses and mechanical equipment located on the roof shall be as unobtrusive as possible.
New development shall facilitate pedestrian movement and minimize the impact of vehicles within the Zone. New development planning shall also consider movement and access between buildings and throughout the East and West campuses.
New development shall offer opportunities for public views of the State House, Capitol Park, the river, the Arsenal buildings and grounds, and the East or West Campus as applicable.
New development shall offer opportunities for public amenities for employees, customers and visitors.
Building height shall be in accordance with City zoning requirements.
Building massing and scale shall reflect the vernacular residential character of surrounding buildings.
Large expanses of glass shall be avoided in favor of window and door groupings with divisions to reduce the scale of glass surfaces and to minimize large reflecting surfaces.
Deck levels and design shall be coordinated with adjacent buildings and shall be as simple in detail as possible.
Dormers and roof shapes shall reflect the residential character of nearby structures. Mansard roofs shall not be permitted. Roof materials shall be non-reflective.
Materials shall be residential in character.
Where visible from across the river, service areas and parking areas shall be enclosed in construction matching the primary structure, or shall be screened using the same materials as used for the primary structure.
Heating, ventilating and air conditioning equipment shall be screened with plant material or enclosed with construction matching the primary structure.
Any proposed change in use or density within these areas or development impacting the Zone shall be subject to CPC review. Visual impact shall include consideration of views to and from the proposed development, as well as from surrounding buildings and sites. Impacts to the District may include, but are not limited to, changes to views to, from and within the District, and/or increases in traffic within the District.
Project review shall be based on the application of site development standards for zones abutting the Residential Zone area under consideration. In cases where the proposed development abuts more than one CPC district zone, the CPC shall determine which zone standards shall be used to evaluate proposed development. Where appropriate, more than one set of standards and may be applied.
Site construction or alterations not relating to a change of use or density and conforming to City ordinances shall not be subject to CPC review, except in the area of the Kennebec River Embankment. Site construction or alterations relating to a change of use or density shall be subject to City site plan review as well as CPC review.
Due to the high degree of visibility of the rear elevations of buildings on the east side of Gage Street within the Gage Street Area from the Arsenal, from the East Campus, from downtown Augusta, and from up and down the river, the CPC shall review proposed new site development that is visible from public ways in this area. The CPC shall use City zoning and site plan provisions as its review criteria, and in addition shall review primarily for site landscaping and screening of parking areas and mechanical located under or at the rear of proposed development.
Parking areas, garage entrances, and mechanical equipment such as air conditioning condenser units, where visible from a public way, including from the riverbanks in the Arsenal and East Campus areas, shall be screened from view by landscape materials and/or by architectural screens constructed of the same materials as the primary building.
New buildings in the SD zone should be differentiated from adjacent older buildings and should be compatible with the character-defining features of historic neighboring buildings.
New buildings shall be of their own time, obviously new and with no attempt to adopt a period appearance or otherwise duplicate the historic buildings of the Capitol Complex Historic District. At the same time, new buildings shall be designed to be compatible with these historic buildings and structures.
New buildings shall be distinguished, as appropriate for the seat of State Government, reflecting the history of the institution of State Government in the State of Maine.
Building height shall not exceed 3 stories (45 feet maximum from highest point of grade around the building) or exceed that of the lowest immediately adjacent structure. Along Union Street, the reference to the lowest immediately adjacent structure does not include residential structures. Architectural elements such as towers, cupolas, etc., may exceed the allowable height with the approval of the CPC.
Roofs shall be designed to minimize the visibility of accessory roof structures and equipment penthouses normally built above the roof. Mechanical equipment, whether on the roof, elsewhere on the building, or on the ground, shall be screened from view within the site and from the West and East campuses by architectural or landscape elements.
Skylights are prohibited from all roof surfaces that face the Historic District.
The primary façades of buildings on Capitol Street east of State Street or on Union Street should face Capitol Park.
New construction shall result in a safe, healthy, productive, appropriate and functional environment for State employees, customers and visitors.
New development shall offer opportunities for public amenities for State employees, customers and visitors.
New buildings shall be designed to adapt to changing functional and operational requirements over the life of the structure. The first phase of a multi-phased building, and each phase thereafter, shall result in a building that looks like and functions as a complete building.
New development shall facilitate pedestrian movement within the zone and minimize the impact of vehicles within the zone. New development planning shall also consider movement and access between buildings and throughout the Capitol Complex.
New development shall offer opportunities for public views of the State House, Capitol Park, the river, the Arsenal buildings and grounds, and the East Campus.
New buildings abutting the residential portion of the Historic District (north of Capitol Street), or abutting residential zones, shall be buffered from or be compatible with adjacent residential buildings.
In order to protect neighborhood character, paths, views, pedestrian and vehicular circulation patterns, historic resources, and activities of the surrounding neighborhoods shall be recognized as design parameters for all facilities located on or near SD Zone boundaries.
Outbuildings and support structures shall be constructed of the same materials used for the primary building.
The State House and Capitol Park Zone (SHCPZ) includes the Maine State House building and grounds, and the grounds and structures of Capitol Park. These resources are listed as contributing in the Capitol Complex Historic District.
Because the preservation of these buildings and grounds, and review and approval of any changes proposed to them are under the authority of the State House and Capitol Park Commission (SHCPC), which has dedicated legislation and rules for the review of any proposals in this regard, the SHCPZ is specifically excluded from the Capitol Area as defined in the Capitol Planning Commission Capitol Area Rules and Regulations, and these same Rules and Regulations do not apply within this Zone.
The CPC recognizes, however, that any developments in areas of the Capitol Complex Historic Zone adjacent to the SHCPZ, or in the SHCPZ itself, would be functionally and visually related and have an impact on each other. The CPC therefore recommends that developments that may affect both zones should be the subject of coordinated planning by the CPC and the SHCPC through an advisory joint review process, to allow members of either commission the opportunity to review and comment upon projects proposed for the SHCPZ.
A proposed new parking structure, whether an addition or free-standing new construction, shall be designed according to the standards for the zone in which it is to be constructed. The application of these standards to parking structures shall be subject to modification according to the Design Guidelines for parking structures, which shall apply to a proposed parking structure in any zone.
The six possible parking structure sites are located in three different CPC zones:
State Development Zone:
DOT/Child Street site
Cross Building site
Existing Parking Deck site
Cultural Building site
Western Gateway Zone:
MDOT/Capitol Street site
East Campus Zone:
Core Campus/East Campus site
A proposed new parking structure, whether an addition or free-standing new construction, shall be designed according to the standards for the zone in which it is to be constructed. The application of these standards to parking structures shall be subject to modification according to the Design Guidelines for parking structures, which shall apply to a proposed parking structure in any zone.
A new parking deck should harmonize with the surrounding landscape environment and architectural context. An adequate setback should be maintained to allow the introduction of green space containing plantings to help soften, screen, and bring down to pedestrian scale, between new structures and existing or proposed pedestrian ways, driveways, or streets. The CPC shall determine the appropriate depths of such setbacks depending on the proposed site.
All physical items incorporated into the Plaza as described below shall be of high quality and long-lasting manufacture, made with durable materials and finishes.
The Plaza area shall be stately and respectful of the important structures and functions that surround it. The form shall emphasize and support a unified connection in scale with its surroundings.
Use of special paving shall be employed to differentiate areas of special significance and importance, and to help define and separate vehicular and pedestrian dominated areas. Paving materials shall be consistent with the palette currently established in the Capitol Complex. Curbing, where required, shall be vertical granite, and limited principally to islands or other similar protected areas. Abrupt level changes shall be avoided in pedestrian areas, especially.
Lighting fixtures in the Plaza shall be consistent with those already approved for the Capitol Complex, and shall be especially oriented and sized to the pedestrian. A separate and distinct lighting style, currently established at the State House, shall be employed within the limits of the berm. Architectural accent lighting may be utilized to highlight and accentuate the three main buildings as appropriate, reinforcing their positions of civic importance.
A variety of trees, shrubs, and annual and perennial groundcovers shall be utilized to accentuate and reinforce the Plaza design. Properly placed planting provides guidance, directs views, provides shade, and provides visual interest in what could be an otherwise harsh landscape.
C.M.R. 18, 134, ch. 1, § 134-1-5, subsec. 134-1-5-8