HARB Minutes

Chairman Gary Shaffer called the Historical Architectural Review Board to order at 

7:35 p.m. on Wednesday, March 20, 2013. The meeting was held at the Borough Municipal Building, 59 E. High Street. A quorum was present. Those in attendance were: Board members Jim McCabe, Colleen Lingle, Peggy Gustafson, Nancie Gudmestad, Philip Goble and Aubrey Burkholder, Borough Code Enforcement Officer; Merry Bush, Borough Planning Technician and Historic District Administrator; and Scott Dellett, Borough Planning Director. 

Also in attendance were: Daniel Fetter and Randall Fetter, owners of 142 E. Middle Street, and Joseph MacDowell, representing St. James Lutheran Church, owner of 117 York Street.

Review of Agenda and Minutes

Gary Shaffer introduced the members and explained the procedures that would be followed during the meeting. He noted that the Board serves as an advisory group to Borough Council, which makes final decisions concerning Certificates of Appropriateness. Borough Council will next meet on Monday, April 8, 2013. 

There were no changes or additions to the agenda. The Board reviewed the minutes from the previous meeting. Peggy Gustafson moved to accept the minutes as the official record of the February 20, 2013 meeting. Colleen Lingle seconded and the motion carried unanimously. 

Although an opportunity was presented for public comment, no one spoke. 

Certificates of Appropriateness 

A. Demolition. Rear shed addition and garage. 142 E. Middle Street Daniel Fetter and Randall Fetter, owners.

The applicants wish to demolish a garage along Zerfing Alley and a lean-to storage shed located at the rear of the house. The garage has metal sides with a wood-framed roof covered with metal. The storage shed was constructed primarily of plywood with two-inch-by-four-inch framing and a rolled roof.

Background: The stone house with a two-story wood addition, located at 142 E. Middle Street, was built c. 1856 by Peter Kosta, according to the owner’s research at the Adams County Courthouse and the Adams County Historical Society. Mr. Kosta was a sewer for a local carriage maker. The National Folk style home maintains a moderate level of architectural integrity. The property does not appear on the 1896 Sanborn Fire Insurance Map as the map stops just a few houses away. One could conclude that the property was outside the Borough limits at that time. The owner said that the one-story shed additions were built in the 1970s to the 1980s.

The home first appears on the 1902 Sanborn Fire Insurance Map for Gettysburg, however, neither structure proposed for demolition appears on this map. The metal-clad structure along the alley first appears on the 1924 Sanborn Fire Insurance Map. The 1931 map shows a one-story outbuilding between five and 10 feet away from the house. The existing one-story wood frame storage shed attached to the house does not appear on any of the Sanborn Fire Insurance Maps available in the Borough office.

In 1903 the home was the residence of David F. Kitzmiller. (Reference: 1903 Street Address Directory for Gettysburg, compiled and edited by Robert L. Blake, April 1975.)

Jim McCabe asked what would be exposed on the house when the shed structure was removed. Daniel Fetter said that two doors and a window will be exposed, as well as the asbestos siding. He hopes to restore the appearance of the rear elevation. 

Mr. Fetter said that the lean-to shed was actually built in three sections. He will like remove them one at a time in order to protect the exposed sections of the house until appropriate doors are found or made. He does not know if he’ll find the original window within the walls. The applicants’ desire is to keep the Civil War appearance while making the home salable. 

Nancie Gudmestad asked about the rear garage, does the applicant plan to replace it? Mr. Fetter said they do not plan to rebuild at this time. She asked if the metal sheeting might be covering up clapboard siding. Mr. Fetter said no, it was installed over wood framing. 

Peggy Gustafson said she was glad to see the proposal to demolish the structures. She asked if the applicant planned to replace the window that will be uncovered with one to match the existing two-over-two windows of the house. Mr. Fetter said yes. 

Gary Shaffer said that the stone house with its two-story frame addition is a Civil War structure. The one-story rear additions and garage were built much later and are non-contributing structures to the Gettysburg Battlefield National Register District. These structures are not of substantial construction or architecturally significant. 

Motion: Peggy Gustafson moved to recommend to Borough Council that a Certificate of Appropriateness be issued for the demolition of the rear "garage" and rear one-story shed additions. Jim McCabe seconded. 

The owner agreed to replace the doors and one window in the rear of the house that will be revealed when the shed is demolished, with a window that matches the existing windows and with doors that are appropriate to the building. These may be found doors or newly built doors. 

After some additional discussion, the motion carried 7 to 0.

The applicant said that a temporary steel door may be installed while a permanent door is located or made. 

Gary Shaffer recused himself as he has a fiduciary relationship with the owner on another matter. Peggy Gustafson assumed the role of chairman. 

B. Demolition. Rear summer kitchen. 117 York Street. St. James Lutheran Church, owner. Joseph MacDowell, representative.

The applicant proposes to demolish the summer kitchen constructed to the rear of the house located at 117 York Street.

Background: The two-story wood frame house c. 1870 was built in the Folk Victorian style. The building was historically a residence but is now owned by the adjacent St. James Lutheran Church. The summer kitchen appears with the main house on the 1896 Sanborn Fire Insurance Map and was most likely constructed at the same time or shortly after the main house was built. The side porch is not original to the house and does not appear on a Sanborn Fire Insurance Map until 1924. 

The 1902 and 1907 Sanborn maps show a shed built onto the rear of the summer kitchen but the shed had been removed by 1912. 

In 1903, the home was the residence of Mrs. C. W. Troxel (widow of J. Wm.) and daughters, Blanche and Grace. (Reference: 1903 Street Address Directory for Gettysburg, compiled and edited by Robert L. Blake, April 1975.)

Previously in February 2002, the applicant submitted a HARB application for the demolition of the same addition. Several meetings were held. During the February 27, 2002 meeting discussions lead to a tied 3 to 3 vote. David English, a HARB member at that time, said he did not feel he had enough information to make the decision to recommend demolition of the structure. As a result another meeting was held March 1, 2002 on site. 

According to the minutes of that meeting, Board members in attendance inspected the building and reviewed the historic information on the building. Discussions centered on the condition of the structure and costs for maintaining it. The applicant indicated the church’s limited funds. The motion to approve demolition carried 4 to 1, with David English voting nay. The Board went on to vote 5 to 0 to require the applicant to maintain and protect the rubble-stone foundation in order to preserve and project any underlying archeological resources. 

The HARB’s recommendation was reviewed by Borough Council on March 11, 2002 and sent back to the Board for further consideration. The applicant never brought the matter back to HARB.

Joseph MacDowell, representing the owner, said the church acquired the building in 2000. The interior of the main house has been upgraded. The summer kitchen has not been used since the former owners moved out. The house itself is used as a rental unit for Seminary students. The shed is covered with aluminum siding while the house retains its original wood siding. Mr. MacDowell said he has not removed the aluminum siding to see what is underneath. 

The foundation of the rear structure consists of three to four feet of stacked stone. The foundation would have to be repointed and reinforced if the building was ever to be used again, according to the applicant. 

Nancie Gudmestad asked about the replacement of the side door that leads onto the porch. Mr. MacDowell said the door had been replaced in the last year [The original two doors making up the side entrance have been located on the property. The applicant has agreed to reinstall the doors once the tenants leave for the summer]. Siding had been installed in an opening that remained when a through-the-wall air conditioner was removed. The church would be willing to find siding to match the existing or have made it in order to finish the infill more appropriately. 

When asked about what would be visible when the structure was removed, the applicant said there would be an exterior door. When asked about adding a window to the rear, Mr. MacDowell said that would be difficult as the cellar stairs were just inside the door. 

When asked Mr. MacDowell said there were two steps down to the ground. The church is willing to pour a concrete pad within the foot print of the demolished structure. 

Philip Goble said he has a problem tearing down such an old building, though he does understand both points of view. He asked if the kitchen could serve as a storage place if the application would be denied. Mr. Goble said he did not see demolition as the only alternative noting that the applicant did not provide the cost for demolition versus the cost for restoration. 

Mr. MacDowell said it is the responsibility of the church to provide valuable stewardship for its members and feels that the money would be better spent providing services to the church members. 

Gary Shaffer said the house on the property is significant and that the addition was an afterthought, noting it became a kitchen sometime after it was built. The roof pitch of the addition does not match that of the house. 

Jim McCabe said he agreed with Gary Shaffer noting that the building looks like a shed without soffits or detail. He sees no merit to the building.

Peggy Gustafson applauded the church for keeping the house. She noted however that the side entry door does not fit house. She asked if the applicant would be willing to infill the porch "hole" with the proper type of door and match the siding. She suggested moving some siding from the rear of the building to fill the hole. 

Philip Goble asked why the applicant did not bring the application back to the Board before now. Gary Shaffer said that the Board voted 5 to 0 [actual vote 4 to 1] to approve the application. Borough Council sent it back to the Board for reconsideration because the dissenting member went before Council and was very upset and quite vocal about the Board’s recommendation. According to Mr. Shaffer, who was chairman of HARB at that time, St. James Church did not bring the application back before the Board because the experience was so bad. 

Findings of Fact: The structure at 117 York Street is a sensitive building as defined in Chapter 11 of the Borough Code of Ordinances, Historic Districts (Historic District Ordinance). A sensitive building is defined as any building that has been standing for at least 50 years at the time of the application, even though it has been considerably modified, and certain sites of later historic significance or buildings that the Board has determined to be exemplary of later architectural styles. 

Demolition of an outbuilding is a permanent change, making this proposal a critical project, which is defined in the Historic District Ordinance as "A project involving demolition of all or part of any building or change in configuration and rhythm of any building as a whole, or any alteration to a sensitive building."

The main house is a contributing structure to the Gettysburg Battlefield National Register Historic District. Based on the application materials submitted by the applicant:

The summer kitchen has not received proper maintenance. Gutters have not been replaced nor the roof painted. 

Alternate siding was installed on the summer kitchen at some point. 

There has been deferred maintenance on the side porch.

The proposed changes will be highly visible from a public alley.

Motions: Considering the age of the building and its condition, Peggy Gustafson moved to recommend to Borough Council that a Certificate of Appropriateness be issued for the demolition of the rear summer kitchen/shed.

Jim McCabe seconded. The motion passed, 4 to 2, with one abstention. Colleen Lingle said that the building is over 100 years old and should be kept. Philip Goble expressed concern regarding demolition by neglect and the lack of information regarding economic feasibility of demolition versus repair and maintenance. 

Ms. Gustafson said that the previous recommendation for demolition required that the foundation be saved and infilled to protect any existing archeological sources beneath the building.

Nancie Gudmestad then moved to recommend to Borough Council that a Certificate of Appropriateness be issued for the restoration of the siding on east side of the main building beneath the side porch and that the stone foundation be maintained and infilled with stone and then covered with cement to protect any archeological resources that may be located in the ground beneath the rear structure. The replacement siding could come from the rear of the building or be newly milled to match. The applicant agreed to research the original porch door configuration. Colleen Lingle seconded the motion. 

The motion passed 5 to 0, with 2 abstentions. Gary Shaffer abstained due to his fiduciary relationship with the church; Philip Goble abstained since he voted no on the first motion. 

Annual Historic Preservation Awards

After reviewing photographs of nominated buildings, the Board approved the following Historic Preservation Awards:

140 Baltimore Street, Adams County Library Merit for Maintenance of Architectural Features/Attention to Detail

116 Chambersburg Street Exceptional Merit for Fire Restoration Commitment to the Borough after fire

13 Chambersburg Street Honorable Mention – paint

234 Baltimore Street Honorable Mention – construction of door hood

430 Baltimore Street Merit– Accessible entrance; rear deck w/second floor stairs

103 Carlisle Street, Freedom Transit Center Exceptional Merit – New Construction

101 Chambersburg Street Merit – Adaptive Reuse

28 E. High Street Exceptional Merit – Cleaning and repointing brick; rear porch restoration; enclosure of rear patio

29 Mummasburg Street Merit – rear addition

111 Seminary Ridge, Schmucker Hall Exceptional Merit – Restoration of significant architectural features; complete rehabilitation; adaptive reuse.

75 Springs Ave, Federal Pointe Inn Exceptional Merit: Restoration of significant features; adaptive reuse

302 S. Washington Street Merit – window replacement; porch railing, paint 

127 York Street Merit – rear second story addition, replacement windows and sash, altered roofline. 

Reports 

Scott Dellett, Planning Director, reported on the status of the changes to the Historic District Ordinance regarding demolition. He said that the Solicitor’s Advisory Committee on Ordinances has reviewed the recommendation. One Councilor expressed concern about potential costs to applicants. A copy of the proposed language was also sent to Bryan VanSweden, our contact at the Bureau of Historic Preservation at PHMC, who sent back examples of ordinance language from other municipalities. Mr. Dellett said he would share Mr. VanSweden’s comments with the Board. The Advisory Committee will meet again during the week of March 25. 

Mr. Dellett also noted that the County may submit an application for the demolition of the buildings on the 108 N. Stratton Street parcel for the April meeting. He told the Board that there are no conceptual drawings of what may be built on the site.

In light of the expected heavy agenda for the April meeting, the Board agreed to begin at 7:00 p.m on Wednesday, April 17, 2013. 

There being no additional business to come before the Board, the meeting adjourned at 9:45 p.m.

Respectfully submitted,

Merry V. Bush

Borough Planning Technician 

Historic District Administrator