HARB Minutes

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

7:33 p.m. Wednesday, May 16, 2012. 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, Nancie Gudmestad, Colleen Lingle, and Philip Goble; Merry Bush, Borough Planning Technician and Historic District Administrator; and Scott Dellett, Borough Planning Director. Peggy Gustafson arrived at 7:39 p.m. The seat for a building inspector remains open. 

Also in attendance were: Marianne Larkin representing 233 N. Stratton Street; Daniel Knudsen and Paul Kellett representing 227 N. Washington Street; John Bardi for 302 S. Washington Street; Maureen Walker, McDonald's, and Charles Suhr, Stevens and Lee, for 517 Steinwehr Avenue; John Butterfield, Borough Council; and Harry Stokes, 22 & 26 Mummasburg 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 meet next on Monday, June 11, 2012. 

There no changes to the agenda. Philip Goble moved to approve the April 18, 2012 minutes as written. Nancie Gudmestad seconded. The minutes were approved. 

Certificates of Appropriateness 

A. New Construction. Garage. 233 N. Stratton Street. Marianne Larkin, owner.

Marianne Larkin proposes to build a 16' by 24' frame structure to serve as a garage at the rear of the property. The applicant proposed a modification to the application requesting that a metal roof, matching that of the house, be approved for the garage. 

Background: While a previous structure may have existed at the proposed site for the garage, there is no evidence of it now. The primary structure on the site is a National Folk-style house built c. 1870. The house is covered with an alternate material, vinyl siding, previously approved by the Board. 

Jim McCabe said he liked the idea of the roof being metal like the house. It would be consistent with the use of the same siding used on both the house and garage. He noted that the garage would not line up with adjacent garages. Ms. Larkin said that those buildings were built before the zoning ordinance went into effect. The zoning ordinance now requires that a detached garage be located a minimum of 20 feet from the edge of the alley.

Peggy Gustafson asked if any windows would be installed. Ms. Larkin said no, for security reasons. 

Colleen Lingle agreed with the idea of the same roof material - metal - being used for both the house and garage. 

Finding of Fact: The property located at 233 N. Stratton Street is located in the Gettysburg Borough Historic District as determined by ordinance. The proposed garage will be visible from Hazel Alley, a public way, bringing the project under the review right of the Board. The proposed garage will be similar in style and size to the one located on an adjacent property. The garage will be clad with vinyl siding matching in color and style to the primary structure. The roof material used on the garage will be consistent in color and design to that of the house. 

Motion: Nancie Gudmestad moved to recommended that Borough Council issue a Certificate of Appropriateness for an amended application for a single-story garage at the rear of 233 N. Stratton Street. The revision was a change in roof material from asphalt shingles to a standing seam metal roof. Philip Goble seconded and the motion carried, 6 to 0.

B. Alteration. Window replacement. 302 S. Washington Street, John Bardi, owner.

The applicant, John Bardi, requested approval for the replacement of all the window sashes at 302 S. Washington Street. The applicant had submitted a previous application that the Board reviewed on April 18, 2012. At that time, the Board did not recommend approval because the owner did not have a professional carpenter check the windows to verify that the windows were in such poor condition that they could not be rebuilt. Since then, Mark Austin, Mark Austin Building, looked at the windows. A copy of an email from Mr. Austin was submitted with the application. Mr. Austin recommends, in light of the condition of the sashes, that the owner replace them with "thermapane wooden historical style" windows. Mr. Austin noted that the existing windows would require lead abatement before they could be worked on. Rebuilding the windows would take a considerable amount of time and when all was said and done, according to the contractor, the owner would still have drafty original windows. Storm windows would not be needed if new windows were installed. 

The applicant provided a sample of the Andersen Woodwright window he proposed to use. Mr. Bardi said that each Andersen window would cost $1,000 while a vinyl window would cost half that. 

Background: This brick National Folk-style house was built c. 1875 for John Reiling and his wife the former Lizzie Zeilinger (a native of Franklin County). The property was purchased by Edward F. Menchey in 1888. Of special note is the use of wood lintels over the doors and windows, including basement openings. The front (west) façade may have been renovated due to the absence of a third window on the first floor and details of the foundation. A portion of the east façade's second-story porch has been enclosed. 

Peggy Gustafson confirmed that the replacement sashes would be six-over-six with just a screen added. There would be no storm windows installed. Mr. Bardi said that was correct. Ms. Gustafson said that the windows on the west elevation, six including the transom window, would all be Andersen clad wood windows. The applicant said he was asking for some consideration for the east elevation windows. The applicant agreed to store all the old windows in the attic so that they could be restored by a future owner. 

Colleen Lingle asked if Mark Austin had actually removed one of the windows or did he look at them in place. The applicant said he looked at them while they were installed since many of them are painted shut. Ms. Lingle firmly stated that she believes original windows should be restored and reinstalled.

John Bardi replied, noting that the contractor said "all he could hope for was a better looking substandard window."

Philip Goble said he doesn't agree with replacing the original windows. He would like to see at least one be removed and repaired. The owner said it is not just a matter of appearance but of functionality. 

Jim McCabe asked if the installed storm windows fit the age of the building. Storm windows were not used when the building was constructed c. 1875. Mr. McCabe said the house would look better without storm windows.

Findings of Fact: The structure at 302 S. Washington Street is a sensitive building as defined in Chapter 11 of the Borough Code of Ordinances, Historic Districts (Historic Districts 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. 

Replacing windows is a permanent change, making this proposal a critical project, which is defined in the Historic Districts 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 building is a contributing structure to the Gettysburg Battlefield National Register District.

Based on application materials submitted by the applicant: the proposed changes would be highly visible from Breckenridge and S. Washington streets; the fenestration would remain the same. 

Gary Shaffer said that much of the building's architectural integrity remains, noting that only a few changes have been made over the years. Continuing, Mr. Shaffer said that the first of the recommendations from the Secretary of the Interior's Guidelines for the Rehabilitation of Historic Properties, as listed in the Planning Department memorandum dated April 16, 2012 refers to more substantial windows in more substantial buildings including 40 E. High Street and 59 E. High Street.

The evidence, provided by the owner, suggests that the third recommendation is the most appropriate in this situation - replacing in kind an entire window that is too deteriorated to repair using the same sash and pane configuration and other design details. If using the same kind is not technically or economically feasible when replacing windows, then a compatible substitute material may be considered.

. The owner brought in a wood window that is the same configuration as the west elevation windows. Gary Shaffer said that he had a conversation with Mark Austin, who is noted in the area for restoration of historic properties. Mr. Shaffer said that the Board had approved similar replacement windows for weatherization at 64 Breckenridge Street, an adjacent building. The proposed windows would make little change in the size of the windows. The applicant could replace damaged sills if necessary, but the wood frames would stay in place. The applicant would be able to replace only the sash system with the sample provided. The owner said most of the sills are in good condition. Gary Shaffer referenced Baltimore tax credit projects where approval has been given to allow different windows above the second floor where they are unlikely to be seen from the street.

Motion: Peggy Gustafson said she reluctantly moved to recommend that Borough Council issue a Certificate of Appropriateness to replace the west elevation window sashes at 302 S. Washington Street with wood six-over-six window sashes manufactured by Andersen. Any damaged jambs and sills are to be replaced using in-kind materials. Jim McCabe seconded. The motion carried, 5 to 1, with Colleen Lingle dissenting. Ms. Lingle said that original windows should be repaired and reinstalled. 

A motion to recommend that the first floor windows on the east elevation to be replaced by Andersen six-over-six windows and the second floor windows be vinyl, died for lack of a second. 

Motion: Peggy Gustafson moved to recommend to Borough Council that a Certificate of Appropriateness be issued for the replacement of the three historic windows on the east elevation with wood six-over-six windows manufactured by Andersen and the replacement of the fourth window, located within the porch enclosure, with a window of the owner's choice. Nancie Gudmestad second the motion, which carried 5 to1, with Colleen Lingle dissenting. 

C. New Construction. 517 Steinwehr Avenue. McDonald's Corporation, owner. 

The applicant returned to finalize the exterior finishes after a conceptual plan was presented in March 2012. Most of south elevation and part of the north will be covered with a red tumbled brick. The bricks will be full-sized. A dark gray brick will be used around the drive-thru portion of the building. A light gray stacked stone will cover the front façade and surround the north entrance. 

The smaller gold arches will appear as portrayed in the elevation drawings. The script sign will be black with halo effect lighting. A photograph of a similar design at the Trenton Train Station was provided. 

Peggy Gustafson remembered the franchise owner saying he might be willing to compromise on the existing interior lit freestanding sign if he was able to get the halo lighting approved. Charles Suhr, Stevens & Lee, said that the freestanding sign would remain as it is. Ms. Gustafson said she didn't understand why McDonald's would not make this concession.

Gary Shaffer asked if the existing harsh light in parking lot would remain. Mr. Suhr said it would for security reasons. Maureen Walker of McDonald's Corporation said that there would be 50 percent less lighting than on the current building. Wall scones will shine down from trellis bands around the north and west elevations. 

Jim McCabe said the building shows no respect for the historic district of Gettysburg. Charles Suhr said that the owner could only financially build the portrayed building. Mr. McCabe asked for clarification of the site layout. The elevation drawings show a driveway in front of the building. He was assured that there would not be a driveway or parking in the front of the building. The building will be built closer to the street to allow direct access from the sidewalk on Steinwehr Avenue. 

Getting back to the discussion of the existing freestanding sign, Mr. Suhr said the height of the sign allowed for increased visibility in the required sight triangle at King Street and the restaurant's egress drive. Peggy Gustafson asked if the large arch met the height requirements of the zoning ordinance. Mr. Suhr said that the project received a variance to allow the building to be slightly lower than required. 

Findings of Fact: The structure at 517 Steinwehr Avenue is a non-sensitive building as defined in Chapter 11 of the Borough Code of Ordinances, Historic Districts (Historic Districts 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, certain sites of later historic significance or buildings that the Board has determined to be exemplary of later architectural styles. The McDonald's building is approximately 42-years-old. 

The building is located within but is a non-contributing structure to the Gettysburg Battlefield National Register Historic District.

Several neighboring properties were also built in the 1970s. The building immediately to the south, the former May Flowers Restaurant, 533 Steinwehr Avenue, was built c. 1975. Further to the south, the structure housing KFC, 539 Steinwehr Avenue, was built c. 1970. The building to the north, Friendly's Restaurant, was built c. 1945. 

The demolition of an existing building and the construction of a new one in its place is a permanent change, making this proposal a critical project, which is defined in the Historic Districts 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 new building will be highly visible from Steinwehr Avenue and sections of the Gettysburg National Military Park. It will also be visible from King Street and Johns Avenue. 

Philip Goble moved to recommend to Borough Council that a Certificate of Appropriateness be issued for the construction of a new McDonald's building at 517 Steinwehr Avenue as presented in the application before the Board. Colleen Lingle seconded and the motion carried, 6 to 0.

Public Comment

Comments were received from Harry Stokes, a nearby property owner, regarding 227 N. Washington Street. He said that the neighbors are very concerned with the mass of the building, the height and monumental stature. 

D. Alteration. New Construction. 227 N. Washington Street, Daniel and Shannon Knudsen, owners. 

The applicant withdrew an application at the April 18, 2012 meeting and resubmitted for the rehabilitation of the remaining front Civil War portion of the building and construction of a new rear addition. 

Colleen Lingle asked why there were two different drawings for the south elevation. The owner said that the windows in the south elevation of the Civil War building were in different locations in each drawing. The drawing labeled A2 has the windows relocated to the rear of the old building. The drawing labeled A2-2 has the windows in their historic location. The owner said that keeping the windows in their historic locations would require the windows to be boarded up on the inside unless the stair was relocated. It was noted that the current stairway was built when the previous owners purchased the property in the 1960s. Ms. Lingle asked if the owner had considered relocating the stairway.

Philip Goble asked if the applicant had considered putting the addition back on the original footprint. The owner said that the additional 55 square feet in the footprint includes the basement entrance stair which was relocated from the south yard to bring the building within the required setbacks. Mr. Goble expressed concern that the size of the addition overpowers the original building. Mr. Goble said he did not appreciate those who've done something without approval coming back asking for forgiveness. Dan Knudsen said he never planned to violate the desires of the Board nor has intention of asking for forgiveness. 

Jim McCabe asked the applicant to explain the height difference in the new structure. The owner said he decided to have a full basement not just a crawl space for the rear addition. He was also advised to keep the two basements level. The full basement will allow for storage and access to a washer and dryer for the rear unit. As a result of the full height basement, the overall structure will be about one foot taller than the original building. The owner said he didn't know that going below grade was an issue. Mr. McCabe said the fact that the basement was full size is what brought the project to the attention of the Borough.

Nancie Gudmestad said she didn't want to put a monkey wrench in the project but had the owner considered removing one of the front doors to make the building similar to those around it. The owner said he felt it important to have two egress routes. Jim McCabe said many historic houses have two doors.

Gary Shaffer asked if the existing stairway was code compliant. He noted that a washer and dryer is located in the front unit. The owner confirmed that the basement washer and dryer were for the rear unit. 

Philip Goble asked if any thought was given to turning the stair around or having an "L" shaped stairway. Paul Kellett said the interiors are designed to minimize hall space so to have larger bedrooms. 

Mr. Kellett confirmed that the all wood windows would be made by Ply Gem, the new brand name for MW Windows. Those in the front existing building will be two-over-two with the remainder being one-over-one. 

Gary Shaffer said that it is possible to keep the windows where they are in the Civil War building by relocating the stairway. 

A discussion of the approved July 2011 plans for the project took place between the Board and applicant. Gary Shaffer said there is a significant design issue in front of the Board that has gone astray. He asked for a motion concerning the pre-Civil War portion of the building.

Peggy Gustafson moved to recommend to Borough Council that a Certificate of Appropriateness be issued for all construction related to the standing Civil War portion of the building facing N. Washington Street. All windows are to be installed in the original locations, as shown on A1 and A2-2. Materials will be as stipulated in the application and drawings. Jim McCabe seconded and the motion carried, 6 to 0.

Gary Shaffer moved to recommend that Borough Council issue a Certificate of Appropriateness for the construction of the rear addition, as long as all Borough code requirements are met. The portion of the addition attached to the Civil War portion of the building will have a lowered roof line. Peggy Gustafson seconded. Philip Goble said the size of the addition does not fit into the neighborhood. Nancie Gudmestad suggested removing the fourth bedroom on the rear of the building. The motion failed, 0 to 6.

Jim McCabe moved to recommend that Borough Council issue a Certificate of Appropriateness for the rear addition with the stipulation that the roof over the short addition shall be lowered and the enclosure of the stair and roof over the rear deck shall be eliminated. Peggy Gustafson seconded. The Board voted 3 to 3. Those in favor were: Peggy Gustafson, Jim McCabe and Gary Shaffer. Those voting no were: Colleen Lingle, Philip Goble and Nancie Gudmestad. Mr. Goble said the structure was too large and would impact the historic significance of the front building. Ms. Lingle agreed that the addition was too large and would be a detriment to the adjacent historic properties. Ms. Gudmestad agreed with both comments.

Old Business - Historic Preservation Awards

The awards were presented at the May 14, 2012 Borough Council meeting. The awards were well received by the property owners who were able to attend.

New Business - Revisions to Historic District Ordinance

The Board agreed to attend a workshop to review a proposed draft prepared by Scott Dellett. He is specifically focusing on procedures and submission requirements for demolition and how financial hardship should be addressed. The Board agreed to set a date at its June 20, 2012 meeting. 

The meeting adjourned at 10: p.m.

Respectfully submitted,

Merry V. Bush

Borough Planning Technician and Historic Administrator.