HARB Minutes

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

7:33 p.m. on Wednesday, July 18, 2012. The meeting was held at the Borough Municipal Building, 59 E. High Street. A quorum was present. Those in attendance were: Board members Philip Goble, Peggy Gustafson, Jim McCabe; Nancie Gudmestad and Dale Gettel, Borough Code Enforcement Officer; Merry Bush, Borough Planning Technician and Historic District Administrator; and Scott Dellett, Borough Planning Director. Colleen Lingle was absent. 

Also in attendance were: Joe Edgar, Shaffer Design Associates, Max Felty and Carol Metzler, Gettysburg Tours representing 82 Steinwehr Avenue; and Jason Williams, C. E. Williams, for 432-434 S. Washington 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, August 13, 2012. 

There were no changes to the agenda. The Board reviewed the minutes from the June 20, 2012 meeting. Peggy Gustafson requested that the following sentence be added to the fourth paragraph under Item B. 234 Baltimore Street. "The element connecting the two legs of the right angle will be curved." The sentence is to be added after the second sentence of the paragraph. Philip Goble moved to accept the revised minutes as the official record of the June 20, 2012 meeting. Dale Gettel seconded and the motion carried unanimously. 

Certificates of Appropriateness 

A. Demolition. 432-434 S. Washington Street. Wellspan Health, owner.

The owner wishes to demolish the duplex located at 432-434 S. Washington Street located in the Health Care Zoning District. At this time the owner, Wellspan Properties, Inc., does not plan to develop the property.

Background: The Second Empire style duplex was built in 1903 and was relatively unaltered until about 40 years ago, "when a previous owner installed aluminum siding, colonial revival door surrounds and … panel doors on the front and sides" (HARB preliminary review sheet – November 28, 1994). Wellspan has owned the property since January 2003. The property was used for residential rental until at least 1995 when a special exception was granted to allow professional offices to be located in the building. Legal Service began operation in the building shortly thereafter. Though the building is modest, it is an important reminder of the thriving African American community that existed on S. Washington Street.

Findings of Fact: The structure at 432-434 S. Washington 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.

Commonwealth Inspection Service (CCIS), the Borough’s third party inspection agency, declared the structure at 432-434 S Washington Street unsafe and occupancy is prohibited. The building was posted on April 11, 2012. 

Demolition 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 building is a contributing structure to the Gettysburg Battlefield National Register Historic District. The proposed demolition would be visible from both a public street and a public alley. 

Dale Gettel, speaking for Clem Malot, CCIS, the Borough’s Building Code Official, said that a building being vacant is enough to make it an unsafe building. No one from CCIS has entered the building. According to Mr. Malot, there was a structural report that showed the floor joists to be damaged and the floor in danger of collapse. Although Mr. Malot has not seen the structural report, the property was posted to protect firefighters and police officers. Dale Gettel said the Board should see a copy of the structural engineer’s report before making a decision. 

Philip Goble moved to deny the application. Dale Gettel seconded. Mr. Gettel said that there is inadequate information as to why it should be demolished. 

Gary Shaffer said that the Board must review the regulations in the ordinance and base recommendations on specific sections of the ordinance. He asked that the Board vote against the motion as framed and instead consider a motion that would say that the proposed demolition is undesirable and request a 90-day delay so that the Board may investigate the use of the building and its condition. Dale Gettel withdrew his second of the motion offered by Philip Goble. Mr. Goble then withdrew his motion altogether. 

Based upon the fact that the building proposed for demolition is over 100 years old, located within a historically thriving African-American community, and the lack of information presented by the applicant, Philip Goble moved to recommend that the proposed demolition be denied under Section 11-110.3.B of Chapter 11 Historic District Ordinance for a period of nine months until the Board has worked with the owner to come to a resolution to hopefully negate the need for demolition. Dale Gettel seconded and the motion carried, 6 to 0. 

B. Alteration. New front entry. Enclose rear porch. Replace rear stairs. 82 Steinwehr Avenue. Gettysburg Tours, Inc., owner.

Gary Shaffer recused himself due to a fiduciary relationship with this applicant. Peggy Gustafson assumed the role of chairman.

The owner proposes to replace a fifteen-panel window with a new entry door with sidelights on Steinwehr Avenue façade. The existing siding will be replaced with new vinyl siding. The owner also proposes to replace the existing rear porch and stairs to the second floor with an enclosed storage area and new stairs. The storage area will be covered in vinyl to match that of the rest of the building. The new stairs will be made of steel with a black handrail and matching deck railing for the second floor apartment. New stair will be "L" shaped and code compliant. 

Background: The duplex at 80-82 Steinwehr Avenue was built c.1900 (Comprehensive Building Survey 1988 GETT/HBSC). The Folk Victorian-style building is made of brick. When built, the two units shared first floor front and rear porches made of wood. Historically, the building served as two single-family residences. The north half of the building, 80 Steinwehr Avenue, continues as a residence. The property under discussion, 82 Steinwehr Avenue, houses a commercial operation on the first floor with a residential unit on the second. The commercial operation existed in the building as of 1979.

Findings of Fact: The structure at 82 Steinwehr Avenue 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. 

The replacement of a window with a door and enclosure of the rear porch constitute 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 building is a contributing structure to the Gettysburg Battlefield National Register Historic District.

The building has been compromised with the enclosure of the original front porch. The enclosure also wraps around the south elevation of the building where the accessible entrance is located. The rear porch roof has been made into a deck to allow access to the second floor apartment with the addition of a rear staircase

The proposed changes to the front elevation will be visible from Steinwehr Avenue and will give the building a street presence where none exists now. The proposed changes to the rear elevation will be visible from an unnamed alley that runs along the rear of the property. The proposed change to the front elevation will be visible from a public street

Dale Gettel asked about the handrail at the new entrance. Joe Edgar said that one foot of the handrail extends into the public right-of-way. Nancie Gudmestad asked about the front steps. The applicant said they would be concrete with brick veneer. The applicant said a new sign will be installed. 

Ms. Gudmestad asked if the second-story porch would be the same size. The applicant said yes. When asked about the door beneath the stairs in the proposed enclosed section, the applicant said that the door would open directly to the basement stairs. Ms. Gudmestad then asked about the proposed wall around the front planting beds, had the applicant considered placing pavers on top of the wall to provide seating for patrons and those passing by.

Jim McCabe asked about exterior lighting. The applicant said they will look at adding exterior lighting.

Ms. Gudmestad asked if the roof overhang on the front of the building would remain. The applicant said yes it would remain. He also noted that there is one interior step inside the door. 

Peggy Gustafson mentioned that the handrail on the south elevation does not match the proposed handrail for the front of the building. She asked if the applicant had plans to replace the one on the south elevation. The applicant said no. 

Nancie Gudmestad asked how the retaining wall in the front of the building would be built. The applicant said it would be made of CMU block with a brick veneer.

Ms. Gudmestad moved to recommend to Borough Council that the application for a Certificate of Appropriateness be granted for a new entry on west elevation, new vinyl siding, replacement of the rear second-story porch and stairway and enclosure of the rear porch as presented in the application. Philip Goble seconded and the motion passed, 5 to 0 with one abstention.

Old Business – Revisions to Historic District Ordinance

Gary Shaffer said that our existing ordinance has some strengths and it should compared to the others provided by Scott Dellett. The members should decide what is most helpful to the Board in considering any application for demolition. The section from the Beaver Borough ordinance has some good points including requirements for two written cost proposals for repair/renovation, a certified appraisal; attempts to sell the property and consideration of adaptive reuse. The Board needs to consider what criteria and documentation it should require from applicants requesting demolition. Mr. Shaffer said that the Borough’s ordinance is not demanding enough. Jim McCabe said there needs to be more teeth put into enforcement of maintenance. Members of the Board are to submit comments and suggestions to Scott Dellett before the next meeting on August 15.

There being no additional business to come before the Board, the meeting adjourned at 9:00 p.m.