HARB Minutes

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

7:30 p.m. Wednesday, October 17, 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 Aubrey Burkholder, 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: Jim Biesecker, Gettysburg College, representing 339 Carlisle Street; Joe Donolli, Prince of Peace Church, and Edward Steinour, contractor, for 22 W. High Street; and Mark Berg for 213-215 Chambersburg Street. Jess Haines, Gettysburg Times, represented the media.

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 Tuesday, November 13, 2012. 

There were no changes to the agenda. The Board reviewed the minutes from the September 19, 2012 meeting. Nancy Gudmestad pointed out that the word "light" was duplicated in the last paragraph on page 2. There were no additional corrections. Philip Goble moved to accept the revised minutes as the official record of the September 19, 2012 meeting. Jim McCabe seconded and the motion carried unanimously. 

Certificates of Appropriateness 

Old Business 

A. Demolition of rear addition. Construction of two-story addition in its place. 

339 Carlisle Street. Gettysburg College, owner. 

Jim Biesecker said that in the preparation for the creation of the construction drawings for the second floor addition to the rear wing, the college discovered that the exterior walls of the structure could not support a second story. The exterior walls were four-inches wide and the roof was supported only by the 6-inch-wide interior walls. The original plan was to reconfigure the first floor but if the interior walls were removed, there would be nothing left to support the second floor. 

The college asked for a recommendation to Borough Council for the demolition of the rear wing and construction of a two-story addition in its place. The existing slab and footers will remain maintaining the existing footprint. Mr. Biesecker said they do not plan to expand beyond the existing footprint. The appearance of the building would remain as proposed in the drawings submitted with the HARB application. The elevation and the roofline would also remain the same. 

Peggy Gustafson asked if there were any changes proposed to the roofline and slope of the roof. Mr. Biesecker said there were no changes. She asked why they didn’t realize the problem before this. He responded saying they saw the problem when they looked at the spot where a vent had been removed. 

Gary Shaffer said he did not see a need for a new application and recommended that the Board allow an amendment to the original application. Nance Gudmestad moved to recommend that Borough Council approve a modification to the previously approved application to allow the demolition of the rear wing while maintaining the footprint. The application will continue to reflect the design and drawings previously approved. Peggy Gustafson second the motion, which passed 6 to 0. 

New Business

A. Alteration. Window sash replacement. Wrapping of trim. 22 W. High Street. Prince of Peace Episcopal Church, Joseph Donolli, applicant.

Background: This two-story brick building was built ca. 1850 in the Greek Revival style. Historically the building served as a dwelling and until recently was the rectory for St. Francis Xavier Catholic Church located across the street. The property was purchased in 2010 by the Congregation of the Prince of Peace Church to house the Gettysburg Community Soup Kitchen. 

The applicant proposes to install replacement window sashes in 14 first-floor windows. The applicant wishes to clad the window frames with aluminum: all four sides on the side elevations and three sides on the front – High Street – elevation. The applicant also wishes to install aluminum cladding on the front and side door trim. 

Nancie Gudmestad asked why the applicant was proposing the work when the building looks to be in really good shape. The applicant said the proposed work is purely for maintenance. Joe Donolli said that a second floor window on the alley side was missing half the window. Ms. Gudmestad said that the storm windows look new. She also noted that the window frames were flush with the brick and didn’t see how they could be wrapped in aluminum. 

She then asked the church’s intention in regard to the door cover and the interior of the arch. The applicant wanted the Board to tell him how much they could cover to decrease the time and cost of maintenance. 

Ms. Gudmestad asked about the stained glass piece over the door. The applicant said the previous owner removed the curved red glass from over the door, which was stipulated in the purchase agreement. The church had a replacement piece made. 

Peggy Gustafson referring to the trim around the front door asked if sidelights had been covered. The applicant said he did not think so. She then asked if anyone had taken the time to scrape and paint any of the sills. The response was no; little effort had been spent on maintaining the exterior. Ms. Gustafson said the product known as P.C. Woody can be used to fill areas of the sill to make them smooth before repainting. 

Ms. Gustafson said that windows should not be replaced solely for efficiency. She noted that the glass needs reglazing and that caulking is needed between the window frames and the bricks. 

Philip Goble said he understands the energy efficiency needs of the church but agreed with Ms. Gustafson in that the windows need reglazing and caulking.

Aubrey Burkholder said that any windows used on the second floor must follow child safety laws. Gary Shaffer reminded him that the application was for first floor windows only. Mr. Burkholder said he could not see how the pediments can be covered. 

Jim McCabe said he did not see any problem with replacing the window sashes. 

Findings of Fact: Gary Shaffer read the findings of fact into the record noting that the building was an exemplary example of the Greek Revival style. Very little has been done to compromise the architectural and historical integrity of the building. 

The structure at 22 W. High 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. 

The replacement of window sashes and cladding of window trim are permanent changes, 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.

Based on the application materials submitted by the applicant: The proposed changes will be highly visible from a public street and an alley; and the proposed cladding of window trim does not follow the Secretary of The Interior’s Guidelines for the Treatment of Historic Properties.

Gary Shaffer asked for a motion with the expectation that the motion will call for denial of a Certificate of Appropriateness for the replacement of sashes and covering of window trim. Mr. Shaffer said he has a hard time seeing why the work is necessary noting that the windows at the rear are all covered with storm windows. 

Philip Goble suggested that the church add interior storm windows in addition to the exterior storms providing three layers of protection from the elements. 

Gary Shaffer said that the existing exterior storm windows as installed have mullions that are pretty close to those of the original windows. He noted that the windows are in good condition. Mr. Shaffer said he would frame two motions. 

Peggy Gustafson said, "I think we are most reticent about the first floor windows – perhaps not so for the second floor – because the sills are in good shape."

Gary Shaffer said he no longer has a fiduciary relationship with the church. 

Motion: Gary Shaffer moved to recommend that Borough Council deny a Certificate of Appropriateness for the replacement of window sashes, wrapping of the sill and covering the trim of the nine first floor windows on the front turned gable portion of the building. Covering door trim would also be denied. The proposed work would compromise the architectural integrity and historic authenticity of the design and materials under Section 110.1.C.6 of Chapter 11 Historic Districts of the Borough Code of Ordinances: Historic authenticity and/or compatibility of architectural details including, but not limited to, siding, arches, balustrades, brackets, cornices, cupolas, doors, ironwork, lintels, quoins, shutters, storm windows, window design, etc., in relation to the structure under consideration and to adjacent ones.

The nine windows include two on the eastern façade, three on the western façade and four on the front elevation of the front gable section of the building. There are no changes to the application for these nine windows, except for the maintenance of the original wood sashes, sills and trim, that would make it more likely to be recommended for approval as required in Chapter 11 Section 112.3. Nancie Gudmestad seconded the motion. The motion carried, 6 to 0.

Gary Shaffer then moved to recommend Borough Council issue a Certificate of Appropriateness for the replacement of the window sashes in the remaining five first floor windows. Wrapping of the trim would be denied. Jim McCabe seconded the motion. Mr. Shaffer said that installation of new window sashes in these five windows would reduce maintenance on both the exterior and interior where the kitchen is located. The motion carried, 6 to 0. The applicant was reminded that permits could not be obtained before November 14, 2012.

B. Alteration. Porch decking replacement. 213-215 Chambersburg Street. Mark Berg, owner.The owner proposes to replace the front porch decking with painted plywood. According to the owner, the joists are in good condition.

Background: The simple two-story brick row houses were built ca. 1855 in the Greek Revival style. Historically the property housed dwelling units; that use continues today. 

Mark Berg, the owner, thinks the front porches were added later. According to Mr. Berg, grooved wood is hard to maintain and wants to use plywood to replace the porch decking. The plywood would be painted gray. The decking has failed at 213 Chambersburg Street and the applicant said it was just a matter of time before the porch floor fails at the adjacent property, 215 Chambersburg Street. The applicant said the porch posts and roof were jacked up and plywood slid beneath. The substructure is in good shape according to Mr. Berg. He also said the previous floor was made tongue-and-groove boards. 

Jim McCabe asked about the other two houses the applicant owns. Mr. Berg said those porch decks are made of old-style tongue-and-grove lumber. The proposed plywood would not have the same appearance. Gary Shaffer said the porches are not original to the pre-Civil War houses. Sarah Broadhead, who kept a diary during and after the Battle of Gettysburg, lived at 217 Chambersburg Street during the Civil War. According to Mr. Shaffer the porches were added when Chambersburg Street was widened. The porches have a mixed degree of integrity with contemporary deck railing installed. There are mostly non-authentic materials used on the porches.

Gary Shaffer said the motion needs to be very specific as to the materials to be used. The applicant said he thought that it would be too expensive to use anything other than plywood. Nancy Gudmestad said that pressure-treated wood would be more acceptable than plywood. Peggy Gustafson said that plywood is just a band aid. Philip Goble moved to recommend that Borough Council deny a Certificate of Appropriateness for replacement of the porch decking with plywood. 

Motion: Philip Goble moved to recommend that Borough Council deny the application for 213-215 Chambersburg Street to replace the porch decking with painted plywood based upon Section 110.1.C.6 of Chapter 11 Historic Districts of the Borough Code of Ordinances The proposed material does not have historic authenticity or compatibility to the existing architectural details . . . in relation to the structure under consideration and to adjacent ones. The use of a traditional porch deck material would be acceptable. Nancie Gudmestad seconded the motion, which carried 6 to 0.

Gary Shaffer made a motion to recommend approval of an amended application that stipulates the use of five-quarter porch deck board or tongue-and-groove board at the owner’s discretion. The porch deck is to be painted to match the steps. Philip Goble seconded the motion, which passed 6 to 0. 

C. Alteration. Rear second-story addition; replacement windows and sash; altered roof line. 127 York Street. Troy and Jessica Dean, owners. 

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

Background: The single-family detached dwelling located at 127 York Street was built ca. 1870. The National Folk style building was constructed of wood. The rear sunroom (one-story portion) was added sometime after 1931 as it does not appear on the Sanborn Fire Insurance Map for that year. 

The owners propose to build a second-story addition above the existing one-story portion of the rear wing; remove the existing low slope roof on the existing two-story portion of the rear wing; construct a new gable roof over the entire rear portion of the rear wing; remove all siding on the rear wing and replace with a vertical board-and-batten vinyl siding; replace all existing windows on the rear wing; and construct a south-facing, second-story balcony/porch as part of the proposed addition.

Peggy Gustafson read into the record several sections from the Secretary of the Interior’s Guidelines for the Treatment of Historic Properties:

q Identifying, retaining and preserving wood features that are important in defining the overall historic character of the building such as siding, cornices, brackets, window architraves and doorway pediments; and their paints, finishes and colors. 

q Identifying, retaining and preserving roofs – and their functional and decorative features – that are important in defining the overall character of the building. This includes the roof’s shape, such as hipped, gambrel, and mansard; decorative features such as cupolas, cresting, chimneys and weathervanes; and roofing materials such as slate, wood, clay, tile and metal, as well as its size, color and patterning. 

Gary Shaffer, speaking on behalf of his client, said that the proposed changes to the rear roof line will replicate the roofline of the historic portion of the building. The roof will have a 7/12 pitch. The proposed siding is made of an alternate material, which will delineate the rear portion from the original building. The proposed changes are not visible from a public street or alley.

The windows, to be made of vinyl-clad wood, will replicate the historic windows in the front section of the building. The footprint of the building does not change. The applicants are trying to maintain a single-family home and make it more family friendly. The applicant said the sunroom was added in the 1990s before they purchased the property. The angled roof over the rear portion of the building was added in the 1970s. Mr. Shaffer said the existing space below that roof has a very low ceiling that would not meet the seven-foot minimum ceiling height required by the building code.

Jim McCabe said the proposed changes would improve the appearance of what is currently there. The gable roof will match that of the adjacent building.

Nancie Gudmestad asked about the proposed siding. Gary Shaffer said that the vertical board-and-batten siding is a traditional style often used to cover log homes. She then asked about the second-story porch railing. Does it have pickets or is it solid with a vertical design? It is hard to tell from the drawing. Mr Shaffer said that the porch posts would be square and the railing would have pickets.

Philip Goble moved to recommend Borough Council issue a Certificate of Appropriateness for the construction of a second-story addition with porch above the existing one-story portion of the rear wing; construct a new gable roof over the entire rear portion of the rear wing; replace siding with an alternate style and material; and replace all existing windows on the rear wing as described in the application. Nancie Gudmestad seconded. The motion carried, 5 to 0, with one abstention. 

Gary Shaffer resumed the role of chairman. 

Revisions to Historic District Ordinance

The Board reviewed the draft revisions to the Historic District Ordinance. Gary Shaffer expressed his concern that the cost of hiring a registered design professional to create a site plan maybe prohibitive for some property owners. The Board would like to see this as an item that could be required if necessary. 

Peggy Gustafson would like the opportunity to compare the Unreasonable Economic Hardship sections from the ordinances of Lancaster and Beaver Borough. She liked the conciseness of the Lancaster ordinance. Scott Dellett requested that comments based upon the Beaver, Lancaster and Gettysburg ordinances be submitted to him by the end of the month. He’ll prepare a draft for review at the next meeting.

Mr. Dellett suggested that the financial hardship section be placed in the demolition section of the ordinance and perhaps in other places within the ordinance at a later date. The Board agreed. 

Reports

Gary Shaffer reminded the Board to keep up with training. The Planning Department will research speakers. Other nearby HARBs will be invited. 

There being no additional business to come before the Board, the meeting adjourned at 10:15 p.m.

Respectfully submitted, 

Merry V. Bush

Borough Planning Technician and Historic Administrator