HARB Minutes

Historic Architectural Review Board
Meeting Minutes

July 20, 2011

Chairman Gary Shaffer called the Historical Architectural Review Board (HARB) to order on Wednesday, July 20, 2011 at 7:34 p.m. The meeting was held at the Gettysburg Borough building,

59 E. High Street. Those in attendance were: Board members Elwood Christ, Judi McGee, Nancie Gudmestad, Peggy Gustafson, Colleen Lingle and Dale Gettel, Code Enforcement Officer; Merry Bush, Borough Planner and Historic District Administrator; and Scott Dellett, Planning Director. The full board was present.

Others in attendance were: Joe Edgar, Shaffer Design Associates, and Jane and Tony Strickland for 41 Steinwehr Avenue; Charles Hockley, H&O Realty Partnership and Erik Vranich, Wm. F. Hill & Associates, for 11 Seminary Avenue; Shawn J. Smith, Knight Builders, and Patricia Black, for 28 E. High Street; Michael Bramel for 169 N. Stratton Street; Allen Beckett for 227 Chambersburg Street; Paul Kellett for both 227 Chambersburg Street and 331 S. Washington Street; Cheri Uhrinek, 232 W. Middle Street; and Robert (Bob) Sharrah and Peter Martin, Sharrah Design Group, for 219 Steinwehr Avenue and 688-690, 696-698, 700-702 and 712 S. Washington Street.

Gary Shaffer introduced the Board members and explained the procedures that would be followed during the meeting. Mr. Shaffer said that it was very unusual to see five applications for demolitions on the agenda. The Historic District Ordinance came about because of the number of demolitions in the 1950s and 1960s. He noted that all but two of the applications before the Board were critical projects to sensitive buildings. The Board serves as an advisory group to the Borough Council, which makes final decisions concerning Certificates of Appropriateness. Borough Council will make decisions regarding these applications at its August 8, 2011 meeting.

Review of Agenda and Minutes

There were no changes or additions to the agenda. Dave Gettel moved to accept the June 15, 2011 minutes as submitted. Judi McGee seconded and the motion carried unanimously.

Certificates of Appropriateness

A. Demolition. 11 Seminary Avenue. Charles and Beverly Hockley, H & O Realty Partnership, owners.

Background: There were two residents of 11 Seminary Avenue listed in the 1903 Gettysburg Directory: Miss Mary E. Myers and Miss Iva E. Sheads. A house in the current form was found on the Sanborn Fire Insurance Map of April 1931. We have yet to determine whether this is the same house.

The new owners propose to demolish the building at 11 Seminary Avenue to create a employee parking lot for their insurance company located adjacent to the property. The proposal was presented to the Planning Commission on Monday, July 18, 2011 to determine what would need to be done if they are allowed to demolish the building. The property was purchased in December 2010 by Hockley & O'Donnell. The former owner had left the building vacant since 1979. Charles Hockley said that in his mind the building is beyond repair. The property fronts on Seminary Avenue and backs to Buford Avenue (Route 30).

Judi McGee asked if the owners had made any inquiries into repairing the building. Continuing, she said if the goal is to enhance the historic district and streetscape, this project does not do that. It was noted that the opposite side of Seminary Avenue is not in the historic district. She asked if it was possible to save the trees along Seminary Avenue. Mr. Hockley said yes.

Peggy Gustafson said she had two issues - there is a gorgeous smaller house to the east and a ranch style house to the west, removing the middle building would be like removing a front tooth. She asked if there was any way to compromise - did anyone go through the house to determine what can't be repaired? Charles Hockley said that he will not repair the building; the cost would be prohibitive. He said he would be uncomfortable renting a property that had been vacant for 32 years. Continuing, he said the goal of the purchase was to demolish the building to provide parking for his employees. He wants to keep the business in the Borough for the foreseeable future. Mr. Hockley called the building a derelict and blighted building.

Ms. Gustafson asked if Mr. Hockley had ever filed a complaint with the Borough. He replied yes; a complaint was made to Borough Council. He said that the former owner would do some maintenance work to satisfy the complaint. Mr. Hockley said that he had tried over the years to purchase the property but the owner wanted an excessive amount of money. He went on to say that he had purchased the former Willis Weikert house next door and renovated it into office space in 2001.

Colleen Lingle, speaking as a real estate broker, said that the highest and best use of the property was a dwelling unit. She said that the exterior is in good condition. She would hate to see any building torn down. Is there any way to save the building and put parking spaces behind it? Charles Hockley replied that it wouldn't work with the Borough's setback and buffering requirements. Ms. Lingle continued saying that demolishing a building affects values of the surrounding properties.

Dale Gettel said that the building does not meet the definition of a blighted property. He reported that the house is structurally sound. Charles Hockley said the property was much more valuable to him as a parking lot. He said he has watched the building deteriorate since 1984; it is more valuable for the perpetuation of the business. He was not as concerned about dollars and cents.

Gary Shaffer asked Mr. Hockley if he was willing to postpone the Board's decision until the next month so that more information could be gathered. The other option would be for the Board to recommend that the application be denied. Mr. Hockley asked what type of information was needed. Mr. Shaffer explained that a rough estimate for renovations could be determined along with projected income. The owner could certainly challenge the information. The Historic District ordinance has a list of items the Board is to consider when reviewing an application for demolition. Mr. Hockley agreed to the extension of time until the August meeting.

Elwood Christ moved to table further review of the application until the August 17 meeting. Nancie Gudmestad seconded and the motion carried, 7 to 0.

B. Alteration. Replacement windows. New roof material. Replacement of rear porch. 28 E. High Street. Patricia Black, owner.

Background: The building at 28 E. Middle Street appears on the Sanborn Fire Insurance Map of November 1886. In 1903 the house was the residence of Peter Sheads and Miss Alice Sheads. The applicant proposes to replace the windows, change the roof material, replace the rear stairway railing and rebuild the rear porch. The footprint of the rear porch would remain the same but new footers will be built

Nancie Gudmestad asked if two types of roofing material were going to be used on the building. The contractor for the project, Shawn Smith, said that the drawings have a typographical error. A simulated standing seam roof will be installed on the entire building. Ms. Gudmestad then asked about the proposed railing for the rear stair and side porch. Mr. Smith said that there would be a horizontal rail with half-inch spindles. When asked about the windows, Mr. Smith said that all the windows are to be replaced with an Anderson true-divided light window. He presented a sample of the window to the Board. Nancie Gudmestad asked if the carved wood lintels will be saved. The applicant said yes.

Peggy Gustafson asked about the solid panel shutters the applicant was proposing for both the first and second floors, noting that louvered shutters are usually installed on the second floor. Ms. Gustafson expressed her concern that the decorative elements from the side porch were to be removed. Has any inquiry been made into whether Azek or other wood composite material could be used to recreate that design element? The owner agreed not to replace the balusters of the second floor porch and recreate missing ones to match.

After a question from Ms. Gustafson, the contractor explained that eight-inch beaded soffit panels would be installed on the porch ceilings over a solid surface.

Elwood Christ asked that the cooling tube in the rear be moved closer to the building.

Colleen Lingle said while she understands the need for a safer railing on the side porch she hoped to see the applicant redo the porch with the same decorative railing.

Judi McGee said that the building is one of triplets. Have you considered repairing the windows? The owner said the windows are painted shut; she is concerned about energy costs. Peggy Gustafson pointed out it is easy to reinstall the rope in the windows and that repair costs are about the same as replacement windows. The applicant is planning to replace only the sashes.

Findings of Fact: This is a sensitive building as defined by the Borough's Historic District Ordinance. The work proposed will be permanent making it a critical project. The building is also a contributing structure to the Gettysburg Battlefield National Register Historic District. The building maintains a high degree of architectural integrity. The building is visible from a public street and alley.

Shaffer made a motion to recommend to Borough Council that a Certificate of Appropriateness be issued to allow vinyl soffits, fascia and downspouts on the rear addition and the north extension of the building. The front and the sides of the front are to remain in wood. Elwood Christ seconded and the motion carried, 7 to 0.

Nancie Gudmestad moved to recommend that a Certificate of Appropriateness be issued for the replacement of the window sashes on the sides and rear with Anderson replacement sashes. Peggy Gustafson seconded and the motion carried, 5 to 2 with Judi McGee and Colleen Lingle dissenting.

Judi McGee moved to recommend to Borough Council that a Certificate of Appropriateness be denied for the replacement of windows on the front façade. The windows are to be restored. Colleen Lingle seconded and the motion carried, 7 to 0. The owner asked if it meant she could put storm windows back on. The storm windows are recommended but the horizontal lines need to match or, if the owner does not plan to open the front windows, a storm window with a single pane of glass would also work.

Gary Shaffer moved to recommend to Borough Council that a Certificate of Appropriateness be issued for the demolition of the rear addition and its replacement with a new brick addition; the demolition of the rear wood stairway and its replacement with a new staircase made of pressure treated lumber, treads and risers to be of Azek material. The stair stringers are to be covered with ½" by 12" rim board. Posts are to be covered with white vinyl sleeves. The railing maybe made of vinyl material. Nancie Gudmestad seconded and the motion carried, 7 to 0.

Elwood Christ moved to recommend to Borough Council that a Certificate of Appropriateness be issued for the replacement of the ceiling of the second story porch and the cladding of the structural boards with the railing to be repaired.

Gary Shaffer said that he had walked the streets looking at shutters. He said that the shutters on the building next door appear to be original and they consist of solid panels on both floors. The horizontal lines of the shutters need to match the muntins of the windows. Judi McGee moved to recommend to Borough Council that a Certificate of Appropriateness be issued for the replacement of shutters with vinyl panel shutters. Colleen Lingle seconded and the motion carried, 7 to 0.

Nancie Gudmestad made a motion to recommend to Borough Council that a Certificate of Appropriateness be issued for the replacement of the existing roof on the house and the new addition with a new standing-seam metal roof. Elwood Christ seconded and the motion carried, 7 to 0.

C. Alteration. Roof line. Rear Building. 169 N. Stratton Street. Michael Bramel and Nanette Hatzes, owners.

Background: The house at 169 N. Stratton Street is found on the April 1931 Sanborn Fire Insurance Map. The addition was added later and had housed a beauty salon for a number of years. The property now houses two rental dwelling units.

The owners propose to replace the flat roof on the rear addition to one with a slight slope. The new roof will have an eighth-inch rise for every two feet bringing no visible change per foot.

Findings of Fact: The proposed work is a change to the rear addition of a sensitive building, making this a minor project. The proposed work will not be a visible change.

Judi McGee moved to recommend to Borough Council that a Certificate of Appropriateness be approved for the change in the roofline to the rear addition of 169 N. Stratton Street. Nancie Gudmestad seconded the motion, which passed 7 to 0.

D. Alteration. Front windows. South Elevation infill. Second floor rear addition.

227 N. Washington Street. Daniel & Shannon Knudson, owners.

Background: The structure at 227 N. Washington Street, built ca. 1859, is a vernacular sample of a low-cost, two-story wood frame home, which was one of the first structures to be built opposite the Pennsylvania (Gettysburg) College Campus. The property's most unusual and unique architectural feature is its shape-the main section is a parallogram. Likely the owners, in an effort to maximize floor space within the boundaries of their lot (which was neither perpendicular to N. Washington Street nor Black's Gap or Mummasburg Road (now Mummasburg Street) had their home built to fit the constraints of their property lines. - Historical Resource Survey Form, April 1989. The house was the residence of Warren Gilbert according to the 1903 Gettysburg directory.

The home has been altered over the years. The previous owners made significant changes to the front elevation in the 1960s with changes made to the front entry and addition of storefront windows. Little original fabric remains.

Findings of Fact: The proposed work is a critical project to a contributing building to the Gettysburg Battlefield National Register Historic District and a sensitive building within the Gettysburg Borough Historic District. The owners purchased the building in June 2011. The owners are planning to make the building a viable part of the streetscape once again.

Dale Gettel said that this is a true blighted property and that he has been involved with the building as Code Enforcement Officer for the past several years.

Peggy Gustafson asked if the wood on the front would be replaced. Paul Kellett, speaking on behalf of the owners, said that Smart Siding/Smart Trim a wood composite material made with fiberglass will be used to side and trim the building. Composite material will give the appearance of wood.

Elwood Christ pointed out how the building sits cockeyed on the lot. The original building lots angled off Washington Street. He asked if the infill on the south elevation was to house the staircase. Mr. Kellett said yes, an interior stairway was critical to the project.

Judi McGee suggested a paint color other than white. She suggested they pick a historic color scheme since the house has a high degree of historical significance.

Peggy Gustafson moved to recommend to Borough Council that a Certificate of Appropriateness be issued for the replacement of the front elevation windows, in-fill construction on the south elevation and the second-story, rear addition as shown on the application drawings. Nancie Gudmestad seconded and the motion carried, 7 to 0.

E. Alteration. Exterior. 331 S. Washington Street. Robert & Judith Cullison, owners.

Background: The half lot and building now known as 331 S. Washington Street is a contributing property to the Gettysburg Battlefield National Register Historic District under Criterion A for its role in the development of the southwestern section of Gettysburg as a working class, mixed-race neighborhood. As the Gettysburg tourism economy boomed through the decades of the 1870s, 1880s and 1990s, this neighborhood grew with low-cost housing, catering to the immigrant and black service workers flocking to the Gettysburg area. - Historic Resource Survey Form 2009. Calvin Andrews was the resident of 331 S. Washington Street according to the 1903 Gettysburg directory. There were no changes to the property between 1904-1915 according to the tax records. Changes after that date suggest that this house was built after 1915. The house as it is today shows three types of siding, the original German lap siding, asphalt Insulbrick sheets and finally wood panels installed on horizontal furring strips

Findings of Fact: The house at 331 S. Washington Street is located in the Gettysburg Borough Historic District as determined by ordinance. The house, a contributing structure to the Gettysburg Battlefield National Register Historic District, has been compromised by additions and various layers of siding.

Paul Kellett, representing the owner, explained that the various layers of siding would be removed and replaced with Smart Siding as described above in the review of 227 N. Washington Street. The front door will be replaced with a wood door. All four elevations will have new siding.

Dale Gettel reported that the new siding will resolve several code enforcement issues and he appreciates the assistance Mr. Kellett is providing the owner.

Judi McGee asked about the door on the second floor rear. Mr. Kellett said that the door will be removed and sided over. Mr. Kellett said he would replace the windows with all wood sashes and storm windows. The owner wants to keep the sidelights to bring more light to the interior of the home. The front stoop will be restored.

Peggy Gustafson applauded the efforts being taken.

Colleen Lingle moved to recommend to Borough Council that a Certificate of Appropriateness be issued for the installation of new alternate siding, wood window sashes and front door and storm windows. Judi McGee seconded and the motion carried, 7 to 0.

Gary Shaffer recused himself due to a fiduciary relationship with the following three applicants. Elwood Christ became acting chairman.

F. New construction. Warehouse. Rear of 41 Steinwehr Avenue, Jane & Tony Strickland, owners.

Background: The house at 41 Steinwehr Avenue predates 1903 when it served as the residence of Millard M. Tawney. The building continued to serve as a single family residence until 2006 when purchased by the current owner for retail use.

The owners of 41 Steinwehr Avenue proposes the construction of a new accessory building to the rear of the property. The new building will house inventory for the owner's businesses on Steinwehr Avenue. Gary Shaffer described the building as a simple building with some embellishments.

Nancie Gudmestad asked about the siding - is it really going to be metal? Mr. Shaffer said, yes, it would be metal siding with distressed vertical ribs, most likely painted red. When asked about the difference in height of the second floor from the west elevation to the east elevation, Mr. Shaffer explained that there would be steps within the building to deal with the change in elevation.

Peggy Gustafson asked about the length of the building noting that the second building after this one to the south was closer to the alley. Gary Shaffer explained that it was built before zoning went into effect.

Elwood Christ asked if there was going to be any exterior lighting. Mr. Shaffer said that would probably be an exterior fixture over the service door facing the alley.

Scott Dellett said that one of the conditions for Land Development Plan approval was a Certificate of Appropriateness for the building.

Peggy Gustafson moved to recommend that Borough Council issue a certificate of Appropriateness. Judi McGee seconded and the motion carried, 6 to 0, with one abstention.

G. Alteration. Front Porch. 232 W. Middle Street. Cheri Uhrinek, owner.

The applicant proposes to replace a wood porch with a new covered, masonry front porch. The trim would consist of composite materials. The porch will be a bit wider to center the porch on the front door. The applicant also proposes the installation of vinyl-clad wood windows to replace the existing wood windows. The door surround will be made of Azek.

Nancie Gudmestad asked if the transom window would be replaced. The answer was no. She noted that the proposed porch would be quite different from the one at 234 W. Middle Street, the other half of the duplex. The porch spindles will be made of aluminum. They were unable to find the spindles in vinyl. The porch posts will be made of turned aluminum, as they were unable to find the appropriate ones in fiberglass or a composite material. The porch posts and spindles can be painted in the future if desired. The porch will match the house trim in color.

Peggy Gustafson moved to recommend that a Certificate of Appropriateness be approved by Borough Council for a new front porch. Nancie Gudmestad seconded. Elwood Christ asked for verification that the Azek will be flat to match the existing trim. Mr. Edgar replied yes. The motion carried, 6 to 0, with one abstention.

H. Signage. 125 S. Washington Street. Adams County Arts Council, owner.

Gary Shaffer explained that the application was submitted to advance the process of getting the theater marquee approved. The applicant wishes to install a backlit marquee-style sign over the front entrance.

Judi McGee asked how much light there would be. The backlit portion would be three by fifteen feet. Gary Shaffer said the purpose was to draw attention to the entrance. It was noted that the only items allowed to be backlit in the Historic District are theater marquees.

Peggy Gustafson asked why this was before HARB, shouldn't it go before the Zoning Hearing Board instead? She asked if clamshell light fixtures wouldn't be more appropriate. Chris Gladfelter said that they wanted to change the lettering on the sign for various programs. They are planning to use colored glass to replicate the design of the window. She pointed out that it would be a multi-function building.

Scott Dellett said he will present information to the Borough Solicitor. He will then provide options to the applicant. The end of October has been set for the building's grand opening. Ms. Gladfelter said the building should be substantially complete by the end of August.

Judi McGee moved to table further review until it is determined by the solicitor whether HARB has jurisdiction. Dale Gettel seconded and the motion passed, 6 to 0, with one abstention.

Gary Shaffer rejoined the Board for the review of the following applications.

I. Alteration. South Elevation - Exterior Stairway. East Elevation - ADA ramp/handrail.

219 Steinwehr Avenue. Maurice (Sam) Small, owner.

The current owners purchased the building in late 2009. The owner wishes to reinstall a exterior staircase to the second floor apartment. The previous set of stairs were removed by the previous owner before settlement. Photos of the earlier staircase are not available. The window located below the second-story door will be removed and covered with siding. The siding will be replaced on front portion of the building. The applicant also proposes to install an ADA-compliant ramp at the front brick portion of the building with an black aluminum or steel handrail. Two styles of handrail are being considered - one similar to that installed at 100-102 Chambersburg Street or the one installed at Codori's, 2 York Street.

Nancie Gudmestad asked how the apartment is accessed now. Peter Martin said that access is from within the building. The proposed staircase will be made of treated lumber with polyvinyl decking. A landing will be built at the double door with split block masonry steps to reach the door.

Gary Shaffer recommended that the light fixture at the side be relocated - there a limit of one-and-a-half-inch intrusion on steps.

Elwood Christ asked how far do the side landing and steps intrude into the driveway. Peter Martin said six feet. When asked if the chain link fence was the property line, he said yes.

Gary Shaffer asked for clarification of the ramp design. Dale Gettel said there is four-and-a-half feet between the edge of the ramp and the curb. The ramp will have a plain concrete face.

Gary Shaffer moved to recommend that Borough Council issue a Certificate of Appropriateness for new stairs and an entrance landing on the south side. Nancie Gudmestad seconded and the motion carried, 7 to 0.

Gary Shaffer made a motion to recommend that, if the ramp is determined to be ADA compliant, the Borough Council issue a Certificate of Appropriateness for a black railing with a traditional profile on the eastern edge of the ramp. Nancie Gudmestad seconded and the motion carried, 7 to 0.

J. Demolition. Three houses/duplexes and one office structure. Jacqueline White, owner.

The applicant, Jacqueline White, owner of the Dobbin House, proposes the demolition of four structures on S. Washington Street - three residential buildings and one commercial building.

Background: The parcel identified as 688-692 S. Washington Street at one time housed two buildings. The brick structure at 688 S. Washington Street was a teahouse operated by Rebecca E and Harry E. Clay and was demolished in 1990. The remaining building is a duplex identified as 690-692 S. Washington Street, built between 1923 and 1925. The Clays lived at 690 S. Washington Street. The Clay's tea shop was significant in the "development of Black entrepreneurship in the Borough and in the nation as a whole." - Historic Resource Survey for 688 S. Washington Street.

The frame duplex at 696-698 S. Washington Street appears on April 1931 Sanborn Fire Insurance Map.

The structure identified as 700-702 S. Washington Street is a two-story frame National Folk-Style duplex built between 1888 and 1902. It was the home built for Charles A. Timber and his family where they lived for more than 40 years. Few changes have been made to the house, a reminder of the thriving African-American community that existed on S. Washington Street. The original siding and windows were replaced in 1994 by Robert McGlaughlin, the former owner.

The commercial building at 712 S. Washington Street serves as offices for the Dobbin House. The cinder block building appears on the April 1931 Sanborn Fire Insurance Map.

Dale Gettel said that putting parking lots along a street does not add to the appearance of the street. He would recommend that the owner come forward with a plan for the new construction of houses along S. Washington Street.

Gary Shaffer said that this is an instance of demolition by neglect. He said that the Board's focus is limited to the protection of the buildings and maintenance of the character of the area. Demolition without replacement structures changes the village character of the neighborhood.

Peggy Gustafson said that this area could be used to interpret historic events not be left as a vast open landscape. The application does not explain how Ms. White's dining room would fit into the viewscape. She wanted to know why the apartments were not maintained. When looking in the windows she did not see what was shown in the photographs submitted as part of the application. Ms. Gustafson said she has seen houses like these that have been renovated. She did not see water dripping through ceilings as was described in the application. You can see how badly the buildings have been neglected, she said.

Colleen Lingle said that 700-702 S. Washington Street has a stone foundation typical of older buildings. She can't see tearing down buildings for a parking lot.

Gary Shaffer said the Borough has failed to develop a comprehensive parking plan, noting significant issues on Steinwehr Avenue. He said that the Dobbin House is a clear anchor. There could be small Civil War shops along S. Washington Street; she would not have to be a landlord for dwelling units.

Peter Martin said the owner, now that she has assembled a number of contiguous properties, would like to redevelop the site into a pedestrian streetscape.

Elwood Christ moved to table further review of the applications for at least one month. Colleen Lingle seconded and the motion carried, 7 to 0.

The meeting adjourned at 11:05 pm.

Respectfully submitted,

Merry V. Bush,

Planner and Historic District Administrator