HARB Minutes
Historic Architectural Review Board
Meeting Minutes
August 17, 2011
Chairman Gary Shaffer called the Historical Architectural Review Board (HARB) to order on Wednesday, August 17, 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, Peggy Gustafson, Colleen Lingle and Dale Gettel, Code Enforcement Officer; Merry Bush, Borough Planner and Historic District Administrator; and Scott Dellett, Planning Director. Judi McGee and Nancie Gudmestad were absent.
Others in attendance were: Charles Hockley, H&O Realty Partnership and Erik Vranich, Wm. F. Hill & Associates, for 11 Seminary Avenue; Clodius Willis and Mark Austin, contractor, for 140 E. Middle Street; Rebecca Brown, 334 Baltimore Street; Brian Adgate, Morgan Keller, and Hannah Weikel, Zavos Architecture and Design, for 101 Chambersburg Street; and Jon Muller. Present from the media were: Scot Pitzer, Gettysburg Times, and Tim Prudente, Evening Sun.
Gary Shaffer introduced the Board members and explained the procedures that would be followed during the meeting. 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 September 12, 2011 meeting.
Review of Agenda and Minutes
A letter was received asking that the Jacqueline White application be further tabled until the September meeting. There were no other changes or additions to the agenda. Peggy Gustafson moved to accept the July 20, 2011 minutes as submitted. Dale Gettel seconded and the motion carried unanimously.
Certificates of Appropriateness
Old Business
A. Demolition. 11 Seminary Avenue. Charles and Beverly Hockley, H & O Realty Partnership, owners. The application was tabled at the July 20, 2011 meeting.
Gary Shaffer said that it is hard to imagine that the building is a critical piece of the Historic District. The building, part of a mixed use neighborhood, has no historical significance. The property is in the Historical District most likely because the rear property line abuts Route 30. The property is zoned General Commercial; a parking lot is a permitted use within that district.
Continuing, Mr. Shaffer said that it is the intention of the owner to improve the streetscape. The property immediately to the west, also facing Seminary Avenue, is not located within the Historic District. According to Section 110.1.B of Chapter 11 Historic Districts, the Board is to consider the affect of the demolition on the overall appearance of the street upon which the building is located, including the continuity of the building line.
The rear of the property faces the Buford Avenue gateway to the Borough. The Buford Avenue section was added to the Historic District in 1989 in order to protect the streetscape. The building has been vacant for 30 or so years and while it could be brought back to a single- or two-family residential use, the owner does not wish to do that. The current owner was not the one who allowed the building to sit empty for all those years.
Criteria listed in the Historic District Ordinance allows the Board to consider the historic significance of the building, whether the building contributes to the historic character of the district and whether demolition is necessary for public health, safety and welfare. If the Board determines that demolition is undesirable, it may recommend that the demolition be postponed for a period not exceeding nine months from the date of Borough Council's decision in order to find another use for the building. The current owner purchased the property vacant and has no history of rental income or taxes. Gary Shaffer asked if the Board could determine that the demolition undesirable or provide documentation of its historic significance.
The structure at 11 Seminary Avenue is a sensitive building, being more than 50 years old, and the proposed demolition is defined as a critical project. Two items under Section 110.1, may be considered: Subsection A. The effect of the proposed change on the general historic and architectural nature of the district; and Subsection B. The effect of the proposed change on the overall appearance of the street on which it is located, including the continuity of the building line.
Peggy Gustafson asked Charles Hockley how many employee cars are parked on the insurance building site. He replied that 14 spots are located on the lot of 132 Buford Avenue; his employees use 10 spaces leaving four for clients. In addition, there are four employees who work at 55 Seminary Avenue, two park in the driveway in front of the garage. There are also six or seven employee vehicles parked on N. Howard Avenue. Seminary Avenue is limited to two-hour parking. His goal is to keep the business in the Borough and moving employees away from Howard Avenue is part of that goal.
Dale Gettel, speaking as a HARB member, said that just because a building is vacant it doesn't necessarily mean that the use has been abandoned.
Findings of Fact: The structure at 11 Seminary Avenue is a sensitive building as defined in the Historic District Ordinance. Demolition of a building is a permanent change making this a critical project. Review of proposed demolitions must be based upon special criteria as set forth by the ordinance. The property fronts on Seminary Avenue with the rear yard abutting the Buford Avenue gateway. The property has been vacant for over 30 years, though the current owner is not the one who allowed the property to sit vacant and deteriorate by neglect.
Peggy Gustafson said that a motion recommending demolition is a difficult one to make. She added though the need for parking is critical, it is a nice building.
Gary Shaffer made a motion to recommend to Borough Council, despite the undesirable demolition by merit, that a Certificate of Appropriateness be issued for the demolition of 11 Seminary Avenue. A role call vote was taken. Those voting in favor were Peggy Gustafson, Dale Gettel, Colleen Lingle and Gary Shaffer. Elwood Christ voted against the motion. Peggy Gustafson and Colleen Lingle said they voted reluctantly voted in favor. Dale Gettel said he only voted in favor because of the location. The motion carried, 4 to 1, with Elwood Christ dissenting. Elwood Christ explained his vote saying that "I'm the historian, the advocate for the building, the resource itself. The building is sound except for the interior. We should do all we can to preserve the residential nature of the streetscape. The building should be retained for adaptive reuse."
Charles Hockley said he would pledge to make the parking lot appear more residential with low fencing. Peggy Gustafson said she appreciated Mr. Hockley making the consideration to retain a residential appearance.
New Business
A. Alteration. Replace windows on south elevations. 334 Baltimore Street, Rebecca Brown, owner.
The applicant proposes to replace three windows on the south elevation as shown on the provided drawing. These three are the only ones that are rotting; the others remain in good condition.
Peggy Gustafson asked if the windows would maintain the one-over-one configuration and if the windows will fit into the existing frame. Rebecca Brown, the owner, said yes to both questions.
Findings of Fact: The building located at 334 Baltimore Street is located in the Gettysburg Borough Historic District as determined by ordinance and is also located within the Gettysburg Battlefield National Register Historic District. The building retains a great deal of architectural significance. The south elevation has limited visibility; the proposed change is not on the primary street elevation. The proposed type of window has been previously approved by this Board.
Peggy Gustafson moved to recommend to Borough Council that a Certificate of Appropriateness be issued for the installation of three new sash units on the south elevation as noted in the application. Elwood Christ seconded and the motion carried 5 to 0.
B. Alteration. Replace front porch. 140 East Middle Street, Clodius and Maxine Willis, owners.
Gary Shaffer asked for clarification - will the entire porch be replaced? The owner said that the porch decking and fascia would be replaced with an alternate material. Mark Austin, the contractor, provided a sample of the product made of plastic. The material does not contain any wood fiber. Tendura, a composite material of wood and resin, was taken off the market. The proposed product is from Azek. The columns will remain.
Colleen Lingle said she thought the material was beautiful.
Dale Gettel asked if the porch joists needed to be replaced. Mark Austin said yes. Mr. Gettel reminded him that a UCC application would be required. Mr. Austin said that the proposed material for the decking and fascia is unlike the wood-resin composite material since it does not mold. The material, according to the contractor, really fools the eye. Dale Gettel asked if this material would buckle if tightly installed. Mr. Austin said the biggest problem was with long runs of board that could have expansion/separation issues.
When asked about the co-efficient of [thermal] expansion (how the size of a material changes with an increase in temperature), Mark Austin explained that if a small gap was allowed between two long abutting pieces of the material, there may be some issue with buckling. For this project, however, the maximum length of board is seven feet installed crossways.
Findings of Fact: The structure at 140 E. Middle Street is a sensitive building as defined by the Gettysburg Borough Historic District Ordinance. It is a contributing structure to the Gettysburg Battlefield National Register Historic District by its age. It is a critical project with the use of an alternate material on a highly visible elevation. The house retains a high degree of architectural merit and integrity.
Elwood Christ moved to recommend to Borough Council that a Certificate of Appropriateness be issued for the replacement of the porch decking and fascia with an alternate material. Dale Gettel seconded and the motion carried, 5 to 0.
C. Alteration. Install light fixtures, handicap ramp, mechanical units, enclosures and signage.
101 Chambersburg Street. Trelar, Inc. applicant/Gina LeVan, owner.
The proposed work for 101 Chambersburg Street will have the most impact on the rear of the building with the installation of exhaust fans, louvers and a dumpster enclosure. A small condensing unit will be installed on the western side of the roof visible only from the adjacent bank parking lot.
Peggy Gustafson asked about the fence used for the dumpster enclosure referring to the photo shown in the plans. The photo shows a stained fence. The applicant said that the enclosure would be painted white or another neutral color. Ms. Gustafson asked about the signage on the window would be one solid block. The applicant said the decal sign would be cut out around the name and the figure of the boy. Ms. Gustafson asked about the wattage of the light. The applicant said it would be low wattage to a maximum of 50 watts.
Findings of Fact: The structure at 101 Chambersburg Street is a sensitive building as defined by the Gettysburg Borough Historic District Ordinance. It is a contributing structure to the Gettysburg Battlefield National Register Historic District. The building maintains a high degree of architectural significance. The work is limited to the west and north elevations, the least visible of the four elevations though all are highly visible.
Elwood Christ moved to recommend that Borough Council issue a Certificate of Appropriateness for the necessary mechanical equipment and dumpster enclosure as described in the application. Peggy Gustafson seconded and the motion carried, 5 to 0.
Staff Reports
Elwood Christ said that his term is up and he has asked that he not be reappointed.
Staff has not heard from the Borough Solicitor regarding the proposed internally lit marquee sign for the Arts Council Education Center, 125 S. Washington Street. If it is determined that the Board has jurisdiction, the application will again be placed on the agenda.
The meeting adjourned at 9:00 pm.
Respectfully submitted,
Merry V. Bush,
Planner and Historic District Administrator