HARB Minutes
Historic Architectural Review Board
Meeting Minutes
November 16, 2011
Acting Vice Chair Peggy Gustafson called the Historical Architectural Review Board (HARB) to order on Wednesday, November 16, 2011 at 7:30 p.m. The meeting was held at the Gettysburg Borough Building, 59 East High Street. Those in attendance were: Board members Nancie Gudmestad, Colleen Lingle and Dale Gettel, Code Enforcement Officer; and Scott Dellett, Planning Director. Chairman Gary Shaffer was also in attendance; however, due to a fiduciary relationship with an applicant on the agenda, Mr. Shaffer recused himself and sat in the audience for the first part of the meeting. Ms. Gustafson assumed the role of Acting Chair. Board Member Judi McGee and Merry V. Bush, Borough Planning Technician and Historic District Administrator were absent. Also in attendance were Jacqueline White, owner of three parcels on South Washington Street and Mark Walters of The Gettysburg Times.
Ms. Gustafson 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 the application at its December 12, 2011 meeting.
Review of Agenda and Minutes
There were no changes to the agenda. Ms. Gudemstad made the motion to accept the minutes of the October 19, 2011 meeting as presented; Mr. Gettel seconded. The minutes were approved, 4-to-0.
Certificates of Appropriateness
A. Demolition. 688-690 South Washington Street, 696-698 South Washington Street, 700-702 South Washington Street, Jacqueline White, Owner.
Ms. Gustafson noted that the application was tabled at last month’s meeting. Mr. Dellett presented the description of the application and building histories.
Mr. Shaffer said he had no additional information from what was presented at the previous two meetings. He reiterated that the intent of the application was to determine whether the owner’s development plan could proceed before she entered into any significant costs. The first step in the process, Mr. Shaffer said, was to get a Certificate of Appropriateness from the Board to demolish three building and construct replacement buildings. Mr. Shaffer said he envisioned a streetscape with modest buildings that would be in character with the existing buildings.
Ms. Gudmestad asked Ms. White her plans for the proposed buildings. Ms. White said her plans are to use the buildings as offices for the Dobbin House and residences.
Ms. Lingle asked why the three buildings that were proposed for demolition had not been maintained. She said buyers of historical properties have the responsibility to maintain the buildings. She asked that if the owner can afford to construct new building, why was Ms. White not able to maintain them.
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Mr. Shaffer said the owner and adjacent properties had a need for additional parking. He noted the number of well-maintained buildings along Steinwehr Avenue and added the individual buildings proposed for demolition did not have any value and use.
Ms. Lingle said as far as the historical value, it made sense to renovate the buildings. Mr. Shaffer responded certain buildings have historical integrity so significant that they need to be preserved. In the past 30 years, Mr. Shaffer said, there have been other efforts to preserve the historical nature of the neighborhood. He gave an example of the efforts preserve the character of the neighborhood on North Washington Street.
Mr. Shaffer said the South Washington Street neighborhood is in transition; the neighborhood has been getting more intense development. The applicant proposes the structures as a buffer to the proposed parking lot as a means to protect the existing character of the neighborhood. The proposed structures, Mr. Shaffer said, will result in the loss of 11 to 12 parking spaces. At the time of purchase, the existing buildings needed repairs, but they have a limited value.
Ms. Lingle said if the structures are not rebuilt, tax revenues will be lost.
Ms. Gustafson applauded Ms. White for her efforts on preserving other properties. Referring to the Steinwehr Avenue master plan, she asked if Ms. White would consider providing a leisure area with fences and trees. Ms. White responded she would definitely consider that proposal.
Ms. Gudmestad expressed her concern about the applicant’s ability to use the proposed buildings if the Board permitted the demolition of the existing structures. Mr. Shaffer said the applicant would investigate that issue, but Ms. White’s plan was to construct usable buildings.
Ms. Gustafson read the permitted uses in the HC Health Care Zoning District. Mr. Shaffer said one of the reasons for no replacement buildings is because the present Zoning Ordinance does not allow for uses. He acknowledged that the applicant would have to work out the zoning issues to get what Ms. White wants. The zoning regulations, Mr. Shaffer said, are too limiting.
Ms. White said she will not demolish the buildings until she knows what will happen with the zoning.
Ms. Gustafson read the findings of fact for the subject properties and asked for a motion. She referred to the Planning Department memorandum dated November 15, 2011 as the basis for the motion.
Ms. Lingle noted that nothing could be done until the zoning in the area was revised.
Mr. Gettel said the buildings could be repaired and reused. The buildings have not been maintained and have been subject to demolition by neglect – the property owner was cited for 12 or 13 violations.
Mr. Gettel made a motion to recommend Borough Council issue a Certificate of Appropriateness subject to the following conditions:
1. The applicant shall construct three replacement buildings to replace the three buildings being proposed for demolition on the subject properties.
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1. The issuance of all required permits and completed construction of the three replacement buildings on the applicant’s subject properties or adjacent properties shall take place concurrently with the construction of the parking lot on the subject properties.
1. Construction of the three replacement buildings for the three buildings being proposed for demolition shall be completed on or before two years from the date of demolition of the three buildings being proposed for demolition.
1. The design and location of the three replacement buildings shall reflect the original structures, including, but not limited to, height, scale and relationship to the existing streetscape.
1. Before initiating any demolition of the three buildings being proposed for demolition, a detailed architectural design of the three replacement buildings for the three buildings being proposed for demolition must be approved by HARB.
1. Before demolition of the three buildings being proposed for demolition commences, a bond shall be provided to the Borough in the amount needed to cover costs of the designed replacement buildings of the three buildings being proposed for demolition.
Board members continued discussion. Ms. Lingle said she would prefer to keep and renovate the existing buildings; that the buildings were purposely let go so the owner could have a parking lot. A historic building, she said, is not replaceable. Ms. Gustafson said she hated to see the buildings demolished. Ms. Gudmestad asked where would people park. Ms. White said at the proposed parking lot if it is allowed.
On a roll call vote, the motion passed, 4-to-0, with Mr. Shaffer abstaining.
Staff Reports
Mr. Shaffer, Ms. Lingle and Ms. Gustafson provided a report on the HARB Workshop held on Monday, November 14, 2011 at Mechanicsburg Borough. Ms. Lingle said it was nice to hear from other municipalities with historic boards in the area face similar problems. She noted that some boards have a structural engineer review the structure and provide a report before a decision is made on demolition. Ms. Gustafson said board members should have the option to walk into a building proposed for demolition. Board members held a general discussion regarding demolition and the need to include a definition of "historic" in the ordinance.
The meeting adjourned at 8:40 p.m.
Respectfully submitted,
Scott Dellett, AICP
Planning Director