HARB Minutes

Historic Architectural Review Board
Meeting Minutes

January 20, 2010

Chairman Gary Shaffer called the Historical Architectural Review Board to order at 7:32 p.m. Wednesday, January 20, 2010 Those in attendance were Board members Peggy Gustafson, Nancie Gudmestad, Elwood Christ, Judi McGee, Dale Gettel, Code Enforcement Officer; and Merry Bush, Borough Planner and Historic District Administrator. A full quorum was present although the real estate broker position remains open.

Others in attendance were Willis Messersmith, Handyman Services, for 106-108 and 116-118 Carlisle Street; Bob Crouthamel for 121 N. Stratton Street and 225, 227, 229 and 231 S. Washington Street; Terri Hamrick for Survivors, Inc; Richard Watson, 232 N. Washington Street; Stephanie McIlwee, Olde Getty Place, Jesse Mills and Dwayne Mills for 53 W. High Street.

Reorganization

As usual during the first meeting of the year, the Board reorganized. Merry Bush opened the floor for nominations for chairman. Gary Shaffer was nominated for chairman by Peggy Gustafson. Nancie Gudmestad seconded the nomination. There were no additional nominations. Mr. Shaffer said he would accept the position at least until August when his 20th year on the Board ends. At that time he may decide to leave the Board. Gary Shaffer resumed the role of chairman.

Nancie Gudmestad nominated Elwood Christ for vice chairman. Judi McGee seconded. There being no other nominations, Elwood Christ was named vice chairman.

Review of Agenda and Minutes

There was one addition to the agenda, a proposed ADA ramp for 23-25 York Street. Peggy Gustafson clarified her comments regarding the windows at 212 York Street as presented in the minutes of the December 17, 2009 meeting. In the fifth paragraph under the third sentence should read - Peggy Gustafson said that the windows were two to three inches below the top of the windows frame and cannot be considered "custom" windows. Dale Gettel moved to accept the minutes as amended. Judi McGee seconded and the motion carried, 6 to 0.

Mr. Shaffer introduced the members and explained the procedure 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 meet next on Monday, February 8, 2010.

Certificates of Appropriateness

A. Alteration. Replace windows, gutter & downspout. Alternate siding, 53 W. High Street. Jesse Mills, owner.

Elwood Christ said that 53 W. High Street is located next to three houses that are definitely Civil War buildings, built in 1863 after the battle. It is quite likely that this very similar looking house is also a Civil War house.

Jesse Mills proposes to install new wood windows to replace the existing ones in the front elevation of his house. The all wood windows by Pella will have the same light configuration of the existing windows. The applicant also proposes to replace the existing aluminum siding with a fiber cement siding with a seven-inch reveal.

Judi McGee asked about storm windows. Mr. Mills said he was not planning on replacing the storm windows at this time.

Nancie Gudmestad asked whether the new siding would be installed with the smooth or the wood grain (textured) side visible. She noted that both are available. The owner said that he preferred the textured side and that he hoped to match the existing yellow color of front elevation. Continuing Ms. Gudmestad asked about the overhang above the front door. Mr. Mills said that the overhang will be repaired and repainted. Vinyl will be removed from the trim and the wood painted.

Peggy Gustafson asked if new shutters would be installed. She noted that new ones would have to look like they close and just cover the glass. Ms. Gustafson asked if anyone had looked under the vinyl siding to see what was there. Jesse Mills responded that no one had looked.

Elwood Christ asked if there were plans to do anything with the base of the front porch. The owner replied that it would remain brick.

Gary Shaffer said that there is no difference in cost between smooth or textured siding, however, the Board does not approve textured siding as it holds dirt. Original wood would have had a smooth surface. A rough surface would evolve over time if siding was poorly maintained. Continuing, Mr. Shaffer said that when the aluminum siding was installed the three-inch corner board were removed. He asked if the applicant would be willing to reinstall the corner boards. Mr. Mills said yes.

Nancie Gudmestad asked what type of door was replacing the existing front door. Jesse Mills said that the existing door would remain. Ms. Gudmestad suggested that the first floor windows may have been shortened at some time in the past and wondered if Mr. Mills would consider lengthening the windows if they had been shortened. Gary Shaffer said that the Board could only require the windows to be maintained in their existing size and configuration. The Board could not require the building to be returned to its original state but may make those suggestions.

Findings of Fact: The house at 53 W. High Street is a contributing structure to the Gettysburg Battlefield National Register Historic District and a sensitive building located within the Gettysburg Borough Historic District as determined by ordinance. The proposed changes are permanent in nature making this a critical project requiring review by this Board.

The home maintains a mixed degree of integrity circa 1870. The existing windows are not original and alternate siding has already been installed.

Elwood Christ said that although the windows are not original they have existed for many years. The Board can only call for replacement in-kind since we do not know what the original windows looked like. According to research, this is one of the original 210 town lots laid out by James Gettys. Research continues into the history of the building.

Gary Shaffer moved to recommend the issuance of a Certificate of Appropriateness for the replacement windows the applicant has requested. The Board will further check existing research to determine the exact date of construction giving the owner the choice in the configuration of the window lights. The cement board siding must have a smooth finish and two three-inch corner boards are to be installed. Nancie Gudmestad seconded the motion. During discussion Peggy Gustafson suggested that downspout on the right-hand side of the porch be relocated so that the water does not empty onto the step. The motion passed 6 to 0.

B. Alteration. Porch railing and balustrades. S. Stratton Street. Terri Hamrick, applicant.

The applicant proposes to install a porch guardrail as well as handrails on the steps and sloped sidewalk. Elwood Christ asked if the proposed material was vinyl. Terri Hamrick said that the rail system was made from extruded PVC. She noted that the organization has very little ability to maintain the building "and maintain it well."

Gary Shaffer said that because this is a guardrail system, a second handrail attached to the guard will need to be installed on the steps and sloped sidewalk. The porch height on the north corner is over 30 inches therefore a 42-inch guard must be installed on the side next to the parking lot. A railing the height of 36 inches can be installed across the front of the porch. This is according to the International Building Code (IBC).

Peggy Gustafson asked if Gary Shaffer was suggesting that the railing around the porch be two different heights. Mr. Shaffer said yes, when the north guard rail is attached to the corner post, the difference in height will hardly be noticeable from the street.

Findings of Fact: The building on S. Stratton Street is a contributing structure to the Gettysburg Battlefield National Register Historic District and is a sensitive building located within the Gettysburg Borough Historic District. The proposed alteration would be highly visible from the street. The project being a permanent changes makes this a critical project requiring a review by this Board and a Certificate of Appropriateness. The proposed railing system is in character with the age of the building and will comply with the building code.

Peggy Gustafson moved to recommend that a Certificate of Appropriateness be issued for this handrail and guard system. Elwood Christ seconded the motion and it carried, 6 to 0.

C. Demolition. Garages. 106-108 and 116-118 Carlisle St. Peg Becker and Grace Reaver, owners. Carolyn Sterner, property manager.

The owners of these two properties wish to demolish the two garages located at the rear of the two properties. According to Willis Messersmith, who was representing the property manager and the owners, they are having difficulty renting the dwelling units because there is no off-street parking available.

Joseph Weible, a local farmer and wagon maker, built his mansion at 116-118 Carlisle Street in 1860. The one-story gabled roof brick structure in the rear was built between 1890 and 1941. The front building at 106-108 Carlisle Street was built ca. 1916. There is no record of when the block garage was built.

Peggy Gustafson asked how many dwelling units were in each building. The applicant provided the following information: 106 Carlisle - 3 units; 108 Carlisle - 1 unit; 116 Carlisle - 3 units; 118 Carlisle - 3 units. Ms. Gustafson asked how many vehicles can be parked in the garage with the peaked roof. Mr. Messersmith said 3 cars at the most could park inside.

Elwood Christ asked if the owner had considered altering the entrance to the older building. He suggested that it might be an option to demolishing it. He noted that the building to the rear of 106-108 Carlisle is not a building of refined character. He asked the owner what was planned for the site once the building was demolished. The applicant said that it would be covered with stone or asphalt and stripped to make parking spaces.

Findings of Fact: 106-108 Carlisle Street. The garage is a utilitarian structure located on an alley with limited visibility from Carlisle Street. The structure has no significant architectural merit.

Findings of Fact: 116-118 Carlisle Street. An older garage, with a simple design, has the characteristics of early rear buildings in Gettysburg. The roof has been modified.

Gary Shaffer asked if these back buildings really have a purpose. He said he did not have great affection for these buildings and noted that it would probably be safer for the residents if the space was wide open.

Peggy Gustafson said she would agree to demolishing the garages if we would be allowing the owners to maintain income producing properties and the front buildings to be maintained in good condition.

Gary Shaffer said that in his opinion the garages do not add to the Historic District.

Peggy Gustafson made a motion to recommend that Borough Council approve the demolition of the 3-bay concrete block garage to the rear of 106-108 Carlisle Street. Nancie Gudmestad seconded and the motion carried, 6 to 0.

Nancie Gudmestad said she wondered if a steel beam could be installed in the garage at 116-118 Carlisle Street to allow the entrance to be widened. She said that the Board does not know enough about it to know if there is any historic significance to the building.

Judi McGee moved to recommend that the Board postpone further consideration of the application for demolition of the garage at 116-118 Carlisle State for 60-days. Nancie Gudmestad seconded the motion. The time will allow further research by Elwood Christ, Gary Shaffer, Peggy Gustafson and Merry Bush. We need to be sure before we approve demolishing the garage. The motion carried 6 to 0.

D. Alteration. Roof solar panels. 232 S. Washington Street. Richard Watson, Jr, owner.

The applicant proposes to install photo voltaic cells on both the east- and west-facing roof surfaces. This is the first applicant for this new energy technology in the Borough. The house is part of duplex recently constructed on the former Diggs-Monroe site. The work was completed within the last several years.

The applicant said that each roof surface could hold 12 to 15 panels. The panels would follow the slope of the roof and have a four to six-inch profile.

Richard Watson, the property owner, said that the Pennsylvania Sunshine Grant Program would pay $2.25 per watt up to 10,000 watts (10K). The average cost for 5KW for a residence is $30,000.

Mr. Watson said that rails are lag bolted into the rafters and the PV panels are installed into the rails. The lag bolts have rubber gaskets that to prevent water from seeping under the roof. Peggy Gustafson asked how heavy the panels are. Mr. Watson said that they weigh about 40 pounds spread over a panel 3 feet by 5 feet. He said the panels would be installed over his half of the duplex.

The applicant said that a photo voltaic unit converter (from dc to ac) goes in the basement. A second electric meter sits next the MetEd meter. During the day when the owner is not using much electricity, the surplus goes into the electrical grid and during the evening when electricity is more in demand the meter moves in the other direction. The homeowner will only pay for any amount of electricity he uses above what he creates.

Judi McGee asked about any maintenance required. Mr. Watson said that the panels have a 20 year warranty and the output is no less than 90% of the original output over that time. He said there is no maintenance, the panels last longer than the roof. According to Mr. Watson, roof shingles need to be replaced every 30 years or so. The panels are designed to take hail up to a half-inch in diameter. The three-eights-inch lag bolts are 3½ inches long.

Peggy Gustafson asked what is done with the holes in the rafters once you replace the panels. Mr. Watson said you would use the same holes to when reinstalling the panels.

Findings of Fact: The modern structure at 232 S. Washington Street is part of a duplex. The building has no architectural significance nor does it have architectural integrity. The proposed work would be visible from a public street.

Elwood Christ pointed out that this is a bank of buildings. Photo voltaic cells for energy production is a modern technology and these are modern times. Judi McGee moved to recommend approval of the installation of photo voltaic panels because it is a modern structure and the panels fit the roofline. The building is not significant nor is it a contributing property due to its age. She pointed out that each application must be considered separately. Elwood Christ seconded the motion. The motion passed 4 to 2 with Peggy Gustafson and Nancie Gudmestad casting the dissenting votes. Both were concerned that the panels could be seen from the street and could impact the roof structure itself. Both had no concern if the panels were installed only on the rear or east side of the roof.

E. Alteration. Replacement windows. 225, 227, 229, 231, S. Washington St. Robert Crouthamel, owner.

The owner wishes to replace the windows on the front and rear elevations of 4 connected units and on the north elevation of 225 S. Washington Street.

According to Elwood Christ, 225-227 S. Washington Street and 229-231 S. Washington made up Lots one and two of Cooper's 1828 addition to the town. Mr. Christ said that they were most likely standing at the time of the Civil War in some form or another. There are a total of 12 windows in the front and 10 on the side. Bob Crouthamel proposes to remove the storm windows and paint the window trim. The storm windows are not in good condition. The windows will be custom fit to the window opening. The new windows will replicate the existing light patterns. Mr. Crouthamel said that wood-clad windows would be used on the front with vinyl windows installed on the side and rear.

Findings of Fact: The structures at 225-227-229-231 S. Washington Street contribute to the Gettysburg Battlefield National Register Historic District and are sensitive buildings located within the Gettysburg Borough Historic District. The buildings have historical significance. The replacement of windows is a critical project being permanent and visible from a public street.

Peggy Gustafson moved to recommend approval of the application as submitted. Judi McGee seconded and the motion carried, 6 to 0.

F. Demolition. Rear garage. Conceptual. New attached house. 121 N. Stratton Street. Robert Crouthamel, owner.

The house at 121 N. Stratton Street shows up on the 1931 Sanborn Fire Insurance Map as a wood-frame structure with front and rear side porches. There is a frame metal-clad building in the rear. The owner proposes to demolish the rear garage. The roof has caved in. Judi McGee asked if there was a concrete floor inside. The owner said that he was not sure.

Nancie Gudmestad asked the owner if he knew what was under the tin surface. Bob Crouthamel said that he did not.

Nancie Gudmestad moved to recommend that a Certificate of Appropriateness be issued for the project as submitted. The doors and any other architectural materials are to be saved or donated to the architectural salvage warehouse. Judi McGee seconded and the motion carried 5 to 0. (Dale Gettel had stepped out of the room.)

Bob Crouthamel is considering the attaching a second home to this building making a duplex. This would require building a true shared wall including the required fire rating. Mr. Crouthamel proposes building the new unit and then subdividing the units into two semi-attached dwelling units. He would build the second home in a similar design as the existing house.

Gary Shaffer said that the rear portion was considerably older than 1931. He told Mr. Crouthamel to consider street rhythms, the fenestration of the original house and that the materials should be compatible. The guidelines for semi-attached houses are located in the Zoning Ordinance.

Gary Shaffer presented the following applications. He has a fiduciary relationship with the applicants. Elwood Christ assumed the role of chairman.

G. Conceptual. Alteration. Relocation of windows and entry way. Clerestory window over entry. Signage. 125 S. Washington Street. Adams County Arts Council, applicant.

The Arts Council is applying for a Rural Opportunities Loan through the U.S. Department of Agriculture. Mr. Shaffer presented the conceptual design to get a feel from the Board. The loan package must include Environmental Impact information including impacts on the historic district. A two-story entrance will be created with a marquee over the front. There will be an open sculpture court at the north end of the building with glass along the back. Light from the court will enter the rear portion of the building.

The Board enthusiastically supported the design. Mr. Shaffer will return with a complete application in the near future.

H. Alteration. ADA accessible ramp. 23-25 York Street. Jackie Lin, owner.

The applicant proposes to build an ADA accessible ramp along the front of the building located at 23-25 York Street. The ramp will have a brick façade and a black wrought iron railing. Dale Gettel said that the ramp was done in good taste.

Peggy Gustafson said she was curious to see how the original steps would be handled with the new entry way.

Dale Gettel moved to recommend that the proposal be accepted as submitted. Judi McGee seconded. The motion carried 5 to 0, with 1 abstention.

New Business

Old Business

It was noted that we are still looking for a real estate broker or assistant broker to fill the remaining seat on the Board.

The meeting adjourned at 10:07 pm.

Respectfully submitted,

Merry V. Bush,

Planner and Historic District Administrator