04/15/2024 Historic Preservation Commission

City of Cape May Historic Preservation Commission Minutes April 15, 2024 OPENING: The regular meeting of the City of Cape May Historic Preservation Commission (HPC) was called to order by Chairperson Warren Coupland at 6:02 p.m. In compliance with the Open Public Meetings Act, adequate notice of this meeting was provided. PLEDGE OF ALLEGIANCE ROLL CALL Mr. Coupland, Chairperson Present Mr. Carroll, Vice Chairperson Present Mr. Boecker Present Mr. Stevenson Present Mr. Testa Present Ms. Pessagno Present Ms. Wilson-Stridick Present Mr. Johnson (Alternate 1) Present Mr. Hammeran (Alternate 2) Present Also Present: HPC Secretary Judith Decker and Solicitor Chris Gillin-Schwartz. MINUTES Deferring approval of the March Minutes for amendments was suggested by the Chair. Motion made by Mr. Carroll to defer approval of the March 18, 2024, Minutes seconded by Mr. Boecker and carried 6-0. Those in favor: Mr. Coupland, Mr. Carroll, Mr. Boecker, Mr. Stevenson, Mr. Testa, Ms. Wilson-Stridick. Those opposed: none. Those abstaining: Ms. Pessagno. RESOLUTIONS Watters, 1218 New York Avenue, Block 1131, Lots 11 & 12 - Resolution 2024-02 Adis, Inc., d/b/a La Mer Beachfront Resort, 1317 Beach Avenue, Block 1146, Lots 6-24 - Resolution 2024-03 Lord, 1239 New York Avenue, Block 1132, Lot 27 - Resolution 2024-04 Mullock, 808 Corgie Street, Block 1090, Lot 2 - Resolution 2024-05 Itzkowitz, 911 Madison Avenue, Block 1111, Lot 12 - Resolution 2024-06 Drake, 325 Congress Street, Block 1031, Lot 60 - Resolution 2024-07 Motion made by Mr. Boecker to approve Resolutions 2024-02 to 2024-07 seconded by Mr. Carroll and carried 6-0. Those in favor: Mr. Coupland, Mr. Carroll, Mr. Boecker, Mr. Stevenson, Mr. Testa, Ms. Wilson Stridick. Those opposed: none. Those abstaining: Ms. Pessagno and Mr. Stevenson from 325 Congress Street. APPLICATIONS APPROVED/DENIED IN REVIEW: Bonaventure, 232 Windsor Avenue, Block 1022, Lot 7 C-01 to C-05, Non-contributing - Deck Beam Cape CJ LLC, 1301 Beach Avenue, Block 1146, Lots 26.02, 27, 28, Key Contributing - Fence Cape Elmira Owner LLC, 525 Elmira Street, Block 1061. Lot 28, Contributing - Roofing Carlson-Glazer, 107 Ocean Street, Block 1057, Lot 25, Contributing - Siding, Fence, Ext. Shower, Railings Clemens, 504 Jefferson Street, Block 1074, Lot 8, Contributing - Roofing Amendment RES 2023-22 CMC of Cape May LLC, 721 Beach Avenue, Block 1064, Lot 16, Non-contributing - Windows Congress Hall LLC, 200 Congress Place, Block 1028, Lot 1.01, Key Contributing - Bushes DeMayo, 729 Franklin Street, Block 1080, Lot 1.01 C-01, Key Contributing - Roofing HPC Minutes April 15, 2024 1 DeMutis, 22 Ocean Street, Block 1047, Lot 4, Contributing - Porch Decking, Columns DiCello, 839 Kearney Avenue, Block 1072, Lot 5, Contributing - Stairs Drake, 325 Congress Street, Block 1031, Lot 60, Contributing - Amendments RES 2022-09 Furey, 31 Gurney Street, Block 1063, Lot 11, Contributing - Fence Gabay LLC, 609 Columbia Avenue, Block 1057, Lot 22, Contributing - Porch Roofing Galeston, 1025 Washington Street, Block 1112, Lot 13, Contributing - Doors Hubbard & Feiss, 1304 New York Avenue, Block 1147, Lot 3, Contributing - Paver Driveway Amendment Keyak, 1307 Beach Avenue, Block 1146, Lot 25 C-13, Key Contributing - Windows Kissling, 24 Stockton Place, Block 1062, Lot 1, Non-contributing - Paver Driveway, Walkway Loper, 1150 Lafayette Street, Block 1113, Lot 13, Non-contributing - Roofing Magnus, 801 Queen Street, Block 1093, Lot 18, Contributing - Window, Siding, Trim Mandos, 27 Second Avenue, Block 1014, Lot 23, Non-contributing - Porch Screening Mansion Street Associates LLC, 311 Mansion Street, Block 1039, Lot 10.03, Non-contributing - Stair Treads Marquis de Lafayette Condo Assn - 501 Beach Avenue, Block 1047, Lot 1 C100-610, Non-contributing - HVAC Marquis de Lafayette Condo Assn - 501 Beach Avenue, Block 1047, Lot 1 C100-610, Non-contributing - Lattice McGuckin, 105 North Street, Block 1026, Lot 24, Contributing - Roofing Micka, 410 West Perry Street, Block 1031, Lot 19, Contributing - Roofing Moca Family Trust, 12 North Street, Block 1021, Lot 3, Contributing - Windows Moca Family Trust, 12 North Street, Block 1021, Lot 3, Contributing - Porch Ceilings, Decks, Balusters Redman, 936 Lafayette Street, Block 1094, Lot 12, Non-contributing - Roofing Roberts, 832 Lafayette Street, Block 1092, Lot 9, Contributing - Patio, Driveway, Remove Slab Shapiro, 1229 New Jersey Avenue, Block 1131, Lot 20, Contributing - Porch Fencing Smith, 112 Queen Street, Block 1082, Lot 11, Non-contributing - Garage Door Smokowski, 309 Franklin Street, Block 1073, Lot 25, Contributing - Siding Stevenson, 408 West Perry Street, Block 1031, Lot 20, Contributing - Roofing Swain, 1211 Lafayette Street, Block 1061, Lot 84.01, Contributing - HVAC Enclosure The Mad Batter Inc., 19 Jackson Street, Block 1041, Lot 27, Key Contributing - Fence Wilson, 107 North Street, Block 1026, Lot 23, Contributing - Roofing 7 Ocean Street LLC, 7 Ocean Street, Block 1056, Lot 13.02, Key Contributing - HVAC 7 Ocean Street LLC, 7 Ocean Street, Block 1056, Lot 13.02, Key Contributing - Siding Repair 23 Second Ave LLC, 23 Second Avenue, Block 1014, Lot 21, Non-contributing - Rehab Screened Porch 236 Grant Street Cape May NJ LLC, 236 Grant Street, Block 1019, Lot 13.01, Non-contributing - Window Mr. Coupland noted that two applications were added to the updated posted agenda: Hubbard & Feiss, 1304 New York Avenue, and Kissling, 24 Stockton Place. Motion made by Mr. Stevenson to approve the applications approved or denied in review seconded by Mr. Testa and carried 7-0. Those in favor: Mr. Coupland, Mr. Carroll, Mr. Boecker, Mr. Stevenson, Mr. Testa, Ms. Pessagno, Ms. Wilson Stridick. Those opposed: none. Those abstaining: Mr. Testa from The Mad Batter and Ms. Wilson-Stridick from Congress Hall. OLD BUSINESS Macedonia Baptist Church - 630 Lafayette Street, Block 1059, Lot 2, Key Contributing Front Stairs and Landing, ADA Ramp, Railings Mr. Coupland announced that this application received conceptual approval on December 18, 2023, conditional upon a slight railing amendment that was reviewed in committee and could be approved in review. Motion made by Mr. Testa to remove the Macedonia Baptist Church application from the agenda and send it to the review committee for final approval seconded by Mr. Carroll and carried 7-0. Those in favor: Mr. Coupland, Mr. Carroll, Mr. Boecker, Mr. Stevenson, Mr. Testa, Ms. Pessagno, Ms. Wilson-Stridick . Those opposed: none. Those abstaining: none. Mr. Coupland announced that the agenda was long, and all applicants might not be heard by 9:30 p.m., the end point of new business. He suggested that any applicants that would like to continue their applications might do so at any time in the meeting and be placed at the top of the May agenda. HPC Minutes April 15, 2024 2 Lawrence A. Pray Builders Inc. - 523 Bank Street, Block 1054, Lot 22, Non-Contributing New House Kevin Olandt, Project Designer at Fenwick Architects and Builder Lawrence Pray returned with a plan for construction of a two-story house on an empty lot following conceptual approval last month. Mr. Olandt presented the changes to the plan including: a 6’ wood fence with a lattice top to drop to 4’ at the sides, two front second floor windows were moved apart to accommodate operable front shutters and a single paned window was moved to the front façade next to the front door. With no comments from HPC a motion was made. Motion made by Mr. Boecker to grant final approval seconded by Mr. Stevenson and carried 7-0. Those in favor: Mr. Coupland, Mr. Carroll, Mr. Boecker, Mr. Stevenson, Mr. Testa, Ms. Pessagno, Ms. Wilson-Stridick. Those opposed: none. Those abstaining: none. Drake - 17 South Broadway, Block 1018, Lot 20, Contributing New Garage Architect Catherine Lorentz appeared with owner Robert Drake proposing a new design for a two-story detached garage that was tabled in February of 2023. Ms. Lorenz distributed Exhibit #1 showing a classic car that is to be housed on a lift inside the two-car garage. She reported that the site plan indicates removing pavers and concrete covering most of the lot bringing back proper lot coverage with paver strips and a landscaped yard. Ms. Lorentz requested a conditioned garage space with custom wood doors, interior stairs, and a cupola with Hardie board siding, an asphalt roof with a cupola, Azek trims and Anderson 400 series windows. Following discussions with HPC, the applicant agreed to match the siding profile to the house and amend horizontal windows over the garage doors. Motion made by Mr. Carroll to grant final approval conditional upon horizontal clapboard wood siding and the use of two windows over each of the garage doors rather than one long window seconded by Mr. Boecker and carried 6-1. Those in favor: Mr. Carroll, Mr. Boecker, Mr. Stevenson, Mr. Testa, Ms. Pessagno, Ms. Wilson- Stridick . Those opposed: Mr. Coupland due to the hipped roof design. Those abstaining: none. Adis, Inc., d/b/a La Mer Beachfront Resort - 1317 Beach Avenue, Block 1146, Lots 6-24, Non-contributing Reconstruct Hotel Wing and Constrict Rear Event Wing Representing La Mer were Attorney Keith Davis, NDG, Principal George Andy, Architect Bill McClees and witness Margaret Westfield returning for the expansion of the La Mer hotel. Mr. Coupland noted that the applicants met with HPC in review several times to resolve issues with the loading driveway accessed by New Jersey Avenue and the landscape plan. Mr. McClees used a Power Point presentation for the revised plan with an 11-30’ deep landscape plan, a 30” high iron fence along New Jersey Avenue, the loading dock moved back 18’ with two sectional overhead doors, a pent roof and a sliding gate topped with a trellis. Pavilions, colonnades, shutters, and balconies have been added to the New Jersey Avenue façade. There was discussion regarding the loading area and the landscape plan. Mr. Testa requested a covenant for the landscape plan with objection from Mr. Davis followed by discussion. Mr. Boecker discussed the loading area which did not accommodate the cabs of articulated 40-50’ trucks behind the doors. The applicant stated the articulated truck deliveries would be 1-2 times per week with other trucks more often. HPC favored the solid gate option. The Solicitor noted that the Planning Board would receive a notice of conceptual approval from the Commission for the application including, in so far as the HPC was concerned, a condition that an approved landscaping plan be maintained to the fullest extent allowed by law and that the loading area driveway proposed on New Jersey Avenue be screened by a solid gate with design and dimensions as determined upon final approval. Motion made by Mr. Carroll to grant Conceptual approval conditional upon the use of a solid gate in the final design and the proposed landscape buffer to be maintained by the applicant in perpetuity to the fullest extent HPC Minutes April 15, 2024 3 of the law seconded by Ms. Pessagno and carried 7-0. Those in favor: Mr. Coupland, Mr. Carroll, Mr. Boecker, Mr. Stevenson, Mr. Testa, Ms. Pessagno, Ms. Wilson-Stridick. Those opposed: none. Those abstaining: none. The Chair called for a break in the meeting at 7:40 p.m. and the meeting reconvened at 7:47. NEW BUSINESS DuHaime & Carroll - 921 Stockton Avenue, Block 1082, Lot 14.01, Contributing Detached Garage Demolition Architect Doug Guseman of The Hyland Group presented seven of the Nine Points of Demolition and noted the 1987-2002 construction date as not historic. With no comments from the commission a motion was made. Motion made by Mr. Testa to approve demolition seconded by Mr. Boecker and carried 7-0. Those in favor: Mr. Coupland, Mr. Carroll, Mr. Boecker, Mr. Stevenson, Mr. Testa, Ms. Pessagno, Ms. Wilson-Stridick . Those opposed: none. Those abstaining: none. DuHaime & Carroll - 921 Stockton Avenue, Block 1082, Lot 14.01, Contributing New Detached Garage Solicitor Gillin-Schwartz confirmed that although Mr. Guseman’s client was not present, he was authorized to represent them. Architect Doug Guseman of The Hyland Group presented the plan for a 2-story garage with three dormers, a deck balcony, French doors, a wood garage door, Hardie Board siding, a walkway and landscape plan. In response to HPC questions, the applicant stated that no plumbing or HVAC systems were planned and the second floor would be used for storage but the garage/carriage house would be used for recreation. HPC determined that the plan was incomplete and requested complete construction plans and suggested a different garage door plan. The applicant confirmed that any tree removal would be reviewed by the Shade Tree Commission. The applicant agreed to waive the 45-day review period. Motion made by Mr. Testa to table the plan seconded by Mr. Boecker and carried 7-0. Those in favor: Mr. Coupland, Mr. Carroll, Mr. Boecker, Mr. Stevenson, Mr. Testa, Ms. Pessagno, Ms. Wilson-Stridick. Those opposed: none. Those abstaining: none. Mullock - 828 Corgie Street, Block 1090, Lot 10, Contributing Solar Panels Owner Zack Mullock presented the plan for a roof mounted solar system that cannot be seen from the street. Mr. Mullock confirmed that the line sets would be covered if visible. Motion made by Mr. Testa to grant Final Approval seconded by Mr. Boecker and carried 7-0. Those in favor: Mr. Coupland, Mr. Carroll, Mr. Boecker, Mr. Stevenson, Mr. Testa, Ms. Pessagno, Ms. Wilson-Stridick . Those opposed: none. Those abstaining: none. Kings Cottage Enterprises. - 9 Perry Street, Block 1034, Lot 15, Key Contributing HVAC Condensers Property Manager Scott Thomas appeared with owner Barbra Preminger to install condensers at two locations for a new mini-split HVAC system. Mr. Thomas stated that no line sets would be visible from the street as a roof overhang would cover them above the second floor, one condenser would be placed on a second-floor emergency door exit roof shielded from the street and the other two would be in the rear on a 4’ X 4’ platform with lattice. Motion made by Mr. Coupland to grant Final Approval conditional upon review in committee of the line set and condenser locations on a site plan seconded by Mr. Testa and carried 7-0. Those in favor: Mr. Coupland, Mr. HPC Minutes April 15, 2024 4 Carroll, Mr. Boecker, Mr. Stevenson, Mr. Testa, Ms. Pessagno, Ms. Wilson-Stridick . Those opposed: none. Those abstaining: none. Jagadesan - 918 Columbia Avenue, Block 1089, Lot 8, Non-contributing Garage Deck & Stairs Attorney Charles Sandman and owner Dev Jagadesan appeared with a proposal for a 10’ X 28’deck and stairs on a non-contributing non-compliant garage apartment that has existed since 1960s for conceptual approval. The Solicitor explained that the Zoning Board raised questions about the application and referred it to the HPC for input. Mr. Sandman distributed an alternative white square PVC baluster design and proceeded to interview the owner. The applicant stated that the built portion of the deck will be removed. Motion made by Mr. Boecker to grant Conceptual Approval as presented conditional upon balusters no smaller than 1½”, including bottom rail and top rail, with baluster spacing no larger than 3” and be stick built Azek seconded by Mr. Testa and carried 7-0. Those in favor: Mr. Coupland, Mr. Carroll, Mr. Boecker, Mr. Stevenson, Mr. Testa, Ms. Pessagno, Ms. Wilson-Stridick . Those opposed: none. Those abstaining: none. Hudson - 1017 New York Avenue, Block 1103, Lots 50 & 51, Contributing Rear Addition, Siding, Windows, Railings, Roof, Trims Billy Campbell, OSK Design Partners, and owner Dan Hudson appeared seeking Conceptual approval to convert a first-floor rear deck into a screened porch with a bedroom addition above within the footprint of the existing deck. Zoning Board approval will be sought. A cedar roof and siding are proposed with wood windows and Azek trim, column wraps and railings with IPE decking. HPC agreed that the use of Azek may have been approved in 2006 but is not appropriate as per the new Standards as the status of the house as Contributing house could change. Motion made by Mr. Testa to grant Conceptual Approval conditional upon all Azek materials removed from the materials checklist and the applicant utilize wood in its place seconded by Mr. Boecker and carried 7-0. Those in favor: Mr. Coupland, Mr. Carroll, Mr. Boecker, Mr. Stevenson, Mr. Testa, Ms. Pessagno, Ms. Wilson- Stridick. Those opposed: none. Those abstaining: none. Ms. Pessagno departed the meeting at 9:30 p.m. Oakes - 1145 Washington Street, Block 1113, Lot 22, Contributing Garage Demolition Architect Catherine Lorentz appeared authorized to represent Mr. & Mrs. Oakes, who were unable to attend. Ms. Lorentz distributed photos of the garage being lifted as Exhibit #1 and confirmed that the builders subsequently demolished the garage without approval and a stop work order was issued by the city. HPC confirmed that there was a previous approval to renovate the garage. Discussion ensued regarding the demolition of a contributing garage. Mr. Coupland stated that Exhibit #1 supported a garage building built prior to 1960. Ms. Lorentz confirmed that the demolition was not intentional and that the doors were saved. A Zoning Board variance will be sought. Motion made by Mr. Coupland made a motion to approve demolition of the garage seconded by Mr. Boecker and denied 7-0. Those in favor: none. Those opposed: Mr. Coupland, Mr. Carroll, Mr. Boecker, Mr. Stevenson, Mr. Testa, Ms. Wilson-Stridick, Mr. Johnson. Those abstaining: none. HPC recommended reconstructing the garage in the same location and size, identical to what existed by modifying the proposal to build a new garage and Ms. Lorentz agreed. Discussion followed. Mr. Gillin-Schwartz confirmed that decisions made this evening that conflict with a prior approval overrides the previous decision (Resolution 2023-27). HPC Minutes April 15, 2024 5 Oakes - 1145 Washington Street, Block 1113, Lot 22, Contributing New Detached Garage Motion made by Mr. Coupland to conceptually approve recreating the demolished garage seconded by Mr. Carroll and carried 7-0. Those in favor: Mr. Coupland, Mr. Carroll, Mr. Boecker, Mr. Stevenson, Mr. Testa, Ms. Wilson-Stridick, Mr. Johnson. Those opposed: none. Those abstaining: none. OPEN TO PUBLIC Public comment was opened at 9:52 p.m. and closed with no individuals coming forward to comment. DISCUSSION Payment of Bills - Mr. Coupland announced that he signed the bill summary. Parking Beneath Residential Buildings Boat & Trailer Parking The Chair announced that these discussions will be placed on the May 20 agenda. ADJOURNMENT A motion to adjourn the meeting was made by Mr. Coupland at 9:53 p.m. with all in favor. A verbatim recording of said meeting is available on the City of Cape May website. Respectfully Submitted, Judith E. Decker HPC Secretary HPC Minutes April 15, 2024 6