04/21/2025 Historic Preservation Commission Meeting

City of Cape May Historic Preservation Commission Minutes April 21, 2025 Opening: The regular meeting of the City of Cape May Historic Preservation Commission (HPC) was called to order at 6:00 p.m. by Chairman John Boecker. Pledge of Allegiance Roll Call Mr. Boecker, Chair Present Mr. Testa, Vice Chair Present Mr. Carroll Present Mr. Stevenson Present Ms. Pessagno Absent Ms. Wilson-Stridick Present Mr. Hammeran Present Mr. Johnson (Alternate 1) Absent Mr. Kurtz (Alternate II) Present Also Present: Chris Gillin-Schwartz, Esq., HPC Solicitor, Judith Decker, HPC Secretary, Councilmember Lorraine Baldwin was absent. MINUTES Motion made by Mr. Hammeran to approve the Minutes dated March 17, 2025, seconded by Mr. Testa and carried 7-0. Those in favor: Mr. Carroll, Ms. Wilson Stridick, Mr. Stevenson, Mr. Hammeran, Mr. Testa, Mr. Kurtz, Mr. Boecker. Those opposed: none. Those abstaining: none. PAYMENT OF BILLS Motion made by Mr. Stevenson to pay the March bills seconded by Mr. Carroll and carried 7-0. Those in favor: Mr. Carroll, Ms. Wilson Stridick, Mr. Stevenson, Mr. Hammeran, Mr. Testa, Mr. Kurtz, Mr. Boecker. Those opposed: none. Those abstaining: none. RESOLUTIONS Adis, Inc., d/b/a La Mer Beachfront Resort, 1317 Beach Avenue, Block 1146, Lots 6-24 – Resolution 2025-08 Granados & Roux, 500-502 West Perry Street, Block 1032, Lot 2 – Resolution 2025-09 DeLisle, 119 Stockton Place Units A & B, Block 1065, Lots 1 & 2 – Resolution 2025-10 Kimsey, 290 Windsor Avenue, Block 1023, Lot 6 – Resolution 2025-11 Drake, 17 South Broadway, Block 1018, Lot 20 – Resolution 2025-12 Motion made by Mr. Testa to approve Resolutions 2025-08 through 2025-12 seconded by Mr. Kurtz and carried 7-0. Those in favor: Mr. Carroll, Ms. Wilson Stridick, Mr. Stevenson, Mr. Hammeran, Mr. Testa, Mr. Kurtz, Mr. Boecker. Those opposed: none. Those abstaining: none. APPLICATIONS APPROVED/DENIED IN REVIEW: Abessino, 1413 New Jersey Avenue, 1162/1.06, NC – Condenser, lattice Albed, 16 Gurney Street, 1056/12, KC – Rear roof condensers, lattice Aissaoui & Ayad, 1014 Washington Street, 1110/4, C – Shed Belotta & O’Gorman, 817 Stockton Avenue, 1068/16, C – Three condensers, painted line sets Bezaire, 228 Windsor Avenue, 1022/10, C – Rear Second floor deck, painted wood Bogle Investment Properties LLC, 506 Washington Street, 1050/5, NC – Two signs Brisson, 703 Jefferson Street, 1091/22, C – Roofing HPC Minutes 04-21-25 1 Brisson, 705 Jefferson Street, 1091/23, C - Roofing Camposeo, 711 Kearney Avenue, 1065/12, NC – Replace front steps, rails and decking with wood, slate walkway Cape Escape LLC, 1601 Beach Avenue, 1185/23, KC – Hot tub next to existing pool Carabello, 104 North Street, 1025/1 C-105, NC – Deck, condenser platform, wood lattice Celio, 120 Decatur Street, 1041/7, C – Condensers, wood lattice Chatzkel, 629 Hughes Street, 1058/26, C – Fence Chew, 401 Lafayette Street, 1046/8, NC – Revised parking, bollards, outdoor tables, chairs, benches Chuncy Properties LLC, 1120 New Jersey Avenue, 1115/14, KC – Replace 14 windows Church of the Advent, 686 Washington Street, 1058/12, C – Remove front walkway, extend railing Clemens, 504 Jefferson Street, 1074/8, C – Revise RES 2023-22 to replace double door with sliding doors Falvey, 227 Beach Avenue #702, 1019/24 C-702, NC – Condenser Hannan, 605 Broad Street, 1061/1, 2, C – Driveway, apron, sidewalk Hendricks, 106 Trenton Avenue, 1131/17, C – Condensers, wood lattice Kenny, 1305 Maryland Avenue, 1149/44, C – Condenser, wood lattice, painted line sets Kenny, 1305 Maryland Avenue, 1149/44, C – Roofing Kohegyi, 9 Jackson Street Unit 406, 1041/16 C-204, NC – Condenser Mansion Street Associates LLC, 311 Mansion Street, 1039/10.03, NC – Rooftop condensers Miller, 1502 New Jersey Avenue, 1174/2, C – Replace 41 windows to match existing Mita Trust, 711 Beach Avenue, 1062/6, KC – Replace trash enclosure fencing Perdunn, 971 Sewell Avenue, 1089/24, C – Front and rear decking, steps, posts, handrails Pradelli, 202 Perry Street, 1030/13, C – Bluestone sidewalk, granite and concrete curbing Prov. Sacred Heart Jesus Third Order, 227 North Street, 1031/36, C – Roofing, two windows, trims, repair siding Reina, 1207 Washington Street, 1129/40, 41, C – Above ground pool, fences Rendine, 1220 Lafayette Street, 1129/7, NC – Shed Shapiro, 1229 New Jersey Avenue, 1131/20, C – DENIED Condenser Shapiro, 1229 New Jersey Avenue, 1131/20, C – Reapplied Condenser Smith, 112 Queen Street, 1082/11, NC – Condenser on second floor deck Stroud & Chicchitti, 1035 New Jersey Avenue, 1102/39.02, 1102, NC – Wood fence Stroud, 227 Grant Street, 1022/32 & 33, NC – Fence, gates Tides Condominium, 9 Jackson Street, 1041/16, NC – Condenser Troxell, 418 Elmira Street, 1053/7, C – Roofing Varma Brothers LLC, 305 Washington Street, 1037/9.03, NC – Roofing Welde, 255 Grant Street, 1023/19, C – Roofing Wilson & Hewitt, 107 North Street, 1026/23, C – Rooftop condensers Woelfel, 1513 New Jersey Avenue Unit 5, 1175/11 C-5, NC – Condenser, lattice 7 Ocean Street LLC, 7 Ocean Street, 1056/13.02, KC – Replace exterior doors for fire code 207 Howard Street LLC, 207 Howard Street, 1069/12, C – Two condensers, wood lattice 519 Franklin St LLC, 519 Franklin Street, 1076/1, C – Driveway, fence, railings, landscaping 1842 Investments Cape May LLC, 409 Elmira Street, 1060/33, NC – Windows, siding, doors, trims, lighting Motion made by Ms. Wilson Stridick to ratify the applications approved or denied in review seconded by Mr. Carroll and carried 7-0. Those in favor: Mr. Carroll, Ms. Wilson Stridick, Mr. Stevenson, Mr. Hammeran, Mr. Testa, Mr. Kurtz, Mr. Boecker. Those opposed: none. Those abstaining: Mr. Stevenson from 227 North Street and Mr. Testa from 106 Trenton and 1502 New Jersey Avenue. Ms. Wilson Stridick read the Purpose Statement of the HPC: To serve as a catalyst for guiding and valuing Cape May’s historical, cultural, and natural resources in ways that inspire and unite our community to steward these resources for the benefit of all, so that present and future generations continue to express the unique quality of life in this place we love. PUBLIC COMMENT Public comment was opened at 6:05 p.m. and closed at 6:05 p.m. with no public comment. OLD BUSINESS The Chair announced that the agenda was lengthy, so no new applications would be heard after 9:30 p.m. HPC Minutes 04-21-25 2 Beatty & Gorman – 1142 Washington Street, Block 1110, Lot 28, Contributing Side & Rear Addition Architect Catherine Lorentz, certified to testify for the owner via email, sought final approval for a one story shed roofed side addition, a recessed rear screened porch with roof deck and door, adding 1/1 all wood windows, brick veneered foundation walls, replicating existing the front porch columns and railings in the rear and adding front steps to the porch. Ms. Lorentz noted that she had updated the five items HPC requested at the March 17, 2025, meeting and noted the relevant sheets: front porch steps added within the setback, east windows have been revised, condenser location and shower are noted in the rear, the rear porch and upper deck have been recessed 9” to delineate the addition. Mr. Hammeran opposed the side addition on a Contributing house. Motion made by Mr. Testa to grant final approval seconded by Mr. Caroll carried 6-1. Those in favor: Mr. Carroll, Ms. Wilson Stridick, Mr. Stevenson, Mr. Testa, Mr. Kurtz, Mr. Boecker. Those opposed: Mr. Hammeran. Those abstaining: none. 230 Grant Street Cape May LLC - 230 Grant Street, Block 1019, Lot 14, Not Rated New House Architect James Chadwick and Attorney Peter Chacanias of Hyland, Levin, Shapiro, certified to testify for owner Healey via email, returned to HPC seeking final approval for a new single-family house which received Conceptual approval on July 15, 2024. A lot line adjustment variance was approved by the Planning Board in March 2025. Mr. Chadwick reviewed the plan for a two-story house over side loading recessed garages, raising the front grade of the property for flooding. Minor changes have been made to the plan as follows: the front stairs have been redesigned as per HPC on Sheets 2 & 4 A, the rear railing systems have been revised to match the front railings on Sheets 5 & 6, a louvered grill has been added to the cupola, two piers have been added to the driveway bays and the landscape plan has been amended. Mr Boecker noted that the siding cut sheet was not included in the packet. Motion made by Mr. Kurtz to grant final approval conditional upon the use of the smooth side of the siding seconded by Mr. Hammeran and carried 7-0. Those in favor: Mr. Carroll, Ms. Wilson Stridick, Mr. Stevenson, Mr. Hammeran, Mr. Testa, Mr. Kurtz, Mr. Boecker. Those opposed: none. Those abstaining: none. NEW BUSINESS Taylor-Gordon – 921 Washington Street, Block 1094, Lot 16, Contributing Roofing Mr. Kurtz recused from this application. Attorney Anthony Monzo appeared with owners Suzanne Taylor and Kimberly Taylor Gordon requesting final approval to re-roof the house with asphalt rather than cedar shake. Mr. Monzo explained that the roofing contractor discovered cedar shakes under the asphalt and they received a denial for asphalt roofing on October 1, 2024. He distributed Exhibit A-E, a current photo of the house, and exhibits from city files confirming that the roofing material has been asphalt since at least 1990 and made a case for using asphalt roofing based on page 21 of the Standards. HPC concurred that the wording in the Standards recommends replacement with the original material but does not require it. Chair Boecker stated that HPC has been working towards a common position and cited the following: contributing properties with visible and functioning wood shingle roofs will be required to use wood cedar shingles as the roofing materials. Contributing properties with functioning and visible asphalt shingle roofs and with historical evidence of wood shingles will be encouraged but not required to use wood shingles as the roofing material for repair or replacement as per consulting with the state Historic Preservation Office and Secretary of the Interior Standards. Additionally, if a structure has Contributing status with an existing asphalt shingle roof, replacement with asphalt shingles will not alter the status, a major concern for HPC. Mr. Boecker noted that a synthetic shake material would be considered by HPC. HPC agreed that the house has had asphalt shingles for at least 15 years, likely quite a bit longer based upon the evidence presented and approved of the asphalt roof replacement. HPC Minutes 04-21-25 3 Motion made by Mr. Testa to grant final approval as submitted with asphalt or a synthetic material to be reviewed in committee seconded by Mr. Carroll and carried 6-0. Those in favor: Mr. Carroll, Ms. Wilson Stridick, Mr. Stevenson, Mr. Hammeran, Mr. Testa, Mr. Boecker. Those opposed: none. Those abstaining: none. Mr. Kurtz resumed his seat at the dias. Burton – 302 Howard Street, Block 1065, Lot 9, Non-contributing Elevation, Addition, Siding, Windows, Steps Fenwick Architect Kevin Olandt and owner John Burton appeared seeking final approval for a flood regulation elevation of 3’ and to add second and third floors to the house, windows, siding, new front steps and retaining wall. Following discussion, HPC determined to consider conceptual approval only as they believe zoning approval may be necessary for setbacks and made some façade suggestions. Discussion followed. Motion made by Mr. Testa to grant conceptual approval conditional upon revision of the third-floor windows, window trim framing or/or other details and a consideration of shutters, seconded by Mr. Carroll and carried 7-0. Those in favor: Mr. Carroll, Ms. Wilson Stridick, Mr. Stevenson, Mr. Hammeran, Mr. Testa, Mr. Kurtz, Mr. Boecker. Those opposed: none. Those abstaining: none. 413-415 Washington Street LLC – 413 - 415 Washington Street, Block 1043, Lot 1, Non-contributing Siding, Roofing, Windows, Trims, Columns, Lighting Mr. Kurtz recused himself from this application. Owners Dan Uffleman and Amanda Adams appeared with John Halbruner, The Hyland Group, seeking conceptual approval pending Zoning Board approval to convert the commonly known Casale’s Shoe Store building into a new jewelry store on two floors retaining the apartment on the third floor. They propose renovating the exterior of the building by adding storefront glazing to the solid front wall, enlarging second floor windows, partial siding replacement, new roofing, doors, lighting, and adding a water table. The first-floor rear wall along Lyle Lane is proposed to be dropped back to allow for off-street parking with access along Lyle Lane. The HPC defers the feasibility of this parking arrangement to the City and the Planning Board. HPC requested using the smooth side of any siding to be replaced and signage details with cut sheets and larger scaled plans. Motion made by Mr. Carroll to grant conceptual approval conditional upon adding window sized shutters, siding clarification to match existing and signage details, seconded by Mr. Hammeran and carried 6-0. Those in favor: Mr. Carroll, Ms. Wilson Stridick, Mr. Stevenson, Mr. Hammeran, Mr. Testa, Mr. Boecker. Those opposed: none. Those abstaining: none. Mr. Kurtz returned to the meeting. Cohen – 16 Reading Avenue, Block 1115, Lot 17.02, Not Rated Amendments to Resolution 2024-15 - New House Architect Paul Kiss, certified to testify for owner Cohen via email, returned to request amendments to the plans approved with Resolution 2024-15. He stated that the project is under construction and noted changes to the window and door arrangements requested by his clients and relocation of the generator and a patio adjustment mandated by the Zoning Officer. After Mr. Kiss’ presentation of the numerous alterations proposed and lengthy discussions, HPC determined to table the project. Motion made by Mr. Testa to table the application with an extension conditional upon submission of the cut sheet for the garage door, generator screening, a 6’ rear fence with denser landscaping to buffer the pool, simulated divided light window cut sheet, and a roofing cut sheet seconded by Ms. Wilson Stridick HPC Minutes 04-21-25 4 and carried 7-0. Those in favor: Mr. Carroll, Ms. Wilson Stridick, Mr. Stevenson, Mr. Hammeran, Mr. Testa, Mr. Kurtz, Mr. Boecker. Those opposed: none. Those abstaining: none. HPC took a break at 8:06 p.m. and the meeting resumed at 8:11 p.m. Thompson – 829 Kearney Avenue, Block 1072, Lot 6, Non-contributing New Front Deck Contractor John Gamble, certified to testify for owner Maura Thompson via letter, presented the plan to place a full width 32’ wood deck and railings to match those existing on the first floor porch over a fiberglass deck on the second floor front façade of the house where a smaller central deck and entry door now exist. Motion made by Mr. Hammeran to grant final approval seconded by Mr. Stevenson and carried 7-0. Those in favor: Mr. Carroll, Ms. Wilson Stridick, Mr. Stevenson, Mr. Hammeran, Mr. Testa, Mr. Kurtz, Mr. Boecker. Those opposed: none. Those abstaining: none. Reinert – 216 Perry Street, Block 1031, Lot34, Contributing Front Porch Footings, Decking, Roof, Columns, Railings Mr. Stevenson recused himself from this application. Owner Bill Reinert and Architect John Halbruner, The Hyland Group, presented a plan to reconstruct the front porch including the roof and supporting structure, decking and railings. Mr. Reinert proposes to replace the turned columns with simple 6”square columns and sawn balusters based on ghost evidence discovered when the siding and railings were removed. After discussion and presentation of similar period neighboring structures and evidence of original components, HPC favored the proposal. Motion made by Mr. Carroll to grant final approval seconded by Mr. Hammeran and carried 6-0. Those in favor: Mr. Carroll, Ms. Wilson Stridick, Mr. Hammeran, Mr. Testa, Mr. Kurtz, Mr. Boecker. Those opposed: none. Those abstaining: none. Mr. Stevenson returned to the meeting. Carlson-Glazer – 820 Sewell Avenue, Block 1073, Lot 8 Elevation, Brick Veneer, Window, Door, Walkway, Landscaping Owner Christine Carlson Glazer appeared with Architect Deborah Slaunwhite. Ms. Slaunwhite distributed exhibits A- 3.3 and A3.4, details of the proposed window and front walk. She presented a proposal to elevate the house to 11’ to conform with FEMA regulations, face the new foundation with brick veneer, reconfigure the front and side landings and install brick stairs with a landing, remove the sunroom door and stairs and replace them with one window and transom to match existing, replace the front walkway with brick, add raised brick planters and landscaping to the front of the house, and install a wood crawl space access panel. Discussion ensued regarding current amendments to the plan proposed in the December 17, 2024, Richard Grubb & Associates letter agreed upon informally with HPC and the applicant. There are no zoning issues. Motion made by Ms. Wilson Stridick to grant final approval conditional upon a cut sheet for a wood primed window seconded by Mr. Kurtz and carried 7-0. Those in favor: Mr. Carroll, Ms. Wilson Stridick, Mr. Stevenson, Mr. Hammeran, Mr. Testa, Mr. Kurtz, Mr. Boecker. Those opposed: none. Those abstaining: none. Heathcote – 1283 Lafayette Street, Block 1061, Lots 113, 114, Contributing Elevation, Doors, Siding, Windows, Railings, Decking Shutters, Lighting Architect Pam Fine, certified to represent the owners via email, appeared seeking final approval to elevate the house 2’ from grade as the foundation and floor joists have failed, construct a new parged foundation, replace the asbestos siding with clapboard siding to match the original siding, add new wood landings and steps, replace the front door and HPC Minutes 04-21-25 5 add a transom, install a new rear door, replace all windows with new 6/6 appropriate wood windows with functional wood shutters, and a new front light fixture. HPC suggested a six panel Colonial style wood door and single light transom as more appropriate, requested window cuts sheets, a landing plan and questioned whether a vertical zoning variance may be needed for the elevation. Motion made by Mr. Testa to table the application with an extension seconded by Ms. Wilson Stridick and carried 7-0. Those in favor: Mr. Carroll, Ms. Wilson Stridick, Mr. Stevenson, Mr. Hammeran, Mr. Testa, Mr. Kurtz, Mr. Boecker. Those opposed: none. Those abstaining: none. PUBLIC COMMENT Public comment was opened at 9:12 p.m. and closed at 9:12 p.m. with no public comment. DISCUSSION Proposed Off-street Storage Amendment – Planning Board (PB) Meeting - March 25 Mr. Stevenson reported that he presented sample ordinances to the PB in support of the streetscape. PB did not reach a decision but seemed receptive. HPC Special Public Meeting Historic District Map – Set for Monday, June 9, 4-6 p.m. The Chair and Solicitor reported that a letter has been drafted and a May 19 mailing date was decided upon. Draft maps were distributed. HPC Special Public Alignment Workshop #2 HPC determined to hold a second Alignment Workshop on May 8 to set the agenda for June 9 and address other HPC priorities. Mr. Boecker will develop the agenda draft and distribute it to HPC. Mr. Gillin-Schwartz reported on the Zoning Board appeal coming up on April 24. There was a brief discussion on roofing standards. ADJOURNMENT Motion to adjourn the meeting was made by Mr. Testa at 9:52 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 04-21-25 6