05/16/2022 Historic Preservation Commission Meeting

City of Cape May Historic Preservation Commission Minutes May 16, 2022 Opening: The meeting of the City of Cape May Historic Preservation Commission (HPC) was called to order by Chairperson Warren Coupland at 6:03 p.m. at Cape May City Hall. In compliance with the Open Public Meetings Act, adequate notice of this meeting was provided. Pledge of Allegiance Roll Call Ms. Campbell Present Mr. Cogswell Present Ms. Pessagno Present Ms. Wilson-Stridick Present Mr. Testa Present Mr. Stevenson (Alt. 1) Present Mr. Boecker (Alt. 2) Present Mr. Carroll, Vice Chairperson Present Mr. Coupland, Chairperson Present Also Present: Judith Decker, HPC Secretary. Solicitor Robert Fineberg was absent. MINUTES Mr. Cogswell noted a voting error in the April minutes to be corrected. Motion made by Mr. Cogswell to approve the April 25, 2022, Minutes seconded by Mr. Testa and carried 4-0, with the noted correction. Those in favor: Ms. Campbell, Mr. Cogswell, Mr. Testa, Mr. Coupland. Those opposed: none. Those abstaining: Ms. Pessagno, Ms. Wilson Stridick, Mr. Carroll. RESOLUTIONS Chew, 401 Lafayette Street, 1046/8, Resolution #2022-18 Uffleman, 219 North Street, 1031/43, Resolution #2022-19 Uffleman, 10 North Street, 1021/2, Resolution #2022-20 Jersey Development LLC, 1115/17.01, Resolution #2022-21 Healey, 236 Grant Street, 1019/13.01, Resolution #2022-22 Motion made by Mr. Cogswell to approve Resolutions #2022-18 thorough #2022-22 seconded by Mr. Carroll and carried 4-0. Those in favor: Ms. Campbell, Mr. Cogswell, Mr. Testa, Mr. Coupland. Those opposed: none. Those abstaining: Ms. Pessagno, Ms. Wilson Stridick, Mr. Carroll. APPLICATIONS APPROVED IN REVIEW Alterton, 1224 New Jersey Avenue, 1130/14.01, NC – HVAC Cape May City, 643 Washington Street, NC – Emergency mall restroom repairs Cape Motels, Inc, 1039 Beach Avenue, 1101/5, NC – HVAC Church of the Advent, 612 Franklin Street, 1058/12, C – Parish Hall roof Cottage By the Sea, 1420 New Jersey Avenue, 1161/1.06, NC – Roof Dodig, 23 First Avenue, 1016/23, NC – Exterior stairs, reinforce second floor First Bank Street Partners LLC, 518 Bank Street, 1040/2.02, NC – Siding Floyd, 41 Jackson Street Unit 3, 1041/32 C-03, C – Porch fan Furey, 31 Gurney Street, 1063/11, C – Windows Guarino, 943 Sewell Avenue, 1089/34, NC – Railings 1 Hancock, 41 Jackson Street Unit 1, 1041/32 C-01, C – Porch fan Kloosterboer, 25 Second Avenue, 1014/22, NC – Screens McBride, 11 Decatur Street, 1047/8, C – Roof McKelvey, 725 Kearney Avenue, 1065/11, C – Porch ceiling repair Muller, 19 Perry Street, 1034/20, C – HVAC Murray, 1012 Kearney Avenue, 1096/3, NC – Screens Newell, 301 Franklin Street, 1073/24, C – Porch floor, door Nietubicz, 440 W Perry Street, 1031/7, C – HVAC platform Ocean Club Hotel CM, LLC, 1035 Beach Avenue, 1101/2,3,4, NC – Railings Squillace, 1023 New York Avenue, 1103/47, C – Fence Thompson, 1015 Lafayette Street, 1061/61, C – Roof Web Limited Partnership, 1515 Beach Avenue, 1174/22, C – HVAC Welden, 320 Jefferson Street, 1073/10.02, C – Vent Williams, 1138 Lafayette Street, 1113/9, C – HVAC Mr. Cogswell recused himself from Church of the Advent. Motion made by Mr. Caroll seconded by Mr. Cogswell to approve to approve the applications approved in review. Ms. Decker announced that an addition was made to the applications in review of Young, 1034 Lafayette Street, 1112/6 - Generator. A vote was taken. Those in favor: Ms. Campbell, Mr. Cogswell, Ms. Pessagno, Ms Wilson Stridick, Mr. Testa, Mr. Carroll, Mr. Coupland. The motion carried 7-0. Those opposed: none. Those abstaining: none APPLICATIONS Elaine’s Property Mgmt. LLC – 513 Lafayette Street, Block 1053, Lot 13, Contributing Returning following a conceptual approval last month for an outdoor bar, deck, and second floor porch was owner Shirley Phinney, Patrick Wall, and Fred Xenidis, FX Construction and Design. Ms. Phinney explained that they addressed HPC suggestions and added planting buffers and railing amendments. Mr. Xenidis detailed the changes including: replica sawn balusters, railings and pillars. The application, including lighting, was discussed with HPC with all issues resolved and HPC favoring the plan. Mr. Boecker noted a bracket ommission on the plans. Motion made by Mr. Testa to grant final approval as submitted conditional upon the brackets added to sheet A-3 of the plans, and hydrangea plantings to buffer the deck from Lafayette Street seconded by Mr. Cogswell and carried 7-0. Those in favor: Ms. Campbell, Mr. Cogswell, Ms. Pessagno, Ms. Wilson Stridick, Mr. Testa, Mr. Carroll, Mr. Coupland. Those opposed: none. Those abstaining: none. Walters – 223 North Street, Block 1031, Lot 41 Mr. Stevenson recused himself. Adam Crossland, Project Manager, Bachich Architects, and owner Sean Walters were in attendance. Mr. Coupland announced that he and Mr. Boecker visited the site with builder Ray Hawthorne to suggest changes to the plan that was presented at the April 25 HPC meeting. To accommodate time constraints for demolition, Mr. Coupland stated that the demolition of the rear portion of the building was approved in review as non- contributing. Mr. Crossland presented the revised plan for a rear addition, porch, pool and garage. Based on the site meeting, the new drawings show a smaller 10’ long second-floor cantilevered addition. All trims will be replicated with existing or to mimic a similar period colonial house across the street, as suggested by HPC at the site meeting. Railings will come into compliance by adding a required 6” to the height. HPC made comments and conditions of approval. Mr. Crossland handed out a revised page of the plan. Ms. Campbell did not favor the plan, objecting that the addition was inappropriately large for the significant small circa 1850s house which may be lost as a contributing resource as a result of this project. Ms. Wilson Stridick concurred that the huge addition cannot be distinguished from the original structure as secondary and is out of scale; Mr. Cogswell agreed. Mr. Carroll concurred but noted that the zoning ordinance allowed this size addition. Mr. Testa thought it was an acceptable plan as the front façade of the house will be preserved and improved; Mr. Coupland agreed. Discussion ensued. 2 Motion made by Mr. Carroll to grant final approval conditional upon any lighting which has not been submitted, all shutters to be operable, appropriate for the window sizes, and extend to the third floor, and the kitchen window to be relocated as per the plan submitted this evening seconded by Mr. Cogswell and carried 5-2. Those in favor: Mr. Cogswell, Ms. Pessagno, Mr. Testa, Mr. Carroll, Mr. Coupland. Those opposed: Ms. Campbell, Ms. Wilson Stridick. Those abstaining: none. Yacht Harbor Marine LLC – 1505 Yacht Avenue, Block 1160, Lot 6, 6.01, 7, Non-contributing John Halbruner, architect and engineer, Highland Group, and Joseph Ross, architect, were present. Mr. Ross, now retired, received conceptual approval in 2021 from HPC for a former plan and introduced Mr. Halbruner with a new proposal for seven condominium units in two buildings. Mr. Halbruner stated that the footprints remain the same with changes including gabled metal roofs, fiber cement board siding, a brick foundation, and deep overhangs with large brackets. Mr. Halbruner sought HPC favor for a zoning variance needed for the extensive eaves. HPC liked the plan. Motion made by Mr. Carroll to grant conceptual approval with HPC strongly encouraging zoning relief to allow the depth of the overhanging eaves seconded by Mr. Testa and carried 7-0. Those in favor: Ms. Campbell, Mr. Cogswell, Ms. Pessagno, Ms. Wilson Stridick, Mr. Testa, Mr. Carroll, Mr. Coupland. Those opposed: none. Those abstaining: none. Rubino – 24 Mount Vernon Avenue, Block 1014, Lot 3, Contributing Owners Robert and Patricia Rubino were present with Architect Steve Fenwick, who presented the proposal to elevate the house 1.8’ and add a two floor 1095 square foot rear addition, pool, and garage. Mr. Fenwick explained that the existing house is a 935 square foot, one-story cottage of low elevation with no heating or cooling, sagging floors and existing code violations; zoning board approval is needed. Wood siding, a cedar shake roof, wood replacement windows, a new stoop, and a rear detached garage are proposed. HPC requested that the driveway be extended so two cars can be parked behind the front façade of the house. Discussion ensued. HPC expressed some concern about the size of the addition, but agreed it was an improvement to the house and most favored the design. Motion made by Mr. Testa to grant conceptual approval as submitted with submission of all cut sheets and drawings with the final submittal seconded by Mr. Cogswell and carried 7-0. Those in favor: Ms. Campbell, Mr. Cogswell, Ms. Pessagno, Ms. Wilson Stridick, Mr. Testa, Mr. Carroll, Mr. Coupland. Those opposed: none. Those abstaining: none Roddy – 12 South Broadway, Block 1016, Lots 7 & 8, Contributing Owners Susan and Eric Roddy were present with Paul Kiss, Architect, who presented the plan for a two-story rear addition, screened porch, and deck. Two shed dormers are proposed for third-floor egress; the front steps will be returned to wood from existing brick; the 3rd floor tower will be restored to an open porch and historically accurate operable shutters will be installed. A wood shingle roof and wood clapboard siding are proposed with new non-clad wood windows. The existing detached garage will be restored. HPC comments were very favorable to the proposal. Motion made by Mr. Testa to grant final approval as submitted conditional upon full cut sheets for primed wood windows, a landscape plan, and a lighting plan to be reviewed in committee seconded by Mr. Cogswell and carried 7-0. Those in favor: Ms. Campbell, Mr. Cogswell, Ms. Pessagno, Ms. Wilson Stridick, Mr. Testa, Mr. Carroll, Mr. Coupland. Those opposed: none. Those abstaining: none. Wood - 413 Broadway, Block 1032, Lot 1 – Contributing Owner Mike Wood was present with Architect Joseph Courter. Mr. Courter presented the plan to reconstruct a third floor living space by enlarging the dormer and replacing a window with a door, add a third-floor deck with a “ladder” stair for fire access to the second-floor existing deck, and enclose the existing second floor screened porch with windows to become a dining area by adding an egress door to the building. The project is on the Broadway side of the 3 house buffered by a large tree and recessed from the street. HPC noted that all decks must be wood, but fiberglass could be used under the second-floor deck for waterproofing. Discussion ensued. Motion made by Mr. Testa to grant conceptual approval conditional upon submission of specifications for the wood decks and railings, non-clad wood windows, ladder detail, doors, and fence seconded by Mr. Carroll and carried 7-0. Those in favor: Ms. Campbell, Mr. Cogswell, Ms. Pessagno, Ms. Wilson Stridick, Mr. Testa, Mr. Carroll, Mr. Coupland. Those opposed: none. Those abstaining: none Hobrow Inc – 301 South Beach Avenue, Block 1014, Lot 13, Non-contributing Owner Chris McDuell was present with Ron Gelzunus, Esq., to request a demolition of 301 Beach Avenue, a non- contributing motel, the Mount Vernon. Planning Board granted a two-lot subdivision for two homes to face Beach Avenue. The nine points of demolition were presented by Mr. Gelzunus. HPC had no comments. Motion by Mr. Testa to grant approval of the demolition seconded by Mr. Cogswell and carried 7-0. Those in favor: Ms. Campbell, Mr. Cogswell, Ms. Pessagno, Ms. Wilson Stridick, Mr. Testa, Mr. Carroll, Mr. Coupland. Those opposed: none. Those abstaining: none OPEN TO THE PUBLIC The meeting was opened to the public at 8:08 p.m. and closed at 8:09 p.m. with no comment. DISCUSSION State Historic Preservation Office visit Mr. Coupland reported that on May 9, 2022, six staff members from the state Historic Preservation Office visited, toured the historic district and the Harriet Tubman Museum. A meeting with the Mayor, City Manager, and Deputy City Manager followed to discuss some issues. The meeting was hosted by Mr. Coupland and Mid-Atlantic Center for the Arts, represented by Janet Coupland, so there was no expense to the city. Approval in Review Procedures Mr. Coupland discussed the approval in review process, explaining that there are new issues being reviewed and he would like to return to a 3-person committee. Mr. Cogswell and Mr. Boecker volunteered. Discussion followed. HPC Application Form Mr. Testa reported that there has been some progress on this project and that he may have a draft by July. HPC Training Mr. Coupland reminded HPC that eight hours of training per year is required. A state webinar form has been distributed. Ms. Campbell suggested some training from Rutgers at Camden, who may offer custom training topics via Zoom. Ms. Campbell will update HPC at the next meeting. Discussion followed. Cape May Zoning Board Decisions Mr. Testa asked to address the recent Zoning Board decisions. Mr. Coupland responded that the last two decisions of the Zoning Board overturned HPC decisions as arbitrary, irrational, or capricious. He thought Mr. Testa’s letter was very responsive to the issues. Mr. Coupland noted that the City of Cape May City Historic Preservation Commission Standards, a city ordinance, supported the decisions. Additionally, HPC attempted to make some accommodations to the applicants. Mr. Coupland changed his mind on the Zoning Board training he suggested as the problem is not a training issue. Mr. Coupland suggested that the Zoning Board be sent a letter of censure by the city solicitor. Mr. Testa stated that the Zoning Board does not seem to understand or apply the Standards, but HPC has no institutional standing. Mr. Coupland noteded that when in question, due deference is supposed to go to HPC in Zoning Board decisions, but that was not done. He asked Ms. Baldwin to bring the issue to City Council; he contacted the mayor but had not received a response. Discussion ensued. Mr. Testa insisted that a 4 judge would reverse the Zoning Board decisions were HPC able to appeal. Mr. Coupland stated that it is up to the city to decide if it wants to stand by the HPC and follow the standards they have adopted. Ms. Baldwin said she is working on this issue. Motion to adjourn the meeting was made by Mr. Testa at 8:55 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 5