Historic Preservation Commission Special Meeting

City of Cape May Historic Preservation Commission Minutes May 15, 2025 Opening: The special meeting of the City of Cape May Historic Preservation Commission (HPC) was called to order by Chairperson John Boecker at 10:00 a.m. 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 Workshop Purpose To align around the purpose, outcomes and agenda for the 09 June Special Public Meeting about amending the Historic District map, and to identify priorities for HPC’s efforts in 2025-2026. In a way that encourages all commission members to serve as valued co-creators who inspire and unite our community to steward Cape May’s historical, cultural, and natural resources for the benefit of all, So that present and future generations continue to express the unique quality of life we share in this place we love. 1. Group Exercise #1: Building Will The group discussed why we are caring about amending the Historic District Map, and building Will for the LHP map amendment by reconciling advantages with restraints, The following activating, restraining, and reconciling forces were identified: • Advantages and benefits of amending the Historic District Map o Fairness – equal consistent application of HPC standards and policies o Ensuring further consistency of applying HPC standards and policies o Clarification and simplification of the Historic District boundaries as an integrated system that’s easy to understand o Clearer context for protecting historic properties and streetscape on entire blocks o Education about the value of Cape May’s historic context shifting from HPC as a “ball and chain” to seeing the rising tide of benefits and positive impacts on the larger whole o Contributes and strengthens this larger whole and its value o Economic benefits – for business, tourism, property values, etc. o Improved quality of life o Improved tourism o Building further community pride and love of this place’s unique character o Preserving and improving why people come here o Alignment with HPC’s purpose aimed at building community stewardship of Cape May’s historical and cultural resources 1  • Restraints we see for amending the Historic District Map o Perceived loss of autonomy and implication related to property rights – “Don’t tell us what to do” o Another level of bureaucracy o Cost of HPC application fees o Higher standards for additions, exterior alterations, and demo/replacement projects o Concerns about impacts/burdens of being in the LHD o Concerns about the use of modern materials (note: such materials are permitted for these non- contributing properties) o Past inconsistencies • Means for reconciling advantages/benefits with restraints o HPC aims to help all owners share in contributing to and creatively stewarding Cape May’s character o Creating clear block-by-block consistency by eliminating jagged edges and “missing teeth” o Only a small adjustment to achieve the above with minimal impacts, since all affected properties are “non-contributing” o Deploy/present examples of the issues HPC sees every week in the Review Subcommittee (e.g., roof and other materials replacements and repair) for clarifying these minimal impacts o Continue to inform the community about weekly informal HPC review meetings that help homeowners enhance their property via recommendations (that also could reduce costs) . . . providing “free advice” o Continue to improve, expand, and clarify for everyone the value of a collaborative process with HPC 2. Group Exercise #2: Principles The group discussed and aligned around the following Principles for guiding our implementation of the 09 June Special Public Meeting: • Seeking underlying caring by listening with an open mind builds harmony and co-learning. • Education requires being prepared to patiently share and build understanding and capacity. • Curiosity is the antidote to judgement. • Holding gratitude for our resources generates generosity and calmness. Writer’s Note: As a reminder, the following four consolidated Principles (LEAD) were created at Alignment Workshop #1, aimed at defining a core set of Principles for guiding HPC’s actions, behavior, and decision- making: • Listen: Listening well produces higher quality outcomes. • Educate: Educating, combined with caring advice and mutual respect, transforms adversarial relationships into collaborative partnerships. • Advocate: Advocating historic preservation deepens the community’s understanding of how we all contribute to Cape May’s future. • Develop: Developing community commitment to steward historic resources ensures Cape May’s vitality. 2 3. Group Exercise #3: Targeted Outcomes (Products) The group discussed and aligned around the following desired outcomes we are seeking from a successful 09 June Special Public Meeting: • Public has a better understanding of the map amendment process and its value. • Attendees and public authentically feel part of the process. • Reach community consensus around the proposed map amendment • Community expresses thanks for addressing and clarifying the current map’s inconsistencies. • HPC Resolution to adopt the proposed Historic District map 4. Break-Out Session #1: Purpose Two break-out groups discussed the core Purpose of 09 June Special Public Meeting, and generated the following proposed Purpose statements. During the subsequent large group discussion, the italicized words/phrases were identified as particularly resonant: Break-Out Group A: To facilitate adoption of a more uniform Cape May Historic District map, In a way that is transparent and explains the practical impacts of inclusion within its boundaries, So that we collectively protect the streetscape, provide fair treatment to similarly situated properties, align with state-encouraged best practices, and potentially enhance property values. Break-Out Group B: To ensure transparency and share with the community the benefits of the proposed adjustments to Cape May’s Historic District, In a way that respectfully engages participants in clarifying the reasons behind and impact of these changes, So that all participants understand and embrace the value of revised boundaries that align with current best practices. It was agreed that the above statements should be integrated into a single consolidated Purpose statement. After the meeting, the following Purpose statement was created, aimed at capturing the intent and essence of the above work into an essentialized Purpose statement for the 09 June Special Public Meeting: To transparently share and discuss the benefits and effects of a more uniform Cape May Historic District map, In a way that respectfully engages the community in clarifying the reasons behind these changes and their practical impacts, So that all participants may understand and embrace the value of adopting revised boundaries to protect Cape May’s streetscape, provide fair treatment of similarly situated properties, and align with state- encouraged best practices. 5. Group Exercise #4: Process 3  The group discussed and aligned around the following components and aspects that should be incorporated into the agenda for the 09 June Special Public Meeting aimed at achieving the above Purpose and Products (Targeted Outcomes): • General Outline o 60 minutes of presentation o 10-15 minute break o 45 minutes for Q& A followed by public comments o Introduce HPC Resolution to adopt the proposed Historic District map o Closing Statement of thanks and next steps • Presentation components and content – 60 minutes: o Start with big picture first and then move into an explanation of impacts using concrete examples of implications o Opening remarks: statement of pride about the Cape May community serving as a national example and shining star in NJ setting the standard for historic preservation o Explain process for submitting questions (see below) o Why are we here? o Meeting Purpose Statement o What is being proposed and why ▪ Present proposed map ▪ Include photos of sample blocks (from Kevin) ▪ Include recommendation statement from SHPO (from Andrea) o Clarification of impacts with concrete examples of common issues ▪ Emphasize minimal impacts on all affected properties as Non-Contributing ▪ Include slides from HPC Standards ▪ Approval of most issues at Review Subcommittee informal sessions without full Commission meetings – applications have $100 fee ▪ Streetscape issues generally approved at this level (fences, sheds, etc.) ▪ Determination of ordinary repair and maintenance (include definitions from Zoning Ordinance 525, Article VIII) ▪ Generally, only additions and demo/replacements require full HPC approval o Discuss collaborative and interactive process with HPC Review Subcommittee informal sessions every Tuesday morning by appointment for helping property owners with recommendation and free advice regarding how to meet HPC Standards • Q&A and Public Comments – 45 minutes: o Handout given at the beginning to attendees for submitting written questions o Chair will ask fellow Commissioners if they would like to address each question o After all questions discussed, open up for further comments It was agreed that the above meeting components should be integrated into a consolidated agenda that will be distributed to the members of the Commission for review and then published as the agenda for the 09 June Special Public Meeting: 6. Group Exercise #5: Preparation The group discussed and aligned around the following activities and tasks required to properly prepare for the 09 June Special Public Meeting: • Finalize Amendment Notice and mail to all affected property owners (by 27 May) • Prepare cover letter from HPC on City letterhead for mailing to all affected property owners o JB to write draft for Janice to edit 4  • Judy to publish legal notice to the public encouraging attendance at the 09 June meeting o JB to write draft for Janice and CGS to edit • Create 1-page press release from HPC announcing the 09 June meeting to invite public attendance, outlining why the amendment is proposed and bullet points of impacts o JB to write draft for Janice to edit, Paul to approve, and Kacie to publish • Send email letter to Mayor, City Council, Planning Board, Zoning, Shade Tree Commission, Environmental Commission, et al encouraging sending a representative to attend o JB to write and send with supporting documents • JB to create draft Task Cycle agenda for the 09 June meeting to include Purpose and , Products from above o JB to email to all Commissioners for review and comment o JB to send final agenda to Judy for publication by 30 May • JB to prepare Power Point deck for presentation at 09 June meeting o Kevin to take photos of example blocks for inclusion o JB to send to Commissioners for review and comment • JB to prepare handout for attendees to write and submit questions at the 09 June meeting 7. It was agreed that HPC would convene an Alignment Workshop #3 in late June or July to Identify and prioritize a list of primary activities for HPC’s efforts in 2025-2026. 5