October 26 Historic Preservation Commission Special Meeting - Virtual

City of Cape May Historic Preservation Commission Monday, October 26, 2020 - 6:00 PM Opening: The regular meeting of the City of Cape May Historic Preservation Commission that was scheduled for October 19, 2020 was held on October 26, 2020, due to technical issues with the livestream on the regular meeting date. The meeting was called to order by Chairperson Warren Coupland at 6:00 PM virtually on Zoom and livestreamed on Facebook. 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. Cataldo Present Mr. Clemans Absent Mr. Cogswell Present Ms. Wilson Stridick Present Mr. Testa Present Vacant Alt. 1 -------- Mr. Stevenson Alt. 2 Absent Also Present: Robert Fineberg, Esquire – Commission Solicitor Zack Mullock, Commission Liaison Karen Keenan, HPC Secretary Motion made by Mr. Cogswell to approve the minutes of September 21, 2020. Seconded by Mr. Carroll and carried 6-0. Those in favor: Mr. Cogswell, Mr. Testa, Ms. Wilson Stridick, Mr. Cataldo, Mr. Carroll, Mr. Coupland. Those opposed: None. Those abstaining: None. RESOLUTION(S): Cape Coachman, LLC, 205-211 Beach Avenue, 1019/26 & 40 – Resolution #2020-12 Kane, 817 Kearney Avenue, 1069/6 – Resolution #2020-13 Motion made by Mr. Testa to approve Resolution #2020-12. Seconded by Mr. Cogswell and carried 5-0. Those in favor: Mr. Cogswell, Mr. Testa, Ms. Wilson Stridick, Mr. Cataldo, Mr. Coupland. Those opposed: None. Those abstaining: Mr. Carroll. Motion made by Mr. Testa to approve Resolution #2020-13. Seconded by Mr. Cogswell and carried 6-0. Those in favor: Mr. Cogswell, Mr. Testa, Ms. Wilson Stridick, Mr. Cataldo, Mr. Carroll, Mr. Coupland. Those opposed: None. Those abstaining: None. APPLICATIONS APPROVED IN REVIEW: Bassett Family, LLC, 701 Kearney Avenue, 1063/9, Contributing – Roof Moore, 1507 Beach Avenue, 1174/26, Key – Railing Monaghan, 216 North Street, 1030/5, Contributing – A/C Hoffman, 1003 Stockton Avenue, 1096/17, Not Rated – A/C, Coil Knappen, 915 Stockton Avenue, 1082/17, Not Rated – A/C, Coil Daley, 270 Grant Street, 1019/3, Non Contributing – A/C, Space Pak HPC 1 October 26, 2020 Maffeo, 284 Windsor Avenue, 1023/9, Not Rated – A/C, Air Handler Zelman & Backstrom, 514 Hughes Street, 1048/2.01, Contributing – Rear Deck Andersen, 1123 New Jersey Avenue, 1116/17-20, Contributing – Revisions: Column, Deck, Add Window, Lattice Perrin, 18 Jefferson Street, 1067/6, Non Contributing – Condenser on Existing Platform Krupinski, 1307 New Jersey Avenue, 1147/34, Contributing – Roof Kelly, 813 Sewell Avenue, 1074/11, Contributing – Front Steps Colasuonno, 926 Corgie Street, 1090/29, Contributing – Roof Weisberg, 10 Broadway, 1016/9, Contributing – Siding, Soffits, Facia Watters, 1218 New York Avenue, 1131/11 & 12, Contributing – A/C, New Platform, Lattice Hillegas & Turner, 25 Gurney Street, 1062/14.02, Contributing – Roof Flamini, 807 Queen Street, 1093/20, Non Contributing – Roof Motion made by Mr. Carroll to approve the Applications Approved in Review. Seconded by Ms. Wilson Stridick and carried 6-0. Those in favor: Mr. Cogswell, Mr. Testa, Ms. Wilson Stridick, Mr. Cataldo, Mr. Carroll, Mr. Coupland. Those opposed: None. Those abstaining: None. Rymer, 1417 Beach Avenue, 1161/1.12, Not Rated – Shed Shenfield, 726 Corgie Street, 1077/6, Contributing – Roof Motion made by Mr. Carroll to approve the Applications Approved in Review. Seconded by Ms. Wilson Stridick and carried 5-0. Those in favor: Mr. Cogswell, Ms. Wilson Stridick, Mr. Cataldo, Mr. Carroll, Mr. Coupland. Those opposed: None. Those abstaining: Mr. Testa. OLD BUSINESS: CITY OF CAPE MAY LAFAYETTE STREET PARK.………………………...……..………805 LAFAYETTE STREET PARK REDEVELOPMENT BLK 1061 LOT 54.02 (NON CONTRIBUTING) City Engineer, Tom Thornton of Mott MacDonald introduced the application and Jason Shellenhamer, Principal Senior Archaeologist of Richard Grubb & Associates. Mr. Shellenhamer described the progress of the project and said that they are asking if there are significant archeological resources at the site. He said they found that there was a gas works at the site and also a golf course that was located at the site. Chairperson Coupland said that he is not aware of any archeological resources at the project site, but the HPC has questions on the gazebo and band shell. Motion made by Mr. Carroll that the HPC is not aware of any archeological impediment at the site for this project. Seconded by Mr. Cogswell and carried 6-0. Those in favor: Mr. Cogswell, Mr. Testa, Ms. Wilson Stridick, Mr. Cataldo, Mr. Carroll, Mr. Coupland. Those opposed: None. Those abstaining: None. Engineer Thornton described the materials list and said the project was designed by the architect. There was discussion on the lighting, gazebo design and use, cupola, restroom, dog park shelters, fencing, storage building design and landscaping. Engineer Thornton will pass the suggestions and recommendations to the project architect and get back to the HPC. BLEVINS (PETER)….……..……………………………………………………....………1122 NEW JERSEY AVENUE NEW HOMES BLK 1115 LOT 17-19 (NOT RATED) Contract Purchaser Scott Peter returned to present new designs for new construction of two single family homes for this project that previously received approval for demolition. Mr. Peter described the design as simple cedar classic and presented the details for the HPC. Vice Chairperson Carroll shared that he and Chairperson Warren Coupland met with Mr. Peter and suggested design and lots of details so the two homes are not matching. He went on to say that he does not see the HPC 2 October 26, 2020 suggestions reflected in the design details, and he does not like the archway. Vice Chairperson Carroll said that placing the garage in the back corner may be desirable. Mr. Peter said the homes have to be connected to comply with zoning, so he connected them with the “portico share” look versus connecting the homes at the garages. There was back and forth discussion on the design of the arch and the garage doors. Mr. Peter said garage doors will be carriage style garage doors. Motion made by Mr. Carroll to table the application with the applicant agreeing to a waiver of time constraints. Seconded by Mr. Cogswell and carried 6-0. Those in favor: Mr. Cogswell, Mr. Testa, Ms. Wilson Stridick, Mr. Cataldo, Mr. Carroll, Mr. Coupland. Those opposed: None. Those abstaining: None. MCBRIDE ETAL…………………………………………………………………………..…….…….11 DECATUR STREET A/C CONDENSORS ON PLATFORM BLK 1047 LOT 8 (CONTRIBUTING) Donna McBride, who was present with her sister, Linda McBride, Roofer Mike Trainor, and Contractor Jim Weeden of Broadley’s, introduced the application and informed the Commissioners that they are adding HVAC units after the property suffered damage in a storm. She went on to say that they are proposing four units in the front third floor porch surrounded by lattice and six in the rear of the property. She described photos of units located on porches in town and reported that they did consider placing the units on the roof which they considered not aesthetically pleasing nor suggested by their architect for service issues and the potential for leaks. Roofer Trainer agreed that the units on the roof would make them focal points on the roof. Contractor Weeden said that stacked or side by side on the wide porch would work, and Donna McBride said they prefer side by side but would like approval for both options. Commissioners were given time for comments and questions. Commissioner Carroll offered that noise may be an issue and gave compliments to the owners for their efforts to do the project properly. Motion made by Mr. Carroll to approve the application as presented with the preference of the side by side design but the units may be stacked and the condition that the units be covered with lattice. Seconded by Mr. Cogswell and carried 6-0. Those in favor: Mr. Cogswell, Mr. Testa, Ms. Wilson Stridick, Mr. Cataldo, Mr. Carroll, Mr. Coupland. Those opposed: None. Those abstaining: None. NEW BUSINESS: KRIEBEL.………..………………………...........................................................1106 NEW YORK AVENUE GENERATOR ON PLATFORM BLK 1116 LOT 3 (CONTRIBUTING) Mr. Testa and Ms. Wilson Stridick recused themselves from this application. Robert and Rebecca Kriebel presented their application with a change to the location originally proposed for the generator to be closer to the house behind a large magnolia tree and hydrangea bush and positioned straight. Mrs. Kriebel gave a history of their purchasing of their home in 1977 and reported that the need for the generator is for medical reasons. She added that the adjacent neighbors are in favor of the placement of the location of the generator, which is directly across their own generator. Commissioners were allotted time for questions and comments. Chairperson Coupland said that the generator is further removed but still is in the front yard. Vice Chairperson Carroll commented that he visited the site, and the applicant offered to move the walkway to allow shrubbery to shield the generator. HPC 3 October 26, 2020 Motion made by Mr. Cogswell to approve the application as submitted. Seconded by Mr. Carroll and carried 4-0. Those in favor: Mr. Cogswell, Mr. Cataldo, Mr. Carroll, Mr. Coupland. Those opposed: None. Those abstaining: None. CARLSON-GLAZER…………………………………………………………………….………….820 SEWELL AVENUE ROOF BLK 1073 LOT 8 (CONTRIBUTING) The applicant was not present when called and will be called again to present the application. ELAINE’S PROPERTY MANAGEMENT LLC………………………………………..………513 LAFAYETTE STREET PORCH/REAR ADDITIONS BLK 1053 LOT 13 & 15 (CONTRIBUTING) Owner Shirley Phinney and Patrick Wall of Elaine’s and Architect Steve Fenwick were present for this application. Architect Fenwick introduced this application for a second level and an addition behind the manager’s unit. He provided history on the move of the manager’s unit with agreement of the City. He described the manager’s unit as a two-story addition and referred the Commissioners to Sheet A-2 that shows the extension to the rear including guest rooms, bunk room for employees, the second floor and roof. He went on to describe the materials list of the addition that match exactly what is existing including all wood with asphalt shingle roof to match. Commissioners were allotted time for questions. Vice Chairperson Carroll said that the presentation is adequate for preliminary approval with more complete drawings and details needed, such as cut sheets for windows and proof that the details are same for same. He asked if any windows are going to be replaced separate from the new windows. Owner Phinney said that the Jeld-Wen wood windows would be used. Architect Fenwick said that either Zoning or Planning Board approval would be required. Commissioner Cataldo asked if there is any demolition needed, and Architect Fenwick said no piece of the building would be removed. Commissioner Testa asked if this project would result in any change to the contributing status. Chairperson Coupland thought that it would not result in a status change as the proposed changes could be removed. Vice Chairperson Carroll asked and the applicant agreed to address the Lafayette Street façade with the 1950s windows to be changed to be more like the rest of the windows. Solicitor Fineberg said that if an application is to go to the Planning or Zoning Board, only conceptual approval can be sought from the HPC. After plans are developed, HPC final approval can be sought. Motion made by Mr. Cogswell for conceptual approval as presented with the condition of changing the style of two windows of the first floor to be compatible with the other windows with a return for final approval and a resolution. Seconded by Mr. Carroll and carried 6-0. Those in favor: Mr. Cogswell, Mr. Testa, Ms. Wilson Stridick, Mr. Cataldo, Mr. Carroll, Mr. Coupland. Those opposed: None. Those abstaining: None. CARLSON-GLAZER…………………………………………………………………….………….820 SEWELL AVENUE ROOF BLK 1073 LOT 8 (CONTRIBUTING) Contractor Barry Mahon described this application as a homeowner change to the roof material to standing seam metal for the porch after the HPC had approved asphalt. Chairperson Coupland said that he deviated from an approved plan and is now looking to ensure that the HPC would have approved the material used. Chairperson Coupland asked for the standing seam height and Contractor Mahon replied one-inch leg 032 aluminum product with a mechanical seam of sixteen-inch panel. Vice Chairperson Carroll said that the standing seam metal roof is preferred to asphalt, but that changes must be approved by the HPC prior to HPC 4 October 26, 2020 installation regardless of whether the material is regarded as an upgrade or preferable by the HPC. Motion made by Mr. Carroll to approve the application as presented. Seconded by Mr. Cogswell and carried 6-0. Those in favor: Mr. Cogswell, Mr. Testa, Ms. Wilson Stridick, Mr. Cataldo, Mr. Carroll, Mr. Coupland. Those opposed: None. Those abstaining: None. HARRISON…………………………………………………………………………………….1000 NEW YORK AVENUE ADDITION/ELEVATE HOME/REPLACE GARAGE BLK 1102 LOT 1, 2, 61, 62 (CONTRIBUTING) Architect Joe Ross represented the owners Tom and Pam Harrison for this application and described the project as having appeared to the HPC in November 2018, June 2019 and September 2019. Architect Ross said that he presents a new application and described the application to elevate the existing house and put on an addition on this very large lot. He said that the FAR permits more than the HPC allows, so he reduced the overall development by about 800 square feet to 4,060 square feet: 2,100 square feet original plus 1,872 square feet for the addition and 88 square feet of dormer space in the habitable attic. He added that the addition façades were reduced on both New York and Madison Avenues and that the design complies with the Secretary of the Interior and HPC Design Standards. Then he addressed the prior criticism expressed by saying that the bridge has been eliminated, the third floor deck was eliminated, the height was reduced by sixteen inches, and there was a reduction in scale to highlight the existing house. The Commissioners were allotted time for questions and comments. Chairperson Coupland said the plan is more sensitive but continues to have challenges with the original structure being lost and the garage to be addressed regarding demolition. He added that the addition is just so large being almost the same size as the original. Chairperson Coupland shared that an expert for the applicant contacted the state who subsequently contacted him regarding the prior design. The state did not support original design of the project, because it was too large among other concerns. Commissioner Cataldo said the proposal was much improved with the bridge being eliminated and the downscaling of many aspects of the project. He and Commissioner Testa thought the addition being pushed back was an improvement. Commissioner Cogswell said he thinks it is too large and asked about the roofline dormer. Architect Ross replied that the site is huge. Vice Chairperson Carroll said the original house still towers above but still is not tall compared to the others in the neighborhood. He added that the details are appropriate and a vast improvement, and he is inclined to offer conceptual approval. Commissioner Testa agreed and said he does not think that Madison Avenue is overwhelming, but he is troubled by the dormers to create the habitable attic. Architect Ross directed the Commissioners to Sheet A-4 that shows the BFE of nine feet and DFE of eleven feet which includes freeboard of two feet required in Cape May with a minimum first floor elevation of twelve feet to meet Cape May flood damage prevention and FEMA requirements. Chairperson Coupland said that in the future an elevation certificate/survey will be required. Commissioner Wilson Stridick found the design to be vastly improved; one can see the house. She said it is tough because of the large property and sensitivity to the neighborhood. She stated that the New York Avenue elevation and the large garage are concerns. Architect Ross replied that the existing garage allows no parking in front of it, and the applicant is not opposed to relocate it as an outbuilding. HPC 5 October 26, 2020 Chairperson Coupland complimented Architect Ross while not agreeing with all of the comments. Vice Chairperson Carroll asked about negotiability with the dormers and Architect Ross said ocean view and egress are the reasons for the dormers. He added that he is always looking for a collegial solution, but he disagrees with Chairperson Coupland with the neighborhood of large houses even though the immediate neighbor to the north is a very modest house. Commissioner Testa said the Madison Avenue dormer does not view the ocean, and he cannot give conceptual approval with the dormers in place. Architect Ross said removal of the dormers can be made a condition of approval. There was a discussion among the HPC about the streetscape and the garage. Architect Ross said that the garage can be placed behind the house and even the driveway can be put off of Madison. Discussion on this application was open to the public at 8:51 PM. Jules Rauch, 1010 New York Avenue, said he lives directly next door to the property and had several questions about elevations that were answered by Architect Ross. He complimented Architect Ross on the garage design. Mr. Rauch asked about zoning and Solicitor Fineberg said that the HPC does not have control over zoning and setback issues and time should not be spent on those issues given the lengthy agenda. He added that design issue questions can be asked. Architect Ross said the project will require Zoning Board approval for the setback issues. Discussion on this application was closed to the public at 9:09 PM. Motion made by Mr. Carroll for conceptual approval as presented with the conditions being the four dormers to be removed and the garage to be restored as the existing garage or relocated facing Madison Avenue behind the house as a freestanding structure and a return for final approval and a resolution. Seconded by Mr. Cogswell and carried 5-1. Those in favor: Mr. Cogswell, Mr. Testa, Ms. Wilson Stridick, Mr. Cataldo, Mr. Carroll. Those opposed: Mr. Coupland. Those abstaining: None. HARDIN….…………………………………………………………………………………………..1117 BEACH AVENUE SOLAR ROOF TILES BLK 1115 LOT 24 (CONTRIBUTING) This application was presented by Casimir Czworkowski, grandson of the owners and Project Coordinator Brent Zeppenfeld of Tesla to replace a cedar shake roof with solar roof tiles. Mr. Czworkowski said the tiles are meant to mimic a natural roof and not solar panels commonly seen. He added that the current roof is not in good shape and not sustainable. Chairperson Coupland referred Mr. Czworkowski to the solar ordinance and Design Standards and said that material used should be replaced in kind. He went on to say that the idea of changing a cedar shake roof to replicate more of a slate roof would not be ideal, and this is a historic property that is a marvelous example of a contributing cedar home on the beachfront. Commissioners were allotted time for questions and comments. Vice Chairperson Carroll asked to see a sample, and Commissioner Testa said the photos were not readable. Chairperson Coupland said the tiles do not look like cedar shakes. Mr. Zeppenfeld said he does not have any historic roof samples. There was a discussion on in-kind replacement on contributing and key properties. Commissioner Cataldo said he would like to have a tech rep show the HPC the product for other HPC 6 October 26, 2020 possible use, but it is not appropriate for this structure. Commissioner Wilson Stridick agreed the product is interesting but not for this structure. Motion made by Mr. Cogswell to approve the application as presented. Seconded by Mr. Carroll and did not carry 0-6. Those in favor: None. Those opposed: Mr. Cogswell, Mr. Testa, Ms. Wilson Stridick, Mr. Cataldo, Mr. Carroll, Mr. Coupland. Those abstaining: None. BOETTCHER……………………………………………………………………………………1209 LAFAYETTE STREET SOLAR ENERGY SYSTEM BLK 1061 LOT 83.02 (NON CONTRIBUTING) Owners Mitch Boettcher and Gaye Pessolano and Contractor James Leo of RCL Solar were present for this application. Mr. Boettcher said the application is for a solar energy system on the southern facing roofline which is invisible from Lafayette Street. Mr. Leo said the property is 285 feet from Lafayette Street and most of the panels are on the back of the structure. He said option 1, one would see maybe one inch of a black on black panel, and option 2 meets the standards. He said they prefer option 1. Commissioner Cogswell prefers option 2. Commissioners Testa, Cataldo, Carroll, and Wilson Stridick said they support either option because the structure is non-contributing. Motion made by Mr. Carroll to approve the application using option 1 or 2 as presented. Seconded by Mr. Testa and carried 5-1. Those in favor: Mr. Cogswell, Mr. Testa, Ms. Wilson Stridick, Mr. Cataldo, Mr. Carroll. Those opposed: Mr. Coupland. Those abstaining: None. OPEN TO PUBLIC: Discussion was open to the public at 9:33 PM and closed at 9:34 PM with no public coming forward. DISCUSSION: Commissioner Cogswell asked for the status of work at the former Irish Shop that was approved to be converted to be an ice cream shop as he note that no work has been done for about a year. The HPC will contact the Construction Office for a status report. Motion to adjourn the meeting was made by Mr. Cogswell at 9:37 PM, with all in favor. A verbatim recording of said meeting is available on the City of Cape May website in the Livestream section. Respectfully submitted: Karen Keenan – HPC Secretary HPC 7 October 26, 2020