Historic Preservation Commission

MADISON HISTORIC PRESERVATION COMMISSION Regular Meeting – February 13, 2018 Attending: Co-Chairman Janet Foster and Co-Chairman Mary Ellen Lenahan; Members, Karen Jeisi, Chris Kellogg, David Luber, Jill Rhodes, John Solu and Carmine Toto; and Recording Secretary Laurie Hagerich; Member John Forte and Council Liaison Carmela Vitale were absent. Numerous members of the public were present, as well as Borough Planner Susan Blickstein, Assistant Borough Engineer Frank Russo, Borough Legal Counsel Vincent Loughlin. Jeff Gertler, architect for Saxum Development Company, David Bush, Engineer for Saxum Development Company and Peter Wolfson of Day Pitney, Counsel for Saxum Development Company, were all in attendance. Peter Fleming was present to represent the Bottle Hill Tavern. The meeting was called to order as an open public meeting at 7:35 p.m. in accordance with the Open Public Meetings Act. All Commission members and Borough representatives were introduced. The January 9, 2018, minutes were considered and by unanimous consent the minutes were approved as written. For Action: TCC Applications-Subdivision application for 59 Fairview Avenue: The property is not in a historic district but is listed as a “property of interest” on Morris County Cultural Resources Inventory (referenced by the Madison Borough Master Plan) and is part of the Fairview Avenue Streetscape located next to Cole Park. There is an existing historic house and a barn containing an apartment. A variance is required to allow use of the accessory building as a residence. The new lot will be conforming as to square footage and set back and will be 75 feet wide. MPHC approved the preliminary plan and endorses the on-going use of the barn as a residence as a secondary, accessory building to the main house. The HPC noted the importance of preserving accessory buildings as part of the setting of a historic house. A confirming letter will be written to the owners with copy to TCC. Sign & Façade Applications update: There were no new Sign and Façade Applications. 13 Waverly Place, Bottle Hill Tavern: Peter Fleming, one of the owners of the business, presented renderings for façade changes to Bottle Hill Tavern, formerly Poor Herbie’s. Changes include a new accessible entrance in the side alley, removal of the faux Tudor façade, new double-hung windows on the ground floor, and a replacement cornice above the first floor that is inspired by the existing cornice at the top of the building. MHPC was pleased that the façade design changes reflected recommendations made at the December meeting to make the building consistent with the character of the Downtown Historic District. MHPC will send a letter of approval to the owners. New Business/For Discussion: Preservation Educational Opportunities: • March 10 – Commission training in Bordentown NJ • June 7 and 8 - State Historic Preservation Conference in Paterson NJ Ms. Foster encouraged Commission members to attend these events, both of which are sponsored by NJ Historic Trust and open to the public. Registration can be made via the NJ Historic Trust website. Borough Master Plan Meeting on March 6: Borough Planner Susan Blickstein will lead a meeting with Planning Board and HPC regarding the Borough’s Master Plan, and there will be opportunities after this meeting for further discussion. Ms. Foster and Ms. Lenahan will attend for HPC. Goals include discussion of a more flexible zoning ordinance to promote preservation of historic buildings. Old Business/For Discussion: Continuation of discussion on Concept Plans for Madison Theater Project at 14 Lincoln Place: Peter Wolfson, one of the principals of the building’s owner, Saxum Real Estate, introduced David Bush, a structural engineer with Persimmon Engineering, to speak about the present condition of the building, and Architect Jeff Gertler, to address the condition of the building from an architectural standpoint and show revisions in the design of the new building proposed for the site. Mr. Bush did structural inspections of the building in December, 2017 and on February 10, 2018, after which he concluded the building is structurally compromised, evidenced by large cracks in the masonry. He showed a series of photos supporting that conclusion. Comments and questions from MHPC included whether a study had been made of the economic feasibility of repairing the building. Mr. Bush responded that even after repair of the masonry, there are severe underlying issues remaining throughout the building. He agreed to provide a copy of his written structural report. In response to a question about the steel trusses in the building, Mr. Bush felt the trusses, as well as the roof, were structurally sound. Mr. Kellogg expressed surprise that the building was allowed to deteriorate so extensively when it was used by the public for many years. Ms. Blickstein noted that the Borough should be given an opportunity to have its own expert review and comment on Mr. Bush’s written structural report and it would be helpful for this process to take place sooner rather than later. Mr. Gertler began his presentation of design revisions for the new building, by saying that he felt the building is obsolete and the photos show only a small part of the deterioration. The design for the new building includes dividing the front façade into 3 sections consistent with other commercial buildings in the Downtown Historic District, reducing the window size from the original rendering presented in December 2017, and using a more even tone in the brick color. He noted the new building would be 44 feet high, within the 45 foot zoning allowance, and stated that the 4th floor would not be readily visible from the street. One of his goals in the new design is to breathe new life into downtown Madison by replacing an unremarkable obsolete building with a structure with more vitality and energy. Comments by MHPC included whether this building belonged on the very unique site of the Borough’s only movie theater and whether there is an adaptable use so the building could be re-used without demolition. Mr. Gertler did not feel this was possible in view of the severely deteriorated condition. The meeting was opened for comments by the public, which included comments supporting preservation of the theater by Sandy Kolakowski, who spoke of the petition signed by over 1000 residents in support of the theater’s preservation. She presented photos and letters about a successful effort to preserve a theater in Plymouth Michigan. Other residents who spoke in favor of preservation were Deborah Fennelly, Andrew Cardozo, James Guilder, Mike Huyler, Marion Harris, of Morristown HPC, David Hannah, Amy Chase, Beth Landau, Larry Goodwin and Suzanne Menke. John Morris, Susan Niculescu, and Melanie Tomaszewski spoke in favor of the new building and hoped it would bring new vitality and pedestrian traffic to Downtown Madison. Don Armstrong asked whether there were individuals or a group who could operate a theater if the building were preserved. In conclusion Ms. Foster noted that until such time as a formal application is filed, MHPC would have no formal comments and there will be opportunities for further discussion. The meeting was adjourned at 10 p.m. Laurie Hagerich, Recording Secretary