HomeMy WebLinkAbout2013-11-14 Historic Preservation Commission Minutes
HISTORIC PRESERVATION COMMISSION OF THE CITY OF BANGOR
MEETING OF November 14, 2013
MINUTES
Commission Members Present: Kay Blanchard
Robert Gordon
Marie Grady
Donald Lewis III
Sonia Mallar
Eric Mihan (associate)
City Staff Present: David Gould
Peter Witham
Paul Nicklas
Chairman Lewis called the meeting to order at 7:00 p.m.
NEW BUSINESS
Item No. 1: Consider a request for Certificate of Appropriateness and Design
Review approval for new paint at 81 Main Street, Bangor
Property Development, LLC, applicant
Chairman Lewis invited the applicant to make a presentation.
Paul Cook, owner of 81 Main Street, addressed the Commission. He summarized the
proposal, stating that the intention was to restore the lower part of the building at 81 Main
Street to colors that it was historically painted. The proposed colors will be red, cream, and
bronze. If approved, Mr. Cook indicated that the work would most likely proceed in the
spring.
Commissioner Gordon made a motion to approve the new paint at 81 Main Street as
proposed in the application. Commissioner Grady seconded the motion. The motion was
approved unanimously with Commission members Blanchard, Lewis, Gordon, Mallar, and
Grady voting.
Item No. 2: Consider a request for Design Review approval for stair
replacement at 99 Franklin Street, Bangor Savings Bank,
applicant
2
Chairman Lewis invited the applicant to make a presentation.
Jason Donovan, facilities manager of Bangor Savings Bank approached the
Commission and summarized the project. The applicant proposes to replace the rear exit
stairs in an alley behind the building at 99 Franklin Street. The existing wooden stairs are in
bad repair and are not code-compliant. The stairs would be replaced with precast concrete
stairs with aluminum handrails, in the hopes that they would prove more durable than the
wooden ones.
Chairman Lewis asked if any right-of-ways would be impacted by the proposed
project. Mr. Donovan stated that the stairs would be entirely on Bangor Savings Bank
property, and would not be impacting any rights of way held by other entities.
Commissioner Mallar asked for clarification of the location of the existing stairs. Mr.
Donovan clarified the location, noting that it is only an emergency exit.
Chairman Lewis asked if the replacement stairs would be painted or finished in any
way. Mr. Donovan that they will remain a low-maintenance concrete finish.
Commissioner Mihan made a motion to approve the replacement of stairs at 99
Franklin Street as proposed in the application. Commissioner Blanchard seconded the motion.
The motion was approved unanimously with Commission members Blanchard, Lewis, Gordon,
Mallar, and Grady voting.
Item No. 3: Consider a request for Design Review approval for door
relocation at 190D Harlow Street, Thomas D. Brann, applicant
Chairman Lewis invited the applicant to make a presentation.
Thomas Brann approached the Commission and summarized the proposal. The
applicant would like to relocate a fire exit to meet the State Fire Marshal’s requirements and
provide additional security. The existing door, built to 1930’s standards, will be moved 14
feet further towards the rear of the building, and will be updated with rebuilt steps. The
applicant hopes to be able to reuse the existing door. This will also allow for separate
security access for the upper and lower sections of the building. The area where the door
was will be filled in.
Commissioner Blanchard asked for clarification regarding this proposal and a similar
proposal presented to the Commissioner earlier in the year. The applicant responded that this
proposal is to override the original approval, since the applicant would not be able to
complete the project as originally approved within the one-year time frame.
Commissioner Gordon made a motion to approve the relocation of a door at 190D
Harlow Street as proposed in the application, with the condition that the patched area shall
match the existing concrete wall. Commissioner Mihan seconded the motion. The motion was
approved unanimously with Commission members Blanchard, Lewis, Gordon, Mallar, and
Grady voting.
3
Item No. 4: Consider a request for Certificate of Appropriateness and Design
Review approval for repair and restoration of terra cotta façade
at 36 Central Street, KVA Associates, applicant
Chairman Lewis invited the applicant to make a presentation.
Robert Reid from WBRC representing the applicant, addressed the Commission and
summarized the proposal. 36 Central Street is one of three building that share a terra cotta
façade on Central Street. The applicant proposes to stabilize and make repairs to their
portion of the fragile terra cotta façade. The fragile terra cotta is being damaged by water
infiltration. Mr. Reid referred to the memo prepared by Commission consultant Sara Martin
(not present at the meeting), in which questions were raised about the extent and sources of
damage to the façade. He stated that much of this information will not be known until the
project is underway, and a thorough investigation can be done. The applicant plans to anchor
the façade. Mr. Reed stated that the paint that has been applied to façade in the past is
contributing to the damage, as it prevents the terra cotta and mortar to “breathe” and
expand as it should. Part of the proposed restoration will include paint removal, restoring the
façade’s finish. The applicant proposes to use anchors to secure loose pieces of terra cotta to
the substrate.
Chairman Lewis asked if the anchors would go into the brick or the mortar of the
building. The applicant’s agent indicated that they would go into the brick. Chairman Lewis
observed that that practice is usually not supported by the Commission, but that in this case
it might be appropriate, since the brick is not the façade of the building.
Commissioner Mihan asked about the possibility of causing further damage with the
vibrations associated with the restoration process, specifically, falling tiles caused by the
investigation process. The applicant’s agent stated that the first priority was to get the
project stable, so that any further damage can be kept at a minimum throughout the course
of the restoration.
Commissioner Gordon asked about the division of façade work, given that the façade
covers three separate buildings. The applicant’s agent noted that the applicant is only
working on half of the façade that they have access to. Commissioner Mallar followed up with
the observation that, if only working on one half of the façade, care must be taken to match
the other half of the façade. She noted that one of the parapets on the façade has already
been removed. The applicant’s agent noted that it was removed prior to falling, and is
currently lying on the roof.
Commissioner Mallar asked if they had been able to glean any information about the
source or extent of damage from the area where the parapet is missing. The applicant’s
agent stated that he believes that damage is due to separation from the expansion and
contraction of freezing and thawing water. Commissioner Mallar asked how the applicant will
ensure that that doesn’t continue to happen. The applicant’s agent said that they plan to
flash the parapet somehow so that the mortar is protected.
The applicant’s agent stated that he understands the difficulty facing the
Commissioners of having to approve work to a historic building without knowing the full
extent of what will need to be done in total, but he stated that there is no other good way to
investigate and treat the damage.
4
Commissioner Gordon stated that the study provided by the applicant explaining the
proposed procedure does not provide enough information for him to determine whether or
not it is the best course of action for this specific building (36 Central St.). The applicant’s
agent stated that the information provided came directly from a contractor who is very
knowledgeable about work of the type proposed. Chairman Lewis pointed out that the
uniqueness of the terra cotta façade is not something the Commission deals with often.
Commissioner Mihan asked what would happen if the investigation shows that every
anchor has deteriorated. The applicant’s agent responded that if that were the case then
every tile would need to be re-anchored.
Commissioner Mallar asked for clarification on a photo of the façade how much of it
will be undergoing restoration. The applicant’s agent stated that one of the pilasters/parapets
is split down the middle regarding rights.
Chairman Lewis mentioned that the owners of the other part of the façade may have
done restoration work in the past. The applicant’s agent stated that they were not aware of
any façade work that might have been done by others.
Commissioner Mallar asked if the applicant was seeking approval for Phase One only
at this time, or for the entire project. Chairman Lewis stated that they are currently applying
for Phase One. The applicant confirmed this, and that the intent at this time is to stabilize
and anchor the terra cotta. The future phases will involve removing paint and addressing the
issues with the mortar joints.
Commissioner Mallar made a motion to approve phase one of the repair and
restoration of the terra cotta façade at 36 Central Street with the conditions that (a) The
applicant address how to remedy the sources of water filtration before repair and
replacement begin, (b) the applicant assess the system of anchoring the terra-cotta to the
building to ensure that it has not deteriorated, (c) the applicant address how the method of
replacing the parapet will help protect against further water infiltration, (d) the applicant
assess the condition of the mortar to determine if that is a source of water infiltration. If it is,
then the mortar should be repointed with a mortar compatible with terra-cotta, and (e) that
the glazing match the color of the original. Commissioner Mihan seconded the motion. The
motion was approved with Commission members Blanchard, Lewis, Mallar, and Grady voting.
Commissioner Gordon abstained from the vote.
Chairman Lewis told the applicant to keep the Planning Office and the Commission
informed on the findings of their investigations.
Item No. 5: Consider a request for Certificate of Appropriateness and Design
Review approval for installation of new window and vent
openings at 96 Main Street, Bangor Housing Authority,
applicant
Chairman Lewis invited the applicant to make a presentation.
Mike Myatt from the Bangor Housing Authority and the non-profit Bangor Housing
addressed the Commission and summarized the proposal. He clarified that neither of those
two entities own the condo unit where work is proposed, but that they have been appointed
by the City Council as the developer for the renovations. The applicant wants to add windows
to the space, which will be a new storefront, at 96 Main Street.
5
Chairman Lewis asked the applicant to address the issues highlighted in the memo
prepared by Sara Martin. Robert Reid, from WBRC, responded on behalf of the applicant. He
stated that one of the concerns raised in the memo was the incomplete information about
the proposed vents and windows. He stated that some new windows are proposed, as well
as the reconfiguration of some existing windows. The application states that no changes are
proposed at the Main Street elevation, but the plan has progressed, and some changes are
now proposed to the window configuration in that area; the sill height will be lowered. The
vents will be similar to dryer vents, but will actually be bathroom vents, and will only appear
on Water Street and in the alley. The applicant estimates that there will be seven vents on
Water Street and four in the alley. The memo also raised questions about the proposed
storefront. The applicant stated that the storefront is proposed for the Water Street side
under the plaza, and will be a pair of glass storefront doors. The paint finish will be green to
match the windows. There will be market-rate apartments on the second and third floors.
Commissioner Mallar asked if the new ducts would need to go through the brick. The
applicant responded that they would need to, but the vent size has been minimized to reduce
the amount of brick that would need to be gone through.
Commissioner Mihan made a motion to approve the installation of new window and
vent openings at 96 Main Street with the condition that the windows be the same
configuration, size, and color on Water Street and Main Street. Commissioner Mallar
seconded the motion. The motion was approved unanimously with Commission members
Blanchard, Lewis, Gordon, Mallar, and Grady voting.
Item No. 6: Brief training session led by Paul Nicklas
Paul Nicklas offered a summary of Commission policies and procedures for the benefit
of the Commissioners. The following topics were discussed:
Ex-parte communication
Conflicts of interest
Public meetings/public hearings
Public documents
Follow-up/enforcement of Commission decisions
There being no further items for discussion, the meeting was adjourned at 8:35 P.M.