HomeMy WebLinkAbout2018-05-10 Historic Preservation Commission Minutes
HISTORIC PRESERVATION COMMISSION OF THE CITY OF BANGOR
MEETING OF MAY 10, 2018
MINUTES
Commission Members Present: Alfred Banfield, Associate Member
George Burgoyne
Matthew Carter
Brandi LeRoy
Wayne Mallar
Reese Perkins
Mike Pullen
City Staff Present: Sean Gambrel, HPC & Planning Staff
David Gould, Planning Officer
Paul Nicklas, Asst. City Solicitor
Jeff Wallace, Code Enforcement Officer
Chair Perkins called the meeting to order at 7:00p.m.
PROJECT REVIEW
1.43 High Street – Laurence VanPeursem, Applicant
Install Fence at Side of Building
Chapter 148 –Historic Preservation, High Street Historic District
Larry Van Peursem presented the application. He would like to put fence up on the side yard of his building
to provide privacy and stop pedestrian cut through traffic on his property. He is proposing a vinyl fence but
would consider wood stockade the commission deemed it necessary.
Ms. Jean Deighan spoke in favor of the application. Ms. Deighan owns two historic properties in the City and
believes that this proposed fence is appropriate because it is differentiated from the current structure, but
also blends with the current building and surroundings.
Mr. Pullen asked to verify that the front of the fence would align with the corner of the building. Mr.
VanPuersem replied that it would. Mr. Pullen then asked where the gates would be located. Mr. Van
Peursem responded that there would be one at the front and back, in the location of the existing sidewalk
that cuts through the side yard. Associate Member Banfield asked how tall the fence would be. Mr. Van
Peursem responded that it would be 6 feet tall.
Commissioner Carter moved approval of the application as presented. Commissioner LeRoy seconded the
motion. The motion was approved unanimously.
2.16 Summer Street – U-Haul of Maine, Applicant
Add Freestanding Canopy
Chapter 71 – Bangor Center Revitalization Area, “Design Review”
Dave Martin of Amerco Real Estate presented the application. He proposed to install a 20 x 40 freestanding
canopy on the property. This will be a permanent structure, with poles mounted on 2’ piers. Aside from the
entrance to the site, the canopy should not be very visible from any other public areas.
Planning Staff Sean Gambrel provided staff report, noting that this type of structure was not specifically
covered in the ordinance, but that if it were to be considered a service entrance, that it should be located at
the side or rear of the property. Mr. Gambrel noted that this property has street frontage on three sides and
therefore has three “fronts”.
Commissioner Carter noted that the proposed location for the canopy appears to be in the middle of the lot,
which might be the least visible placement.
Commissioner Mallar inquired about lighting. Mr. Martin explained that there will be four small fixtures
located inside the canopy, and on a timer to turn off at closing time. These lights will be served by overhead
electrical, high enough to allow for truck clearance.
Mr. Pullen inquired about the proposed color. Mr. Martin responded that it will be a forest green.
Commissioner Carter moved approval of the application as proposed. Commissioner LeRoy seconded the
motion. The project was approved unanimously.
3.128B Main Street –Queen City Cinema Club, Applicant
Add Egress Door at Side of Building
Chapter 71 – Bangor Center Revitalization Area, “Design Review”
Joshua Moulton of Queen City Cinema Club presented application. Mr. Moulton is adding an exterior door for
fire egress. This door is located at the rear of the northerly side of the building and will be painted to match
building.
Mr. Gambrel provided the staff report, noting that the door is not in a visible location and should blend in
with the building well. Mr. Gambrel also noted that the door would align horizontally with the window above.
Commissioner Mallar inquired if the applicant would paint the trim green like the rest of the building. The
applicant responded that they had not planned to, but if the Commission preferred, that they would.
There was discussion of whether or not the top of the door could align with the top of the adjacent windows,
but it was determined that was not possible.
Commissioner Carter moved approval of the application as presented, and Commissioner LeRoy seconded the
motion. The application was approved unanimously.
4.213 Exchange Street – ANM Properties, Applicant
Replace Wood Roof Deck and add Railing and Ramp
Chapter148–HistoricPreservation,GreatFireDistrict
James Strout from ANM Properties presented the application. Mr. Strout explained that the existing deck was
in a much deteriorated condition and was removed to repair the roof below. Mr. Strout would like to replace
the deck with new material for durability (silver grey “TREX” wood grained composite), with white vinyl safety
railing surrounding the deck. He noted that because of grade change at the location, there is very little
chance of visibility from off site.
Mr. Gambrel provided the staff report, noting that while the material was changing here, it was allowed
under the code because the original material was unsalvageable, and the new material would be very similar
to the previous material. He also noted that the addition of a railing and access ramp was a necessary
improvement.
Commissioner Perkins advised the commission that this came in as a minor revision, but because of the
change of material, felt the whole Commission should rule on it.
Commissioner Perkins asked about the configuration of the railing. Mr. Strout responded that it would be
placed on three sides to wrap around the deck.
Commissioner Carter moved approval of the application as presented, and Commissioner LeRoy seconded the
motion. The application was unanimously approved.
5.213 Exchange Street – ANM Properties, Applicant
Replace Wood Roof Deck and add Railing and Ramp
Chapter 71 – Bangor Center Revitalization Area, “Design Review”
Commissioner Carter moved approval as presented, Commissioner LeRoy seconded the motion. The
application was approved unanimously.
6.58 Main Street –Carter Architectural Design, Applicant
Modify Second-floor Façade
Chapter 148 –Historic Preservation, West Market Square Historic District
Commissioner Carter asked to be recused from discussion of this item as he had a conflict of interest. The
Commission unanimously agreed to allow him to recuse himself.
Michael Pullen presented the application on behalf of Carter Architectural Design. Mr. Pullen highlighted
several minor features of the plan, such as the new roof vents being painted black to limit visibility, and the
new heat pump matching the color of the building and not utilizing exposed ductwork. He then discussed the
façade change, noting that the new sliding glass panel doors would fit the existing opening and will primarily
be glass, so the character will not be changed greatly. There will also be a cable rail system installed for
safety, and it and the panel system will have an anodized aluminum finish on the trim, which matches the
trim on the existing display window.
Sean Gambrel provided staff report, noting that the changes to the façade were relatively minor, essentially
limited to a change in the pane pattern of the existing display window. The other features, because of their
finish and locations would not be visible and therefore would not change the character of the building.
Commissioner Mallar stated that he was not in favor of the reconfiguration of the window, as he believes it
will change the character of the façade from a retail appearance to a residential appearance, which he felt
was a significant part of the building’s identity. He asked if a 3-panel wall system could be used instead of the
5-panel system, and the railing placed on the interior, to retain the current appearance. Mr. Pullen stated
that he did not believe that would be possible, doe to the size of the panels, and also noted that while the
configuration was changing, the panels were sized identically to and aligned with the original upper windows
in the building.
Associate Member Banfield moved approval of the application as presented, and Commissioner LeRoy
seconded. The Commission voted four in favor, and 1 opposed to the motion. The application was therefore
approved.
7.58 Main Street –Carter Architectural Design, Applicant
Modify Second-floor Façade
Chapter 71 – Bangor Center Revitalization Area, “Design Review”
Associate Member Banfield moved approval of the application as proposed, and Commissioner LeRoy
seconded the motion. The Commission voted four in favor, and one opposed to the motion. The application
was therefore approved.
8.173 Broadway – Natphiann, LLC, Applicant
Install Third-floor Egress Door, Walkway, and Stairs
Chapter 148 –Historic Preservation, Broadway Historic District
Steve Sias presented the application to Commission, noting that they were returning with an application that
included a wood door for egress, and stairs and railings to connect the door to the ground. Director of Code
Enforcement, Jeff Wallace explained the code and egress issues facing the building. He stated that the door is
necessary as a second form of egress from the third floor unit, as the existing doorway in the stairwell was not
functional. The only other option for the applicant would be to sprinkle the building, which he believes would
be cost prohibitive.
th
Sean Gambrel provided the staff report, noting that the applicant was proposing to use a reclaimed 19
century wood door in place of the previously installed steel door, and was providing a wood railing to provide
access along the edge of the roof to the stairs. The width of this access way and stairs were only as wide as
necessary, such that this would not likely result in the roof becoming a patio or other activity area. Mr.
Gambrel further noted the memo from Code Enforcement staff Steve Wilson, and that the applicant had not
provided information to support any claims of “Exceptional Circumstances” for this application.
Commissioner Perkins inquired about which of the two railing designs the applicant included was actually
proposed. Mr. Sias responded that either was acceptable – whichever the Commission desired.
Commissioner Carter asked if the reclaimed door would need to be cut down to size. Mr. Sias responded that
it would need to be modified slightly, but it is almost an exact fit.
Commissioner Perkins asked if the new door would meets code requirements. Mr. Wallace responded that it
did.
A lengthy and detailed discussion followed as to why the existing, older door opening to the staircase could
not be used for egress, and why this new door was necessary.
Commissioner Carter stated that he felt that this application was much clearer than past applications and had
addressed many of the concerns raised during the previous denials.
Commissioner Mallar asked what would happen with the existing older door that cannot be used. He
wondered if the window that was removed in the location of the new door could be installed in that location.
Mr. Sias responded that would be possible.
Commissioner Carter moved approval of the application as presented, utilizing square balusters for the
railing. Commissioner LeRoy seconded the motion. The Commission voted four in favor, one in opposition to
the motion. Therefore the application was approved.
OTHER BUSINESS
9.Discussion of MHPC Grant
Mr. Gambrel updated the Commission on the grant application to the Maine Historic Preservation
Commission to replace the front doors and repair the front steps. MHPC awarded the grant to the City, in the
amount of $24,400 for the doors and related work. The City match was around $90,000, for the granite work,
for a total project cost of roughly $115,000. Work is expected to begin this summer, but will come to HPC for
approval beforehand.
thth
10.Approval of April 12& April 19, 2018 Meeting Minutes
Meeting minutes were approved unanimously with minor changes.
Meeting adjourned at 8:50 p.m.