HomeMy WebLinkAbout2020-03-12 Historic Preservation Commission Minutes
HISTORIC PRESERVATION COMMISSION OF THE CITY OF BANGOR
MEETING MINUTES
March 12, 2020
City Council Chambers and on Zoom Meeting
Bangor City Hall
Commission Members Present:Matthew Carter, Chair
Brandi LeRoy, Vice Chair
Alfred Banfield
Edmund Chernesky
Liam Riordian
Mike Pullen, Consultant
City Staff Present:Planning Officer Anne Krieg
Asst. City Solicitor Josh Saucier
Others in Attendance: Mike Melochick, Bangor Historical Society
The meeting opened at 7:00 PM.
1.Administrative
A.Election of Chair/Vice Chair
Planning Officer Krieg started the meeting as a Chair was not elected in February.
Commissioner Carter was nominated by Commissioner LeRoy. Seconded by
Commissioner Riordian. All in favor of Commissioner Carter as Chair.
Chair Carter called for nominations for Vice Chair. Commissioner Banfield nominated
CommissionerLeRoy. Seconded by Commissioner Chernesky. All in favor of
Commissioner LeRoy as Vice Chair.
2.Project Review
A.Certificate of Appropriateness –294 Union Street –Bangor Masonic
Foundation –Demolition of carriage house
Susan Hawes, Business Manager for Bangor Masonic Foundation. Projectis to request
permission to demolish existing carriage house on property. She has done little with this
building since owning property and uses the building as storage. There is a huge hole in
the roof, dirt floors, walls are bowing.
Bangor Historic Preservation Commission
Minutes for Meeting: March 12, 2020
An appraisal was done by Mariana Reeves of the Dawson Group, and that was not
received back until yesterday. She was advised that it was not something that the Dawson
Group could list for sale as they opined thatit’s a very severe safety hazard with potential
liability to the foundation. Ms. Reeves added that the building could also not be insured.
Ms.Hawes poke with a builderwho agreed and added the first item to fix would be roof
replacement that would need to meet today’s standards and current wallswould not
support the roof. There are asphalt shingles on current roof. Ms. Hawes added she is not
interested in selling; she hasbeen approached but not interested.
CommissionerRiordan asked how many structures on, and nature of the parcel. Applicant
Hawes answeredthat there is a carriage house, main middle piece and marking. There’s a
center building, Wellman Commons, main lodge hall and a learning center. They own all of
the parking area and rent it out to main hall as needed. Building owned bypreservation
management. Apartment building behind them was sold, wasn’t a good fit for the
organization.
Chair Carter inquired about a cost for refurbishing. ApplicantHawes advised she was told
“$150,000-$200,000”, and that was a low quote. Chair Carter had a question for the
Commission, regarding rules about financial test and what needs to be done if a building
isn’t feasible for repair. Assistant City Solicitor Saucieradvised that everyone has a copy of
those standards, section 148-9, Subparagraph D on demolition and removal. A long series
of steps are involved to demolish a building. Potential actionsinclude advertisingto sell or
move the building and a 180 day delay period. Property cannot yield a reasonable
economic return or reasonableuse, plight of owner due to exceptional/unique
circumstances, and conditions or circumstances that constitute hardship that wasn’t
created by the owner.
Commissioner Banfield inquired how long the roof hadbeen in that condition. Applicant
Hawes answeredit had been that way for awhile.They were not using the building.
CommissionerBanfield stated that the hole in the roof for that long could’ve caused further
deteriorationof the structure. It looks square from exterior of the building, he added, asthe
photos presented. Commissioner Banfield is wondering what the overall condition is of the
building itself, minus repairs to the roof.
Applicant Hawes advised that the repairs to the roof would require a new roof. With the
standards that the builder would be required to build under, provided that it’s also a
historical district, materials now used are heavier thanthe current walls couldsupport, as
they’re already buckling. The walls do bow out, and there is buckling. There are some
timbers that have survived. Lead paint on the outside, would also cost a lot to remediate.
All of their funding after the loss of their hall on Main Streetwent into the purchase of this
property and making the building that they’re currentlyin more viable for the lodges.
Page 2 | 6
Bangor Historic Preservation Commission
Minutes for Meeting: March 12, 2020
2 schools and daycare in there now. No carriagehouse projectswere scheduled when the
property was purchased.
Consultant Pullen inquired if Applicant Hawes had a date of building on the carriage house.
Applicant Hawes was told the 1800’s. Consultant Pullen said that 1860’s or so, most likely
is when it was used as a carriage house, and was 3 bays across. There were other framed
buildings on campus, and location of this site is towards Pond Street. Opposite side of
campus from Moulton Library on Union Street. This is a frame building, and the others are
masonry. Consultant Pullen asked if there was another framed building on the property.
Applicant Hawes advised that there was, it’s still housing, and it was sold to them as part of
purchasing the remainder of the property. Consultant Pullen stated that it looks like in the
carriage house, there’s a frame beam that sits directly on the earth, and construction is
right on the ground. Building more prone to decay on sills, effecting frame walls.
Review of Part D; and Part 1-B; may apply if it’s shown that an economic return is not
viable. Applicant provided email from Mariana Reeves, qualified real estate appraiser.
The Commission reviewed the letter.
1) Roofopen to outside elements, deteriorated past useful life. Structure missing.
Remaining structure unstable, poses life safety issue.
2) Floorscovered in sludge from outside elements, unsafe, should not be open to general
public. Liability in my opinionof anyone goes inside.
3) Exteriorclapboard covered in lead paint, deteriorated, license abatement specialist
needed.
Ms. Hawes indicated the building is an insurance liability in general, andnot fit to be listed
for sale or purchasedin present condition.
Staff noted it is uptothe Commissionif these facts meet the requirementsof the
application, which,in part, is an inability to provide economic return.
Assistant City Solicitor Saucier advised that ifthe Commission determines appropriate,
there is a definitive procedure that follows. For 180 days, that the property would be put up
for sale. After that period, applicant can proceed if no offers on property withdemolition.
Commissioner Carter opened the public hearing, asking for any questions and/or
comments from the audience.
Al Hawes, volunteer at the Masonic Center, spoke on behalf of the project. Feels that the
photos do not do much justice for the actual hole in the roof. Three sides of the building jut
out. Foundation is not a foundation, but 6x6’s. The hole in the roof is significant. There is a
big tree that has rubbed on the shinglesfor a long time.
Page 3 | 6
Bangor Historic Preservation Commission
Minutes for Meeting: March 12, 2020
It made a hole through roof, down through the boards and now it’s into the beams
nd
themselves. The stair tothe2
levelhas collapsed,there is a half chimney, and there may
nd
have been a stove on the2floor. Bricks now have fallen down, which is another danger to
anyone walking around. He understands the importance ofhistorical buildings, and wants
to preserve what we can, but feel we’re throwing money into this building. The have 3
buildings on site that fight for parking. They depend on that space for parking.
Applicant Hawes inquired if she would be forced to taken an offer from someone, or advise
that they’re not going to sell. Chair Carter stated that based on his previous experience,
reasonable offer would be nice to accept, it can be fixed up in place, taken down. You can
set the criteria. They’ll be held to the standards, unsure that the financial test has been
satisfied. Chair Carter closed the public hearing to allow the Commissioners to discuss.
Assistant City Solicitor Saucier, responding to Applicant’s question, referred her to Sub
Paragraph D, then paragraph 4.
Chair Carter advised that she wouldn’t be forced to sell to someone that wasn’t serious,
and that the code doesn’t allow that to happen. Consultant Pullen stated that if demolition
is granted, the applicant would have to return to the commission regarding the other
structure to determine if the structure is district appropriate.
Commissioner Banfield had two points to present: 1) The previous item he mentioned
regarding the hole in the roof causing damageinside, and howlong the hole had been
there. Feels that the damage could’ve been repaired sooner. Chair Carter referred to
Section 149-9, paragraph E-1, and subsectionC–conditions not caused by property
owner. Assistant City Solicitor clarifying, advisingto start with subsection d, is where we
would be starting from, and what’s likely before the Commission is 1-B. Property owner
can demonstrate that it’s incapable of earning an economic return on value in present
location as appraised by a qualified realestate appraiser. 1-B, you’re deciding now, unless
E is an alternative. Things in D do not apply if E has been proven, so it removes the sale
option and things of the sort. Chair Carter advised that property owner has not activated E
because the other items come into consideration.
Commissioner Banfield discussed his second point, a personal one; bought house with 6
bay garage. 40 some-foot wall that was about 5’ tall caved in totally plus one of the side
walls was partly caved in with rotted sills. I was told to tear it down, but for a couple
thousand dollars, many years ago was able to put the new sills in and put a new concrete
40’ foot wall and redid some of the floor. At the time it had 4 lawyersof roofing, a lot of
weight bearing. Stripped by wife and I. Now worth more than original condition.
Planning Officer Krieg advised that it’s subjective on commission’spart in determining
what’s reasonable and what the “reasonable return” on a buildingis.
Page 4 | 6
Bangor Historic Preservation Commission
Minutes for Meeting: March 12, 2020
Chair Carter doesn’t see D-1-B has been satisfiedin his opinion. CommissionerBanfield
wonders if it is possible to have a contractor bid work to have a better idea of the financial
aspect, as there is a gray area on the rate of return.
Applicant Hawes would be willing to get estimates to this effect.Will make time to get
contractors lined up and get a good look at this. If this is a requirement, would pull
applicationand return with estimate.Vice ChairLeRoy stated that the appraisalwas vague
in her description, and the appraisaldoesn’t say that it couldn’tbe fixed, just that there is no
monetary value as to what it would be worth if fixed. If this was more elaborated on, it
would be helpful.
Chair Carter asked her to return with 2-3numbers –1) cost to fix this up to sell, 2) what you
would get for the buildingif you tried to sell it, and 3) what it would cost to replace this with
something that would serve the same function as current (garage/storage).
Applicant Hawes understands, and will locate someone that will understand the standards
for the district, and she’s willing to get those numbers.
Commissioner Riordian inquired how we would access historic value versus cost to
maintain versus replacement cost up to these standards. Itcould be cost of building a
garage that would be in the appropriate standards for a district or close to the cost to
restore the building. Which both would be interesting to find out.
Commissioner Banfield provided House Revivers as a potential contact, as they deal with
old buildings and might be able to do a better estimate of the costs. Chair Carter advised
that they are involvedin similar projectsin Bangor.
Applicant Hawes inquired about a timeline for return. Chair Carter asked if she wanted to
withdrawher applicant and changeit, or have the application tabled. Assistant City
Solicitor Saucier advised that if a mutual agreement happened, it could be tabled, and set
for a time to return that everyone agrees to. Applicant Hawes requested to table the item,
will return with estimates.
Vice Chair LeRoy motioned to move to table issue for Certificate of Appropriatenessfor 294
Union Street untilnext meeting in April, 2020. The motion was seconded by Commissioner
Banfield. No further discussion and all members were in agreement of tabling the
application.
Page 5 | 6
Bangor Historic Preservation Commission
Minutes for Meeting: March 12, 2020
3.Old Business
A.Maine Historic Preservation Commission –Certified Local Government
Grant Application discussion
Planning Officer Krieg advised that City Council approved a grant application to Maine
Historic Preservation Commission under CertifiedLocal Government Program. This will
help us update the survey, help out with the public outreach that we’ve been wanting to do
andallow a commissioner and staff member attend two different conferences related to
st
historic preservation.Grant paperwork is due April 1. Funding to be released later in the
spring if we were to receive this grant. Hoping that the Historic Preservation Commission
would be involved in this project.
Michael Melochick from the Bangor Historical Society is present, and Planning Officer Krieg
met with him the other day regarding this.
Chair Carter recommends that someone on this committee go to a conference as it’s
fascinating what’s currently available. Planning Officer Krieg mentioned that there was one
in Tacoma, Washington this summer, and the other Main Street Conference is usually in
May. That would be right about when we would find out about the grant. We can’t spend
money until the grant is received. It was left open with the Maine Historic Preservation as
to what the conference might be, as there are a lot of great things and conferences that
would be of interest to you and your work. The grant is $48,000, it’s a 60/40 split and the
City will be putting in $19,200 over 3 fiscal years. Project must be completed in September
2021. Current fiscal year can be carried over intothe nextfiscal year, then we’ll have
another fiscal yearto complete and fund the project.What we consider ashistoric is also
changingas mid-centurybuildings are now over 50 years old. Secretary to the Interior has
a nationwide database now, which all of this work is entered into. Database will talk to our
GIS program, which is exciting.
Mike Melochick from Bangor Historical Society discussed the importance of partnering and
being part of the discussion and outreach.
4.Adjournment -Meeting adjourned at 7:56.
Respectfully submitted,
Melissa Bickford
Development Assistant
Planning Department
Page 6 | 6