HomeMy WebLinkAbout2022-08-11 Historic Preservation Commission Minutes
Historic Preservation Commission
Meeting Minutes – August 11, 2022
HISTORIC PRESERVATION COMMISSION
MEETING OF AUGUST 11, 20227:00 P.M.
CITY COUNCIL CHAMBERS
MEETING MINUTES
Commission Members Present:Liam Riordan, Chair
Rebecca Krupke, Vice Chair
Edmund Chernesky
Nathaniel King
Anne Marie Quin
Karen Rand, Assoc. Member
Matthew Weitkamp, Assoc. Member
Mike Pullen, HPC Consultant
City Staff Present: Jeff Labree, Housing Rehab. Coord.
Brittanie Thomas, Asst. City Solicitor
Chair Riordan called the meeting to order at 7:00 P.M
New Business:
1. Certificate of Appropriateness & Design Review – 105 Main Street/92 Columbia
Street – Map-Lot 042-119 –Main Street Historical District and Façade District –
Applicant/Owner: N&K Cottage, LLC - Approvals requested for Certificate of
Appropriateness and Design Review for wood windows to be repaired/replaced with in-
kind materials and painted and in some instances replaced with black vinyl windows,
on three sides of the building at property located at 105 Main Street/92 Columbia Street,
Map-Lot 042-199, in the Main Street Historical District and Façade District.
Applicant, Nick Mullins representing N&K Cottage, LLC presented the following in part and in
substance:
Jeff Jones, Ware Butler, in attendance with the applicant, as well as a representative
of Mathew Brothers.
Photos from 1905, 1950, 1975
o 38 years since last renovation
Storefronts are straightforward – appears to be pine and plywood covering up cast
iron and granite
o Repair in kind with materials –pine and plywood
Hopefully stone will be in good order
o Broken windows, didn’t include in the façade grant materials/application
Historic Preservation Commission
Meeting Minutes – August 11, 2022
8 windows to be replaced, same measurements, same thickness of
current windows
No specific color choices at this time, will present when closer – looking at earth-tones
80 windows in total to be replaced
o 16 on front, arched, replaced with traditional rectangular windows
Sanford Hills window, developed by Mathew Brothers from the ground
up
Mimics look and architectural design traditional on wood windows
Mike Pullen provided that the muntin is narrow, traditional, eastern style
that looks like it was glazed – windows would be custom made to fit in
openings – but couldn’t do the arched style
o Windows will be fastened through the sides, directly into the masonry
Consultant Pullen provided brief history of the building. One of the very few granite faced
buildings existing in downtown Bangor, survived great fire. Detailing in building from ground
to the top, slate roof shingles. Designed as a high-style building in downtown. One of the
most important details, are the arched tops on the windows – granite was shaped. Concern
is that Mathew Brothers would work great on Middle Street & Columbia Street side, but
arched tops not being present on Main Street would be a dramatic change. Middle Street
appear to be 6/6 windows, photo from 1905 provided by applicant shows 2/2. Building cast-
iron store front, might be behind the wooden boxes that you’re seeing – important detail to
bring back.
Commissioner Rand asked about the arches, Mathews Brother representative advised that
they’re unable to do the arches in these windows due to the metal and bending. Mr. Mullins
discussed the arches that they’re looking to simulate. Approximately 15 different sized
windows in the building, each mixed panel would need to be made to fit each opening.
Chair Riordan inquired about the front façade – restoring and updating, replacing all of the
ndrd
2 and 3 story windows. Curious, first floor windows appear to be able to be replaced with
st
a vinyl product that would fit exactly. Why not replacing the 1floor windows/storefront?
ndrd
Considered possibility of replacing ground floor and restoring 2/3 floor? Mathews Brother
representative advised that it would be difficult to replace in a vinyl as they’re so large. To
ndrd
keep that look would be difficult, using many windows. Mr. Mullins feels that the 2/3
floor windows are beyond repair, in terrible shape. Mr. Jones advised that some windows
were duct taped closed, some held open by 2x4s, sashes beyond repair. Much of the
woodwork is beyond point of saving.
Consultant Pullen pointed out companies in Maine that do window restoration; it’s not
inexpensive, but windows are taken back to shop – opening by opening, taken apart, use
epoxy resin, and use as much of existing wood as they can. Wood that was used back in
1870 was significantly denser than what we see today in wood windows – almost like a
hardwood. In order to get a more efficient window, you can add an interior/exterior storm
window. It’s a possibility, but it’s expensive.
Historic Preservation Commission
Meeting Minutes – August 11, 2022
Reviewed the façade outside of Rebecca’s in downtown Bangor. Commission discussed the
possibility of another company that manufactures arched windows, Consultant Pullen
provided Marvin and Norwood as custom builders for windows.
Chair Riordan summarized that on the ground floor, there are some unresolved issues as to
what’s behind the plywood. Existing windows will stay, but will be reconditioned/replaced.
ndrd
/3floors, all replaced by a version of the Mathews Brothers windows, identical
On the 2
sizes, but slight variant infill pieces at the top based on the architecture of the building.
Obtaining the specs of the windows could be done for future determination. Unsure what the
th
floor windows – applicant Mr. Mullins advised that they’re looking to leave
plan is for the 4
those there, some walls are built in between the windows, so they’ll be left. Proposing 1/1 on
nd
the 2/rd. floors. Economic feasibility is the reason for the 1/1 choosing, per Mr. Mullins.
Chair Riordan feels that is a crucial feature of the building –and the Commission is willing to
work with Mr. Mullins on the right product. Middle Street side of the building was then
discussed by the Commission. Windows will be replaced with a Mathews Brothers vinyl
window, 1/1. Commission discussed seeing 6/6 and also 1/1.There are 3-4 different
windows on that side of the building, and have been replaced over the years. Proposing that
they would be all replaced, and all be 1/1. No questions, no comments on the Middle Street
side.
Columbia Street side of the building was discussed, would be replaced with Mathews
Brothers vinyl widow, 1/1. Commission discussed cost difference of the 1/1 vs. 6/6. There is
about 15% increase. Total window count excluding ground level store front is 79 windows.
Chair Riordan presented suggestion; helpful to have resolved a couple issues before the
ndrd
Commission votes – sizes of the infill on the 2 & 3 floors –and also the issue of the
what’s going to happen with what’s behind the plywood on the first floor, that could be part
of the revised proposal. Also, issue of color – can do down the road as a minor revision,
relatively easy to do and expedite. Do think that the façade and the move to a totally
different divisions in the window, are issues giving the Commission some pause.
Mr. Mullins indicated that they haven’t gotten to the storefront yet because it would need to
be completely removed. It’s more intensive. Consultant Pullen again advised that the
historical write-ups of the building mention a cast iron storefront. Mr. Mullins feels that it’s
important to have those items taken into consideration and agrees to that, asked if a
decision could be made on Columbia Street & Middle Street sides.
Assistant City Solicitor Thomas reviewed the legality of deciding on portions of the projects.
Mr. Mullins indicated that he could present other options in September for the Main Street
façade. Discussed that there were about 26 windows on the front, dormers to be restored.
Middle Street window count was 27. Columbia Street window count was 26 for a total of 79
windows.
Assistant City Solicitor Thomas advised that certain pieces could be approved. Mr. Mullins
determined that Columbia Street and Middle Street windows approval would be great if that
could be decided on, as well as the Main Street storefront.
Historic Preservation Commission
Meeting Minutes – August 11, 2022
Vice Chair Krupke moves approval of Design Review for the windows on Middle and
Columbia Street, 1/1, and the Main Street storefront. Seconded by Commissioner Chernesky.
All members voted yes.
Commissioner Chernesky moves approval of Certificate of Appropriateness for the Columbia
Street, Middle Street and first floor of Main Street work, seconded by Commissioner Quin. All
members voted yes. Motion carries.
2. Design Review – 123 Franklin Street – Map-Lot 041-081 – Façade District –
Applicant: MF Dream LLC d/b/a Benjamin’s Pub c/o Amanda Clark – Owner: 127
Franklin Street, LLC c/o Matthew Hartt – Approval requested for Design Review for
addition of new canvas awning skins over three existing metal frames identifying the
business, awning will be non-illuminated at property located at 123 Franklin Street, Map-
Lot 041-081, in the Façade District.
Applicants, Richard & Mandy Clark, presented the following in part and in substance:
st
Opportunity to expand to the 1floor due to Asian Garden closing
Combination of black and green canvas awning skins over existing metal frames
Consultant Pullen provided brief history of the building. Awning proposed will not interfere
with the current windows. Canvas is a more original look to the cloth awnings. Brand names
are not allowed on the awnings (ex: Pepsi, Coke), City ordinance prohibits.
Commission discussed the awning sizes, and if applicant would consider highlighting the façade
of the building with a differently designed awning. Applicant advised that they had not
considered this. Discussion surrounding a redesigned sign that wouldn’t mask as much of the
building. An awning more modest in would bring the building out more, and more eye catching.
Commission presented option to present item again as a Minor Revision, of the Commission
could vote on the item tonight. Applicant advised that they’re trying to bring Benjamin’s back
– hoping to keep some of the nostalgia the same. Next year will be 50 years that Benjamin’s
first opened. Kept same color schemes downstairs as when they first opened. Previously
Benjamin’s Steak House. Wish to keep the awning the same as proposed, concerned with
water entering the lower level, and potential of flooding.
Commissioner Chernesky moves approval for Design Review without the advertising other than
for the establishment, seconded by Commissioner King. All members voted yes. Motion carries.
3. Design Review – 21 Main Street –Map-Lot 042-114 –Façade District –Applicant:
Dead River Company– Owner: Vault Level Holding Company, LLC c/o Paul
Cook/Jesse McCue – Approval requested for Design Review for addition of two wall
signs, one internally lit on front façade, one non-illuminated at rear of building at property
located at 21 Main Street, Map-Lot 042-114, in the Façade District.
Historic Preservation Commission
Meeting Minutes – August 11, 2022
Clay Bublak, with NeoKraft signs, presented the following in part and in substance:
Two signs, one internally lit on front façade, one non-illuminated at rear
Consultant Pullen provided brief history of the building. Signs are projected, about 5” deep,
internally lit. Harmonious detail for modern building such as this. Mounted horizontal rails.
Independent elements attached to a rail system.
Mr. Bublak advised that rails would be matched in color with the building.
Commissioners discussed the location of the signage, which would be at the top left, above the
ceiling line. Circuit could be set up to go on/off at dusk/dawn, or could be set up on a photo
eye sensor. Commissioners discussed other signage illuminated in the downtown area. Mr.
Bublak provided that accommodations could be made with Dead River when the signage was
put into service. Signage on the rear would be non-illuminated, repositioned over the doorway
being moved.
Commissioner King moves approval for Design Review, seconded by Commissioner Chernesky,
all members voted yes. Motion carries.
4. Review of Designs for City Owned Parcel located at 324 Union Street – D.P. Porter
Jason Stutheit w/D.P. Porter presented the following in part and in substance:
City owned parcel at 324 Union Street – received two proposals for housing
Provided review of the two designs to the Commission, Whitney Park Historical District
Comments from the Commission sent back to Jason w/D.P. Porter – regarding vertical
siding, porch, etc. Presented new design, clapboard style, removed porch
o Keep historical elements, timeless look
o Solar panels which would power the home and heating system (heat pump),
affordable home
Single story version discussed, cottages - will provide two plan options to the
Commission as marketable homes
New construction within a district – new structures in existing district – City ordinance –
§148-9.C
Commission discussed how the proposed building would fit in with the other homes in
the district, in the immediate surroundings, harmonious with other structures, porch,
insulated frost wall foundation (no basement)
Jason will have a brief, informal discussion with Mike Pullen
5. July 14, 2022 Meeting Minutes – Commissioner Quin moved approval of July 14, 2022
meeting minutes, seconded by Commissioner Chernesky. All members voted yes.
Motion carries.
6. Adjournment – 8:27 P.M.
Respectfully submitted, Melissa L. Bickford, Development Assistant, Planning Division