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HISTORIC PRESERVATION COMMISSION
MEETING OF MARCH 14, 2024, 7:00 P.M.
PENOBSCOT ROOM, PENQUIS CAP
262 HARLOW STREET
MEETING MINUTES
Commission Members Present: Edmund Chernesky
Peter Keebler (via Zoom)
Nathaniel King
Rebecca Krupke
Anne Marie Quin
Matthew Weitkamp (voting in place of
Vice Chair Riordan)
Citv Staff Present: Anja Collette, Planning Officer
Brian Scannell, Planning Analyst
Mike Pullen, HPC Consultant
Chair Chernesky called the meeting to order at 7:00 P.M.
New Business:
1. Certificate of Appropriateness — 117 Broadwav — Map-Lot 048-151 — Broadwav
Historic District—Applicant/Owner: Broadwav Medical Arts -Approval requested for
Certificate of Appropriateness to renovate the exterior of the Modernist structure in order
to comply with MUBEC and HIPAA and more generally to update the building to support
medical office occupancy. The property is located at Map-Lot 048-151, in the Broadway
Historic District.
Kevin Barbee, applicant agent, presented to the Commission via Zoom and gave overview of
application.
Chair Chernesky asked to confirm that some of the work approved from a previous application has
already been completed; Barbee confirmed this. Planning Officer Anja Collette clarified that previous
approval from 2019 has expired, requiring applicant to re-apply to complete remaining work.
HPC Consultant Mike Pullen gave overview of his written memo and asked for applicant responses.
Barbee confirmed that side panels for windows will be aluminum and same color as the windows
(black), but will be placed horizontally as opposed to current vertically placed panels. Pullen
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Historic Preservation Commission — Meeting Minutes
March 14t", 2024
contextualizes the location of the site. Pullen and Barbee discussed error regarding previously approved
exterior paint color—color that was used was not the shade that had been approved by the
Commission. Pullen noted that Commissioners will decide whether the exterior needs to be repainted
with the originally approved color or not. Pullen asked to confirm number of windows on addition, as
there was discrepancy between some of the drawings; Barbee confirmed that there are four windows.
Barbee also confirmed that all copings will be painted black, and that black aluminum doors are already
installed. Pullen asked if impact of exterior mechanical box can be mitigated; Barbee responded that he
is open to the Commissioners' suggestions regarding this, as it was not addressed in previous
application process.
Chair Chernesky asked the Commission for any questions or comments.
Commissioner Krupke asked to confirm if building was a white shade originally; Barbee and Pullen
responded that it was.
Commissioner Quin asked to confirm the approval process for this application, given that previous
application expired. Planning Officer Collette confirmed this.
Krupke commented that she does not think horizontal flashing should be installed and that exterior
should remain "vertically linear."
Alternate Member Weitkamp commented that exterior color should be more similar to surrounding
buildings. Krupke expressed disagreement with this. Commissioner King noted that exterior paint color
does not require Commission approval.
Commissioner Quin commented that building should tie in with historic facades of downtown. Krupke
noted that in previous approval process, applicant was directed to maintain modern fa�ade in keeping
with building's modern architecture. Commissioners discussed evaluation standards.
Commissioner King commented that darker gray color originally approved would be better against the
black coping, and that integrity of modernist structure should be maintained.
Alternate Member Keebler asked for clarification surrounding evaluation standards. Pullen provided
clarification regarding stucco building exterior, flashing, and evaluation standards for color.
Recommended that Commission accept proposed color of flashing. Also discussed screening for
mechanical equipment with Commissioners. Chair Chernesky read text of standards to the Commission.
Alternate Member Weitkamp asked about plantings shown on one of the drawings— Barbee responded
that these are completed plantings. Weitkamp asked about estimated height of full-grown plants —
Barbee responded that he was given an estimate of 10-12 feet in height.
Commissioner Quin asked if clearer drawings and renderings could be requested from applicant before
voting. Planning Officer Collette responded that Commissioners could vote to postpone final review of
this application to a later meeting. Barbee commented that flashing will be black in color, so does not
feel that updated examples are necessary as it will definitely be black, regardless of which manufacturer
they use. Quin expressed that she feels exterior of building could fit in better with its surroundings than
current proposal shows, and requested that Commission ask applicant for alternative to current
proposal. Barbee responded that he does not feel applicant should have to make building look more
historical than it already is. Commissioners discussed possible conditions, such as requesting the
original dark gray exterior color and larger plantings to provide better screening of building. Quin
expressed that more "park-like" landscaping would be preferable— Barbee responded that prior
landscaping was removed in order to adhere to City's parking requirements. Collette added that
Historic Preservation Commission — Meeting Minutes
March 14t", 2024
applicant would have to submit new application for Planning Board review if plantings are to be
changed. Alternate Member Weitkamp expressed support for requesting taller plantings. Pullen
recommended that Commissioners review standards regarding plantings and landscaping. Chair
Chernesky read the text of the standards to the Commission. Pullen commented that, as standards are
applied to this application, it does not appear that taller plantings can be requested. Added that this
would be something for the Planning Board to review. Planning Officer Collette clarified landscaped
buffer requirements. Commissioners discussed the standards further.
Chair Chernesky opened the public comments.
Member of the public, Joe Pickering, presented to the podium. Feels that original building was poorly
designed and constructed. Expressed concern over possible competing requirements between City's
Code and Historic Preservation Commission guidelines.
Chair Chernesky closed the public comments.
Alternate Member Keebler commented on the challenges of reviewing this application, and stated that
maintaining the integrity of the modernist structure, while minimizing contrast with surrounding buildings
as much as possible, should be priority. Expressed agreement with Pickering's comments regarding
possibly conflicting guidelines. Did not feel that postponing final review of application would be
beneficial.
Pullen clarified what the Commission would be voting on this evening.
Commissioner Krupke stated that she would like the flashing to be the same shade of grey as the
exterior of the building, and that she would like vertical lines of building maintained.
Commissioner King expressed agreement with approving grey exterior color.
Commissioner Quin commented on application of"golden rule of proportions."
Chair Chernesky commented that modernist structure may not fit in with surrounding neighborhood, but
has already been built and should be maintained as such.
Commissioner King moved to approve the Certificate of Appropriateness at 117 Broadway, Map-Lot
048-151, with the condition that the copings match the color of the requisite panels ("driftwood grey") as
indicated in the application. Seconded by Commissioner Krupke. Roll call vote conducted —
Commissioners King and Krupke in favor, Commissioner Quin opposed. Alternate Member Weitkamp
asked if motion includes color of inechanical screening —Chernesky confirmed that it does not. Planning
Officer Collette stated motion could be amended.
Commissioner King amended motion to include that the mechanical screening also match the "driftwood
grey" color, seconded by Commissioner Krupke. No change in prior votes. Alternate Member Weitkamp
and Chair Chernesky in favor. Motion passed with 4 in favor and 1 opposed.
� Certificate of Appropriateness — 218 Ohio Street— Map-Lot 032-089 — Thomas Hill
Historic District—Applicant: DP Porter Contractors Inc./CEM Maine — Owner:
Hilltop Preschool -Approval requested for Certificate of Appropriateness to remove
and replace four-unit bay window and repair any rot, replace exterior trim with PVC, and
re-trim interior with wood as necessary. The property is located at Map-Lot 032-089, in
the Thomas Hill Historic District.
Historic Preservation Commission — Meeting Minutes
March 14t", 2024
Applicant presented to the podium and gave overview of application.
HPC Consultant Pullen gave overview of his written comments. Applicant provided clarification on
proposed dimensions of glass within windows and dimensions of trim. Pullen expressed preference for
applicant to come as close to original dimensions as possible. Pullen asked about proposed white color
of windows —applicant confirmed that windows can be ordered in beige shade that is closer to exterior
building color.
Alternate Member Keebler asked for clarification regarding dimensions of windows. Applicant provided
corrected measurements that were not shown on application.
Commissioner Krupke asked whether storm windows will be removed —applicant confirmed that they
will be.
Commissioner Quin asked if window panes are glass —applicant confirmed that they are.
Alternate Member Weitkamp asked about the dimensions of the muttons —applicant clarified.
Alternate Member Keebler asked about evaluation standards and precedents regarding replacement
materials. Chair Chernesky noted that this will be discussed later during the review.
Alternate Member Weitkamp asked about the proposed color of the trim — applicant clarified it will be
white.
Chair Chernesky opened the public comment.
Member of the public, Joe Pickering, expressed support for approval of application.
Chair Chernesky closed the public comment.
Chair Chernesky gave an overview of the standards regarding replacement materials. Pullen read the
text of the standards to the Commission and provided his interpretation as they apply to this application.
Chernesky commented on past approvals of window replacements.
Commissioner Quin commented that these are bow windows— applicant clarified that they are not bow
windows but bay windows.
Commissioner Krupke expressed support because the applicant maintains "the look of the structure".
Alternate Member Weitkamp added that while he prefers restoration he prefers replacement over the
building falling into disrepair.
Alternate Member Weitkamp asked how much window dimension will vary once work begins. Applicant
affirms that he'll maintain window dimension as close as possible once work begins.
Commissioner Quin moved to approve the Certificate of Appropriateness at 218 Ohio Street, Map-Lot
032-089. Seconded by Commissioner King. Roll call vote conducted — all in favor, none opposed.
Other Business:
3. MHPC Certified Local Government (CLG) Grant Application — Letter of Support
Planning Officer Collette presented the agenda item. Planning Analyst Brian Scannell gave an overview
Historic Preservation Commission — Meeting Minutes
March 14t", 2024
of the grant and proposed use of the funds.
Commissioners unanimously expressed support for pursuing grant funds.
Commissioner King asked if grant only applies to architectural history of City— Planning Officer Collette
responded that she had reached out to local nations to ask about inclusion of indigenous sites and had
not heard back, but noted there are other grants available that could include these.
� Meetinq Minutes — February 8, 2024
Commissioner King moved to approve the February 8th meeting minutes, seconded by Alternate
Member Weitkamp. All in favor, none opposed. Motion passed.
� Adiournment
Member of the public, Joe Pickering, added comment that it would be helpful for the Commission to
meet with other City committees to discuss possible competing interests to foster better integration of
City processes. Commissioner Quin expressed agreement. Pickering also commented on the
Comprehensive Plan and expressed that he feels it is overly focused on building & development.
Meeting adjourned at 8:25 P.M.
Respectfully submitted,
Sarah Maquillan
Development Assistant
Planning Division