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HomeMy WebLinkAbout2024-11-12 Historic Preservation Commission Minutes � : � �' ,� I� � �TC��.I � P"I�E�� � �V�T I�� � ; ����.I � SI�� .� .� c�T� �� ������. HISTORIC PRESERVATION COMMISSION MEETING OF NOVEMBER 12, 2024, 7:00 P.M. PENOBSCOT ROOM, PENQUIS CAP 262 HARLOW STREET MEETING MINUTES Commission Members Present: Edmund Chernesky Nathaniel King Anne Marie Quin Liam Riordan Matthew Weitkamp Citv Staff Present: Anja Collette, Planning Officer Brian Scannell, Planning Analyst Chair Chernesky called the meeting to order at 7:00 P.M. New Business: � Certificate of Appropriateness — 198 Broadwav — Map-Lot 047-012 — Broadwav Historic District—Applicant/Owner: Steven Farren —Approval requested for Certificate of Appropriateness to replace slate roof with asphalt shingles. The property is located at Map-Lot 047-012, in the Broadway Historic District. Applicant Steven Farren presented to the podium and gave an overview of the application. Alternate Member Weitkamp brought up a potential conflict of interests, as he works with slate roofing and had two colleagues present at the meeting who were planning on presenting during the public comments. Chair Chernesky clarified that Weitkamp does not have any financial interest in the proposed project. Vice Chair Riordan moved that Weitkamp did not have a conflict of interests, seconded by Commissioner Quin. Roll call vote conducted — all in favor, none opposed. Motion passed. Chair Chernesky gave an overview of HPC Consultant Mike Pullen's written report, as well as the applicant's written response. Chair Chernesky asked the Commission for questions/comments. Vice Chair Riordan asked how many professional opinions that the applicant had obtained regarding the roofing materials, and how he had determined the merits of said opinions. Applicant Farren responded and described several of the opinions he had obtained and who they were obtained from. Riordan also 73 I IA�.L�C3'W' STF�EET. �,Af�1C_,��, �vtE s�41C�1. ,.1"EL�C'1:9C)N�. (�C}7) �)�2-4��Q FA.�: (�C37� `745-���"� t�'V'W W.��A N�;C���f�h.��N E.C�C7 V Historic Preservation Commission — Meeting Minutes November 12t", 2024 asked for clarification regarding Farren's mention of the financial impact of the proposal — Farren responded and clarified. Riordan also asked for clarification regarding Farren's opinion that the proposed roofing material is more sustainable than slate — Farren responded and clarified. Riordan mentioned that, based on this clarification, he feels that the proposed material might be more durable but not more sustainable. Associate Member Weitkamp asked for clarification on the estimated amount of broken slates on existing roof— noted that he did not see as many as applicant had stated were present upon review of photo exhibits, and clarified that chipped slates do not necessarily indicate the presence of a leak. Vice Chair Riordan asked the applicant for clarification regarding his estimations—Applicant Farren responded and confirmed his estimation that at least 90% of the roof needs to be replaced. Commissioner Quin stated her opinion that slate roofs should be replaced with slate and not updated to different materials on historic buildings. Applicant Farren responded that he had been told that his existing slate was not repairable or reusable, and that replacing with new slate would be significantly cost prohibitive for him. Planning Analyst Brian Scannell provided clarification regarding how the Commission should review financial considerations. Commissioner King asked for additional clarification regarding financial hardship— Planning Officer Anja Collette responded and clarified. Commissioner King asked whether the color of the proposed roofing material would match the color of the slate—Applicant Farren responded that it would and provided Commissioners with a physical color sample. Commissioner Quin asked whether a slate roof specialist had been consulted —Applicant Farren responded that they had, and provided summary of verbal cost estimates received. Vice Chair Riordan provided the applicant with a description of how the Commission reviews applications based on the evaluation standards in the City Ordinance. Applicant Farren responded and clarified his position that replacement of the slate material is not financially feasible for him, but roof replacement is necessary at this time to protect the structural integrity of the house. Riordan asked for clarification regarding the proposed material around the eaves— Farren responded and clarified. Riordan asked if use of inetal material more consistent with existing material could be considered — Farren responded that he would be willing to discuss this with roofer. Commissioner King asked to clarify Farren's willingness to use alternate material to that proposed — Farren responded and clarified that his personal preference would be to use the proposed material, but he would be willing to negotiate on this. Chair Chernesky opened the public comments. Elliot Huguenot and Jedd Nickerson, Blackstone Restoration, presented to the podium and gave a presentation regarding roofing materials, especially slate roofing. Noted that they are in favor of preserving slate roofing in Bangor. Chair Chernesky closed the public comments. Chair Chernesky provided an overview of the evaluation standards for this application. Planning Officer Collette provided additional clarification regarding undue financial hardship. Commissioner King commented on the issue of financial hardship and weighing this against historic preservation standards. Commissioner Quin commented that she felt that more information, such as detailed cost estimates, Historic Preservation Commission — Meeting Minutes November 12t", 2024 would be needed prior to issuing a decision. Alternate Member Weitkamp added that a cost comparison analysis for repair vs. replacement would also be helpful. Planning Officer Collette clarified that Commission can vote to postpone decision until next meeting to allow for additional information to be obtained. Commissioner King asked the applicant whether he would be able to provide evidence that a good-faith effort has been made to repair or otherwise maintain the existing slate roof, and that replacement with the proposed material is the best feasible option. Applicant Farren responded that this would be difficult as it was challenging for him to find reputable roofers, and those that he could find refused to provide written estimates. Vice Chair Riordan commented on the standard which states that historic materials should be repaired, rather than replaced, whenever possible; gave applicant additional context and reasoning for request for additional evidence. Added that applicant should consider how to handle the eaves and roof cap, as well. Applicant Farren responded and clarified his efforts to be as thoughtful as possible to preserve the integrity and value of the home; reiterated his position that slate roofing is not a feasible option. Planning Officer Collette added that staff has a list of slate roofers in the area if this would be helpful for the applicant— Farren responded that he did not feel this would help as all roofers he had contacted refused to provide written estimate. Vice Chair Riordan provided option to applicant to obtain additional information and return to next month's Commission meeting for decision —Applicant Farren expressed hesitation due to this due to timeline concerns regarding the roof's current condition and damage being done to the home. Vice Chair Riordan expressed that, with the application materials currently submitted, he does not feel the standard to make all feasible efforts to repair and/or replace roofing materials in kind has been met. Alternate Member Weitkamp expressed agreement with this. Weitkamp added that he does not feel there is adequate evidence at present to assess financial ramifications. Chair Chernesky commented that eave/roof cap materials could be made condition of approval. Commissioner King expressed support for this but also noted concerns regarding the financial burden of the standards for this application. Chair Chernesky asked the applicant how many roof repairs have been done thus far, and the cost of each —Applicant Farren responded that seven repairs have been done at a cost of approximately $3000-5000 each; repairs done in approximately 4'x4' patches. Alternate Member Weitkamp expressed that he felt, based on the photo exhibits, the existing roof could be repaired. Farren responded that he had had roofers come out and inspect in person and had been told that much less was repairable than Weitkamp had estimated. Vice Chair Riordan moved to approve the Certificate of Appropriateness for 198 Broadway— Map-Lot 047-012, in the Broadway Historic District, Applicant/Owner Steven Farren. Alternate Member Weitkamp seconded. Roll call vote conducted -- two in favor (King and Chernesky), three (Weitkamp, Quin, and Riordan) opposed. Motion failed and application approval denied. Chair Chernesky discussed other options with Commissioners — introducing an alternative motion with approval conditions, or asking for additional information and scheduling special meeting prior to next scheduled meeting to review and vote on application approval. Applicant Farren asked for clarification regarding members absent tonight and normal number of voting members —Chernesky responded and clarified. Farren expressed that he felt Alternate Member Weitkamp should have recused himself from voting, as voting in favor of slate roofing creates "job security" for him —Weitkamp noted that the Commission voted that he did not have a conflict of interests regarding this application. Farren reiterated Historic Preservation Commission — Meeting Minutes November 12t", 2024 that he did not feel this was the right decision and expressed frustration with Weitkamp's colleagues presenting during the public comment period —felt that this was unfair. Stated that he will bring application to Board of Appeals and commented that other homes in his neighborhood had had slate roofs replaced with asphalt. Vice Chair Reardon attempted to address Farren's concerns and made recommendations regarding filing appeal, as well as presenting modified application to Commission at future meeting. Farren reiterated that he will bring application to Board of Appeals. Other Business: 2. Land Use Code Updates Planning Officer Collette presented the agenda item and asked Commissioners for feedback regarding upcoming updates to the Land Use Code. Alternate Member Weitkamp expressed interest in increasing historic districts. Commissioner King expressed a desire to introduce consideration of underground/archeological resources to Land Use Code. Alternate Member Weitkamp expressed support for this and suggested having an archeological survey conducted. Commissioner Quin expressed interest in the history surrounding goods being brought off of ships. Alternate Member Weitkamp asked for update regarding CLG grant— Planning Officer Collette responded that grant had been awarded and bid process has begun. Vice Chair Riordan expressed desire to increase inclusivity in considering areas of historical significance. 3. Meetinq Minutes — October 10, 2024 Commissioner King moved to approve the October 10th meeting minutes. Alternate Member Weitkamp seconded. All voting members in favor, none opposed. Motion passed. 4. Adjournment Meeting adjourned at 8:49 P.M. Respectfully submitted, Sarah Maquillan Development Assistant Planning Division