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Home My WebLink About2025-04-10 Historic Preservation Commission Minutes �; N: � e �� I� � �TC�I�.I� P"FF�E� � �V�TI�� '� ��.I �� S I�� .� .� c�T� �� . HISTORIC PRESERVATION COMMISSION MEETING OF APRIL 10, 2025, 7:00 P.M. PENOBSCOT ROOM, PENQUIS CAP 262 HARLOW STREET MEETING MINUTES Commission Members Present: Edmund Chernesky Peter Keebler Nathaniel King Rebecca Krupke (via Zoom) 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. Old Business: 1. Adoption of Findinqs & Decision for 16 Union Plaza Vice Chair Riordan moved to adopt the Findings & Decision for 16 Union Plaza, seconded by Commissioner King. Roll call vote conducted — all voting members in favor, none opposed. Motion passed. 2. Meetinq Minutes — March 13, 2025 Vice Chair Riordan moved to approve the March 13th meeting minutes, seconded by Associate Member Weitkamp. Roll call vote conducted —all voting members in favor, none opposed. Motion passed. New Business: 3. Certificate of Appropriateness & Desiqn Review — 64 Main Street — Map-Lot 042- 143 —West Market Square Historic District & Banqor Center Revitalization Area — Applicant: Chris Martin — Owner: CFC Real Estate, LLC -Approval requested for Certificate of Appropriateness & Design Review to add 3 signs and exterior lighting. The 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 April 10t", 2025 property is located at Map-Lot 042-143, in the West Market Square Historic District & Bangor Center Revitalization Area. Chair Chernesky introduced the agenda item. Applicant Chris Martin presented to the podium and gave an overview of the application. Chair Chernesky read HPC Consultant Mike Pullen's written report into the record, and Applicant Martin provided responses. Chair Chernesky asked the Commission for any questions or comments. Associate Member Keebler asked for clarification regarding the fixture method for the signs —Applicant Martin responded and clarified. Keebler asked to confirm that screws that would not damage the existing glass will be used — Martin responded and confirmed that this would be the case. Keebler asked for additional clarification regarding the design of the signs — Martin responded and clarified. Keebler also noted that removal of the existing awnings was not included in the application — Martin responded and clarified that the property owner is handling this. Commissioners discussed clarifying the proper procedure for this. Associate Member Weitkamp asked whether the existing metal sign hanger would be kept in place— Applicant Martin responded and clarified that it would. Planning Officer Anja Collette provided clarification regarding this application requiring Commission approval, and the aspects that otherwise are handled as Minor Revisions. Discussed with Commissioners and Applicant Martin. Associate Member Weitkamp asked about the power source for the lighting, and whether masonry would need to be removed to install this —Applicant Martin responded that the power source is already present. Chair Chernesky discussed the removal of the awnings with the Commission, and whether this should be included with review of the current application. Chair Chernesky opened the public comments —there were none. Chernesky closed the public comments. Associate Member Keebler reiterated that removal of the awnings should be included with review of the current application, and expressed support for the applicant's choice of lighting fixtures. Vice Chair Riordan moved that the Commission find that the application was deemed complete on April 10, 2025, the applicant paid all applicable fees, and the proposed project is a Certificate of Appropriateness & Design Review. Seconded by Commissioner King. Roll call vote conducted —all in favor, none opposed. Motion passed. Vice Chair Riordan moved that the Commission find that, based on Exhibits 3-5, the application satisfied § 71-11A requiring that materials, techniques and designs, where practical, conform to and harmonize with the architecture of the building. Seconded by Commissioner King. Roll call vote conducted —all in favor, none opposed. Motion passed. Vice Chair Riordan moved that the Commission find that, based on Exhibits 3-5 and 7, the application satisfied § 71-11 B requiring that rehabilitation work does not destroy the distinguishing qualities or Historic Preservation Commission — Meeting Minutes April 10t", 2025 character of the building and its environment and the removal or alteration of any unique architectural features is avoided wherever possible. Seconded by Commissioner King. Roll call vote conducted —all in favor, none opposed. Motion passed. Vice Chair Riordan moved that the Commission find that, based on Exhibits 3-5, the application satisfied § 71-11 E requiring that designs and materials are appropriate to the period and style of the building and harmonize with adjacent properties. Seconded by Commissioner King. Roll call vote conducted —all in favor, none opposed. Motion passed. Vice Chair Riordan moved that the Commission find that, based on Exhibits 3-5, the application satisfied § 71-11 F requiring that new work adjoining existing buildings are carefully blended to minimize the separation, unless such a separation is suitable to enhance or emphasize the qualities of the original work. Seconded by Commissioner King. Roll call vote conducted —all in favor, none opposed. Motion passed. Vice Chair Riordan moved that the Commission find that, based on Exhibits 3-5, the application satisfied § 71-11G requiring that hardware and lighting fixtures, where practical, is selected with care to conform to authentic work of the period and to match remaining originals where such exist. Seconded by Commissioner King. Roll call vote conducted — all in favor, none opposed. Motion passed. Vice Chair Riordan moved that the Commission find that, based on Exhibits 3-5, the application satisfied § 71-11 H requiring that all alterations, improvements, modifications, repairs, rehabilitation, painting and other improvements are harmonious and tie in with existing materials in an acceptable manner. Seconded by Commissioner King. Roll call vote conducted —all in favor, none opposed. Motion passed. Commissioner King moved that the Commission find that, based on Exhibits 3-5, the application satisfied Historic Preservation Code §148-9A requiring that any alteration, construction, movement, or demolition of a structure or related appurtenance will preserve or enhance the historical and architectural character of the structure. Seconded by Vice Chair Riordan. Roll call vote conducted —all in favor, none opposed. Motion passed. Commissioner King moved that the Commission find that, based on Exhibits 3-5 and 7, the application satisfies Historic Preservation Code § 148-9B(2)(b) requiring that rehabilitation work does not destroy the distinguishing qualities nor character of the structure and its environment. Seconded by Vice Chair Riordan. Roll call vote conducted —all in favor, none opposed. Motion passed. Commissioner King moved that the Commission find that, based on Exhibits 3-5 and 7, the application satisfies Historic Preservation Code § 148-9B(2)(d) requiring that distinctive stylistic features or examples of skilled craftsmanship which characterize historic structures is not damaged or destroyed, wherever possible. Seconded by Vice Chair Riordan. Roll call vote conducted —all in favor, none opposed. Motion passed. Commissioner King moved that the Commission find that, based on Exhibits 3-5, the application satisfies Historic Preservation Code § 148-9B(2)(e) requiring that the changes which have taken place in the course of time have acquired historic significance in their own right are retained and preserved wherever possible. Seconded by Vice Chair Riordan. Roll call vote conducted —all in favor, none opposed. Motion passed. Commissioner King moved that the Commission find that, based on Exhibits 3-5, the application satisfies Historic Preservation Code § 148-9B(2)(g) requiring that contemporary design for additions to existing structures shall only be approved if such design is compatible with the size, scale, material and character of the neighborhood, structures or its environment. Seconded by Vice Chair Riordan. Roll call Historic Preservation Commission — Meeting Minutes April 10t", 2025 vote conducted —all in favor, none opposed. Motion passed. Commissioner King moved that the Commission find that, based on Exhibits 3-5 and 7, the application satisfies Historic Preservation Code § 148-9B(2)(i) requiring that wherever possible, all alterations to structures shall be done in such a manner that if they were to be removed in the future the essential form and integrity of the original structure would be unimpaired. Seconded by Vice Chair Riordan. Roll call vote conducted —all in favor, none opposed. Motion passed. Commissioner King moved that the Commission find that the project meets the requirements for Certificate of Appropriateness and Design Review and therefore grants a Certificate of Appropriateness and Design Review permit for the proposed Project. Seconded by Vice Chair Riordan. Roll call vote conducted —all in favor, none opposed. Motion passed. 4. Certificate of Appropriateness — 16 Division Street — Map-Lot 039-147 — Historic Site (Charles G. Brvant Double House) —Applicant/Owner: Chris Pepin Properties, LLC -Approval requested for Certificate of Appropriateness to replace 21 windows. The property is located at Map-Lot 039-147, and is a designated Historic Site (the Charles G. Bryant Double House). Chair Chernesky introduced the agenda item, and clarified that the application is for retroactive approval. Applicant representative Jessica Richards presented to the podium and gave an overview of the application. Provided response to HPC Consultant Pullen's written comments. Chair Chernesky read HPC Consultant Mike Pullen's written report into the record. Vice Chair Riordan asked about the mold and damage to the previous windows, and asked if photo exhibits are available. Applicant representative Richards that photos are unavailable. Riordan also asked if the previous windows were saved — Richards responded that they were not, due to extensive damage. Commissioner Krupke asked if there were photos available of the mold damage on the upper windows — Applicant representative Richards responded that there were not. Associate Member Weitkamp asked what efforts had been made to preserve or repair the previous windows—Applicant representative Tori Hafford presented to the podium and responded that preservation efforts were not made, as applicant was unaware that the property was a designated Historic Site at the time that the work was completed. Associate Member Keebler asked to clarify the reason for work being completed without Commission approval —Applicant representative Hafford confirmed that it was unknown that the property was a designated Historic Site, until Code Enforcement brought it to their attention when work was already completed. Planning Officer Collette confirmed that that the Planning office sends out letters to new home owners in historic districts or of historic sites, but noted that the alert system for these sales was not working for several months, and the applicant's purchase may have fallen within that window. Vice Chair Riordan commented that the applicant, as a professional property developer, should have been aware of the kind of background research needed prior to completing any work on the property. Commissioner King asked if the property is a locally-designated Historic Site, or whether it is also a Historic Preservation Commission — Meeting Minutes April 10t", 2025 nationally-registered historic site. Planning Officer Collette confirmed that the property is a locally- designated historic site, but that she is unsure about whether it is nationally-registered. Commissioner Quin asked when the property was purchased —Applicant representative Hafford responded that she believes it was in June or July 2024. Quin noted that she would like to determine whether this fell within the window that the City's alert system for historic sales was not working. Associate Member Weitkamp asked whether there is a record of the letters sent to new homeowners in historic districts — Planning Officer Collette responded that there is not. Associate Member Weitkamp asked for clarification regarding additional efforts to preserve the previous windows —Applicant representative Richards responded and clarified. Commissioner Krupke asked to confirm that there are no photos of the property prior to the windows being replaced —Applicant representative Richards responded that there are not. Krupke asked if the prior owner may have photos— Richards responded that they could reach out and ask. Commissioner Quin commented that this is a challenging situation for both the Commission and the applicant. Also commented that more should be done to notify property buyers of a property's historic status. Applicant representative Richards expressed agreement with this. Associate Member Keebler commented on HPC Consultant Pullen's written memo, and noted that Pullen may have photos or information regarding the previous windows. Planning Officer Collette confirmed that Pullen likely took this information from the last historical survey. Chair Chernesky opened the public comments —there were none. Chernesky closed the public comments. Associate Member Keebler commented on the procedural challenges of evaluating work that has already been completed. Chair Chernesky discussed the evaluation standards with the Commission. Commissioners discussed the stylistic changes of the new windows at length. Vice Chair Riordan asked whether different windows that better match the previous windows could be installed on just the front- facing fa�ade of the building. Planning Officer Collette confirmed that this could be handled as an approval condition, if desired. Commissioners discussed at length. Commissioner Krupke suggested painting the new window casings black, to better approximate the appearance of the previous windows. Commissioners discussed. Commissioner Quin asked if there is a fund that provides financial assistance to property owners in a situation such as this— Planning Officer Collette responded that there is not. Vice Chair Riordan mentioned that the applicant has the option to continue with application review at this meeting, or withdraw their application to complete additional work on it, and return to a future meeting. Noted the specific points that the Commissioners would like to see addressed. Commissioners discussed at length with Applicant representatives Richards & Hafford. Chair Chernesky asked to clarify which windows were missing glass at the time the applicant purchased the subject property—Applicant representative Richards responded and clarified. Planning Officer Collette clarified the options for moving forward with this application. Vice Chair Riordan asked what the applicant would like to do, and Commissioners discussed what information they would like to obtain with Applicant representatives Richards & Hafford. Riordan asked for clarification regarding the options for moving forward — Collette responded and clarified. Commissioners discussed at length Historic Preservation Commission — Meeting Minutes April 10t", 2025 with Applicant representatives Richards & Hafford. Planning Analyst Brian Scannell confirmed that the property is a nationally-registered historic site, and noted that there are some helpful photos of the property on the National Registry's website. Commissioner King provided additional information to Applicant representatives Richards & Hafford regarding the guidelines provided by the National Registry. Applicant representatives Richards & Hafford discussed the requested application revisions at length with Commissioners. Hafford stated that the applicant will withdraw the application and resubmit a revised version. Commissioner Quin asked about enacting a policy that mandates that property owners be made aware of a property's historic status — Planning Officer Collette responded that this would not be enforceable, but noted that staff is planning on sending a letter to property owners in historic districts and of historic sites once there has been on a decision on pending State legislation regarding tax incentives. Other Business: � Draft of Response to Proposed Banqor Liqhts Project Chair Chernesky introduced the agenda item. Vice Chair Riordan commented that the letter may be more effective if it is shorter. Discussed what items could be removed from the letter to shorten the length. Associate Member Keebler suggested sending two separate letters, one about the Bangor lights project specifically, and one regarding requested Code amendments regarding Commission review. Associate Member Weitkamp expressed support for this. Commissioners discussed at length. Vice Chair Riordan agreed to write a revised letter regarding the Bangor lights project. Commissioners discussed the timeline for finalizing their letter. Planning Officer Collette confirmed that a final decision needs to be made at a public meeting. Commissioner Quin expressed that she does not feel staff should be involved in the writing/sending of letters from the Commission. Planning Officer Collette provided clarification regarding why this correspondence needs to be handled by staff. Vice Chair Riordan expressed concern over moving on the design standards for applications such as 16 Division Street— Planning Officer Collette responded and clarified how to handle the motions on certain standards. Associate Member Weitkamp moved to postpone further review of the draft response to the proposed Bangor lights project until the May 8, 2025 meeting. Seconded by Commissioner Quin. Roll call vote conducted —all in favor, none opposed. Motion passed. Historic Preservation Commission — Meeting Minutes April 10t", 2025 6. Adjournment Meeting adjourned at 8:56 P.M. Respectfully submitted, Sarah Maquillan Development Assistant Planning Division