Historic Preservation Meeting, June 2011

CONSTRUCTION APPLICATIONS:

• Erikson, 6 Blue Mill Road, Block 18, Lot 11, New Vernon District (contributing).    The HPC discussed the owner’s application to repair an existing screen porch which was added to the home in 1984. The HPC supports the owner’s proposal to replace the screens with windows. This was referred to the HPC as a request to waive HPC review because of the nature of the repair. However, in discussing the specifics of the proposed plan, the HPC chose to comment on the application and suggested use of 6/1 windows instead.  Although barely visible from the street, these are both more consistent with the current windows in the house and may allow for improved views of the outside from inside the terrace. The Commission committed to immediate response to the Construction office so no further delay was incurred.

BOARD OF ADJUSTMENT APPLICATIONS: 

• Iuliano, 144 Glen Alpin Road, Block 26.03, Lot 4.02.  The HPC had no comment on this application because the property is not in a historic district and the proposed changes have no impact on streetscape.
• Hall, 47 Lake Trail, Block 39, Lot 12.   This application proposes to expand a one story home with a walk-out basement.  While this is consistent with some new construction at Mt. Kemble Lake, the contributing homes on the lake and this residence currently reflect the smaller homes and log cabins original to this resort Lake Community built in the early to mid 20^th century.  The Commission therefore recommended that any approval of this application to expand the building area of this already non-conforming lot should be conditioned to reflect some or all of the following recommendations which are aimed at reducing the “apparent” height of the addition.  The recommendations also relate to streetscape and maintain the scale and rhythm of surrounding contributing homes on the lake and are as follows:

• Remove the proposed second story “bump out” over the front steps. 
• Eliminate the front facing, roof level gable and instead replace it with a one-story portico over the porch with a front facing gable above the portico
• Maintain a single roof pitch on all roofed surfaces.
• Choose one window style and use it consistently on the street-facing side.  Replace existing windows to match. Uniform choice of windows (e.g. double-hung windows) will unify the design and enhance streetscape.
• Use hinged shutters to reflect the materials and style of the original houses in this lake/resort community and also enhance the streetscape.

The HPC noted that the BOA previously approved other plans for expansion of this house with a larger footprint than currently proposed. 

• Lam, 53 Blue Mill Road, Block 19, Lot 11, Contributing – Independent Sites District.  It was noted that previously the HPC supported continued use of the accessory dwelling in question as an accessory residence on the condition that it would be maintained as a contributing structure on the property. Current discussion of this property continues discussion from a “concept” hearing in April. Although the structure does not currently have a C of O (the object of the variance request) the applicant has proceeded to paint and improve the historic dwelling. The Commission therefore compared the before and after pictures of the improvements to the recommendations made by the Commission at the concept hearing.  The Commission expressed disappointment with the changes made by the applicant as she did the opposite of what was earlier suggested and agreed upon. The Commission is concerned that, unless further changes are made to replacement windows and doors, the residence will not reflect the traditional Folk Victorian style which made it a contributing structure.  The Commission agreed to remind the Board of Adjustment, in its response, that the ordinances require that accessory residences used for rental purposes should be granted use variances only if they retain their contributing nature. If the recent changes to the exterior are not corrected, the contributing nature of this structure is compromised.  The Commission recommended that any use variance granted in the future by the Board of Adjustment needs be conditioned on the applicants’ ability to maintain the historic integrity of the structure.  This can be accomplished at a reasonable cost by the following:

• The windows that have recently been installed are not consistent with the need to protect the historic integrity of the house.  It would be preferable if all replacement windows reflect the previous and historically accurate “two over two (2/2)” windows (as described in the historic properties survey and, until recently, in the second story of the home). This could be accomplished by replacing all of the window sashes (movable parts) with 2 lite per sash. This would both maintain the historic integrity of the Folk Victorian Style and improve the light source in the home.
• The 4 panel replacement door with the curved fanlight (window) is also not historically accurate. The previous style should be replaced in-kind.
• With the removal of the porch screens and due to the proximity of home to the street, the issue of lighting must be addressed.  The Commission recommends that the current exterior light be replaced with a hidden light source that provides down lighting, such as use of a soffit or a high-hat fixture.

The HPC will let the BOA know that it is available to advise the applicants on specific construction resources that will maintain the historic integrity of the exterior of Folk Victorian home and ensure that this remains a contributing property to Harding’s historic and rural streetscape. 

OTHER DISCUSSION: 

The Commission discussed the pending deadline for the Tonzola demolition response.  The response will be issued within a week of the meeting. 

Ellen Cook was appointed as HPC representative on the cell tower committee. 

The Commission was advised that Katy Reynolds resigned as HPC Secretary.  The process to staff this position will begin shortly.