Historic District Commission Minutes 02/20/2014 SPECIAL MEETING ADOPTED
HISTORIC DISTRICT COMMISSION MINUTES
FEBRUARY 20, 2014
REGULAR MEETING
I. ROLL CALL
Commission members present were Acting Chairman Marc Lubetkin, Marguerite Carnell Rodney, Betty Woollacott and Jonathan Laschever. The meeting was called to order at 7:30 p.m. Also in attendance were Howard Beach, Planning Analyst; Janis Prifti, Commission Clerk; and other interested parties.
II. APPOINTMENT OF ALTERNATES
Chairman Lubetkin was seated to serve for Denise Alfeld and Commissioner Laschever was seated to serve for Diane Mead.
III. ELECTION OF OFFICERS
Commissioner Lubetkin made a motion to postpone election of officers until after the Applications were heard. Commissioner Laschever seconded the motion, and it was passed unanimously.
IV. DISCUSSION AND POSSIBLE VOTE
a. Application #13-08 of James and Nancy Brown, Owners, for a Certificate of Appropriateness for vinyl replacement windows on the property located at 34 East Weatogue Street (Map H14, Block 109, Lot 018). (continued from 01/09/2014)
Proposed Application #13-08 was to replace old, drafty windows with vinyl replacement windows similar to windows utilized in an addition done 13 years ago to the 200-year old house. There would be no change to window style (12 over 8), size or grid configuration. The storms were removed in anticipation of installing vinyl replacement windows; some sashes have been replaced in the current true, divided windows. The current windows in the house are a mixture of eras. Regarding making the existing windows more energy efficient, the homeowner indicated there are companies that can replace the glass but the U value is not significant with tremendous air leakage around the windows. The homeowner is carrying on additional work to improve the home's overall energy efficiency.
The house consists of the original traditional 37x26 colonial and the addition to the back and north sides, which is visible from the road; the addition windows are vinyl, triple pane, double O E, argon gas, grill towards the outside between the glass, and full screen, which are same as proposed in this Application. The Commissioners discussed their ongoing conversation over the last year about replacing windows in historic homes. Studies done by preservation groups and the National Park Service show that if you change windows in historic homes of a certain age or older, you are changing one of the two most significant features of that home - windows and siding - and such a change would alter its historic character. A long study by the National Trust for Historic Preservation shows a variety of things in combination, e.g. wooden storms, weather stripping, etc. done to older windows would approach the energy efficiency of a replacement window at a lower cost. Window manufactures are believed to provide significant funding to studies promoting window replacement in contrast to studies done by preservation groups. The Commission is charged with preserving the Historic District and indicated there are craftsmen who do excellent work and are worthy of investigation.
Regarding replacing wooden storms with aluminum storms, the Commissioners indicated studies have been done for wooden storms showing a higher U value and doing a better job stopping transmission of cold. Additionally, the Historic District Handbook states original features and material should be used and the wooden storms would comply. The issue for this Application involves changing the core of the house, as opposed to the addition. The Applicant recalled in his Application a year ago to replace the front door, a full-scale door surround was presented to the Commission and the Commission indicated it was recognizing modern technologies and manufactured products that look like wood and are maintenance-free. He installed a vinyl door surround and fiberglass front entrance door with Commission approval and now finds Commission response to this current Application contradictory. He also noted that he brought to the attention of the Commission the installation of a white vinyl fence on the corner of Riverside and East Weatogue on the street that he understood was not allowed with no Commission action taken. The Commissioners discussed that houses built in the '40's and '50's may have been granted more leeway than 1800's historic homes. The concern regarding the previous Application and not setting a precedent was discussed and the debate that occurred; each decision is unique.
The Commissioners expressed concern about maintaining the character of the Applicant's beautiful 1800's historic home on a beautiful street and asked if the Applicant has craftsmen who could do this work. The Applicant indicated he did not want to be told what to do by the Commission and did not want to have the existing windows restored, as it would be very costly. The Applicant was unaware of Historic District Commission oversight when he originally purchased this commercial property through foreclosure until he acted to tear down a dangerously collapsing barn onsite and received a cease and desist from the Commission. The Commissioners reviewed that wood window replicas and storms are available and the Commission is charged with following the Handbook, which follows the Secretary of the Interior standards; also, the State Historic Preservation Office does not allow vinyl windows in historic homes. Regarding whether a simulated divided light-clad modern window is appropriate, the Preservation Office has approved them and would need to see detailed photos/drawings of existing windows and a proposed window sample to see how it would appear from the street, including how the glass reflects, and the depth and width of the sash and grill. Approval would depend on the type of building.
The Commissioners discussed that inappropriate decisions have occurred in the past and the aspects of firm standards. Regarding the overall condition of the windows, it was noted that the Park Service does not generally approve replacement if the windows could be repaired. While the Commissioners were required to vote on this Application, compromise window variations were also discussed. The Applicant showed a sample Trimline replacement window and felt the low E tint would not show with a full screen in place, but the Commissioners observed a difference. The Commissioners requested the Applicant return with some alternatives, including information he received about what the Boston Historic District is doing. The Applicant did not plan to return this season. A Commission goal was stated to maintain established standards and continuity.
Commissioner Rodney made a motion to decline the approval of vinyl replacement windows as proposed. Commissioner Laschever seconded the motion, and it was passed unanimously.
b. Application #13-09 of Nancy C. Onken, Owner, for a Certificate of Appropriateness for the construction of a new home and associated accessory structures on the property located at 126 East Weatogue Street (Map H12, Block 106, Lot 036-4). (continued from 01/09/2014)
The Applicant granted an extension to 3/6/2014, and it was noted that regulations require the Applicant submit all required information to Town Staff for the Commissioners’ review in advance of that meeting.
The Commissioners discussed ideas for facilitating discussions, including poster boards of homes in the District or an attachment/brochure to the Handbook clarifying what is allowed for a home's era. Too much compromise in making decisions vs. the Commission's charge to maintain historic standards and the resulting ramifications were discussed, as well as the goal for carefully-defined review standards to be provided by Staff to Applicants. What is a currently available on the Town Website will be researched, and also what training the State Historic Preservation has available. It was noted that a previous standard violation in the District was not supported for correction by the Town Attorney and Staff will follow up on the reason for that. Most important would be to have the resources to make decisions and to know what kind of support the Town will provide.
It was noted that if there were not a quorum at the next meeting, then Application #13-09 would be automatically approved. If the required material from the Applicant is not received before the next meeting and a quorum is present, the Application could be denied; the 65-day extension can be parceled between three parts of the Application. A greater effort will be made to assure a quorum is present at all future meetings.
III. ELECTION OF OFFICERS
Because more than two officers were to be elected and only two full members were present, the election was postponed to the next meeting. Commissioner Alfeld has provided a letter of resignation. The Town party chairs were said to be discussing some changes in order to appoint additional members and State law requires those names for publication. The most important job for the Chair is to run the meeting without leading the discussion; on March 6th a full member who resides in the District could be nominated as Chairwoman. Staff will discuss with the Town Attorney that if four Commissioners are required to have a meeting, than how many members are required to approve an Application, because if one of four doesn't like an application, is that an unfair burden to the applicant. It was noted that alternates can take part in the public discussion, but once the public hearing is closed the alternate cannot speak or vote.
V. ADJOURNMENT
Commissioner Laschever made a motion to adjourn the meeting at 9:05p.m. Commissioner Rodney seconded the motion, and it was passed unanimously.