Historic District Commission Minutes 05/08/2014 SPECIAL MEETING ADOPTED
HISTORIC DISTRICT COMMISSION
MAY 8, 2014
MINUTES FROM SPECIAL MEETING
I. ROLL CALL
Chairperson Diane Mead called the meeting to order at 1:00 p.m. in the Main Meeting Room of the Simsbury Town Offices. Commission members present were Jonathan Laschever, Denise Alfeld, and Marguerite Rodney. Also in attendance were Commissioner; Howard Beach, Conservation Officer; Janis Prifti, Commission Clerk; and other interested parties.
II. APPOINTMENT OF ALTERNATES
A quorum was present.
III. DISCUSSION AND POSSIBLE VOTE
a. Application #14-03 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 5/1/2014)
The Application was read into the record. The Commissioners also read into the record two communications received in opposition: 1) a letter dated 5/8/2014 from Kenneth and Deborah Bibbins of 115 East Weatogue Street; and 2) an email dated 5/7/2014 from Katie MacQuattie, a neighboring property owner. The Applicant noted a letter in the earlier record from John and Jackie McCormick, the adjacent neighbors to this property, supporting the previous plan and provided an email from them of their continued support of this Application.
The Applicant provided the Commissioners and members of the public in attendance with copies of the modified plan, including: turning the barn and keeping it at 8 feet back with 3 feet left to walk through to the tennis court; one side of the barn reduced from 57 to 48 feet; a ramp area added with a functioning door on the front; and the connecting walkway removed. The Applicant confirmed the distance between the house and barn at 42 feet; to the curb at 90 feet from the building face and 70 feet at the closest point; and existing trees would remain. The Commissioners reiterated their concern that the mass of the barn remained larger than the house, and was larger than other barns in the District which are typically placed further back on the property.
Members of the public were invited to comment.
Marc Lubetkin of 107 East Weatogue Street spoke in opposition to the Application and described photos he submitted. With all respect to the Applicant, he liked the design but did not believe it belonged in East Weatogue's Historic District. He noted the Town's efforts to preserve the District's character, as supported by State and Federal regulations, and the Commission's responsibility to protect and support that environment. The photos and signage were described and the significance of the homes and properties shown which were instrumental in bringing the historic designation to this area. He did not believe a McMansion belonged on such a small lot with the barn very visible from the road; additionally, he firmly believed lighted tennis courts do not belong in the Historic District. He asked that the minutes reflect the Commission rule that, "no application can be heard unless the materials are submitted ahead of time for Commission review before the Applicant appears". In consideration of the house being of appropriate design, materials, and scale and the Applicant's efforts to have it look like a historic home and the barn materials are appropriate to the historic era, the Commissioners asked the speaker what was the specific objection to the barn. The speaker responded that the barn would be too big, the size and scale required by the Handbook and Federal, State and local Design Guidelines and as learned in recent Commission training, indicate the barn should not be placed next to the house but typically placed about 200 feet in the back to service fields; however, this is not a typical barn. The speaker felt just the house would add great value to the community, but the other pieces would be inappropriate and suggested finding another piece of property in Town to build such a complex. The Applicant believed it was not within Commission purview to consider the barn's internal usage and noted that slightly north of the sign, where the Historic District terminates, a similar design could be permitted to be placed immediately adjacent to the Historic District.
Deb Bibbins of 115 East Weatogue Street spoke about the importance of living in the Historic District. She and her husband have lived for 20 years in the District and they take the responsibility seriously to maintain both their home and the District and have to abide by the limitations of living in the Historic District. They often have people dropping by to look at their home and have never turned anyone away; tour buses come to the District in the fall. She believed an overbuilt complex nearby does not belong.
Sue Bednarcyk of 118 East Weatogue Street indicated the mass of this development would not be desirable. She noted the additional property has not definitely been purchased. Also, lighted tennis courts affecting the neighbors would be undesirable. She felt this was a square peg in a round hole and did not fit in the Historic District. She believed this revised plan would need to go back to the Planning Commission, especially with the potential exacerbation of ongoing drainage problems in the area, no septic plan shown, and the potential lot line change. The Commissioners acknowledged the speakers concerns and confirmed that septic is not within their purview and their charge to address issues within the Commission's purview. The speaker added that her neighbor, a former town planner who spoke at recent meetings, continues to be opposed to this Application.
The Applicant expressed appreciation for the speakers concerns and noted a septic system would have to be designed and signed off on by FVHD and Zoning would have to agree that all requirements have been met before a building permit could be issued. The Applicant also explained that the tennis court lighting configuration would provide for the lights shining down on the court structure and not illuminating adjacent properties; the lights have been brought further inside to provide additional shielding with open space behind. She added that there would be no point in acquiring the additional property, unless the Application met with Commission approval. She expressed appreciation for this Special Meeting being held and has an alternative proposal for this property that could be presented. Town Staff confirmed that would have to be done in a separate application.
The Commissioners expressed appreciation for the Applicant's efforts and noted their purview is not about activities inside the barn. However, their concern about the barn's mass remained and the inability on this size property to move it further back. The very attractive house would be welcomed, but the amount of acreage did not appear adequate for the size of the entire proposal. The Applicant noted their previous efforts to reduce size; however, the Commissioners indicated their continued focus would be to review proposed designs when they are presented. The Applicant discussed potentially removing the tennis court and moving the barn all the way back and not purchasing the additional land. This would put the barn 36 feet behind the house but overlapping the house; the barn would sink into the hill with the back of the barn as the retaining wall. The Commissioners restated that a separate application for their review would be needed.
Commissioner Laschever made a motion to close the Public Hearing for Application #14-03.
Commissioner Alfeld seconded the motion, and it was passed unanimously.
Given the Guidelines of the Historic District and the concerns of the mass of the outbuilding and its inappropriateness to scale, Chairman Mead made a motion to deny Application #14-03.
Commissioner Rodney seconded the motion, and it was passed unanimously.
The Commissioners reiterated that a separate application would be required for the modifications discussed informally and confirmed both the barn size and location were issues. They noted proportions and locations of other barns in the District are very different from this barn out in front; and the Historic District Handbook guideline directive requires them to consider appropriateness, scale, and location. The Commissioners expressed appreciation for the Applicant's efforts, but the mass and location of the barn remain a challenge.
IV. ADJOURNMENT
Commissioner Laschever made a motion to adjourn the meeting at 1:50 p.m. Commissioner Alfeld seconded the motion, and it was passed unanimously.
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Betty Woollacott, Secretary