30 October 2014 – Comments on Proposed HPC Design Guidelines by Dave Thatcher I’m no fan of the HPC. Come to think of it, I don’t know anybody who is, and here is one reason why…if you think this proposed set of guidelines reflects what the citizens have been telling you, then you haven’t been listening. A frequent criticism of the HPC is that their rulings are inconsistent. One applicant may get approval to install vinyl replacement windows, and another may not. This is because there is no specific wording in the current Guidelines for or against them. Thus it is left up to the whims of the sitting HPC Commissioners as to whether or not approval is granted. In an attempt to remedy this inconsistency, the Guidelines for the HPC have been rewritten to be more definitive, thereby leaving less need for interpretation by the Commissioners, interpretation which has often reflected their own personal desires, and nothing more. Unfortunately, that definitiveness, instead of spelling out a variety of permissible options, has taken the opposite approach, and now limits the homeowners even further as to what they may do to their property. In effect, the proposed guidelines reflect the desires of the sitting Commissioners, and if approved will tie the hands of Commissioners at all future HPC hearings. Case in point: the new guidelines pretty much say that a window cannot be replaced, unless the existing one is beyond repair. That is not the only reason to replace a window. During the thirteen years that I have lived here, I have seen the HPC become more zealous in its efforts to control not only what changes a homeowner can make to his home, but often how those changes should be made. And now, the proposed guidelines being presented today tighten the noose even more around the homeowner’s neck. Here are some examples: Chapter 4 of the proposed guidelines, which concerns residential properties, contains twenty-three “will not be approved” statements, while the corresponding section in the current guidelines contains two. The proposed guidelines state that shutters must be wooden, while the current guidelines allow wood, vinyl or composite materials. The proposed guidelines impose restrictions on landscaping and tree removal, while the current guidelines have none. The proposed guidelines has a six-page appendix that treats everybody’s property as a potential archeological dig site, and if they plan to disturb more than 50 square feet of earth, they can be subjected to an archeological review at their expense. The current guidelines devote a six-line paragraph to this topic. The proposed guidelines also dictate, thru checklists, an excessive amount of estimates, photographs and documentation that the homeowner must provide for some of the changes, like replacing a window or installing siding, while the current guidelines do not require this amount of justification. The people most affected by these guidelines are the new homeowners. They are the ones who want to renovate these old homes , and they are the ones who are blindsided by these guidelines when they go to make changes, because they are not savvy about historic districts, and the owner and realtor they bought the house from were not forthcoming in advising them of the HPC restrictions on the home they were buying. As a result you end up with frustrated homeowners, and when the word gets out, I believe we lose other potential homeowners who decide to forgo that frustration. The historic district of Cambridge has a lot of nice homes, and they are that way because the owners have taken pride in them, and have kept them in good condition, irrespective of the mandates of the HPC. They may not be historically accurate, but they represent the character of old Cambridge, and as such are pleasing to look at. Then there are the many homes that are empty and on the decline. These homes beg to be owned and improved, and the City should do everything in its power to encourage ownership, and facilitate the new owners in their efforts to improve them. Handcuffing them to a set of stringent guidelines is not the way to do it. It stifles enthusiasm and creativity, and in my opinion is a major reason that so many of the homes are still in such a sad state thirteen years after I moved here. My recommendation is that you stick with the current guidelines, or come up with a set that emphasizes style over historical accuracy. Then, come up with five Commissioners who are more pragmatic in their application of the guidelines, and really on the side of the homeowner. I would also recommend that these five Commissioners all reside in the West End historic district. Dave Thatcher 1007 Locust St Cambridge, Md 21613
Posted on: Sun, 02 Nov 2014 22:58:43 +0000
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