One focus of the meeting was the proposal for an addition to a historic property on Mount Vernon Avenue. The owners, accompanied by their architect, presented a project that had evolved from its conceptual approval two years prior. Notable changes included the removal of a planned pool and garage and the introduction of a shed. A commission member questioned the size of the addition, suggesting it might be too large and could potentially alter the historic character of the building, changing its status from contributing to non-contributing within the historic district. This sparked a debate on whether the project adhered to the commission’s standards and guidelines.

The discussion also touched on the legal implications of conceptual approvals and the possible actions the commission could take if the project was found to violate established standards. The commission members called for legal guidance on the binding nature of conceptual approval and what recourse was available to them. The architect defended the project, asserting compliance with zoning regulations and careful consideration of design elements.

The commission also debated a separate property addition, concentrating on the visual impact, particularly the roof line, and whether the addition conformed to the commission’s guidelines. Members suggested modifications such as reducing the pitch and ridge of the roof and potentially adding a flat roof section to lessen its visual impact. Ultimately, the application was tabled to allow for further review and adjustments.

Another discussion revolved around the Mocha Family Trust’s application for amendments to a contributing property on North Street. The trust’s representatives had amended their plans based on previous feedback from the commission. The revisions, which included changes to the rear addition, windows, doors, and roofs, were well-received by the members, who commended the applicant for the adjustments and granted final approval.

The New Jersey Development Group’s application for a new single-family home on Congress Street was also under scrutiny. The applicant outlined the design, site plan, and materials, with the commission inquiring about parking, curb cuts, and potential future shed placement. The inclusion of a swimming pool was discussed, with emphasis on ensuring all relevant aspects were thoroughly addressed.

Deliberations aimed to ensure the proposed projects aligned with preservation standards while meeting the functional and aesthetic needs of the properties.

Further, the commission granted conceptual approval for a project on New York Avenue. The project manager presented a plan for a rear addition and various other modifications to the property. The commission called for stipulations regarding adjustments to the top floor, brackets, shutters, exterior lighting, fencing, and railing specifications.

Regarding construction materials, the commission approved the use of Western red cedar shap and standing seam metal for the roof, and stained Eastern white cedar shake for the siding, with a minor wording modification. Additionally, the commission approved an application for rooftop solar panels by Ocean Front Properties LLC, with assurances that the panels and related equipment would not be visible from the street.

The commission discussed the criteria for demolition, including the historical, architectural, and aesthetic significance of the current structure. The architect argued that the existing building lacked historical or architectural value and that a new structure would better reflect the district’s style.

The commission also addressed a request for the demolition of a building deemed functionally obsolete and non-compliant with FEMA regulations. After deliberation, they voted to approve the demolition. However, the demolition of another house was not proceeded with.

Discussions on the official historic district map revealed that it had not been accepted as presented at a previous planning meeting. A motion was passed to appoint a chair to make a comprehensive presentation to finalize the map as the official map of the historic district of Cape May.

The meeting concluded with a conversation on updating the regulations and bylaws to align with current law and practices, including the establishment of a liaison with the City Administration to improve the handling of historic matters. A resolution was proposed to establish this new role to facilitate communication between the commission and the city, particularly in matters of code enforcement.