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2015-06-24Beverly Historic District Commission Minutes — June 24, 2015 CITY OF BEVERLY PUBLIC MEETING MINUTES Board: Historic District Commission Date: June 24, 2015 Location: Beverly City Hall, City Council Chambers, 191 Cabot Street Beverly, MA. Members Present William Finch, Chair, Vice Chair James Younger, Wendy Pearl, Martin Lian, and Suzanne LaMont Members Absent: None Others Present: Allison Crosbie, Staff Planner Recorder: This meeting was recorded and transcribed by Eileen Sacco Finch called the meeting to order at 7:00 p.m. Public Hearing — Request for Demolition of Building, Located at 637 Hale Street - Ben Carlson Finch explains the process for this evening and notes that the matter before the Commission is the request to demolish the building located at 637 Hale Street. He explains that the task of the Commission this evening is to determine if the property is historically significant, and if so to determine if it should be preferably preserved. He further explains that if the property is not found to be historically significant that essentially ends the process and the applicant is free to proceed and get a permit from the Building Inspector. He explains that if the Commission finds the property to be historically significant, the Commission would then determine if it finds that it should be preferably preserved and if so, a demolition delay would be imposed for a period of one year, during which the applicant would be free to work with the Commission on other alternatives etc. or to present additional evidence to prove that they have considered all options other than demolition. Finch states that it is not the role of the Historic Commission to make judgements on what is proposed to be developed on the site and asks that those who wish to speak this evening comment on the historic significance of the buildings only. LaMont moves to recess for public hearings at this time. Pearl seconds the motion. The motion carries (4 -0). Finch states that he will first let the owner present his case and open the meeting up for public comment after that. Page 1 of 7 Beverly Historic District Commission Minutes — June 24, 2015 Finch reports that some of the Commission members have visited the house and have taken some pictures which are available to view this evening. He describes the property as being a home constructed in the 1830s noting that the architecture details strongly point to the Federal Period. He notes that there also appears to be an addition that was added much later that is an L shape. Ben Carlson addresses the Commission and explains that the building is a standard cape with an assumed addition to the side of the property with asphalt roof shingles, clapboard siding and a brick chimney. He states that the building sits on a stone foundation with a partial basement access. He notes that the building sits on the rear of the lot with the front door facing the train tracks. He also notes that the overall condition of the building is very poor and has been neglected for a long time. He also states that there are structural deficiencies starting at the foundation up and there are stains from water leaks and many other issues that make this building uninhabitable as it sits. Carlson explains that he is requesting demolition of the building after several walk throughs and inspections and they have determined that the building would require a level of structural modifications to meet current codes that would not make sense. He explains that if repairs were done properly, nothing would be left of the existing building and that would not be economically reasonable. He also states that there is a bigger concern with this building is that it sits extremely close to the MBTA which is not at all desirable or safe. He states that any future occupant, homeowner or builder willing to put money into a project would want the building further away from the train, not just for comfort but for safety reasons, and there is plenty of land to relocate a building. He further notes that it would be cost prohibitive to try and move an unstable building which would then require significant modifications. He suggests that it would make sense to build a tasteful new house away from the tracks and utilize a nice lot. Carlson states that the property is overgrown and cannot be seen from the street in its current state. Mr. Carlson states that he is proposing to demolish the house and he does not believe that it is significant to the City of Beverly. He also states that he has consulted with the neighbors on his plans. He further notes that the house is surrounded by businesses and homes. Mr. Carlson explains that he lives in Beverly and is vested in the community. He explains that his last project was the renovation of a historic home on Bay Road in Hamilton and he understands what restoring a historic property takes. He states that with this proposal he could do something with this property that would be salable and financially feasible. Carlson states that he is proposing a four - bedroom colonial home that will be a very tasteful house noting that he wants the neighbors to be happy. He explains that they will be landscaping the yard and replacing the deteriorating chain link fence, and this will be an attractive colonial house in downtown Beverly Farms. Finch states that this house is not on Beverly's inventory of historic homes presumably because no one could see it. Page 2 of 7 Beverly Historic District Commission Minutes — June 24, 2015 Finch opens the hearing up for Public Comment at this time. Dan Lohnes, 7 Quincy Park, addresses the Commission and states that he is the President of the Beverly Historic Society but he is not here as president of the historical society. He states that this house shows that you find history in strange places where you don't expect it. He states that he looked at the photographs and the house looks like a completely intact 1820s house. He notes that it is the completeness of it and the L addition although it was added is later, it is not a grand house, but it is representative of who lived there and it is the unknown hands of history that create the history and that should be considered. He further states that if only the grand survive we only get the grand view of history and this house is the guy in the trenches. Dorothy Hayes, 680 Hale Street, addresses the Commission and states that she would like to see the home saved. She states that the house is that deteriorated, and should not be torn down because of an over grown yard or water stains. She notes that this house is very much a part of Beverly Farms history and there are a lot of houses along the train tracks. She urged that more research and alternative analysis be done on this as this is an irreversible decision that they are making and requested that the Board take this into consideration. A resident addresses the Commission and states that he understands that the developer needs to make money but it seems that the reason for demolishing a building is that it is not economically feasible to save a building. He states that he is concerned about losing these older buildings because they are too difficult to take care of There being no further questions or comments from the public at this time, Finch declares the public hearing closed. Younger states that there is not much question as to whether the house is historically significant and states that he thinks that it is of historic significance to Beverly and that area of the City. Pearl states that she would like to know more about the architecture. LaMont explains some history of the ownership of the house. She notes that the owner was a foreman at the shoe factory. Finch states that clearly it was a modest house and no one notable live there. Pearl suggests that the house could be on the site and make a nice addition to a new home on the site which could make it more marketable. Carlson states that he has looked at this extensively and notes that the property was on the market and no one was willing to purchase the property that was willing to put the required work and resources into it. Lian visited the house and from the street it looks insignificant and overgrown. He states that he was impressed by the structure itself and his observation of how close it is to the railroad tracks. Page 3 of 7 Beverly Historic District Commission Minutes — June 24, 2015 He also states that the house has great antique character and is a diamond in the rough. He states that he feels that it would be great if the house could be saved, noting that it is obviously historic. Finch states that this represents part of the farms that predates the railroad and notes that there is not much left from the pre - railroad era and represents the first or second chapter of the farms history. Finch states that there are very few homes from that period that are as intact as this one, noting it has original window frames and sashes and original fireplace. He states that the remodeling that has occurred over the years has been minor and he found it to be a rather remarkable survivor. He also states that he found the conditions to be the result of being abandoned but he did not find it to be something that is literally falling down. He would agree that the home is historically significant. LaMont: Motion that the Commission find that the property located at 637 Hale Street is Historically Significant. Lian seconds the motion. The motion carries (5 -0). Finch states that the Commission must now determine if the property should be preferably preserved. Finch notes that the proposed house barely touches this house in terms of what this house is, and suggests that they could move the new house back, noting that there could be setback issues with zoning but the Commission would be willing to go to bat for some kind of accommodations for that with the Zoning Board of Appeals. Finch reports that he had a conversation with the building inspector in terms of remodeling and bringing a house up to code and explains that the applicant would only have to bring up to code the things that he opens up. He further states that the applicant would not be obligated to bring the whole house up to code, noting that there are mechanisms for not having to totally gut the house. He states that he understands the applicant may have different feelings about that. The building code does not require gutting the house to bring it up to code. Lian states that this house is small and suggests that it could be moved over to the corner, and the new house could be built on the site and it would be two very nice buildings on the site. Finch states that he has been involved in moving historic houses and explains that he moved one in three pieces at a distance of a mile and a half He also reports that he believes that the carriage house at Hospital Point was a situation where the original house burned down and the developer proposed demolition. And after working with the Commission it was ultimately moved and subdivided the lot into two properties. Finch states that he spoke to one neighbor today that mentioned vermin living under the house, but notes that the property has not been taken care of for a number of years. He states that this is a very small house and it is possible to move it. He also states that he would not object to removing the L shaped addition on the house. Page 4 of 7 Beverly Historic District Commission Minutes — June 24, 2015 Pearl explains that the demolition delay is intended to provide time to find an alternative solution. She states that moving the house is one option if the setback issues could be overcome. She further notes that the existing dwelling could become part of the new construction. She further notes that the existing dwelling does not have to be brought up to all modern standards and there are a lot of questions that should be explored and some delay would allow time to do that. She also states that this property has a lot of amenities that connect it to history. Carlson states that if you put a house in front of it then it will not be visible from the street. He states that he contacted Building Movers and notes that they are big in the industry. He reports that the set -up of the property is key and the time involved in getting the building moved would cost over $100,000 before he makes any repairs to it. Pearl suggests that the L- shaped portion could be removed or they could connect the two houses noting that the existing dwelling would make nice office space or a family room etc. She notes that the Commission cannot expect an individual to do a museum restoration on a property and they are willing to work with the applicant to find some middle ground. Finch states that if the purchaser were to add to the existing dwelling there may be a market of people that are interested in antiques that would buy it. Carlson states that the windows are in very poor condition, and to restore them one would have to have a limitless budget. Finch agrees but notes that the interior woodwork other than peeling paint is in good condition. Carlson states that the moldings would need to be replaced and further notes that there is lead in there that would have to be totally removed. Carlson reports that the house was on the market for $279,000 and there were no buyers willing to put the money into renovating the house. He explains that the house he is proposing is targeted for people looking to downsize or for middle age commuters who want to be close to transportation. Carlson states that he understands that he does not have to bring the whole house up to code but explains that he feels that he will end up doing that because of the stench in the house. He states that he is going to have to open up walls etc. and it will be very expensive. He states that it is a cost issue and he has to make the property right for the next person. Pearl states that the requirement to preserve the building does not completely eliminate changes. She explains that windows can be replaced. Younger explains that the job of the Historic Commission is to look at the historic character of Beverly noting that there is a reason the house is historically significant and personally he thinks it should be preferably preserved. He notes that a developer proposed to tear down a building on Enon Street and the Commission worked with the developer and they reconsidered and kept the Page 5 of 7 Beverly Historic District Commission Minutes — June 24, 2015 same character on the outside of the building. He states that he feels that the applicant has some alternatives and he would like them to be explored. Finch states that the fact that the applicant purchased the house and no one else was interested does not mean that the building should not be preserved. He notes that today we don't find many people willing to take on this formidable task. He notes that the developer bought the property for the value of the land and essentially it was probably marketed as a tear down. Carlson states that his last project was in a historic district and he knows what is involved in this. He states that he cannot sell the house for a million dollars and the house cannot be preserved and marketed for a price point that is marketable there. He explains his cost estimate for a full rehab plus the addition of the land and the cost would be $600,000 plus and he does not think anyone is going to pay that amount for that location. He stressed that he has looked at this extensively and if he has to de -lead the house he does not see how he can do it financially. Lian states that there must be some way to do this, that the building would still have the integrity and character that they are trying to preserve. Finch states that the purpose of this hearing is to discuss possibilities and notes that there are other houses built on that side of Hale Street that have houses in front of them that were subdivided in ways that current zoning does not allow, and those situations are not conforming. He suggests that it might be a question to explore noting that they could subdivide the land and build the new house and market the existing house as a separate lot and suggests that they see if the Zoning Board is interested in that. Carlson states that the house is unmarketable with demolition delay and if he gets the second lot to build a new house that he could sell then he would have some more funds to play with to do more with the existing dwelling. Finch agrees and states that the point of the delay is to buy a little time to see if can come up with an alternative to see if it can be worked out. Carlson questions that if there was a concession to put up a new home and the Zoning Board and Planning Board agree and asks the neighbors who are presented if they could agree with that. Dorothy Hayes addresses the Commission and states that she feels that the opportunity to explore options is important and there are some interesting ideas for preserving a house of that type. She states that the smell can be mitigated and notes that she would have to see what they proposed before she could agree. Younger suggests that Carlson meet with City Planners and the Zoning Officer to explore his options for the site. Finch explains that the Commission has the ability to shorten the demolition delay at any time during the 12 month period, and the applicant has the right to come back to the Commission at any time to discuss his proposals. Page 6 of 7 Beverly Historic District Commission Minutes — June 24, 2015 Carlson states that he would have to get the process going rather swiftly noting that he will have to carry this financially and the time frame does matter. He bought the house and will have to carry this for 18 months. Pearl suggests that the property should be put on the National Historic Registry. Younger: Motion that the Historic Commission finds that the building located at 637 Hale Street should be preferably preserved and that the applicant can come back at any time with alternative proposals as discussed this evening. Lian seconds the motion. The motion carries (5- 0). Election of Officers Election of Chair and Vice Chair of the Beverly Historic Commission Younger nominates Finch to serve as chair of the Historic Commission. Pearl seconds the nomination. The motion carries (5 -0). Pearl nominates Younger to serve as Vice Chair of the Historic Commission. LaMont seconds the nomination. The motion carries (5 -0). Old/New Business Pearl reviewed the requests that the CPA received with the Commission. She reported that they are in the process of reviewing the applications which total about $800,000. She states that the next meeting of the CPA is Julyl6, 2015 and the agendas are posted on the website. Approval of Minutes There were no minutes approved this evening. Adjournment There being no further business to come before the Beverly Historic Commission this evening, Lian moved to adjourn the meeting. Younger seconds the motion. The motion carries (5 -0). The meeting was adjourned at 8:30 p.m. Page 7 of 7