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2003-11-05Historic District Commission Meeting Minutes – November 5, 2003 Page 1 CITY OF BEVERLY Public Meeting Minutes BOARD: Historic District Commission SUBCOMMITTEE: DATE: November 5, 2003 BOARD MEMBERS PRESENT: William Finch, Matt Lewis, James Younger John Condon, John Frates BOARD MEMBERS ABSENT: OTHERS PRESENT: Leah Zambernardi RECORDER: Leah Zambernardi Mr. Finch calls the meeting to order at 7:05 p.m. 1. Demolition of dwelling at 62-64 Dodge Street. Determination as to whether the structure is historically significant and if it is preferably preserved Chairman Finch explains that the purpose of the meeting is to hear comments on the historic significance or lack of significance of the property in question relative to its historic value to the community. Also, they will explore whether or not there is public benefit to the community in preserving the building under the statute relative to a potential finding that the building is preferably preserved. This finding would impose a six-month delay on the issuance of the requested demolition permit. He further states that following the close of the public hearing they will take up that matter in order to make two findings. They will determine whether or not the building is historically significant, and if it is historically significant, whether the building is preferably preserved. Chairman Finch also explains that if the property is found to be preferably preserved, the Commission also has the right, at the request of the applicant, to re-examine the situation should the applicant present plans that he feels mitigate the problems of demolition sufficiently for the Commission to lift the delay. The basic intention of the delay period is to try and make it possible for the owner of the property and other concerned citizens who are concerned about preservation of the property to reach some kind of a compromise solution that would result in preserving the building in question. Historic District Commission Meeting Minutes – November 5, 2003 Page 2 Chairman Finch states that a survey completed for the Massachusetts Historical Commission states that a building has probably been on this property since the 1630s. The survey dates the existing building to ca. 1654. Upon inspection of the building, they found a first period chamfered summer beam and several rising braces. They also found first period bricks in the base of one of the chimneys. He states there is little decorative th fabric in the building and notes that they found some 18 century plaster. He states that the first period materials found may indicate that the right side of the building is an intact th one room, end chimney first period structure that was enlarged in the 18 century or it could indicate that the first period elements were incorporated as reused material into the th current building which probably dates to the early 18 century. He notes that the ells on thth the rear of the house probably date to the 19 and early 20 centuries. He adds that the Survey identifies this dwelling as being potentially eligible for listing on the National Register of Historic Places as part of a historic district. Chairman Finch asks the applicants if they would like to make a presentation. Attorney Tom Alexander states that the current application in front of the Zoning Board of Appeals (ZBA) is to demolish all of the buildings on site and to construct 16 new residential units with one 11,000 to 12,000 square foot commercial space. The applicants have taken input from the Commission and they have asked their architect to revisit the plan to see if it would be feasible to preserve the building or as much of the building as possible and incorporate it into the plans. He states they have worked out a revised plan, which retains most of the building and incorporates 17 residential units and one commercial space. He introduces the owners, Art McClean and Maury Needham, principles of Mart Management and their architect, David O’Sullivan of Lynnfield. He adds that if this plan is found to be acceptable to the Commission, they hope the Commission would support their petition to the ZBA. Mr. O’Sullivan shows the revised plan and states that the project would include 15 new townhouses, one commercial area, and two residential units within the existing building at 62-64 Dodge Street. He states that they will keep the façade intact. They will gut the interior as needed although they will keep the frame of the house intact. Chairman Finch asks what the impact will be on the floor loading. Mr. O’Sullivan states that the building codes allow leeway with compliance for historic buildings. He states that they will probably tear down the left side ell. The three, one room deep rooms and the façade will be retained. Mr. Finch asks the public for their comments and questions. Andrea Fish of 14 Hillcrest Road asks to see the proposal currently in front of the ZBA. Steve Hall of 188 Lothrop Street and Treasurer of the Beverly Historical Society asks if the street façade will remain the same. Mr. O’Sullivan states that it would remain the same. He asks if the clapboard composition or the doorways would change. Mr. O’Sullivan states that they would not change. Historic District Commission Meeting Minutes – November 5, 2003 Page 3 Mary Ellen Smiley, Executive Director of the Beverly Historical Society commends the applicants for incorporating the house into their plans. Fred Hammond, member of the Beverly Historical Society notes how important this house is to the context of the area. He states that Conant Street and Dodge Street have been major transportation routes historically. He states that the house should be preserved. Steve Hall of 188 Lothrop Street and Treasurer of the Beverly Historical Society asks if the design of the townhouses will be similar. Mr. O’Sullivan states that the townhouses are taller and more contemporary in design. He states that the new townhouses will not imitate the historic building. He states that the new buildings will be set further back from the street. Mr. Frates asks what the height difference will be. Mr. O’Sullivan states that the older building is 2 ½ stories and the new buildings will be 3 stories. Mr. Frates asks if there is only one entrance into the complex. Mr. O’Sullivan states there will be one driveway entrance opposite the stoplights. Chairman Finch asks if there are any more comments or questions from the public. There being none, he closes the public hearing and reconvenes the regular meeting of the Commission. Chairman Finch commends the applicants for addressing the historic building in a sensitive way. He suggests that the building directly behind the historic building start lower and step up in height as you work back. Mr. Frates asks about the feasibility of reusing the building and notes that there are 7 foot ceilings. Mr. O’Sullivan states that it will take two unique buyers to purchase the townhouses. They will most likely be people who respect and value the historic character of the building. They are asking to construct the additional unit to offset the cost. They will probably not make as much money on these townhouses than the new townhouses. He states that they will integrate new amenities into the building such as kitchens and bathrooms. Mr. Frates asks about the attic story. Mr. O’Sullivan states that he does not anticipate using the attic space for living space. For example they will not be incorporating dormers and such. Mr. Frates asks about the basement. Mr. O’Sullivan states that the basement will be cleaned up and they will most likely pour a concrete slab. They will do repairs as necessary to the frame. Mr. Younger asks that the building be documented as the interior is taken apart. Chairman Finch states that the Commission still has the demolition request on the table. Historic District Commission Meeting Minutes – November 5, 2003 Page 4 Mr. Younger makes a motion that the building is historically significant based on the information obtained from historic documentation and from the site visits. Seconded by Condon. Motion carries 5-0. Discussion on the vote. Attorney Alexander states that it is their intention to work collaboratively with the Commission. They would be willing to withdraw the petition for demolition with the idea that they would get a letter of support from this Commission in their petition to the Zoning Board of Appeals. Chairman Finch states that the proposal still includes demolition in terms of the rear ells. Mr. Finch states that they are also willing to work out a procedure to review the proposal that incorporates the building although the Commission needs to go through the exercises of making these determinations in order to position itself to do that and to write the letter. Attorney Alexander agrees. Mr. Younger makes a motion that the building is preferably preserved based on the information received tonight and the fact that the building has been identified as being potentially eligible for the National Register of Historic Places. He states there are few first period houses in Beverly. In this case there are several houses of this period in the area which could create a potential historic district. Seconded by Lewis. Motion carries 5-0. Younger makes a motion to write a letter to the building inspector that under the terms of the Demolition Delay bylaw, interior demolition for exploratory purposes is allowed. Seconded by Lewis. Motion carries 5-0. Mr. Needham asks the Commission to clarify the procedure. Chairman Finch states that the 6-month delay period has been imposed. The Commission has voted to allow the architect to conduct exploratory demolition to assist in developing a rehabilitation plan for the building. The Commission would like the applicants to come back when their plans are more fully developed. The Commission will then provide comments and if it so finds appropriate, it will lift the delay period and provide a letter of support to the ZBA. The applicants agree to come back in December before the ZBA meeting in January. 2. Approval of Minutes for July 29, 2003 Mr. Younger motions to accept minutes of October 2, 2003. Seconded by Mr. Condon. Motion carries 4-0. 3. Other Business Historic District Commission Meeting Minutes – November 5, 2003 Page 5 a. Demolition Delay Ordinance Amendments Update - Ms. Zambernardi states that the amendment has been referred to Committee and will be taken up by the Legal Accounts and Affairs Committee on Monday, November 10 at 7:00 p.m. b. Request for Commission Member Comments – City Hall Front Hallway and Stairway Finishes Project – Draft Report Ms. Zambernardi updates the Board that the consultant from BCA has done a site visit and has completed a draft report. She asks members to comment on the various treatments recommended. Members provide their comments on the treatments, to be submitted to BCA prior to their next site visit. c. Demolition Request – 56-60 Thissell Street Ms. Zambernardi displays photographs of a carriage house at 56-60 Thissell Street that the owner would like to demolish. Chairman Finch and Mr. Younger will visit the carriage house on Frinday, November 7 and make a determination as to whether the demolition would require a public hearing. 4. Adjournment Mr. Condon motions to adjourn at 9:00 p.m., seconded by Mr. Lewis. Motion carries 5-0.