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2003-06-10Historic District Commission Meeting Minutes - June 10, 2003 Page 1 CITY OF BEVERLY Public Meeting Minutes BOARD: Historic District Commission SUBCOMMITTEE: DATE: June 10, 2003 BOARD MEMBERS PRESENT: William Finch, Leah Zambernardi, James Younger John Frates, John Condon & Matt Lewis MEMBERS ABSENT: OTHERS PRESENT: RECORDER: Diane Presutti Mr. Finch calls the meeting to order at 7:05 p.m. 1. Monserrat College of Art - 23 Essex Street/Certificate of Appropriateness Mr. Finch addresses the Board and explains the preservation restriction that was accepted by the College when they purchased 23 Essex Street, the old Hardy School. He continues to explain the procedure of review and states that the building owner will do a presentation regarding his application for a Certificate of Appropriateness. Following the presentation, the Board will then entertain comments from the public. The Public Hearing will then be closed and the Board will go into a regular meeting session. Mr. Finch also states that the College wishes to replace wood single glaze windows and storms with double glaze aluminum replacements with simulated muntin grids on the exterior with aluminum panning over the existing frame and sills. Mr. Mark Glovsky, speaking on behalf of the College as a Board member, not as an attorney approaches the Board. He states that he was involved with the negotiations and purchase of the building in 1999. He continues to give a historical perspective of the Old Hardy School. He states that the college has enjoyed being in Beverly and they have established a positive relationship with the city. He states that the school has no real endowment. They are working to increase their endowment. They have acquired and Historic District Commission Meeting Minutes - June 10, 2003 Page 2 invested in other properties. He states that now that the college is under new leadership, he is confident that it will stay on track to generate new revenue and to invest in its buildings. Mr. Glovsky states that the old wood frame building on Essex and Winter Streets is not in the Historic District. At the time of purchase, the Board agreed to enter into the agreement concerning the façade. The Board never thought the restriction would have such an impact on the College. He continues to explain that they need a safe building while at the same time staying within budget. The building is about 100 years old and is not registered. He states that most buildings that are registered or in the Historic District are of a different age. He also states that Chapter 40C will be guidance to the Board in their decision to grant a COA. He continues that if the Board denies a COA, then the College might apply for a Certificate of Hardship. He also urges the Board to view structures in the area. He notes that there has not been a great effort in the area to maintain strict architectural integrity. In closing, Mr. Glovsky states that the preservation restriction specifically excludes storm windows, air conditioners and storm doors. He states the college wishes to stay within budget guidelines and due to the circumstances of glass falling out of the windows, it is dangerous and unsafe for the students and faculty. He also states that the first thing on their time line is to address the windows due to their bad condition. Mr. Stan Trecker, President, Montserrat College of Art, address the Board. He begins by explaining the context of the college. He became president 9 months ago. He is concerned about the perceptions of the college. He states that the college and the City of Beverly have a beneficial relationship. He also states that the downtown merchants appreciate the student population. Mr. Trecker continues to explain how Montserrat College of Art has an advantage as well as a competitive edge with neighboring art schools, which are within a 150-mile radius. Montserrat College of Art is the only college not in an inner city. He states that the Board is concerned about marketing the college. The appearance of the facility is the heart of the matter. The building does not present well. Therefore, the first priority is the windows. He states it is not just for appearance, but also due to heat loss and discomfort in classrooms. He states the college has had difficulty balancing the budget in the past; therefore, cost is a prime concern in this venture. He refers to documents distributed regarding the windows they submitted for approval. He states that these selections are not state of the art but are within their budget. He states that redoing the current windows would cost them 40% more. In closing, he states that the Montserrat College of Art wants to work with the Historic District Commission and understands the Board’s concerns. He also urges the Board to understand their financial limits. Their projected surplus for the year is only .08 percent. Historic District Commission Meeting Minutes - June 10, 2003 Page 3 The college wishes to maintain integrity of building and wants the college to grow and prosper. Robert Beauvais, Facilities Director, Montserrat College of Art approaches the Board. He reviews the cost comparison he distributed to the Board members. He states Option 1 would be replacing 120 windows with 240 sashes. Option 2 would be to repair all windows. Option 3 would be to build new wood windows. He states that Option 2 and Option 3 would incur significant costs in the long-term. Mr. Younger addresses Mr. Beauvais regarding the 10-year warranty and the finish. Mr. Beauvais states there is a 10-year warranty on the windows and the finish is enamel paint or anodized. Mr. Beauvais states that there are two samples installed in the school and the beige one is anodized, the green one is painted. Younger asks of the brick molds are in poor condition. Mr. Bouvais states they are in poor condition. Younger states that it may be possible to manipulate the frame to match the dimensions of the existing window. Mr. Beauvais states that he researched and received quotes on all but one of the options. Mr. Finch addresses the Board for further questions or comments. Mr. Finch asks for a motion to open the meeting to the public. Mr. Younger motions to open meeting to the public, seconded by Mr. Frates. Motion carries 5-0. Meeting is opened to the public at 7:35 p.m. Mr. Phil Broderick, 47 Hillside Avenue, states he is thrilled to see what the college has done for the city. He asks if the new windows would increase fuel efficiency. Mr. Bouvais states that the windows are double-glazed. One is filled with argon gas. He does not have the R-Values available to him. Mr. Steve Prichard, 22 Dane Street, addresses Mr. Beauvais regarding fuel costs and savings with new windows. Mr. Beauvais states that the college is in the process of getting an audit done by the gas company. He also states that the windows are over 100 years old and are covered with Historic District Commission Meeting Minutes - June 10, 2003 Page 4 plastic every winter. He states that wood windows and double-glazing would be preferable but they are too expensive. Mr. Don MacQuarrie, 91 Hart Street, Beverly Co-operative Bank, states on behalf of the bank they are very impressed with the college. The college revitalized the city and the bank will support the college’s approach regarding building repairs. He also states that the building is in need of additional work also and they need to spread their funds out over various problems. He hopes that Montserrat could find a middle ground with the City. Mr. Steve Prichard, 22 Dane Street, states that he supports the project. Mr. John Drislane, Beaver Pond Road, Trustee of Montserrat College of Art states that he is aware of the tight budget and asks the Board to be flexible with the College regarding their application. Ms. Susan Mueller, Beverly Chamber of Commerce states that the Montserrat has been very generous. Also the merchants have benefited from the college and she supports the college regarding this matter. Mary Ellen Smiley, Director, Beverly Historical Society and Museum, states she supports the project. She also states that the school is not on the register. She states that the school has revitalized Beverly and they need to reasonably maintain building. Mr. Dan Loans, 7 Quincy Park, states he supports the college’s request and feels the importance of the building is its massing and relationship to the common and the library. He prefers wood windows but aluminum are a reasonable alternative. The building also needs repointing and soffit work. He feels this is just one of the many things that need to be done to the college. Mr. Neale Attenborough, 5 Wadsworth Place, on behalf of his wife, Luisa Attenborough, Trustee of Montserrat College of Art states that Mrs. Attenborough has done their annual fundraiser to help the faculty. Mr. & Mrs. Attenborough would support the recommendation on the table. The new options are better than what exists. He is the Chairman/CEO of Appleseeds and he states it is important to have a healthy college and to commercialize the talents of the art students. Ms. Jean Glover, 20 Essex Street, states he has been a resident of Beverly for 35 years and the college students have been a breath of fresh air. She also states that she is nor for or against the COA and leaves that to the HDC but she does question only a 10-year warranty. She also comments on the administration office concerning the unfinished paint job and asks that they complete it. Mr. John Condon questions if North Shore Community College did any repairs or improvements while they occupied the building prior to the college’s purchase. Historic District Commission Meeting Minutes - June 10, 2003 Page 5 Mr. Glovsky states that NSCC nor the City of Beverly did repairs or improvements. Mr. Finch asks the public for any further comments and questions. Mr. Finch asks for a motion to close public hearing. Mr. Glovsky states that Mr. Ron Costa, currently in the building at another meeting, may appear to comment. Mr. Finch states that the meeting will be re-opened if Mr. Costa arrives. Mr. Younger motions to close public hearing, seconded by Mr. Frates. Motion carries 5-0. Mr. Finch states that the restrictions were not through the request of the community but by the process of selling to the school. Mr. Glovsky clarifies that he worked closely with the City to structure proposals for the college. There were many proposals such as condominiums that would change the building massing. The restriction was placed on the building so there would be no major change to the exterior. Mr. Finch states that this meeting is for a positive interchange and problem solving. Mr. Younger asks the Board to clarify Certificate of Hardship. Mr. Finch states that an applicant would need to demonstrate a clear lack of financial ability to deal with cost. Mr. Glovsky states that real life constraints should be part of the equation. Mr. Frates asks for confirmation that the lower windows currently covered with plywood will be bricked up. He also asks for clarifications concerning the vandal grills, air conditioning, screens, soffit repair, insulation, boiler, unit ventilators, school house regulations, building codes, and their long term overall plan of improvements Mr. Beauvais states that the interior is currently a dark room for photography. He also states that the brick molding will be set back 1-inch or so to maintain the integrity of the window location. He also states that the intent will be to refurbish and reinstall the wood windows with arched tops. They will maintain the shape of the window. The upper window grills are rusted and will be removed. He continues that there is no air- conditioning. There are screens. He states that the soffit will eventually be repaired and upgraded to copper. He states that only the attic is insulated and there is a large difference in the winter when plastic is placed over the windows. He continues and states that a separate boiler was installed to handle one end of the building. He also states that there is proper ventilation in place to filter out fumes due to chemistry lab and assures Mr. Frates Historic District Commission Meeting Minutes - June 10, 2003 Page 6 that there is 100% air exchange. He also assures the Board that the college is meeting all regulations and codes. Mr. Younger states the issue they are dealing with tonight is the windows. These are part of what an overall facilities plan would include. He is not sure that Montserrat will get the return on the investment they’re after. A 10-year window will also need maintenance. It is a quick fix. The Commission will refrain on commentary on this. It will comment on the windows per Chapter 40C. Mr. Younger states that Chapter 40C gives us a set of guidelines for decision making. He also states that the college image is important and understands windows being at the top of the repair list. He also states that a precedent is important and the Beverly Public Library and Oceanview are not under Chapter 40C review. Mr. Finch states that is it also important to understand that the fall back of Chapter 40C is the Secretary of the Interior’s Standards. It is apparent that something needs to be done to these windows and the cost will be significant. Mr. Lewis questions if the aluminum windows can be installed in brick moldings. Mr. Finch states that if the proportions of the windows change, it reduces the character of the building. The brick mold affects the proportions. Mr. Younger states the proportions of the windows are unclear and asks Mr. Beauvais to consult with vendors to reconstruction of window can be made to gain back lost inches. Mr. Finch asks that Mr. Beauvais explore the possibility of a full muntin system with full interior spacers. This window creates an obvious shadow without the spacers. Mr. Beauvais states that if this suggestion would be accepted by the Board, he could install a sample one for them to view if the Board is leaning toward this decision. Mr. Finch states he is not sure if the HDC feels that aluminum is the route they wish to go rather than wood; the HDC still has reservations but this configuration of muntins may be one way to improve appearance. He states that the Commission may visit a location with such windows already installed rather than have Montserrat install another set of windows. Mr. Finch states that the proportion of sash is still in question and also the thin line muntin grid. The existing muntin is 1” wide. The proposed pane size is narrower. The existing has a wider pane and muntins. Mr. Frates asks Ms. Zambernardi if the Planning Department has reviewed this application and/or commented. Historic District Commission Meeting Minutes - June 10, 2003 Page 7 Ms. Zambernardi states that she has spoken to Ms. Hurlburt. She also states that she has researched a hotel in the Back Bay area of Boston and spoke to William Young, Planner. She states that the hotel was allowed vinyl due to the large number of windows that needed to be replaced. She also states that the ground floor level windows were preserved and vinyl was allowed on the other floors, which were higher up and not as visible to the public as they would be if they were on the ground floor. She continues by stating that in another case, aluminum replacements were allowed only when replacing non-original windows or metal windows. Mr. Finch states that the college only has two floors. He states that a decision does not need to be made now but they do not wish to drag this out. He reiterates stating aluminum is a less expensive option with different parameters vs. wood. Mr. Younger asks Ms. Zambernardi to continue her research on other institutional examples. Mr. Lewis states he could provide the Mr. Beauvais with a manufacturer that may be able to meet their requirements. Mr. Trecker states that his team is happy to research and feels the Board is moving along with the college down the right road to reach an agreement and solution. Ms. Zambernardi states that the Board has sixty days to render a decision being July 5. Mr. Finch asks for a motion. Mr. Younger makes a motion that the HDC explore options presented in the C.O.A. by Montserrat College of Art application materials and focus around various configurations of aluminum windows with respect to the size of the muntins and the ability to duplicate proportions of existing wood windows in aluminum replacement windows with input from Mr. Beauvais and Ms. Zambernardi regarding Boston’s HDC or other local examples. Seconded by Lewis. Motion carries 5-0. Mr. Younger motions to reconvene in three weeks time, and to conduct a site visit prior to the meeting, seconded by Mr. Condon. Motion carries 5-0. 2. Meeting Minutes Mr. Finch asks for a motion to accept the March 19, 2003 and April 8, 2003 minutes. Mr. Condon motions to accept seconded by Mr. Younger. Motion carries 6-0. 3. New or Other Business Mr. Finch states that in 1969 the HDC wrote and published a historical pamphlet. He states that the Beverly Historical Society wants to reproduce it and has asked the Board for a motion to grant permission to the BHS. Historic District Commission Meeting Minutes - June 10, 2003 Page 8 Mr. Younger motions to grant authority to BHS to reproduce the 1969 booklet, seconded by Mr. Lewis. Motion carries 5-0. Ms. Zambernardi informs the Board that an ENHC grant has been awarded to the City to conduct a study on the front hallway and stairway finishes of City Hall and a draft should be out for Commission review by the end of October. 4. Adjournment Mr. Condon motions to adjourn, seconded by Mr. Lewis. Motion carries 5-0. Meeting adjourned at 9:10 p.m.