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2004-09-01 City of Beverly, Massachusetts Public Meeting Minutes Board: Historic District Commission Date: September 1, 2004 Members Present: William Finch, James Younger, Matthew Lewis John Condon, John Frates Members Absent: Others Present: Leah Zambernardi Recorder: Diane Presutti Mr. Finch calls the meeting of the Historic District Commission to order at 7:00 p.m. Mr. Finch states that two public hearings will be conducted this evening: one will be at 7:00 p.m. regarding the demolition of 132 Hale Street and the other at 7:30 p.m. regarding the demolition of 24, 26 & 28 Essex Street and 9 & 11 Winter Street. Mr. Finch begins by explaining the City Ordinance and the definition of the terms Historically Significant and Preferably Preserved and how the HDC will determine if any of the above properties are categorized as such. He continues to explain the 12-month demolition delay process. 1. 132 Hale Street – Demolition Mr. Thaddeus Siemasko, Architect, addresses the Board and the public regarding the demolition of 132 Hale Street. He states that the Queen Anne Style home was built sometime between 1887 and 1897 as a single-family structure. The home has had many owners and many alterations. Details in the structure indicate that the house was renovated for multi-family units around the 1930’s – 1940’s. The house has been significantly altered from its 19th century state and it was not a particularly good example of a Queen Anne building in its original state, never mind with the later alterations. He states that there may be one good stairway and mantelpiece in the home worth saving. He also states that the basic structure is bad and to refurbish the home would be costly beyond their means. The house contains asbestos, mold and other serious structural problems. He states that the neighborhood is full of smaller scale houses with a wide range of construction dates from the 1600’s to the 1950’s. This building doesn’t fit with that character, although it is on a beautiful, large, level lot. The lot is approximately 75,000 SF and the owner, 132 Hale Street Realty Trust, wishes to demolish the home and build a 5-lot subdivision. He also states that they will survey the trees on the property. Historic District Commission September 1, 2004 Page 2 of 8 He also states that they will be cautious with the demolition as not to create any dust or debris. Mr. Finch addresses the public and states that the HDC members have been to 132 Hale Street and have reviewed the interior as well as the exterior of the building. He also states that the job of the HDC is to review the property’s merits as it exists for historic value, regardless of the proposed plans for the property. Mr. Finch distributes photographs of the building for the public to view. Mr. Finch asks the Board if they have any questions for Mr. Siemasko. Mr. Finch opens the meeting to the public for comments. Mr. Vernon Cormier of 10 Hale Park Avenue, a direct abutter, is in favor of the demolition and feels it will enhance the property values. Mr. Charles Bacon of 145 Hale Street asks Mr. Siemasko how many rooms are in the home. Mr. Sheldon Frish, developer, states there are 8 units. There are about 12 rooms per floor. Mr. Paul Dentremont, 106 Bisson Street, believes the home has some historical value. He has lived nearby since 1977. He also states that the home is beautiful and just needs TLC. His home is the old carriage house that belonged to the estate. He also states that there is an underground tunnel from his house to the house at 132 Hale Street. Ms. Carol Amore, 105 Corning Street, states she grew up at 128 Hale Street. She asks why they need to destroy the house. She states she is concerned about open space. She notes that the house was neglected over time and it is the developer’s fault it is in that condition. She states it is a beautiful building and that it is a shame the building has been allowed to deteriorate. She doesn’t want to add more homes to the neighborhood, which in turn would add more traffic. Mr. Finch continues the public hearing on 132 Hale Street to later in the evening in order to open the next scheduled public hearing. He states the discussion will continue later in evening. 2. 24, 26 & 28 Essex Street, 9 & 11 Winter Street – Demolition Dr. Stan Trecker of Montserrat College of Art addresses the Board and displays a map of the properties and the campus. He also states that the college has applied for demolition permits as the beginning of a long process to provide new student housing at these sites. He also states that the college is willing to engage in dialogue with the HDC for suggestions regarding alternatives for the buildings and will discuss all ideas that come forth. He states that they wish to move their students closer to the campus. He states that the college is a good contributor to the community and they have worked hard to Historic District Commission September 1, 2004 Page 3 of 8 maintain the Hardie Building on Essex Street. He states that the current homes are cramped, inefficient and expensive to maintain and heat. They only house 25 students there now. They need to provide a competitive environment to attract students. They need to provide modern amenities of an art school with internet access, air conditioning and studio space. He states there are scarce land resources in the City and the college is looking to improve the existing housing. He fears they will lose freshman because the housing is far from the campus. They will select an architectural team and create a design for new housing allowing 60 – 90 students and studio workspace. He states they are interested in a series of structures and that he has no aspiration to grow or to purchase more buildings. He states their niche is as a small college. There would be no tax exodus, all properties are on the tax role. He states they are sensitive to the concerns about the building but notes that the college does have a pressing need to make significant improvements to housing in the future. Mr. Finch asks the Board for any further questions for Dr. Trecker. Mr. Frates questions Dr. Trecker regarding a building he applied for a demolition permit for that the college does not yet own. Dr. Trecker explains the ownership will be transferred to the college; Steve Archer currently owns it. He explains that Mr. Archer supports the college and the college will purchase the property from him within a designated time period. Mr. Finch opens the public hearing for comments. Mr. Ron Costa asks Mr. Finch to reiterate the procedures that will take place regarding the HDC decision and if the public will have other opportunities to comment. Mr. Finch states that the properties are in the National Register of Historic Places – Beverly Central Business District, and their demolition warrants concerns. Mr. Finch reads a letter from Michael Steinitz of the Mass. Historical Commission asking the Board to determine that the buildings are Historically Significant and to find alternatives to demolition. He indicates that the college may qualify for financial incentives. Mr. Finch reads a letter from Ms. Annie Harris of the Essex National Heritage Commission asking the Board to invoke a demolition delay and to explore other alternatives for the buildings. Mr. Finch reads a letter from James W. Igoe of Preservation Massachusetts asking the Board to invoke a demo delay and to find alternatives. Mr. Finch opens the floor for public comment in favor of demolition. Historic District Commission September 1, 2004 Page 4 of 8 Mr. Larry Grover of 460 and 451 Essex Street speaks regarding the interior of the house and the peculiar rafters, stables, barns and old windows and how tradesmen owned the property. He feels the buildings, especially #24 Essex Street, are significant buildings. He urges the college to use those buildings and particularly the facades. Mr. Jim Rone of 17 Briscoe Street states that the City and National Register saw it fit to register the properties. He appreciates the good the college has brought to the community but asks the Board to set a precedent and take a stand and not allow the demolition to take place. He states it would be difficult to suddenly say the houses are no longer historic. Ms. Carla Cox of Beverly thanks the HDC for their volunteer work and thanks Dr. Trecker. She states it is important to establish a dialogue about what to do on this corner. There is a need to balance interests. She also states that the location is obscure and ignored and that perhaps the properties could be moved so they can be better respected. She states that the college is a wonderful citizen of Beverly and is a tremendous asset to Beverly. Mr. Bill Goldberg, property owner in downtown Beverly, states that Beverly combined the old with the new when redoing the Beverly Public Library to make something better. He asks the HDC to work with the college to find a solution. He states he supports the concept of communication in a positive manner. Mr. Don McCrory of the Beverly Cooperative Bank supports the college and asks the HDC to work with the college to find a compromise position. Mr. Steve Archer, 3 & 5 Winter Street, states that the architectural team can work the facades into the design and asks the Board to work together during a 12-month demolition delay. Mr. Finch asks for comments in opposition to the demolition. Mr. Steve Pritcher shows concern that the college teaches art and beauty yet they want to demolish the buildings. He is against the demolition and suggests shuttling the students to the campus from a different location. He questions why the Commission would approve the demolition when future plans aren’t concrete. Ms. Genie Glover, 22 Essex Street, states that moving the historic buildings would detract from the neighborhood. She states that every piece makes up part of a whole that is the historic district. Sandra Lowe of 20 Lothrop Street suggests using the homes for faculty housing and to purchase other more appropriate buildings for student housing. Jennifer Townsend of 87 Cabot Street states that students she is aquainted with can’t believe the college wants to destroy some of Beverly’s history. She quoted one student who said “an art school is doing this?” An alumnus of Montserrat College states part of Historic District Commission September 1, 2004 Page 5 of 8 the reason he chose Montserrat was because of the buildings he’d be in. He states that Montserrat can’t compete in some ways, but it is better in other ways. Mr. Eric Hayes of 680 Hale Street wishes that the HDC would implement the 12-month delay and continue dialogue with the college for alternatives. He states 12 months doesn’t seem unreasonable to start a dialogue. Mike Giardina of Monument Square asks the HDC to take the request seriously. Saving the façade is not the answer. There are existing buildings that could use the rehab. Judy Anderson of Marblehead states that the whole building is important not just the façade. She asks the college to refurbish the buildings using tax credits. She states she is a social and architectural historian who promotes education about architecture. She states that many are interested in modest historic homes because they belonged to regular people. Mr. Finch asks for any further comments and states that once the public hearing is closed there will be no more public comments. Mr. Finch closes the public hearing at 8:45 p.m. and goes to regular session. 132 Hale Street – Demolition (Continued Discussion) Mr. Finch states that the Board needs to determine if 132 Hale Street is Historically Significant. Mr. Younger states that there are Planning Board issues involved and he feels the house is Historically Significant but is in bad condition. He states it is unfortunate that it wasn’t maintained over time. Mr. Condon and Mr. Frates agree with Mr. Younger. Mr. Younger motions to recognize 132 Hale Street as Historically Significant, seconded by Mr. Condon. Motion carries 5-0. Mr. Finch asks the Board to determine if 132 Hale Street is Preferably Preserved. Mr. Lewis states that the house was once incredible but to bring it back is prohibitive. Mr. Frates asks the applicant what he will do if the delay is imposed. Mr. Siemasko states that he sees little chance of someone stepping in to preserve the building or to move it. He anticipates that it will sit for a year. Mr. Finch states that the building was once significant but has been through several generations of alterations that have been to its detriment. He states it is a case of demolition by neglect but he recognizes that the basic changes to the exterior were done years ago. He states that in terms of siting, while on a large parcel, the building does not relate to the neighborhood and the surrounding landscape. Historic District Commission September 1, 2004 Page 6 of 8 Ward 4 Councilor Kevin Hobin states that he has listened to comments from people on both sides. He states it would probably require an enormous amount of financing and the time for rehabilitating this house has come and gone. Mr. Younger motions to deem the house as not Preferably Preserved, seconded by Mr. Condon. Motion carries 5-0. Mr. Younger adds that the reason is because the house has little original historic fabric left and the site doesn’t mirror other sites or houses in the neighborhood. Mr. Finch states that 132 Hale Street has been deemed Historically Significant but not deemed Preferably Preserved therefore no demolition delay will be instituted. 24, 26 & 28 Essex Street, 9 & 11 Winter Street – Demolition (Continued Discussion) Mr. Finch asks the Board to determine if 24, 26 & 28 Essex Street and 9 & 11 Winter Street are Historically Significant. Mr. Younger states that although 24, 26 & 28 Essex Street are three separate buildings, there is a relationship with them together. He states they represent the evolution of a neighborhood and a cultural landscape. Dr. Trecker states that Montserrat is willing to accept a 12-month waiting period on all five buildings. Mr. Younger motions to determine that 24 Essex Street be deemed Historically Significant, seconded by Mr. Condon. Motion carries 5-0. Mr. Younger motions to determine that 24 Essex Street be deemed Preferably Preserved, seconded by Mr. Condon. Motion carries 5-0. Mr. Younger motions to determine that 26 Essex Street be deemed Historically Significant, seconded by Mr. Condon. Motion carries 5-0. Mr. Finch notes there is less internal integrity in this building although it contributes to the cultural landscape and the collection of buildings. Mr. Younger motions to determine that 26 Essex Street be deemed Preferably Preserved, seconded by Mr. Condon. Motion carries 5-0. Mr. Younger motions to determine that 28 Essex Street be deemed Historically Significant, seconded by Mr. Condon. Motion carries 5-0. Mr. Younger motions to determine that 28 Essex Street be deemed Preferably Preserved, seconded by Mr. Condon. Motion carries 5-0. Mr. Younger motions to determine that 9 Winter Street be deemed Historically Significant, seconded by Mr. Condon. Motion carries 5-0. Historic District Commission September 1, 2004 Page 7 of 8 Mr. Younger motions to determine that 9 Winter Street be deemed Preferably Preserved, seconded by Mr. Condon. Motion carries 5-0. Mr. Younger motions to determine that 11 Winter Street be deemed Historically Significant, seconded by Mr. Condon. Motion carries 5-0. Mr. Finch notes this building was moved to its location after the National Register designation. He states that this building contributes to the cultural landscape of the neighborhood. Mr. Younger motions to determine that 11 Winter Street be deemed Preferably Preserved, seconded by Mr. Condon. Motion carries 5-0. Mr. Younger states that there is no proposal on the table for redevelopment and asks that the dialogue continue for alternatives to demolition between the City and the College. 3. Certificate of Appropriateness – Sean Devlin/36 Front Street Mr. Finch states that being a direct abutter to 36 Front Street he must excuse himself from this discussion and asks Mr. Younger to act as chairman. Mr. Younger states that Mr. Devlin could not attend and reads a letter he submitted in response to the questions raised at the last meeting. Ms. Zambernardi states that Ms. Corbett, a neighbor of Mr. Devlin’s, has submitted an appeal to the ZBA stating that the roof does not comply with zoning. She also states that it is her opinion and the Building Inspector’s opinion that the roof structure does in fact comply with zoning. Mrs. Nelson, 12 Davis Street, states it is important for the Devlins to fix their roof for the safety of the family. Mr. Younger asks the Board for any further discussion. Mr. Frates asks the Board to grant Mr. Devlin permission to fix his roof and to accept Mr. Devlin’s letter. Mr. Lewis motions to grant COA to 36 Front Street for removal of flat roof with replacement of gable roof, seconded by Mr. Frates. Motion carries 5-0. 4. Certificate of Appropriateness – Harold Pike/16 Front Street Ms. Zambernardi states that Mr. Pike has sold the house since applying for COA and suggests to the Board that this application be tabled and she will contact the new owner concerning the application. The Board agrees and motions to allow the new owner to withdraw the request without prejudice. 5. Approval of Minutes Historic District Commission September 1, 2004 Page 8 of 8 Mr. Condon motions to approve minutes of August 4, 2004, seconded by Mr. Frates. Motion carries 5-0. Mr. Condon motions to adjourn meeting at 9:35 p.m.