2013-11-20V_
Beverly Historic Commission
Minutes -- November 20, 2013
CITY OF BEVERLY
PUBLIC MEETING /MINUTES
Board: Historic District Commission
A, ,
Date: - November 20, 2013
Location: Beverly City Hall, City Council Chambers, 191 Cabot Street
Beverly, MA.
Members Present William Finch, Chair, James Younger, Vice Chair, and Wendy
Pearl, Martin Lian, Suzanne LaMont
Members Absent: None
Others Present: Tina Cassidy, City Planner
Recorder: These minutes were recorded and transcribed by Eileen Sacco
Finch called the meeting to ' order at 7:00 p.m.
Presentation on Draft Evaluation Criteria for Community Preservation Act Pro' ects for
Historic District Commission Review /Comment
Pearl addresses the Commission and explains how the CPA Committee drafted the criteria using
Newburyport and Gloucester as. a model and created a hybrid. She explains the criteria and the
four categories, She notes that they would be used to score or individually assess proposals that
come in. She notes that they will be working on a pre - application for eligibility and the
application. She refers to a table with the criteria for evaluating the eligibility of the application
that was provided in members' packets. She explains that the HDC would review that and
confirm eligibility and then it would move on to the full application.-
Pearl. notes that there will be .properties that have not been documented that will have to be
reviewed by the HDC. She used the Cabot Cinema as an example.
Pearl notes that the CPA is meeting again in December to review all of the comments from
Boards and Commissions and there will be a public Hearing on this on December 12, 2013.
Finch stated that he was asked to attend a meeting by the Mayor's office on the eligibility of the
Lynch Park Carriage House. He notes that this is what brought forth the question of what to do
if a property is not on the State Register. He noted that they are looking to install large windows
in the carriage house and explained that it would be on the water side of the property for a view
of the water. He noted that it raises questions for the HDC as it is a secondary fagade and would
be a rational thing to do, it will also cut into the historic features of the inside of the facility.
Pearl states that she would hope that as a courtesy the Park and Recreation Commission would
come to the HDC and inform there of their plans and seek recommendations from them.
Page 1 of 7
Beverly Historic Commission -
} Minutes. --- November 20, 2013
Finch also notes that it could be put on the register but noted that if that is done the whole parr
may be put on the register.
Finch questions if the project is deemed eligible for CPA money if it would have to go to the
State Historic Commission for review. Pearl explains that CPA money is municipal money.
Pearl notes that the city should be aware that the changes that they make now could make the
property ineligible for the register. She also notes that if the city comes to the HDC with a
plaster plan for the site the Commission could advise them on what will affect eligibility.
Finch agrees noting that changes to the facade etc. make a difference. He noted that he
suggested that they only put two windows in the back and leaving a larger -portion on the facade.
He reported that the windows are being made at this time so they will likely be put in.
Pearl questions if the HDC. should try to establish suggested criteria before the December 12,
2013 public hearing. She reviewed the state regulations regarding criteria.
She asks the HDC to review the criteria drafted by the CPA Committee and makes suggestions
as to how they could be revised to include provisions for historic significance and listing on the
state registry.
Pearl notes that more preference could be given to those projects that meet a greater number of
Vrxteria.e .
Lian notes that it seems to him that b and c are redundant. - Pearl explains that c would create an
easement to be sure that public access is preferred. Lian questions how that would be handled
financially by the CPA. Pearl explains that there would have to be a budget for administrative
costs related to purchasing properties for due diligence on an application noting. that the word of
the applicant regarding legal issues would need to be vetted. She notes various scenarios that
could come up and notes that they will be complex.
Pearl notes that there has to be a public interest.
Finch notes that B covers physical work to the building and C addresses easements and
restrictions on the property that would have legal issues involved.
Lian questions if the funding to maintain something would be a frozen asset. Pearl notes that C
is not for maintenance.
Finch notes that one interpretation of C would be to provide an endowment for the property,
noting that he is not saying it should be that way.
Pearl notes that holding an easement on the property does protect it.
Page 2 of 7
Beverly Historic Commission
. Minutes —'November 20, 2013
Pearl suggests that language that clarifies b and c should be included but there should not be a
list of possibilities included.
The Commission discussed various types -of projects noting maintenance versus preservation
projects. It was noted that a weatherization project that would protect the contents of a collection
in a building would be considered preservation.
Pearl noted that other communities call out certain resource types that are important to the
community._ She noted that in these criteria under open space, preservation of the water front is
in there. She questioned if the HDC wants to consider designating areas of Beverly that in that
regard, noting that calling out resources and directing people toward them. She noted that they
would be flexible and would change with the times.
Younger asked if the HDC could encourage projects in the Historic District. He noted that there
may be more significant things such as Broadway .and Cabot Streets..
Finch states that a valid focus could be the historic downtown, not necessarily in the register
such as Beverly's core, noting various areas downtown.
Pearl questions if they would limit it to the downtown or include village centers such as Prides
Crossing and Beverly
Finch notes the historic core of Beverly should have preference over a village center that has less
problems.
Younger states that he thinks that the focus should be on the downtown but the language does
not have to be as specific as calling out Cabot and Rantoul Street.
Pearl suggests language that would state preserves the character of Beverly's Historic Core.
Finch agrees to that language.
Finch suggests that the language include reference to artifacts that are significant to Beverly,
noting that if it is not listed in the national register this would cover it.
Pearl suggests language that properties listed on the register, would be considered and suggests
that artifacts should be at least 50 years old with -some value to the community history.
Pearl will rewrite the criteria and circulate it via email to members of the HDC.
Pearl explains that the CPC will have a public continent period on the criteria and a workshop
will be held in January on how to write a proposal and the pre -- application process. She reviews
the timeline proposed by the CPC with a potential May deadline for applications.
Pearl notes that everybody is eligible but it has to be significant to the city.
Page 3 of 7
Beverly Historic Commission
Minutes --- November 20, 2013
Finch questions the eligibility of Churches noting that the state -will allow a roof but will not fund
other things.
The Commission discussed multi -- phased projects and the criteria for them. Pearl will bring that
up with the CPC.
Pearl suggests that the HDC should have another meeting to figure out the easiest way for the
Commission to handle the preliminary and the final applications.
Finch states that he thinks that the HDC would have input in the pre - application. Pearl explained
that the CPC wants that to a quick process.
Cassidy clarifies that the HDC would give certification prior to the final application being
submitted.
Finch suggests that there should be a procedural checklist with information regarding whether
the property is listed on the state register or not, whether it is 50 years old etc. He explains that it
could be done administratively by Planning staff. He also suggests that the applicant should be
prepared to provide additional documentation if requested.
Pearl states that it should be either on the state register or determined by the HDC to be
historically significant.
Finch notes that to be clear that the certification form should state that it is verified. Pearl agreed
and noted that after the pre - certification form is filed the applicant may still possibly have to
come before the Commission.
Pearl states that she feels that anything that is not listed on the register should be discussed at a
p - g
public meeting of the HDC. Finch agrees and states that it should be listed as well.
Pearl suggests that the Commission could meet in December to review the criteria. Cassidy
agreed that would be good, noting that if they want to have a meeting in February or March it
would be ready.
Cassidy suggested that the HDC could write a letter to the. Lynch Park Carriage House
Co and let them know that the Commission would be interested in offering their input
and advice on the project. Pearl states that she would love that.
Finch notes that he was approached by Denise Deschamps on that matter, and she provided him
with the documents that he has .regarding the history of the building.
Pearl asks if she is the only one that feels that the outreach is a good idea. Younger agreed that it
is a good idea.
Pearl noted that there are a few projects noting that there is a cemetery project and the
maintenance buildin g y at the Beverly Golf and Tennis Club and she feels that the Commission
Page of
Beverly Historic Commission
Minutes November 20, 2013
could reach out to those groups to let there know that they are here to offer assistance, noting that
changes many make projects ineligible for CPA funds.
Discussion: Potential "Historic Building"� Ordinance
Cassidy explains that former Councilor Tim Flaherty was interested in getting an ordinance
pertaining to elderly housing. She recalled that around the same time, Mr. Henry Bertolon had
proposed a housing project that was eventually not approved and a .single family housing project
was done. She further explained that the question also arose at the time of how to protect
historic homes which is an issue that has come up again from time to time. She noted 875 Hale
Street as an example and noted that there was concern about the project from the neighbors and
at the time the developer would have considered an alternative that might have been more
attractive than a single family subdivision if there had been a way to do it. She also noted that
there was an interested buyer for St. Margaret's Church who was looking to preserve the
building but have multiple units in it.
Mr. Flaherty started an effort to look at elderly housing and this morphed into a proposed
ordinance that would allow for the conversion of historically significant estate homes into multi-
family units.
Cassidy explains that she has'been working on a proposal that would allow the preservation of
historic buildings while, on a project specific case by case basis, allowing a developer to ask to
redevelop a property with condos on the interior and preserve the outside of the building.
.Cassidy recalled that she sent a draft a while ago to some members of the Commission and she
received feedback from a couple of members. She notes that she has provided that information
to the Commission.
Cassidy states that she feels that this is the beginning of a process that would be beneficial to the
city, noting that she is not focusing on larger properties with this ordinance.
Cassidy notes that Ipswich has regulations that allow additions etc. that could be considered for
inclusion in a proposed ordinance. She also noted that there are some aspects of the Ipswich
ordinance - that she would not recommend implementing in Beverly.
Cassidy asks the Commission to offer her feedback on the ordinance, noting that her office
would come back to the Commission. with an ordinance that is more refined. - She noted that she
is concerned about smaller properties that would fall to a wrecking ball or never be preserved.
Cassidy explains * what an overlay District is and explains that it is a set of zoning requirements
that are literally overlaid over a zoning district.
Pearl states that she looped at the Ipswich ordinance and she thinks that its strength ' is in the
definitions. She stated that she would like to concentrate on buildings and landscapes and she
would love for that to be in the ordinance.
Page 5of7
Beverly Historic Commission
Minutes -- November 20, 2013
Finch states that he feels that if the focus is for moderate size estates the ordinance has to
address that and another for small properties downtown. Cassidy agreed noting that it may be
that they would need two ordinances and notes that there is still a lot of work to do on this. .
Cassidy notes that the ordinance would have to have assurances that the development would
have a significant public benefit. Finch agrees noting that these things tend to get very twisted.
Finch states that the prospect of additional construction on the site may be a moray to preserve the
building but the prospect of chopping up the inside matters.
Pearl states that she disagrees when it comes to the jurisdiction of the HDC regarding the interior
of buildings.
Finch states. that he does not want to do things that encourage the destruction of the interior of
buildings.
Cassidy states that the HDC should have a specific review of applications and a determination.
She noted that it is not strong in the draft but it could be further researched and included in the
final draft.
Younger stated that he would be more interested in how Chapman's Corner could have been
saved.
Finch states this would address alternatives to save institutional properties. Cassidy explains in
part it is, and explains that she is trying to stay away from the size but is not sure how she gets
there. She notes that there are a lot of estates in Beverly Farms.
Pearl suggested a percentage or ratio of lot coverage. Cassidy states that it could be a possibility.
Finch states that it is the loss of integrity of a building that bugs people.
Cassidy explains that the zoning amendment would have to go to the Planning Board and the
City Council would hold a joint public hearing with the Planning Board. She notes that the
public would be notified.
Pearl states that she would like to know how much of the city would be covered by this.
Cassidy states that the Commission has given her some good input, and noted that this will be a
long process.
NP.'VCT Rii P. i n P.Cv,
Finch reported that the HDC has received notice that the Beverly Depot Historic District has
been voted eligible for listing on the National Historic Register of Historic Places by the State
Review Board and signed by the State Historic Preservation officer.
Page 6 of 7
Beverly Historic Commission
Minutes -- November 20, 2013
Finch noted that Casa De Luca has been closed for over a month now and there is speculation
that the property owners have sold to windover. Cassidy stated that she has not heard of
anything official regarding that.
Approval of Minutes
The minutes of the Historic District Commission meeting held on August 21, 2013 were
presented for approval.
Pearl moves to approve the minutes of the HDC meeting held on August 21, 2013 as amended,
seconded by LaMont. The motion carried (5 -0).
Ad
j ornent �x�m
-
There being no further business to come before the Beverly Historic Commission this evening,
g
Younger moved to adjourn the meeting. Pearl seconds the motion. The motion carries
The meeting was adj ourned at 9 :3 0 p.m.
Page 7 of 7