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Historic District Commission - 4 25 2018 - ApprovedCITY OF BEVERLY PUBLIC MEETING MINUTES COMMITTEE /COMMISSION: Historic District Commission SUBCOMMITTEE: DATE: April 25, 2018 LOCATION: Beverly City Hall, 191 Cabot Street MEMBERS PRESENT: William Finch - Chair, Suzanne LaMont - Vice Chair, Wendy Pearl ABSENT: None OTHERS PRESENT: Emily Hutchings - City of Beverly; Kristen Carlson - Harborlight Community Partners; John Harden - Siemasko & Verbridge; John Kennedy - 43 Front Street; John McLoughlin - Renewal by Andersen; Caroline Mason RECORDER: Travis Lovett Finch calls the meeting to order at 7:00pm. Informal review of window replacement at 43 Front Street The applicants want to replace the three top windows at the property with Renewal by Andersen Double -Hung Equal windows. Finch said the double glazed windows on the lower portion of the building were approved because they were in a new section of the building, but the windows that would be replaced are on the original portion of the structure. Finch stated that the HDC supports the use of single glazed traditional windows. Commission members emphasized that the question to be asked in such cases is "why is [said historically appropriate architectural feature] not repairable ?" The applicant stated concerns about energy efficiency. Finch said if energy efficiency is the primary concern, historic windows would be replaced all over. Most HDCs try to keep existing single glazed windows with storm windows. Most districts do not allow vinyl windows in new construction. The applicant said they want to install has been installed in other historic districts. The top and bottom sashes of the windows would be the same size. The proposal includes six over six windows in a colonial pattern. The historic district may not have general guidelines for windows, but cases are determined in a case -by -case basis. Finch said he is not sure window language has been articulated by the Commission. The applicant said the frames are in good shape. Window sashes could be replaced in -kind for about $500 per sash set, Finch said. Interior storm windows can help tremendously in reducing air leakage, Finch said. Hutchings said the Beverly HDC does have Rules of Procedure that provide guidance in decision - making procedures. LaMont said they needed more information before they could make any decision. Finch said a Massachusetts Historic District Commission April 25, 2018 Meeting Minutes Page 1 of 3 General Laws Chapter 40C on local historic districts enables the Beverly HDC to make decisions to preserve the character of the local historic district. Hutchings said the protection details are very specific. Finch said it would be cheaper to replace the existing wood window. The applicant said the windows fog up and they are leaky. LaMont asked for examples of window replacements the applicant has made in other 40C districts. Pearl said that if the windows are in poor condition, there are some guidelines that some cities and towns have implemented that the applicant may review. Finch said a list of window installation and preservation guidelines was published on the City of Beverly Web site at one point. It was determined that the applicant will provide information on where the proposed windows have been allowed in other local historic districts, and Beverly Planning Staff will provide additional research on window replacements to the Commission. YMCA Housing Renovation - 245 Cabot Street Kristen Carlson from Harborlight Community Partners is working with the YMCA to renovate the existing low - income housing by adding a floor to the building. The proposal would increase the current 45 units to 69 units of affordable housing. The YMCA is seeking state and federal funding for the addition. The Massachusetts Historical Commission has requested comment from the HDC on the project per Section 106 Review. Hutchings said the Design Review Board approved the project in October 2017. A representative from Siemasko & Verbridge said there is currently a squash court on the roof. The goal is add a level of additional housing to complement the historic building below. The sequence of windows would work with the rest of the YMCA building. The additional floor would be set back four feet behind the facade of the main building. The applicant said the building dates back to 1910. The plan is to replace all windows associated with the housing. There is a portion of the building where there will be some offices associated with the housing. The applicant is looking to sustain the property for the next 100 years. They would like to install aluminum clad windows as they hope for low maintenance costs. The HDC made recommendations for window muntins for the replacement windows, which alleviate concerns regarding whether the windows will be historically appropriate. The applicant said there were questions about the metal panels. The panels are 6" wide by 3 /4" thick. The panels are attached to a girt with concealed fasteners. The corrugations are on a 2 3 /4" module. Pearl said she likes the detailing that has been done, but she thinks that the color is peculiar. There is no other copper on the building, Pearl said. The applicant said there is a lot of copper flashing. Finch said he liked that the project didn't look like every other project and that some differentiation is appropriate (instead of having a corrugated metal roof). Finch said the fluting does not look appropriate. The applicant thinks the coining of the building is limestone. Cronin said they have gotten some funding commitments and they are now applying for state and federal funding for January 2019. The Massachusetts Historic Society will need documentation from the HDC for the project to be eligible for historic preservation funds. Historic District Commission April 25, 2018 Meeting Minutes Page 2 of 3 The HDC confirmed that the selected window muntins patterns are appropriate to the historic building, and that Harborlight Community Partners and Siemasko & Verbridge have provided information that has alleviated the HDC's concerns about the project. The Commission will provide a letter to the Massachusetts Historical Commission confirming that concerns have been addressed. Window standards Pearl would like to review language around window standards. Hutchings said they need to have more specific language and it may also help to have language about siding and other architectural features. Finch has concerns about creating an opportunity for replacement windows to appear everywhere. Pearl said there may be benefits of installing new windows for energy efficiency and function. Finch said they are mandated to preserve the integrity of historic districts. Hutchings has started a document highlighting window standards. LaMont motions to table items 1, 2, 6, and 7 (the preservation award program, discussion guidelines for a solar program, the potential for a HDC budget, and small projects preservation guidelines) to the next meeting. Pearl seconds the motion. The motion carries 3 -0. Officer elections Pearl nominates Bill Finch for Chair and Suzie LaMont for Vice - Chair. LaMont seconds the motion. The motion carries 3 -0. GAR Hall update Adams and Smith have been selected as architects for the project, Hutchings said. The first steps have been established with a focus on analyzing the existing conditions of the building. There is $50,000 from a state Earmark that needs to be spent by June 30 Hutchings said. Hutchings said whatever funding is not spent on design will be used toward electrical improvements and ramp construction work. Adjournment LaMont motions to adjourn the meeting at 9:07 pm. Pearl seconds the motion. The motion carries 3 -0. The next Historic District Commission meeting will be held in Beverly City Hall on May 23, 2018 at 7pm. Historic District Commission April 25, 2018 Meeting Minutes Page 3 of 3