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HDC - 4.25.19 - ApprovedCITY OF BEVERLY PUBLIC MEETING MINUTES COMMITTEEXOMMISSION: Historic District Commission DATE: LOCATION: April 25, 2019 Beverly City Hall, 191 Cabot Street MEMBERS PRESENT: William Finch — Chair, Suzanne LaMont — Vice Chair, Caroline Mason, Wendy Pearl OTHERS PRESENT: Emily Hutching — Associate Planner, Chris Koeplin — Beverly Crossing, Miranda Gooding — Glovsky & Glovsky Associates, Thad Siemasko — SV Design RECORDER: Amy McDonough Finch calls the meeting to order at 7:07pm. Recess for Public Hearing. Finch closed the regular meeting and opens recess for public hearing. Application to Demolish the Building known as 146 Rantoul Street. Finch provided a brief background and history. The building is listed as a contributing building to a national register historic district, the Beverly Depot -Odell Park Historic District, which encompasses Odell Park and contains a total of eleven buildings. Approximately five years ago the owner filed an application to demolish the buildings at 132 Rantoul Street and 9 Park Street and the delay was imposed on those two buildings. That delay is now up. However, the terms of the demo delay ordinance indicate that the building inspector shall not issue a demolition permit that has been delayed until all the permits for the project are in place. They are still standing until all permits for the redevelopment of the block have been approved. Finch explained the Demolition Delay Ordinance, the Historical District Commission's duty and the purpose of this meeting to those in attendance of the meeting. Finch opened the floor for the applicant to describe the proposed demolition and redevelopment of the site. Miranda Gooding, of Glovsky & Glovsky, on behalf of Beverly Crossing, came forward and introduced the Applicant, Chris Koeplin, President of Beverly Crossing, and Thad Siemasko, the Project Architect. The Owner and team stated that they are very respectful of the Commission's mission and very respectful of the public sentiment. They do not intend to challenge the delay but to explain why they are here and what they know about the building and explain, as the ordinance requires, briefly, what the proposed project is. Ms. Gooding stated that she recognizes that this represents an unusual situation, and discussed the timeline of this project, other projects in the area, and acquisitions on the block discussed this evening. After the acquisition of the properties on the block to be redeveloped (1 & 9 Park Street, and 134, 142, & 146 Rantoul Street) the company stated that they had commissioned studies regarding the potential Historic District Commission April 25, 2019 Meeting Minutes Page 1 of 5 redevelopment of the block, and the company transitioned from one that was originally joined in part by Windover construction to a standalone company Beverly Crossing. The company engaged consultants and looked at the costs of different development alternatives and construction estimates, and by 2016, the company was convinced that the rehabilitation of the historic buildings as a development option was not economically feasible and the decision was made to redevelop the block. The applicant noted that they are not saying that these buildings cannot be restored. But as a developer, these buildings present very serious challenges and they have been reviewed thoroughly. Ms. Gooding went on to describe Beverly Crossing's other projects, both completed or plans in the pipeline to construct in Beverly. Ms. Gooding began a presentation from the applicant. The presentation began with some recent history surrounding the property, including the National Register District nomination process, the demolition delay process for 3 Park Street and 142 Rantoul Street, the renovation of the building at 60 Pleasant Street, and the purchase and analysis of 146 Rantoul Street. Ms. Gooding noted other completed historic rehabilitation projects (both inside and outside the Beverly Depot -Odell Park National Register District) and the company's philanthropy. In closing, Ms. Gooding stated that Beverly Crossing is committed to this community, and history demonstrates they are also committed to historical renovations when it can be feasibly achieved and incorporated into development in a reasonable fashion. Thad Siemasko, SV Design on behalf of Beverly Crossing, came forward. Mr. Siemasko continued the presentation describing the 146 Rantoul Street building history and changes over the years, including how the building changed uses from a hotel to a restaurant, underwent renovations and additions, and how the building has reached its current state. Mr. Siemasko also presented the proposed redevelopment of the site (and entire block) into a mixed use building with retail on street level and apartments on the upper floors. Finch opened the floor for questions from the public. Members of the public asked Ms. Gooding the following questions: Would the developer sell the building if the right buyer came along? Ms. Gooding answered that the company is open to offers to purchase buildings and would not rule out a discussion. What was the value of the tax credits received? Ms. Gooding answered the value was $1.50 million from each state and federal. What would the rehabilitation cost of the building be? Ms. Gooding answered that their estimate is $2.5 million. Did the company apply for grants? Ms. Gooding answered they did not pursue grants, only tax credits. Finch then opened the floor to members of the public, and asked first if there are any members of city government here that want to speak. Estelle Rand, Ward 2 Councilor, 3 Agate St. Councilor Rand stated that she was against the proposed demolition of the building and encouraged a delay. Finch then read letters and emails received from the public, all of which were in favor of imposing the demolition delay. Scott Housman, Ward 4 Councilor. Councilor Houseman's letter stated his support of commission voting for a demolition delay. Historic District Commission April 25, 2019 Meeting Minutes Page 2 of 5 Lincoln Williams, President of Historic Beverly. Mr. Williams' letter noted the condition and historic character of the building, and asked the commission to impose a delay. James Younger, AIA. Mr. Younger's letter stated his support of the demolition delay, and the uniqueness of the Depot Square. Connie Payette, 116 Rantoul St. Ms. Payette's email stated her opposition to the demolition of the building (and other buildings in the historic district). Daniel J. Hoisington, Past Executive Director of the Beverly Historical Society. Mr. Hoisington's email cited the quality of the Beverly Depot -Odell Park Historic District, and stated that the building is worth the effort needed to preserve it. Amy M, resident of Beverly. Amy M's email noted her concern about the new development, and asked to save historic buildings. Colleen Mullen, resident of Beverly. Ms. Mullen's email noted the historic significance of the building and the area, and stated that she was opposed to the building's demolition. Finch asked members of the public in favor of the demolition and opposed to a demolition delay to come forward and speak. Jim Rose, 25 Linden St, Salem. Mr. Rose stated that he owns property in Beverly and described his enthusiasm at the development on Rantoul Street that he argued improves the area. He stated that it is time to do something with this property, and voiced his support of the project and thinks the building should be demolished as soon as possible. Finch asked members of the public in favor of imposing the demolition delay to come forward and speak. Peter Johnson, 677 Hale St. Mr. Johnson stated that he was in favor of the demolition delay. Mr. Johnson described Beverly Crossing's past actions and insincere efforts to preserve the building, and his and Matt Pujo's past efforts to save the building at 146 Rantoul Street and the other historic buildings on the block. Clarissa Smith, 116 Rantoul St. Ms. Smith noted the various large buildings that have been developed in the immediate area, and cited concerns about the scale of the proposed development. Ms. Smith expressed concern that the Historic District would lose its value with the removal of the historic building, and requested more thoughtful consideration of how the remaining undeveloped (or underdeveloped parcels would be developed. Ms. Smith voiced her support of the demolition delay Charles Bacon, 145 Hale St. Mr. Bacon stated that he was in favor of the demolition delay. Mr. Bacon asked Beverly Crossing to consider if the fagade of the historic building could be incorporated into the new development. John Mullady, 11 Iverson Rd. Mr. Mullady described past efforts to try to preserve the Hotel Trafton at 9 Park Street, and noted that there is an opportunity to preserve two railroad hotels on the block proposed for redevelopment (both the building at 146 Rantoul Street and the aforementioned Hotel Trafton at 9 Park Street). Mr. Mullady argued that Beverly Crossing had taken advantage of the state tax program, and that more focus should be placed on the maintenance of buildings, not just development. Mr. Mullady voiced his support of the demolition delay. Historic District Commission April 25, 2019 Meeting Minutes Page 3 of 5 Matt Pujo, 11 Longwood Ave. Mr. Pujo described past efforts to develop the Press Box (Hotel Trafton) at 9 Park Street and additional efforts to protect the historic buildings within the block. Mr. Pujo described Windover Development's (Beverly Crossing's) interactions with the Massachusetts Historical Commission regarding tax credits, and noted his and others' concerns about continued development. He emphasized that the Casa de Luca building (at 146 Rantoul Street) is absolutely historic regardless of an argued lack of original material. Mr. Pujo noted the opportunity to preserve historic buildings, and stated that such redevelopment of 146 Rantoul Street (and other buildings on the block) does not make sense, as the buildings are contributing properties in a National Register Historic District. Mr. Pujo voiced his support of the demolition delay. John Hall, 143 Colon St. Mr. Hall stated that the National Register historic designation clearly demonstrates the building's historic significance. Regarding whether the building is preferably preserved, Mr. Hall argued that the building was fully functioning and usable up until the developer purchased the property and allowed it to deteriorate. Mr. Hall noted that the scale of the building is also important, and that there is no other building quite like it within the City. Mr. Hall stated that the proposed building size and scale is inappropriate for this location, although he noted that it may be appropriate for another location on Rantoul Street. Mr. Hall described a market for unique spaces within the downtown, and a need preserve as much of the building as possible. Mr. Hall voiced his support of the demolition delay. Mark White, 4 Agate St. Mr. White emphasized his support of the demolition delay, and noted the building is historically significant. Mr. White stated that even preserving the Casa de Luca building (146 Rantoul Street) without preserving the other historic properties on the block would be important to the character of the area. Mr. White requested that the developer preserve and restore original building design. Christian Heath, 5 South Hardy St. Mr. Heath voiced his support of the demolition delay, and emphasized that the buildings hold intrinsic value to the community. Mr. Heath stated that we should support the history and culture of community. Jeffrey McGraw, 116 Rantoul St. Mr. McGraw stated that the building is in a historic district and in a historic neighborhood. Mr. McGraw stated that the historic buildings around the railroad station are unique. Mr. McGraw supported the demolition delay Joyce Johnston, 33 Livingstone Ave. Ms. Johnston stated that the character of these boutique railroad hotels should be maintained, and that she would like to see the historic character of the buildings preserved. Ms. Johnston supported the demolition delay. As there are no more questions or comments by the public, Finch closed the public hearing for deliberation. Finch reconvened regular meeting 9:05pm. Determination for Application to Demolish the Building known as the Casa De Luca Building at 146 -146 Rantoul Street. Finch stated that the first issue is to determine if the building is historically significant to Beverly, in terms of the Demolition Delay Ordinance. LaMont motioned to find the building at 146 Rantoul Street historically significant, based on the fact that it is a contributing building in a National Register Historic District. Pearl seconded. The motion carried 4 -0. Historic District Commission April 25, 2019 Meeting Minutes Page 4 of 5 Finch then asked the Commission to determine whether the building is preferably preserved, in which case the building would be subject to the 12 -month demolition delay. Pearl noted that the Commission typically makes the decision without the benefit of so much public input, and thanked the public for their attendance and input. Pearl stated that the preferably preserved question is about whether there is a benefit to the community, and with so much support voiced for the demolition delay and the goal of exploring other options to preserve the building, the building is arguably preferably preserved. Mason and LaMont concurred. LaMont stated that there are other options available in order to preserve the building, and that there is an opportunity to incorporate the structure into redevelopment options. Finch also concurred with Pearl and noted a clear, perceivable public benefit to preserving the building in this case. Mason motioned to find the building at 146 Rantoul Street preferably preserved. LaMont seconded. The motion carried 4 -0. Historic Beverlv's Historic Plaaue Program The Commission reviewed a plaque design, 12 "x18" in size. Hutchings showed paper example of the plaque. Members discussed different aspects of the design and contents. Finch proposed two sizes and a border. The position of date and building information was discussed. When asked if Historic Beverly is ready to have the plaques made, Hutchings stated the plaques are ready to be fabricated and Historic Beverly is looking for comments on the design. Members noted they would like to see a to -scale sample. The Commission also recommended that Historic Beverly offer two size options — one smaller version with a simple identifier, and a larger version with a more complex description of the property. Response to Proposed Department of Interior Rule for Historic Properties Members discuss the proposed rule and consider response. The Commission comments that this rule endangers the democratic process. It is recommended that the response be sent to legislatures, representatives and senators. The Commission reviewed and commented on a draft letter the Hutchings had developed. The Commission noted that the contents should make sure recipients know who the letter is from, and stated that the letter should be put on the Commission's letterhead. Hutchings confirmed that she would incorporate the recommended changes and submit the letter to the National Park Service, to whom comments must be directed. Adjournment LaMont motions to adjourn the meeting at 9:43 pm. Mason and Pearl seconded. The motion carries 4 -0. The next Historic District Commission meeting will be held in Beverly City Hall on May 23, 2019 at 7:00pm. Historic District Commission April 25, 2019 Meeting Minutes Page 5 of 5