LOWELL HISTORIC BOARD

REGULAR MEETING

February 13, 2006 at 6:00 p.m.

MEMBERS PRESENT                                                             OTHERS PRESENT

Reynold Ilg, Chairman                                                               David Daly

Peter Aucella (arrived at 6:07 p.m.)                                            John Ho, 370 Broadway Street

Rachel Edlund                                                                           Sally Ho, 370 Broadway Street

Richard Lockhart                                                                      Jim Jozokos, Paul L. Davies & Associates

Martha Mayo                                                                            Sarah Uhlendorf, Assistant Administrator

                                                                                                Stephen Stowell, Administrator

1.   OTHER BUSINESS

The Chairman called the meeting to order at 6:04.  As a quorum was not yet present, the Chairman called for the Board to skip over the acceptance of minutes and to address the other business first.

A.  375 Broadway Street Informational Presentation

The Chairman recognized architect Jim Jozokos from Paul Davies and Associates, representing a project located at 375 Broadway Street in the Acre Neighborhood District, for which he would like to give the Board an informational presentation in hopes to solicit feedback, prior to any further design work being done.

Mr. Jozokos introduced John and Sally Ho owners of 375 Broadway and explained that their intention was to re-locate their computer business, currently located on Market Street, to this new location.  In addition, they would also like to use this new property to open a restaurant and use the upper floors as their home.  Because the building will be used for three different uses, they have been having trouble with design and orientation due to parking restrictions required by proposed usage.

Mr. Aucella arrived at 6:07 p.m. 

Mr. Jozokos also recognized the design issue of visibility, which is affected by the parking requirements.  Design Review, the Hos, and Mr. Josokos all feel the most appropriate orientation would be to have the longer elevation of the building placed along Broadway Street, but parking requirements have forced the possibility of having the longer elevation along Willie Street and the shorter wrapping onto Broadway.

Mr. Jozokos described the rhythm buildings and parking lots along Broadway Street as being more irregular whereas Willie Street has a more solid wall of buildings. Mr. Aucella stated that the existing pattern along Broadway Street was necessarily a rhythm they wanted to knowingly continue.

Ms. Edlund asked if the property across the street had been built yet.  Mr. Jozokos said it was in progress.  Ms. Edlund reminded the Board that the building took up all of the Broadway side with parking located behind.

The Administrator stated that Chuck Parrott had also done a sketch of the lot, which included a possible solution and further extended the building’s elevation on Broadway.  He added that the sketch was in their packet.

Mr. Jozokos stated that they have worked hard to come up with many different designs to accommodate the parking, while still maintaining the character of the street.  He added that through Design Review it seemed like the best option to go to the Board for guidance as to where they would prefer the longer elevation be before any further designs were developed.

Mr. Lockhart asked if there was on-street parking available.  Mr. Jozokos stated that there was. 

The Administrator asked Mr. Jozokos if he thought it would be possible to get the Broadway Street elevation to around 69 feet, as Mr. Parrot has drawn.  Mr. Jozokos stated that he could more realistically get it to 60 feet. 

The Administrator stated that at staff level he too wanted to know the Board’s thoughts on the site before too much design work was completed and the project went to Public Hearing. 

Mr. Aucella stated the he felt Mr. Parrott’s design was on the right track and having the longer elevation on Broadway would be the desired result and could also be a better business move for the owners to increase visibility.

Mr. Jozokos agreed that Mr. Parrott’s sketch does appear to work although he had only received it a few hours before.

Mr. Aucella asked what the height of the building would be, relative to the neighboring buildings.  Mr. Jozokos stated that it would be a three-story building which was consistent with the neighborhood.

Mr. Jozokos went over the different parking requirement on this site due to the mixed use.  He also stated that there would be a 1-car garage under the building off of Willie Street.  Possible parking options were discussed by the Board with the property owners including leasing parking spaces from Anton’s Cleaners.

The Board also discussed the possibility of changing the dumpster from a larger size to a smaller size which would have more frequent pickups.  The owners agreed that that was a good option that they would be interested in researching.

The Chairman restated what the Board had discussed, the most desirable option being to have the maximum amount of building on Broadway.  He also stated that the additional space could increase the size of the restaurant, which could be both good and bad as it will increase the needed parking for the restaurant, which has already been a challenge in the existing drawings.

Mr. Aucella stated that there could be a way to get the frontage without increasing the size of the restaurant.  He stated that the consensus of the Board was to have as much building frontage along Broadway Street as possible.

B.  Harland Avenue Informational Presentation

Mr. Jozokos asked the Chairman if he could give another informational presentation on a property he is working on located on Harland Avenue in the Andover Street Neighborhood District.  The Chairman stated that he could.

The Administrator noted that that the boundary of the Andover Street Historic District was originally set at the rear of 818 Andover Street, at 243 feet from the front corner to the rear of the lot.  Two years ago the land was

subdivided, leaving 818 Andover Street with a rear property line at 208 feet and a newly created lot to the rear which fronts Harland Avenue, of which 35 feet is in the District.

The Chairman recognized David Daly, the owner of the lot on Harland Avenue and potential applicant.  Mr. Daly expressed his frustration at the district boundaries in the newly created Andover Street Neighborhood District.  He stated that in considering the intent of the neighborhood districts and their importance in maintaining the character of the community and new construction, he felt that his property fell within a gray area.  He stated that this is potentially the only property in the ASND which does not have frontage on Andover Street.  He noted that on Harland Avenue the buildings which surround this lot are largely vinyl sided and many lack historic appeal.  He expressed concern that if the regulations for the district are followed too closely with his project, that it would make the proposed structure seem odd in relation to the other houses on the street, thus not fulfilling the guidelines set out for the District.  Mr. Daly thanked the Board for the opportunity to speak.

Mr. Jozokos confirmed the type of materials found on adjacent and nearby structures on Harland Avenue.  He provided details regarding the design of the proposed house and materials they are considering using such as mahogany garage doors with matching front door; Azek and Fipron trim and details; and Hardiplank clapboards.  It was also Mr. Daly’s wish to also propose a simulated vinyl shake or shingle in a raised pattern on the projecting portions of the house.

Mr. Aucella asked if it was his wish to use this vinyl product rather than a Hardiplank single, what the reason was.  Mr. Daly stated that it was due to maintenance concerns and not cost.

Ms. Edlund asked if there were other shingle style houses in the area.  Mr. Daly stated that there were along Andover Street but much of Harland Avenue consisted of vinyl sided homes which used a lower quality vinyl than he was proposing.

Mr. Aucella asked which color he was considering.  Mr. Daly stated he was looking at the gray.

Mr. Aucella stated that issues such as this were likely to appear with the newly created neighborhood districts and the Board has to entertain discussions and consider precedents resulting from their actions.  He added that there is a rationale to Mr. Daly’s desire for alternative materials since the lot does not front Andover Street and only a portion of the lot is within the District.  He felt that the intent of the neighborhood districts was to make sure there are good projects built and with something like this proposal there may be leeway.  But precedent has to be considered as well.

The Administrator reminded the Board that developer of the homes in the Rogers Fort Hill Park Neighborhood District was told specifically no vinyl and he felt that by approving it elsewhere could cause concern.

The Chairman stated that was a valid point.  He added that their were two issues that he could see with this, firstly was what the Administrator had already pointed out, and secondly was the fact that the industry is always changing and new products entering the marketplace will force the Board to consider new materials.

The Administrator stated that the materials standards set for the neighborhood districts state that any synthetic materials should act like natural materials in appearance and in their ability to cut, trim, shape, mold, and paint.  He added that although this vinyl product will not do that, it is quite thicker than a traditional vinyl siding and may be suitable for limited use.

The Chairman stated that it would help to see the vinyl in a larger section, for example, its use and look on a house.  He also asked if this house would be visible to traffic going either way down Andover Street.  Mr. Daly stated that coming into the city on Andover Street from Tewksbury, people would be able to see the house.  Mr. Daly stated that he would send pictures of a home he built on Mt. Vernon Street in which the proposed siding was used.

The Administrator again reminded the Board about the importance of creating a precedent for future projects that might be in more highly visible areas and with projects that  

The Chairman clarified the difference between the Rogers development and this proposal is that the Rogers homes were completely within the district and this is quite different as it was an issue of only 35 feet. 

The Chairman asked if any portion of the home would be located within the 35 feet that is in the District.  Mr. Daly stated that a portion of it would be. 

Mr. Aucella stated that if there was a new high-quality synthetic that the Board were interested in trying, a situation such as this would be the ideal time to do that, especially if it were only used in selected locations.

The Administrator asked Mr. Daly what he had in mind for windows.  Mr. Daly stated that he would like to use vinyl windows which he stated would relate to the other homes on the street. 

The Administrator asked if he had considered aluminum-clad windows.  Mr. Daly stated that was an option.  Ms. Edlund suggested the Pella Architectural Series. 

C.  Enforcement/Violations Update

The Administrator stated that staff has sent 27 Request for Compliance letters since the last meeting and there are probably another 24 which are in the process of being prepared for mailing.  He stated that the response has been good and many are in the process of coming into compliance, if they are not already in compliance.  He further explained that there has been a mix of responses, from many people who honestly did not know about the Board’s Standards and process standards to others who do know and are either being difficult or ignoring them. 

The Administrator said that of the 27 sent, there are 12 which staff requests the Board’s vote to send an Order for Compliance, thus triggering a Final Order for Compliance a week later if there has been no contact from the business.  If any require Public Hearings due to noncompliance, a vote will be requested at the next Board meeting.

Ms. Mayo stated that the Sirk Building needs a letter regarding minimum maintenance for their parking lot fence. 

Motion by Mr. Aucella, seconded by Ms. Mayo, to:

issue Order for Compliance letters to the following - Antiquities & More, Atlas Sporting Goods, Desrosiers & Co., Kennedy’s Butter & Eggs, Mossies Sandwich Shop, New Asia Market, Pizzi’s Market, Ponto Um, Sangria’s Mexican/American Café, Superfashion, Tax Man, and Woodcraft Furniture.

Unanimously approved, 5-0.

The Chairman asked what is meant when it says “staff is working with the owner.”  The Administrator stated that at this point these are people who have contacted us or begun to come into compliance on their own and staff is working in good faith with them.  If it begins to look like progress is not being made at an acceptable rate, staff will bring these violations forward to the Board for a vote to issue them an Order for Compliance as well.

Ms. Mayo asked the Administrator to send a friendly reminder/minimum maintenance note to 506 Merrimack.  She also asked about 26-28 Lawrence Street.  The Administrator stated the RFP is being reworked and should be done in the spring.

There was a discussion about a sign located in the bed of a truck at the Central Plaza as well as portable signage, both by the Powerhouse Gym, at Central Plaza on Church Street.

D.  Administrator’s Report

The Administrator stated that review and permitting is holding steady with last year.

In response to the Board’s request for more information of the Historic Homes aspect of the House Marker program, staff has created two new applications, as well as reviewed how other communities run similar programs and what they set as criteria. 

For the Historic Homes of Lowell criteria, the staff stated that 50 years is a common standard for determining significance for historic properties, thus its inclusion in the proposed criteria.  Staff also suggested that a Massachusetts Historical Commission Form B either be currently done on the home, or through the process of researching the house and obtaining a house marker, a Form B be completed and submitted to MHC.  Finally staff noted that the historic integrity of the exterior architectural form, features and materials of the home must be intact in order to qualify for a marker.

Ms. Mayo asked if the homes must then be eligible for a Form B.  The Administrator stated that a Form B is merely a survey form for the property and doesn’t necessarily mean it is eligible for the National Register of Historic Places.  Ms. Mayo stated that in the past she has only seen Form B’s done for buildings which have a clear significance.  The Administrator stated he would confirm the details on what a Form B entails and means with MHC.

The Administrator stated that in addition to the two revised applications for house markers, the Historic Homes of Lowell would be done on a burgundy color with cream graphics and the Historic Districts will remain the dark green color with cream graphics.  He asked that the Board review the two applications and get back to staff with suggestions and/or changes.

The Chairman asked if the Board had any issues with the “How do I get one?” section where it stated to send a check payable to Doherty Sign Company through the Historic Board.  He stated that it could not be payable to just one sign company and it is not our place to be choosing the sole vendor.  Mr. Aucella recommended the Administrator ask Assistant City Solicitor Talty her thoughts on it.

The Administrator stated that checks could be made payable to the Historic Board and then we would be able to go to what ever vendor we choose since the dollar amount would be well under what procurement regulations dictate regarding bids and quotes.  Ms. Mayo agreed that was a good idea.

Mr. Lockhart stated that he felt there was something to be said for using only one vendor since putting out bids was not required for the cost.   Maintaining one vendor ensures consistency of the look and quality of the markers.

E.  Board Member Items/Inquiries

2.   MINUTES

Motion by Ms. Edlund, seconded by Mr. Lockhart, to:

            approve the Minutes of December 12, 2005

Unanimously approved, 5-0.

3.   ADJOURNMENT

      Motion by Mr. Aucella, seconded by Mr. Lockhart, to:

            adjourn the meeting at 7:08 p.m.

Unanimously approved, 5-0.

_________________________________

Sarah Uhlendorf, Assistant Administrator

Stephen R. Stowell, Administrator

Lowell Historic Board