LOWELL HISTORIC BOARD

PUBLIC HEARING

July 10, 2006 at 6:00 p.m.

MEMBERS PRESENT                                                             OTHERS PRESENT

Reynold Ilg, Chairman                                                               George Eliades, 375 Broadway Street

Peter Aucella                                                                            Russ Eliades

Rachel Edlund                                                                           Mark E. Goldman

David Gray                                                                               John Ho, 375 Broadway Street

Richard Lockhart                                                                      Sally Ho, 375 Broadway Street

Martha Mayo                                                                            James Jozokos, Paul Davies & Associates

                                                                                                Cindy Tang

Sarah Uhlendorf, Assistant Administrator

Stephen Stowell, Administrator

1.   PUBLIC HEARINGS

      A.  AND-06-07:  375 Broadway Street

Application for an Historic Permit for demolition of existing structure and construction of a new mixed use structure with associated site improvements.      

The Chairman read the published Public Hearing Notice and declared the Hearing open to those wishing to speak in favor of the application.

The Chairman recognized Jim Jozokos from Paul Davies & Associates, architect for the project, representing John and Sally Ho.  He stated that they are proposing to demolish the existent vacant building and building a three-story structure which would house two storefronts and a residence on the upper floors. 

Mr. Jozokos stated that based on their preliminary informational with the Board, the site plan reflects the Board’s preference to have the building elevation on Broadway Street be as long as possible and the parking to be located in the back quarter of the lot.  He continued to further explain the site plan, including parking and fencing.  He also explained the features of the building, including business entrances and proposed deck on the second floor for the residential unit.

Mr. Jozokos stated that the materials to be use will be either wood or Hardiplank, which will be painted.  He stated that the roof will be asphalt shingles and that they are currently looking into a company which still manufactures metal storefront elements, which can possibly be integrated into the storefronts of this building. 

The Chairman asked if there was anyone else wishing to speak in favor.

The Chairman recognized Mark Goldman who stated that he felt this project would be a great addition to the community and fits well into the Acre Revitalization Plan.

The Chairman recognized Attorney George Eliades who stated that the Ho’s are a very hardworking couple who have invested in the community with their business on Market Street and with this project they are further investing their money in the Acre.  He stated that he felt projects like this one were extremely important to the neighborhood, economy and the people of Lowell.  He closed by stating that he hoped the Board looked favorably on the project.

Having asked aloud one more time if anyone else wished to speak on behalf of the proponents and hearing no one, the Chairman declared the Hearing closed to proponents and opened the Hearing to those who wished to speak in opposition. 

Having asked aloud 3 times and hearing no one, the Chairman declared the Hearing closed to opponents and opened the Hearing to comments or question from Board members and the staff.

Mr. Aucella asked Mr. Jozokos to explain the differences in the plans the Board received and the plans he was presenting, specifically on the Broadway Street elevation.  Mr. Jozokos stated that additional consultation with Design Review has led to a dimensional reduction of the piers adjoining the tower so that they look similar to the other corners of the building.

Mr. Aucella asked about the drawings and the small windows at the corner.  Mr. Jozokos stated that the drawing was a perspective view at an angle, since the building is not at on a true 90-degree corner.

The Chairman asked about the materials for the rear deck.  Mr. Jozokos stated it will be made from either wood or Fypron material which will be painted consistently with the colors of the rest of the building.

The Chairman asked if the windows in the tower would be fixed.  Mr. Jozokos stated that they would be fixed and that at the roof there will be a tower on the rear of the tower from which you can access the roof.

Mr. Jozokos also stated that the elevator and mechanical units will be located on the roof, but will not be visible due to a 42” parapet. 

Mr. Aucella asked about the significance of the different colored columns in the plans.  Mr. Jozokos stated that one color is to signify free standing columns where the deck extends over the parking area in the rear.

Mr. Aucella asked if there would only be one residential unit in the upper floors.  Mr. Jozokos stated that was correct and that it would be the applicant’s residence.

Mr. Lockhart asked what the height of the tower was relative to the buildings surrounding it.  Mr. Jozokos stated that the building next to it is a 3.5 story building and this will be a little higher that that.

Mr. Gray asked how tall the tower was from the top of the roof line.  Mr. Jozokos stated that it was approximately 10 feet above the parapet. 

Mr. Aucella asked about how the geometry of the top of the tower came about.  Mr. Jozokos stated that the angle of the street is approximately 76 degrees and they worked an 8-sided object that has equal sides, but is squat, with the assistance of Chuck Parrott and the Administrator.  The Administrator further added that due to the odd shape of the lot, this seemed to be the best option.

The Chairman asked what would be located inside the tower.  Mr. Jozokos stated that it will be a staircase up to the master bedroom and roof. 

Mr. Aucella asked if they will have a deck on the roof.  The Administrator stated that they could, but one would never be able to tell due to the 42” parapet.

Ms. Edlund asked if Mr. Jozokos had a plan of the tower roof, looking down on it and how it is situated.  Mr. Jozokos stated that he did not have it with him, but that he could sketch it for her, which he did. 

Mr. Aucella asked if the fixed windows in the tower were something the Board wanted to see.  The Administrator stated that Design Review felt they were appropriate and would further distinguish the building as new construction rather than an historic building. 

Mr. Gray asked if the plan showed a door from the tower onto the roof.  Mr. Jozokos stated that was correct.  Mr. Gray stated that they would then have access to the roof from here.  Mr. Jozokos stated that was correct. 

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

vote to issue the Historic Permit for demolition of the existing building and construction of a new mixed use structure with associated site improvements at 375 Broadway Street in the Acre Neighborhood District conditional upon the following:

·      Submittal, review, and approval of final design and construction details including, but not limited to,

specifications for door and window systems, storefronts, paint color, shingles, light fixtures, and signage prior to commencement of individual work items.  Material and color samples will be required for paint (on-site paint sample), brick, and shingles;

·      Hardiplank siding and trim to have smooth (not raised grain) surface.  Sample of final selection to be

           submitted for review and approval prior to purchase and installation;

·      Submittal, review, and approval of final details related to the site plan, landscaping, and other site features

including, but not limited to, planting schedule, fencing, dumpsters/screens, site signage, and lighting prior to commencement of individual work items; and

·      Submittal, review, and approval of any scope of work alterations and final details prior to commencement   

     of work.

Work is consistent with Section 2.103, 3.1, 3.101, 3.11, 3.12, 3.13 and 3.3 of the Acre Neighborhood District Design Review Standards.

      Unanimously approved, 6-0.

The Public Hearings were closed at 7:15 p.m.

LOWELL HISTORIC BOARD

REGULAR MEETING

July 10, 2006 at 6:00 p.m.

MEMBERS PRESENT                                                             OTHERS PRESENT

Reynold Ilg, Chairman                                                               Sarah Uhlendorf, Assistant Administrator

Peter Aucella                                                                            Stephen Stowell, Administrator

Rachel Edlund                                                                          

David Gray                                                                                          

Richard Lockhart                                                                                 

Martha Mayo                                                                                       

2.   MINUTES

Approval of the Minutes of June 12, 2006.

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

approve the Minutes of June 12, 2006 as presented.

      Unanimously approved, 6-0.

3.   OTHER BUSINESS

      A.  99 Willie Street/Nextel Informational Presentation

The Chairman stated that Nextel declined to present to the Board this month. 

The Administrator stated that Design Review will be meeting with Nextel in anticipation of an application being heard before the Board at the August 14 meeting.

B.  Enforcement/Violations Update

The Administrator stated that staff has handed out an updated packed of all violations that have been sent out with information about their on-going status.  He also stated that there are about 20 additional Request for Compliance letters which will go out this week. 

The Administrator asked the Board to vote to issue Order for Compliance for The Simpson Block (1 Merrimack Street) and the Diplomat Building (72 Merrimack Street) for no communication regarding minimum maintenance violations.

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

vote to issue Order for Compliance letters to 72 Merrimack Street and 1 Merrimack Street.

Unanimously approved, 6-0.

Mr. Aucella asked about the status of minimum maintenance on the Petren Building on Bridge Street.  The Administrator stated that staff is working with the property owner to complete work that they had begun.  He also stated that the building has also been tagged with graffiti and he would be in touch with the Health Department on the graffiti ordinance and to make sure it is properly removed.

The Administrator stated that he has also been in touch with the owner of 35 Market Street (SMP) regarding the submittal of a canopy design to replace the existing fascia that was installed when the former canopy was removed. 

Ms. Mayo asked about violations at the Blue Shamrock.  The Administrator stated that a Cease and Desist Order was sent for unauthorized painting and that the owner had stopped the painting before Board notification has he had not authorized it.  He stated that he is working with the owner on resolving the paint and signage issues.

Ms. Mayo asked about cigarette buckets outside of the Down the Street Café and if that is under our purview.  The Administrator stated that he would look further into it. 

The Administrator added that staff will be meeting with the CBA and their property management company to work on violations within their properties as well.

C.  Administrator’s Report

The Administrator stated that review and permitting is further explained in the notes.    

He stated that the Father Garin statue is still at Nuestra Senora del Carmen and that the developer for this site will go before the ZBA in the next couple of weeks for the permit for housing.

The Administrator stated that he will be attending NAPC Forum in Baltimore for a couple of days at the end of July.   He also stated that National Trust for Historic Preservation conference in Pittsburgh is coming up and he and the Assistant Administrator will be seeking approval to attend.

The Administrator asked the Board if it would be acceptable to have the DPD Asset Manager coordinate the disposition of 26-28 Lawrence Street.  The Board agreed that was acceptable.

Staff is working on the National Register nomination for Saint George’s Antiochian Church. 

D.  Board Member Items/Inquiries

The Chairman stated that last week an issue regarding the neighborhood districts came up.  The Administrator stated that he received a phone call about a proposed swimming pool on Mansur Street.  He stated that this was agreed on by the Board when the districts were created, that it would not get into the small nuances of the site, only demolition or new construction of buildings in the district. 

The Chairman asked the Board and the Administrator if there was an issue regarding definitions of what we should and should not review. 

Mr. Aucella asked if we need a one-page fact sheet on what we do and do not review in neighborhood districts. 

The Chairman stated that he doesn’t want the Board to be reviewing things that they should not be and that there still appears to be some questions regarding what is reviewed in the districts. 

The Administrator asked the Board if they felt it should be a fact sheet or a technical correction to the Standards which further defines what new construction and demolition are define as in these districts.

Ms. Mayo asked if the guidelines were on the website.  The Administrator stated that the maps and guidelines for the neighborhood districts are on the website. 

The Administrator stated that staff will work on an informational sheet which he will send to Board Members for questions and comments. 

Ms. Mayo stated that she thought the Board should think about review of landscape and trees on these properties.  The Board agreed that that was out of their jurisdiction in these districts.

4.   ADJOURNMENT

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

            adjourn the meeting at 6:35 p.m.

Unanimously approved, 6-0.

_______________________________

Sarah Uhlendorf, Assistant Administrator

Stephen R. Stowell, Administrator

Lowell Historic Board