I-495 Corridor Public Meetings
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Minutes for Historic Board on February 12, 2007, 06:00 PM
LOWELL HISTORIC BOARD
PUBLIC HEARING
February 12,
2007 at 6:00 p.m.
MEMBERS
PRESENT OTHERS
PRESENT
Reynold
Ilg, Chairman Michael
Barbo, Canal Place
Peter
Aucella Jon
Dayton, Fortune Wakefield
J.
Matthew Coggins Cathy
DeLodge, Canal Place
Rachel Edlund Mark
E. Goldman, Self
David
Gray Jeffrey
Harris, DCR
Richard
Lockhart Jay
Mason, JAM Arts, LLC
Martha
Mayo Eden
Milroy, Pilot Perkins, LLC
Wendy Pearl Sarah
Stebulis, Assistant Administrator
Stephen
Stowell, Administrator
1. PUBLIC HEARINGS
The Chairman called the meeting to order at 6:00 and upon the representative for the first public hearing not being present, he stated that they would begin with the second applicant DLHD-07-38.
A. DLHD-07-38: 40 Perkins Street
Site of Lawrence Mfg. Co. boardinghouses. Application for an Historic Permit for construction of an approximately 279 space parking garage and 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 Eden
Milroy representing Pilot Perkins, LLC.
Mr. Milroy stated that he was before the Board the previous summer for
the rehabilitation of the Hub Hosiery and McQuade buildings, which the Board
granted a permit for. He stated that
this proposal is for a parking structure to be located on the surface lot known
as the Ames Lot, across Perkins Street from the buildings. The parking structure is proposed in
addition to the surface parking already approved, which will allow for 399
spaces in total.
Mr. Milroy stated that the
structure proposed is two-stories with rooftop parking. He stated that in Design Review meetings
they decided on a steel structure with brick piers at the four corners and at
median points, as well as metal cladding.
He stated that the aim of the design was to maintain the look of a
contemporary building, while still fitting into the District.
Ms. Mayo asked if they had
landscaping plans yet. Mr. Milroy
stated that they intend to use the plans already submitted and approved by the
Board for the site, which include the use of trees and low plantings.
Mr. Lockhart asked for
further clarification on the location of the brick areas, as well as the glass
panels in the stairways. Mr. Milroy
stated that this parking structure is in response to zoning changes that the City
made regarding parking. He stated since
they were not originally planning on building a parking structure like this,
they have tried to do it in the most economical way. Therefore they decided not to sheath the entire structure, but
used brick to accentuate areas and related the structure to the buildings
around it. He stated that the stair
towers at the corners are proposed as glass and brick.
Mr. Lockhart asked what the
material proposed for the horizontal areas is.
Mr. Milroy stated that it will be perforated aluminum panels.
Ms. Mayo asked about the
color. The Administrator stated that
the colors have not yet been confirmed, but that it will probably be a darker
color, possibly either a dark gray or green.
Mr. Milroy stated that he is not married to any particular color scheme and
is happy decide that with samples on-site and what the Board prefers.
Mr. Coggins asked if they
have chosen a brick. Mr. Milroy stated
that the brick will be similar in color to the brick used on the recent UMASS
parking garage.
The Administrator stated
that the recommended conditions of the permit call for submittal, review and
approval of all materials and color samples so all of these details will be
fine-tuned later at staff level.
Ms. Edlund stated that she
is concerned about the oil canning of the horizontal metal areas and asked what
will prevent the metal from doing that here.
Mr. Milroy stated that the metal panels are quite rigid and supported by
a framing at the back. He added that
when the metal is perforated, it is also not as susceptible to oil canning.
The Chairman asked aloud
again if anyone else wished to speak if favor of the project.
Jon Dayton from Fortune
Wakefield/Wannalancit Mills introduced himself and asked to voice his concern
about the exterior appearance of the structure. He stated that he is especially concerned about the proposal of
perforated metal panels on the garage and feels that it may not be appropriate
for a structure surrounded by historic mills.
He asked if they could look at other possibilities, such as materials
used on the Ayotte and John Street Garages.
The Administrator stated
that the metal panel system is consistent with materials that have been used in
other contemporary structures such as the addition to the Juvenile Court on
Appleton Street and that the goal was to make the building read as modern and
incorporate materials that are traditionally industrial, such as metal. He again stated that the submittal of all of
the details will be conditions of the permit.
Mr. Aucella asked if they will do a color rendering
at some point. Mr. Milroy stated that they will. The Administrator asked if it would be the Board’s desire to have
the applicant come before them again with color renderings and material details.
The Board confirmed that
they would like to see color and material samples at the next meeting.
Having asked aloud 1 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 stated that he would make a motion to approve the project, subject to the applicant returning to the Board with material samples and color renderings at the next meeting.
Motion by Mr. Aucella, seconded by
Mr. Gray, to:
vote to issue the Historic
Permit for the construction of the parking garage and associated site
improvements at 40 Perkins Street in the Downtown Lowell Historic District
conditional upon the following:
·
Submittal,
review, and approval of final design and construction details for all aspects
of the structure including lighting and building signage prior to commencement
of individual work items;
·
Submittal,
review, and approval of material and color samples for masonry, concrete, metal
work, glass, and paint. On-site
masonry, concrete, metal panel system, glass, fencing, and paint samples will
be required for review and approval prior to commencement of individual work
items. Samples to be provided at a
Board meeting for review by Board members.
Any exposed concrete to be lightly sandblasted;
·
Submittal,
review, and approval of final details (including any relevant material samples
and product specifications) related to all aspects of the surface lot upgrades
including, but not limited to, landscaping, screening, site lighting, and
signage 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 individual work items.
Work is consistent with Section 5.30, 5.301 and 5.302 of the Downtown Lowell Historic District Design Review Standards.
Unanimously approved, 8-0.
Mr. Aucella stated by way of information, that approval of this parking structure will allow them to proceed with the McQuade Building and Hub Hosiery Buildings rehabilitation, thus triggering $33 million dollars in investment and he expressed his feeling that with such significant investment, he felt that it was important for the Board to keep their eye on the ball regarding this project.
B. DLHD-07-36: 155 Middlesex Street
The Queen Anne style Marston Building, built
1889. Application for an Historic
Permit for exterior rehabilitation.
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 Jay
Mason, architect for the project and representing the JAM Arts, LLC. Mr. Mason stated that they are focusing on
the rehabilitation of the two storefronts from the use of old photographs and
onsite investigation of the
Marston Building. They are also
proposing the replacement of the windows with aluminum windows and brick mold,
repair of the wood panels and brickwork, and removal of the fire escapes.
The Administrator added the
E.R. Lewin will be doing the windows and they have a good product with accurate
detailing for a historic building.
Mr. Mason stated that the
building will be used as artist live/work space, with one commercial storefront
and seven residential units.
The Chairman asked what
“garden floor” plan referred to. Mr.
Mason stated that the “garden floor” is the basement. The Chairman stated that the first floor will have commercial
space in the front and asked what the rear space along Marston Street would
be. Mr. Mason stated that it would be
a residence, although it does have a small storefront.
The Chairman asked if the
rear storefront was a bedroom. Mr.
Mason confirmed that it could be a bedroom or a studio space. The Chairman asked if he is then expecting
the resident to put up a drapery of some sort.
Mr. Mason confirmed that was true.
The Administrator stated that he can work with them to install dark
blinds, but that he would encourage the space be used as a storefront and not a
bedroom.
The Chairman stated that
there are only plans for the basement, first and second floors. Mr. Mason stated that the third and fourth
floors will be similar to the second floor plan.
The Chairman asked aloud
again if anyone else wished to speak if favor of the project.
Mark Goldman introduced
himself and stated that he felt the rehabilitation of this building was very
important to the neighborhood and that he has full confidence in the architect
and developers.
Having asked aloud 1 more times 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.
Ms. Edlund stated that she has had very good
experience with the E.R. Lewin window company and supported their decision to
use them.
Motion by Mr. Aucella, seconded by Mr. Lockhart, to:
vote to issue the Historic Permit for the exterior
rehabilitation of 155 Middlesex Street in the Downtown Lowell Historic District
conditional upon the following:
·
Submittal,
review, and approval of final details related to all aspects of the window
scope of work including, but not limited to, shop drawings, paint color,
interior storm/screen system (dark frame), and blinds (dark color) prior to
commencement of individual work items.
Plans of existing window installations (sashes, frames, moldings, etc.)
to be prepared for comparison with proposed aluminum replica shop drawings in
order to ensure consistency in dimensions and sightlines. No build out of existing window frames is
allowed, nor is wrapping of any elements (all existing window elements to be
removed so that new units fit within dimensions of masonry openings);
·
Submittal,
review, and approval of final details related to all aspects of the storefront
and entry scope of work including, but not limited to, shop drawings,
sections/construction details, pavers, and doors (including hardware) prior to
commencement of individual work items.
Integration of any surviving historic storefront features to be
undertaken where feasible;
·
Submittal,
review, and approval of final details related to commercial/residential space
ceiling heights and any proposed new stairways relevant to visibility through
windows prior to commencement of individual work items;
·
Submittal,
review, and approval of material and color samples for any masonry
repair/reconstruction, repointing, metal work, and paint. On-site cleaning, mortar, masonry, and paint
samples will be required for review and approval prior to commencement of individual
work items;
· Submittal, review, and approval of final design and details including, but not limited to, mechanical equipment (roof and/or ground placed); gutters/downspouts; roofing/flashings; any proposed roof elements such as headhouses, elevator penthouses, or decks/railings; light fixtures; any proposed site treatment for adjacent vacant lot; and building signage (applicant to submit building number signage for review and approval; commercial tenant signage to be responsibility of the tenant and to be applied for separately) 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 individual work items.
Work is consistent with Section 2.301, 2.302, 2.31 and 2.32 of the Downtown Lowell Historic District Design Review Standards.
Unanimously approved, 8-0.
C. DLHDV-07-06: 239 Church Street
Violation – permit conditions and signage.
The Chairman read the published Public Hearing Notice.
The Administrator stated that the series of five violation letters sent to the building owner were included in the packet, including two that were accepted via certified mail. Clarification on the violations was also offered. The Administrator stated that there has been a constant game of taking down and putting up various non-complying signs, including banners, paper advertising signs and neon signs. The Administrator noted that they worked with the owner to get new permanent signage that would bring them into compliance and that conditions were attached to the permit calling for the removal of temporary and neon signage. Signage in violation has remained despite numerous orders for compliance and there have been no attempts by the owner to contact staff regarding the issues.
The Chairman declared the
Hearing open to those wishing to speak in response to the violation.
Having asked aloud 3 times if anyone wished to speak
in response to the violation and hearing no one, the Chairman declared the
Hearing closed and opened the Hearing to comments or questions from Board
members and the staff.
Mr. Aucella asked if they had been in contact with staff to the get the new permit. The Administrator stated that the permanent signage was in violation and cited in initial compliance letters. He stated that a sign company came to staff to correct the main sign, but that the owner had not been heard from and that the business continues to use signage that is in violation of the permitting that was intended to correct the problem.
The Chairman stated that the last photograph taken was dated February 7, 2007. He asked if anyone has looked at it today to see if there has been any change. No one had.
The Administrator added that he also got a call from the Building Department that the business wanted to install a lighted sign on the pylons next to the building. He stated that was not an option.
Mr. Aucella asked if there is something we can do to remove those pylons, as they should be considered abandoned signage. The Administrator stated that he would talk to the Building Department about that.
The Administrator explained how the violation
process would continue from this point.
He stated that the Board would
need to vote that the violations do in fact exist and then set a fine amount
per violation at an amount between $1-$100.
He stated that the building owner will be notified of the Board’s
decision and will have seven days to comply or the City Solicitor will file a
complaint in Superior Court.
Motion by Mr. Aucella, seconded by
Mr. Lockhart, to:
vote to determine that three
(3) separate signage violations exist at Ten Perfect Nails III, 239 Church
Street, including signage in violation of Historic Permit DLHD-07-25 (10/23/06)
and conditions associated with the approval; signage in violation of the
Downtown Lowell Historic District Design Review Standards, specifically banners
advertising products (Section 4.501); and mass-produced neon type sign (Section
4.531).
Unanimously approved, 8-0.
Ms. Mayo proposed $10 per
violation, per day. The Chairman stated
he felt $50 per violation, per day, would better get their attention. Mr. Lockhart agreed.
Motion by Mr. Coggins, seconded by
Ms. Mayo, to:
vote to set fine amount for three (3) existing signage violations at $50 per violation, per day and to send the building owner written notice of the Board’s decision. If seven (7) days pass without compliance, to instruct the City Solicitor to file a complaint in Superior Court.
Unanimously approved, 8-0.
The Public Hearings were closed at 6:40 p.m.
ATTEST:
___________________________________________
Sarah
U. Stebulis, Assistant Administrator
ATTEST:
___________________________________________
Stephen R. Stowell, Administrator
LOWELL HISTORIC BOARD
REGULAR MEETING
February 12,
2007 at 6:00 p.m.
MEMBERS
PRESENT OTHERS
PRESENT
Reynold
Ilg, Chairman Michael
Barbo, Canal Place
Peter
Aucella Cathy
DeLodge, Canal Place
J.
Matthew Coggins Mark
E. Goldman, Self
Rachel Edlund Jeffrey
Harris, DCR
David
Gray Sarah
Stebulis, Assistant Administrator
Richard
Lockhart Stephen
Stowell, Administrator
Martha
Mayo
Wendy Pearl
2. MINUTES
Approval of the Minutes of January 8, 2007.
Motion by Mr. Lockhart, seconded by Ms. Edlund, to:
approve the Minutes of January 8, 2007 as presented.
Unanimously
approved, 8-0.
3. OTHER
BUSINESS
The Chairman stated that present are two members
from the Board of Trustees at Canal Place who came to speak to the Board about
the dumpster situation at the building.
The Administrator stated that they were slated last month to come to the
Board for an informational, but were unable to attend. He added that since he hadn’t heard from them
before this meeting, they were not included on the agenda.
The Chairman recognized Catherine DeLodge. Ms. DeLodge explained that the residents of
Canal Place are experiencing a problem with the dumpsters, which are housed in
the basement of the building. She
stated that the dumpsters are removed from the basement and put outside to be
picked up each day. She noted that this
has become a problem with weather conditions effecting both their removal from
the basement and their inability to be put back in the basement, thus leading
to numerous dumpsters left out in the parking lot, increased littering around
the exposed dumpsters and generally unhealthy conditions. They would like to proposed putting an
enclosure in the parking lot in which to keep the dumpsters. She added that the area they would like to
have the enclosure would be screened by the trees and island in front of it at
the beginning of the parking lot.
Mr. Coggins asked if the enclosure would have a lock
that the trash company would have. Ms.
DeLodge confirmed that it would.
Mr. Coggins asked if the site would impede any
emergency vehicles. Ms. DeLodge stated
that it would not and the space is currently used for parking spaces.
Mr. Lockhart asked if the trash truck would have
enough room to maneuver in the area to get the dumpsters. Ms. DeLodge stated that they would have
plenty of room and that based on the proposed location, the truck would have to
do minimal maneuvering.
Mr. Aucella stated that in order for the Board to
properly evaluate this, they need to have photographs that show the proposed
area from Market Street, to be able to see the true impact that this could
have. He also stated that they need to
have a better idea of the material that they would like to use on the
enclosure.
Ms. Edlund asked what the lighting was like in the
area. Ms. DeLodge stated that it is a
well-lit area, as it had the lights from the neighboring garage on all night.
Mr. Aucella asked what they would do about the
parking spaces this would remove. Ms.
DeLodge stated they would pick them up in the garage.
A._419 & 509 Market Street
Mr. Gray spoke on behalf of Alan Kazanjian and
stated that they have a meeting with the bank the following week to discuss
financing of the buildings and see if it will be an economically feasible
project. He stated that once the
financing has been secured they will begin the steps to bring the project to
the Board.
Mr. Aucella asked if the plan was still for the
brick building to remain and be rehabbed and the white wooden building would be
torn down. Mr. Gray confirmed that was
true. He also added that it looks like
the financing will probably push for the units to be condominiums. He stated that they are hoping to get
everything in order, and to possibly begin work in the summer 2007.
B._Enforcement/Violations Update
The Administrator stated that the meeting notes
reflected to status of the current enforcements/violations.
C._Administrator’s Report
Mr. Aucella asked about the
project at 26-28 Lawrence Street. The
Administrator stated that it was placed on the City Council agenda for January
30, 2007, but was pulled off by the City Manager to evaluate if there is a
potential municipal use for the building.
Mr. Coggins confirmed that
was true, and stated that although he was unsure that they would find a use for
the property, it was worth the investigation.
He felt that the process should only take a month or two to determine
what will ultimately happen with the property.
FY07 review and permitting continues to hold steady with FY06 in the Downtown Lowell Historic District and ahead of FY06 in the Acre Neighborhood District. One preliminary inquiry has been received in the Andover Street Neighborhood District. Work is steady as many projects require post-permitting review and approval of design details, materials, and so forth while several signage and maintenance applications have kept things busy. Ongoing oversight includes minor renovations at 672 Suffolk Street (Wannalancit), 27 Jackson Street (College Street), 305 Dutton Street (College Street), the Pilot Perkins development at Lawrence Mills, Boott Mills East (Winn Development), Boott Mills West (Ed Barry), Hamilton Company Dye House/former Lowell Sun Garage on Market Street, former Commercial Bank (Prescott Street), and new housing at Fletcher and Suffolk Streets as well as 375 Broadway Street in the Acre Neighborhood District. Previously approved work in the Andover Street and Rogers Fort Hill Park Neighborhood Districts have also been subject to ongoing construction review.
Projects at various stages in the review pipeline that will need future Public Hearings include the Putnam Building/Athenian Corner rehabilitation and new construction project (Market Street), Workingman’s Protective Union Building (160 Middlesex Street), the Waverly House (20 Market Street) and New Mansur Building (101 Central Street) which are part of the previously approved project at the former Lowell Sun Garage, reuse of the Tremont Powerhouse ruin on Father Morrissette Boulevard, construction of a private parking garage as part of Pilot Perkins’ Lawrence Mills project, and the conversion/rehabilitation of the former Nuestra Senora del Carmen Church. Staff have also been addressing various design issues regarding the proposed new University Avenue Bridge, reconstruction of the Bridge Street Bridge over the Eastern Canal, and Boott Hydro control issues at the Pawtucket Dam.
Phase I of the Pawtucketville neighborhood survey and the Acre Neighborhood District survey has been completed which included an analysis of existing survey materials. An progress meeting was held with the consultants and MHC January 26 to review the Phase I product and to begin Phase II which will focus on documentary research, architectural assessments, and the preparation of draft inventory forms.
Letters were sent on December 1 to those entities whose representatives have terms ending at the end of February. The terms of Peter Aucella (Lowell National Historical Park), David Gray (City Manager at-large), Reynold Ilg (Greater Lowell Bar Association), Richard Lockhart (Lowell Planning Board), and Martha Mayo (Lowell Historical Society) expire February 28. To date, nomination letters have been received for Reynold Ilg, Richard Lockhart, and Martha Mayo for review by the City Manager and ultimately, confirmation by the City Council.
Intern Kim Zunino has completed the preparation of the National Register nomination for St. George’s Antiochian Church on Bowers Street. The nomination was sent to MHC for review and comment on February 6.
The Assistant Administrator attended PreservationMass’ Historic District/Historical Commission Committee meeting on February 7.
Peter Aucella and the Administrator met with representatives from Fall River regarding downtown revitalization and preservation guidelines on January 24.
Planning continues for the 2007 Doors Open Lowell including identification of new grant funding sources. The Assistant Administrator’s redesign of the event’s website is complete and is in the process of going online.
Ongoing winter administrative projects include updating all historic and neighborhood district GIS boundary mapping with MIS as well as a new permit and violation database that will hopefully all be completed by the spring. Work on updating the GIS boundary mapping was largely completed the week before Christmas. Also working with MIS, the Board’s web presence will be integrated into the City’s website whereby the Board’s domain name will point users to our section on the City site. Finally, the Board’s newsletter “Presence From the Past” will resurface in the spring if the Board’s fee account balance allows it.
D._Board Member Items/Inquiries
Ms. Pearl stated that she will be stepping down from her seat on the Board due to family scheduling conflicts. Replacing her will be Jeffery Harris from DCR. The Chairman and Board thanked her for her years of service on the Board.
4. ADJOURNMENT
Motion
by Mr. Coggins, seconded by Ms. Edlund, to:
adjourn the meeting at 6:58 p.m.
Unanimously approved, 8-0.
ATTEST:
___________________________________________
Sarah U. Stebulis, Assistant Administrator
ATTEST:
___________________________________________
Stephen R. Stowell, Administrator
