LOWELL HISTORIC BOARD

PUBLIC HEARINGS

December 10, 2007 at 6:00 p.m.

MEMBERS PRESENT                                                                                OTHERS PRESENT

Reynold Ilg, Chairman                                                                                  Karl Frey, Vespera

Peter Aucella                                                                                        Mark Wilcox, Vespera

Adam Baacke                                                                                       Kim Zunino, Assistant Administrator

Taya Dixon                                                                                           Stephen Stowell, Administrator

Rachel Edlund

Jeffrey Harris

Richard Lockhart

Martha Mayo

Susan Zacherer                                                                               

1.   PUBLIC HEARINGS

A.     DLHD-08-27:  150 Western Avenue

The Massachusetts Mohair Plush Company’s Weaving Building (ca. 1935).  Application for an Historic Permit for exterior rehabilitation 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 developer Karl Frey from Vespera and architect Mark Wilcox from Gavin & Sullivan.  Mr. Frey gave an overview of the project and said that they are looking to develop 48 artist residential units in the G Mill, also known as the Weaving Mill.  Mr. Frey pointed out that they are selling the units at 25% discount, that the project was announced the last weekend of September, and there are five reservations already.

The Administrator said that applicant previously attended the Board’s September meeting requesting guidance related to the building’s distinctive saw tooth roof, a feature that they ultimately decided to retain.  In addition, a Minor Development Historic Permit was issued in October for roof replacement and installation of unobtrusive photovoltaic solar panels.  He also noted that as part of a complex-wide phased window replacement project by the prior owner Joan Fabrics, the Board approved the replacement of the majority of the building’s windows in 1992.         

Mr. Wilcox described the design proposal which includes completing any remaining window installation work to match those previously approved as well as adding canopies over two new entrances which are similar to those previously approved by the Board at the Loft 27 project in the former Hamilton millyard on Jackson Street.  Rooftop mechanical units are also proposed and site and landscaping work, the scope of which has yet to be determined.

Mr. Wilcox said that he developed four sight line drawings of the roof from various locations to determine the visibility of the proposed new mechanical units.  In addition, a roof plan indicated the proposed locations of the units.

The Administrator noted that the Design Review requested that five or six units be shifted five or six units be shifted and tucked nearer to the center of the roof.  This change was incorporated into the presented roof plan.

Mr. Wilcox stated that all of the AC units on the canal side are tight against the rear line of the saw-tooth roof and they did the same on the other side of the building. 

      Mr. Aucella asked about the solar cells.  Mr. Wilcox said that they are flat and not visible.

Mr. Frey noted that they did not receive the grant for the solar cells and that they will reapply for the grant next year.

Having asked aloud 2 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.

Mr. Harris asked about a site plan.  Mr. Wilcox stated that they have not worked on a site plan. The Administrator stated that Condition #1 of the recommended motion deals extensively with the submittal, review, and approval of the site plan.

Mr. Aucella pointed out the condition concerning the placement of the mechanicals.  The Administrator said that there has been a major focus on the location of the mechanicals so as to avoid problems in the past with other projects.

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

vote to issue the Historic Permit for the exterior rehabilitation of 150 Western Avenue (Weaving Building aka “G” Mill) in the Downtown Lowell Historic District conditional upon the following:

·         Submittal, review, and approval of final details related to all aspects of the site plan, landscaping, and other site features including, but not limited to, fencing/screening, dumpsters/screening, site signage, lighting, planting schedule, and paving prior to commencement of individual work items.  Existing roof edge-mounted parking lot lights to be removed and replaced by appropriate parking lot light poles.  Proposed site and landscaping plan to be submitted to Design Review for analysis/recommendation and to be approved at a future Historic Board meeting;

·         Submittal, review, and approval of final details related to all aspects of the replica window scope of work including, but not limited to, shop drawings, paint color, screen system, and blinds (dark color) prior to commencement of individual work items.  Plans of proposed window installations (sashes, frames, moldings, etc.) to be prepared for comparison with previously approved aluminum replica shop drawings/existing windows in order to ensure consistency in design, dimensions, and sightlines;

·         Submittal, review, and approval of material and color samples for masonry repair/reconstruction, repointing, metal work, and paint.  On-site cleaning, mortar, masonry, metal, and paint samples will be required for review and approval prior to commencement of individual work items;

·         Submittal, review, and approval of final details related to all aspects of the proposed entries including, but not limited to, canopy details (including shop drawings), railings, and door specifications;

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

equipment (roof and/or ground placed); gutters/downspouts; any proposed roof elements such as headhouses or decks/railings; light fixtures; and building 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 Sections 2.301 and 2.303 of the Downtown Lowell Historic District Design Review Standards.

      Unanimously approved, 9-0.

The Public Hearings were closed at 6:30 p.m.

ATTEST: ______________________________________________

                                                                                                      Kim M. Zunino, Assistant Administrator

ATTEST: ______________________________________________

                                                                                                         Stephen R. Stowell, Administrator

LOWELL HISTORIC BOARD

REGULAR MEETING

December 10, 2007 at 6:00 p.m.

MEMBERS PRESENT                                                                                OTHERS PRESENT

Reynold Ilg, Chairman                                                                                  Ed Barry, Boott Mills

Peter Aucella                                                                                        Brown Miller, Boott Mills

Adam Baacke                                                                                       Kim Zunino, Assistant Administrator

Taya Dixon                                                                                           Stephen Stowell, Administrator

Rachel Edlund

Jeffrey Harris

Richard Lockhart

Martha Mayo

Susan Zacherer

2.   OTHER BUSINESS

      A.  Boott Mills HVAC Equipment

Photos regarding the HVAC equipment installed on the roof of the Connector Mill between Mills No. 3 and No. 4 of the Boott Mills have previously been provided electronically and at the Board’s 11/13/07 meeting.  At the same meeting discussion took place regarding the installation and it was agreed that correspondence would be sent to the developer requesting their presence at the December meeting.  Correspondence was sent on 11/15/07 and an on-site meeting was held on 12/6/07 with developer representatives, project architect, and HVAC engineer to discuss the situation.  

Mr. Aucella provided information about the 12/6/07 meeting at Boott Mill.  He said that the equipment cannot be easily moved due to its position on an elevator core and an additional set equipment of the same size is needed for the remaining phase of the project.

Mr. Aucella relayed the proposal, per a letter received earlier that day from project architect Henry Moss, that the equipment in question be moved over to the far left near the equipment for the South Mill, which the Administrator stated was approved by the Board in 1991.  Mr. Aucella is concerned of the large size of the units, which can be easily viewed, but as for the issue of historical sensitivity the spot is much preferred.  It is $350 per linear foot for the piping to bring it over and the proposal was to build an internal stair unit and a reinforced structure that could accommodate both the old and new equipment.   Mr. Aucella stated that the purpose of the meeting was to figure out an appropriate place to put the equipment and then go from there.  There is also an issue in splitting the units because they would not split equally.

At this point Ed Barry and Brown Miller from Boott Mills arrived at the meeting.

Mr. Aucella asked if Mr. Barry had seen the draft letter from Henry Moss concerning the equipment.  Mr. Barry stated he had seen the letter.

Mr. Aucella stated that this change is not something that Mr. Barry would implement, but would need to be discussed with Winn Development as they come aboard and plan the next phase.  The relocation would be adjacent to existing equipment along the west elevation of the Boott and would be behind the Cotton Storehouse.

The Chairman asked Mr. Barry and Mr. Miller to speak about what is going to happen concerning the equipment.

Mr. Barry stated that the plan is to start the next phase of construction when the first phase gets sold.

Mr. Aucella stated that the meeting was successful in getting a description of the potential solution.

The Chairman thanked Mr. Barry for coming in and said that they will be calling him back to keep the Board updated on the situation.  Mr. Aucella stated that the Winn deal is important to resolving the situation and everyone is in agreement.

      B.      Enforcement/Violations Update

The Administrator stated that these were several notices being sent out.  The Administrator noted that Nick Petrakos of the Blue Shamrock was working with him on resolving the side door and upper story window issues.

The Chairman asked if the wooden stage had been removed from against the Fortunados’ building alley.  The Administrator said that it had been.

Mr. Aucella asked about the status of 305 Dutton.  The Administrator said he received the new site plan and the windows are on site.  He is providing College Street with a short list of items that they need to come into compliance on at their request.  The Administrator also stated that there are some design elements to be altered on the site plan.

Mr. Aucella expressed his displeasure about the delays on this project and told the Administrator that he was concerned about the door on the Dutton Street elevation and the blank walls surrounding it as well as the Broadway Street elevation.  The Administrator stated that there is an issue concerning the laundry room and the new windows.

Ms. Mayo brought up the oversized lettering on the windows of the Merrimack Valley Treatment Center on Central Street.  The Administrator stated that the staff was aware of the issue.

Ms. Mayo believes that there are issues with the scale of many new businesses’ window letterings, which led to a discussion.  The Administrator said that for example, the nail salon in the Fairburn Building has very large windows and the window graphics are well within the 30% requirement.  This is different than the unapproved, oversized graphics at Merrimack Valley Treatment Center.

Mr. Aucella asked about the violations of the businesses in the Sirk Building on French St/Bridge Street.  The Administrator said that they were aware of that issue as well.

Mr. Aucella stated that he noticed that Rite Aid in Central Plaza had replaced the non-conforming sign with a conforming sign.  The Administrator explained the issue, which was resolved.  He also noted that Rite Aid had installed the wrong signage at their Broadway Street location in the Acre Neighborhood District and that is being resolved.

C.      Administrator’s Report

The Administrator said that approval for the demolition of 493 Market Street, rehabilitation of 509 Market Street, and parking lot construction at 493 Market Street was approved by the Board at the August 13 meeting.  Upon submittal of additional information, the Historic Permit was granted on October 18.  An update on the project’s progress was provided at the last meeting and since that time, the project proponent is in the final stages of financing for the project.  Final project cost estimates are being developed and the proponent has been in contact with federal Historic Rehabilitation Tax Credit consultants regarding possible incentives for the project.

The Board discussed tax credit projects in relation to this project. The Administrator stated that the staff expects to hear from David Gray within the next month or so.

The Administrator said that FY08 review and permitting continues to hold constant with FY07.  Work continues to be steady as many projects require post-permitting review and approval of design details, and materials while routine signage and maintenance applications continue to be submitted for review and approval.  The Administrator noted that there are also several projects in the Design Review stage that will need future public hearings.

The City Council authorized the disposition of 26-28 Lawrence Street at their October 30 meeting for the appraised value of $40,000.  The Request for Proposals for disposition of the property has been issued and responses are due on 2/15/08.

The Letter of Intent for FY08 MHC Survey and Planning Grant funds is due on 12/14/07.  It is anticipated that a submission will be made to request funding of the Board’s Assistant Administrator position.  MHC has already responded favorably to the inquiry and appears inclined to fund the position with the grant match being the City’s funding of the Administrator.  The Administrator said that it is hoped that this effort will provide relief to the City for the short term until the City can fully fund the position as it has in the past and avoid the budget uncertainty that occurred last spring.  Hopefully the City would be able to fully fund in any event as part of the budget but if they cannot, there would be some assistance.

The Assistant Administrator, based upon feedback from MHC, continues to refine the National Register of Historic Places nomination for St. George’s Antiochian Church on Bowers Street.

D.     Board Member Items/Inquiries

The Chairman introduced and welcomed new DPD Director Adam Baacke to the Board

Ms. Mayo inquired about access across the railroad tracks to Western Avenue Studios.  Mr. Baacke said that because it is a commercial grade crossing, no vehicular or pedestrian traffic is allowed by the railroad.  It was opened in an emergency capacity several years ago when the School Street Bridge was being replaced due to fire but upon completion of that project, the crossing was then closed again per agreement.  Mr. Baacke noted that signage had been installed directing people to the location.

Ms. Mayo asked about a final report for the Pawtucketville and Acre survey project.  The Administrator said once cataloged and filed, he would make copies of the submittals and get them to the Center for Lowell History and Pollard Memorial Library.  He stated that the work was impressive.

Mr. Aucella gave an update about the Lawrence Mills project.  He said that Chris Star and Mira Development started work on the Hub Hosiery and McQuade Buildings.  He explained that Ed Fish had an obligation to deal with the entrance buildings, known as Mill 33 and one building behind the Hub Hosiery known as Mill 2.  Mr. Aucella said that the RFP went out and Fish was selected with the condition he take Mill 33 and Mill 2.  Now Mr. Fish is claiming it is not financially feasible to fix up the two mills.  Mr. Fish wanted to demolish them, but the National Park, Historic Board, and DPD staff made it clear that was not an option.  Chris Natale had

expressed interest in these buildings and Mr. Aucella pointed out a letter from Mr. Natale’s banker stating his financial prospectus.  Mr. Aucella wants to resolve this issue and will follow up with MHC as to what the LHB can do in this situation.  Mr. Aucella wants Mr. Fish to be fined for such activity.  DCAM would have to approve any land transfers.

The Administrator stated the Board could request that Mr. Fish come in front of them or follow the first step of the violation process that is sending a staff  level Request for Compliance to Fish regarding minimum maintenance.

3.      ADJOURNMENT

      Motion by Ms. Mayo, seconded by Ms. Edlund, to:

adjourn the meeting at 7:05 p.m.

      Unanimously approved, 9-0.

ATTEST: ______________________________________________

                                                                                                    Kim M. Zunino, Assistant Administrator

ATTEST: ______________________________________________

                                                                                                        Stephen R. Stowell, Administrator