LOWELL HISTORIC BOARD

PUBLIC HEARINGS

June 9, 2008 at 6:00 p.m.

MEMBERS PRESENT                                                                    OTHERS PRESENT

Reynold Ilg, Chairman                                                                      Robert W. Ancil, Earth Realty Co.

Peter Aucella                                                                            Philip Belanger, Enterprise Bank           

Taya Dixon                                                                               John DeAngelis, Earth Realty Co.      

Rachel Edlund                                                                           Rainer Koch, Koch Architects

Jeffrey Harris                                                                           Kim Zunino, Assistant Administrator   

Richard Lockhart                                                                       Stephen Stowell, Administrator   

Martha Mayo                                                               

Susan Zacharer

1.      ELECTION OF OFFICERS

The Chairman opened the discussion by announcing his resignation from the Board.  The Greater Lowell Bar Association will nominate two people for the position at their next meeting, names which will be forwarded to the City Manager.

The Chairman opened the floor for nominations for a new Chairman and Vice Chairman.

After a discussion, the members of the Board decided to postpone the election of officers until the July 14, 2008 meeting.

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

      postpone the election to of officers to the July 14, 2008 Board meeting.

      Unanimously approved, 8-0.

2.   PUBLIC HEARINGS

A.     DLHD-08-55:  170, 210 Merrimack Street; 129 Middle Street; 23 Palmer Street

The Albion Block (1879; 1893), Fellows Block (1886; 1904), Staples Building (ca. 1892), and adjacent parking lot.  Application for a Historic Permit for alley elevation rehabilitation, miscellaneous maintenance work, and reconstruction of brick screening wall.

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 architect Philip Belanger representing Enterprise Bank.  Mr. Belanger presented the proposed scope of work for the alley elevation of Enterprise Bank between 129 Middle Street and 23 Palmer Street.  The work is a continuation of the alley façade work approved by the Board in 1998 where brick infill would be removed and new wood storefronts and doors would be installed.  Mr. Belanger explained that this is the next phase in the continued improvement of the alleyway.  Also masonry would be repaired and cleaned while obsolete conduits/equipment would be removed.  An elevated connector above the alley that connects 129 Middle Street with 170 Merrimack Street would have all fire escapes, obsolete conduits, and mechanical equipment removed and the installation of windows and decorative rails would enhance the passageway.  New scored concrete paving will improve the alleyway.

Mr. Belanger explained the details of the new storefronts and alley.  New drainage would be installed to reduce the instance of ice in the alleyway.
Mr. Belanger described the second part of the project, a brick wall replacing one near Old City Hall that had been damaged during snow removal.  The new wall would also be perpendicular to Merrimack Street and would be about the same height as the wooden fence on Merrimack Street.  He noted that ironwork at the top of the wall would provide better visibility in much the same way as the lattice on the wooden fence along Merrimack Street.

Ms. Mayo wanted it to be known that there is a potential problem for pedestrians and motorists who enter from Shattuck Street and asked if it would be good place for a sign.

Mr. Belanger also stated the intention to repaint the party wall along the parking lot elevation of the Albion Block (170 Merrimack Street) with two shades of red paint to emphasize the outline of the building that once stood there.

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.

The Chairman asked if Enterprise Bank owned the alleyway.  Mr. Belanger stated that the City would like to retain access to the alley for emergency vehicles and the renovations would be fine as long as the alley remained accessible.  Mr. Belanger did state that there is an interface issue with the sidewalk on Palmer Street so their work will stop at the back of the sidewalk.

The Chairman wanted clarification that there will be no access problems for emergency vehicles.  Mr. Belanger stated that there would be no change to the alley that would impede emergency access.

The Chairman asked about the rooftop elements on the rear elevation.  Mr. Belanger stated that the existing cooling tower is obsolete and will be removed.  Mr. Belanger also stated that several other AC elements would be relocated from the fire escape to the new connector roof behind the decorative grill.  They equipment would not be visible from the street, although it would be visible from the upper floors.

Mr. Harris asked about access to the balcony from the building.  Mr. Belanger stated that access would only be for maintenance of the mechanical units.  He said that it would not be open to the public or employees.

Ms. Edlund asked about the glazing in the new windows of the connector and if it would be spandrel glass.  Mr. Belanger explained that there would be a painted lit wall behind the glass but they were false windows.

Mr. Lockhart asked about the lighting design for the area.  Mr. Belanger stated that there are a variety of lighting

sources there presently.  He noted that down lighting will be installed under the alley connector but no other changes in the lighting of the area.

Mr. Aucella asked about the ironwork on the proposed brick wall by Old City Hall.  Mr. Belanger stated that the metal work would match the steel work on the alley connector.  Mr. Belanger said that the size of the metal work on the wall would correspond to the size of the latticework on the Merrimack Street fence.

Mr. Aucella asked about Old City Hall Avenue and if it extends down to Middle Street.  He expressed concern about the large flowerpots that are blocking the pathway, which he feels defeats the purpose of keeping the pathway open.  Mr. Aucella also brought up the issue of Quilt Museum patrons parking on the pathway as well.  The Administrator said that staff would take a look at the situation and see what alterations would need to be made.
 

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

vote to issue the Historic Permit for alley elevation rehabilitation, miscellaneous maintenance work, and reconstruction of brick screening wall at 170, 210 Merrimack Street, 129 Middle Street, and 23 Palmer Street in the Downtown Lowell Historic District conditional upon the following:

·         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 features to be undertaken where feasible;

·         Submittal, review, and approval of final details related to all aspects of the window scope of work (23 Palmer Street replica window and alley connecting structure windows) including, but not limited to, shop drawings, paint color, and interior storm/screen system (dark color) prior to commencement of individual work items;

·         Submittal, review, and approval of material and color samples for masonry repair/reconstruction, repointing, metal work, alley pavers/concrete, 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 reconstructed brick screening wall including, but not limited to, brick pattern, masonry/mortar samples, cap details, metal grilles, lighting, and integration/transition with existing wood screening fence;

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

equipment (roof and/or ground placed); light fixtures; and building signage prior to commencement of individual work items.  All existing property security cameras and other miscellaneous wall mounted equipment to be addressed in terms of painting to make units less obtrusive; 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, 2.31, 2.32, and 5.51 of the Downtown Lowell Historic District Design Review Standards.

      Unanimously approved, 8-0.

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

June 9, 2008 at 6:00 p.m.

MEMBERS PRESENT                                                                    OTHERS PRESENT

Reynold Ilg, Chairman                                                                      Robert W. Ancil, Earth Realty Co.

Peter Aucella                                                                            John DeAngelis, Earth Realty Co.      

Taya Dixon                                                                               Rainer Koch, Koch Architects        

Rachel Edlund                                                                           Kim Zunino, Assistant Administrator

Jeffrey Harris                                                                           Stephen Stowell, Administrator   

Richard Lockhart                                                                                  

Martha Mayo                                                               

Susan Zacharer

3.   MINUTES

      Approval of the Minutes of April 14, 2008.

      Motion by the Ms. Edlund, seconded by Ms. Zacharer, to:

approve the Minutes of April 14, 2008 as presented.

      Unanimously approved, 8-0.

4.   OTHER BUSINESS

      A.  31 Kirk Street Informational Presentation

The Administrator said that he requested that John DeAngelis come before the Board to brief members on a proposed addition to the rear of 31 Kirk Street.  Design Review has met several times to assist in developing the conceptual plan and it is hoped that Board members can provide additional guidance to both the applicant and staff regarding the proposed addition.

The Chairman recognized John DeAngelis from Earth Realty and architect Rainer Koch.  Mr. Koch noted that although the designs at present were conceptual in nature, there was enough information to provide an introduction to the project.

Mr. DeAngelis explained that he had been working with Chuck Parrott and the Administrator to come up with a design for the new addition to the rear of the building.  He noted that he had bought the building from the Lowell Five Cent Savings Bank including several parking spaces to the rear.

Mr. Koch stated that the property the proximity of the property line and the desire to retain the several parking spaces helped dictate the shape of the addition.  After meeting with the Administrator and Chuck Parrott, they agreed to keep the roofline of the addition below the eave line of the original building.

Mr. Koch showed several potential designs and explained the reasoning behind them. The floor to ceiling height is very high in the original building and they wanted to match the original building but not copy it.

Ms. Edlund asked if the floors would be lined up in the two buildings.  Mr. Koch stated because of the parking level requirements the first floor would be higher than in the original building.

Mr. Koch asked the Board about their views on additions.  Due to the older granite foundation, the addition may be set slightly apart from the original building.

Mr. Lockhart asked who occupies the building now and who would occupy the new addition. Mr. DeAngelis said that an attorney’s office would occupy the space in the new addition and the building is now being used as the office for Earth Realty.

Mr. DeAngelis stated that Earth Realty would happily work with the Board and the National Park to complete this project. 

Mr. Harris stated that having a slight separation between the original building and the addition may be a good idea to contain the original building and preserve its uniqueness.

Mr. Koch stated that Chuck Parrot had suggested using gutter pockets in the two revealed corners.

Ms. Edlund suggested that changing the upper two stories by lowering the roofline and shortening the windows. hen the HVAC system could go on the roof behind a parapet. A discussion ensued regarding shortening the windows.

Mr. DeAngelis stated that the parking spots located on the ground floor of the addition wouldn’t be seen from the side elevations because the sides would be filled in to give the appearance of a filled building.

Mr. Aucella asked about the roof of the rear addition and what can be done to keep it from being too simple.  The Administrator said that the goal was to minimize the impact of the addition’s roof by keeping it lower than the existing building.  Keeping it lower also does not adversely affect detail along the edge of the historic roof.

Mr. Lockhart asked if there was enough parking for the proposed use.  Mr. DeAngelis stated that there are seven spots available which would be enough. He said that there is no parking requirement for commercial use.

Mr. Koch asked about having a grill or door on the garage level.  He stated a preference for keeping it open.  The Board agreed.

      The Chairman thanked the group for coming in.

      B.      Enforcement/Violations Update

The Administrator stated that several visits to business owners resulted in a reduction of some nuisance violations.  The Administrator said that efforts to address concerns along Middlesex Street include working with the Building Inspector Bob Camacho, Frank Singleton from the Health Department, and James Errickson from DPD.  A meeting took place the week before to begin a strategy for dealing with various code issues in the area.

The Administrator stated that there has been in discussions about the work to be done on the Workingman’s Protective Union Building on Middlesex Street.  There are discussions ongoing about phasing some of the work and that Board staff was concerned about ensuring that roof issues were addressed up front and that proper architectural plans were developed for the phases.

Mr. Aucella asked about the issues over at One Stop International Market on Bridge Street. The Administrator explained that the Assistant Administrator had visited the business to discuss the issues and that outreach was still ongoing.

C.     Administrator’s Report

The Administrator said that FY08 review and permitting was running slightly ahead of 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 was issued and responses were due on 2/15/08.  Two responses were received and based upon a review of the proposals on April 15, Richard Underwood of Lowell was recommended as being the best qualified.  Mr. Underwood also recently purchased the adjoining property at 32 Lawrence Street.  The City Council formally voted to approve the sale at their May 6 meeting.  Staff will work with the purchaser on ensuring that all work proposed for the structure is consistent with the District Design Review Standards and MHC preservation restrictions.

Doors Open Lowell was a great success again this year with nearly 30 buildings open May 16-17.  The various loft conversions were very well received as were the various “Xtra” events including National Park architect Chuck Parrott’s walking tour of downtown.  Based upon feedback, the event will include additional family activities next year in addition to other specialty tours.

The Board was the recipient of $25,000 FY08 MHC Survey and Planning Grant award to assist with the funding of the Board’s Assistant Administrator position for the upcoming fiscal year.  This amount represents 1/3 of the money available in the entire grant program and is reflective of the confidence MHC has in the Board’s work and the importance and success of the community’s preservation program in general.  After being delayed for two weeks at the City Council’s May 6 meeting, the Council voted to accept the grant at their May 20 meeting.

The Administrator is serving on the City’s Abandoned and Troubled Properties Committee that is addressing distressed and foreclosed properties.

The Assistant Administrator attended the May 1 District Round Table meeting for all Boy Scout adult leaders to talk with the leaders about involving troops in a clean-up of the Hunt-Clark Cemetery in Belvidere, an abandoned graveyard dating to c.1650.  Several Eagle Scouts and other interested parties have contacted the office about the site and a general clean-up is being planned for the end of the summer.  A clean up is preferred so a complete documentation of the cemetery is possible in the fall.  MHC requested an updated and more extensive survey be done after the evidence arose that this site was a possible Native American burial ground.

The Assistant Administrator attended the May 19 meeting of the Tewksbury Historical Commission.  The THC was very interested in the Hunt-Clark Cemetery, as it was once part of Tewksbury and the founding families of the town are buried there.  Discussion focused on the current status of the site, and explained that the City of Lowell considers it private property and it is not under the care of the City of Lowell. We talked about possibilities for the future of the site, which the THC would like to be involved with.

      The Assistant Administrator gave a tour of the Hunt-Clark Cemetery to a group from Girls Inc. on May 21.

The Administrator attended the FY08 Survey and Planning Grant project coordinators meeting in Boston at MHC on May 22.

The Assistant Administrator attended the MHC annual awards event at the Massachusetts Archives in Boston on May 29.

A MHC Survey Form B was completed for St. George Hellenic Parish on Princeton Boulevard and is currently being reviewed by MHC.  A National Register Certified Local Government Eligibility Opinion will also be submitted for review by MHC in the near future.

The Board’s next meeting is scheduled for Monday, July 14, 2008 at 6:00 p.m. in the Pollard Memorial Library Meeting Room. 

      D.  Board Member Items/Inquiries

Ms. Mayo recognized the Assistant Administrator’s contribution to helping address the problem storefront on Market Street, the former Moe’s Trading Post through removing of materials and installation of displays.

Ms. Mayo asked about the Wilder House on Wilder Street which had an extensive fire recently.  The Administrator stated staff was aware of the incident and that any demolition proposal would have to come before the Board as the house is in the Wilder Street Neighborhood District.  He noted he has heard nothing regarding any demolition proposal.          

5.      ADJOURNMENT

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

adjourn the meeting at 7:00 p.m.

      Unanimously approved, 8-0.

ATTEST: ______________________________________________

                                                                                                    Kim M. Zunino, Assistant Administrator

ATTEST: ______________________________________________

                                                                                                        Stephen R. Stowell, Administrator