HomeMy WebLinkAbout2014-10-28 Historical Commission Minutese� • Orq
IVED
Town of Reading
x Meeting Minutes
F (OWNECLERK
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Board - Committee- Commission - Council: FADING. MASS.
Historical Commission October 28, 2014 2014 DEC 18 A11:41
Date: 2014 -10 -28 Time: 7:30 PM
Building: Reading Town Hall Location: Town Hall Conference Room
Address: 16 Lowell Street
Purpose: Regularly scheduled meeting
Attendees: Members - Present:
Chair: Sharlene Reynolds Santo (SRS)
Treasurer: Sally Hilgendorff (SH)
Secretary: Carl Mittnight (CM)
Robyn Parker (RP), Nancy Kohl (NK), Virginia Adams (VA)
Jonathan Barnes (JB), Ron Weston (RW)
Members - Not Present:
none
Others Present:
R.Salter, J.Lamb
Minutes Respectfully Submitted By: Carl Mittnight
Topics of Discussion:
Call to Order
October 28, 2014 at 7:30 pm.
Minutes
The meeting minutes for 9/15/14 and 10/7/14 were
File with
CM
unanimously approved as amended by the RHC.
Town
Clerk
Budget
No update.
Archives
No update.
Old South
The RHC presented it's inaugural Preservation Award
Church Plaque
for 2014 on Friday, October 24, 2014. The award was
given to the congregation of the Old South United
Methodist Church for their repair and restoration of the
church steeple and bell tower. This project,
undertaken by the congregation, is a shining example
of stewardship and care for one of Reading's most
prominent and cherished histodcal structures. The
presentation was reported in both the Chronicle and
Advocate new papers.
Approaching
Discussed the Boston Globe article about the Pros and
Realtors
Cons of whether Reading needs the Demolition Delay
Bylaw. This highlighted the need for the RHC to better
inform realtors about historic homes to avoid the
spread of misinformation.
Page 1 1
Mall
1. James Kingston of 636 Main Street requested
information about restrictions on restoration by the
RHC. The RHC responded that they have no
jurisdiction over the structure, as it is not in the
Reading's list of Historical and Architecturally
significant properties.
2. A photo of the Reading Symphony Orchestra was
donated to the Town.
Hitching Post
The Hitching Post is now selling At Wood End for $25
Follow up
CM
at no profit. This precludes allowing The Paper Store
with The
to make a profit on sales of the book.
Paper
Store
186 Summer
1. Discussion about the positive Local Historic District
Avenue
(LHD) hearing and the Selectmen's vote to support
Article 9, creation of the Summer Avenue Local
Historical District. The Town Meeting is expected
to consider the Article on November 24, 2014.
2. The letter to the owner about alternatives to
demolition is ready.
3. The group discussed the October 21, 2014 DIRT
meeting.
Miscellaneous
The Town Planner located the Historic Covenant on
the Post Office complete with all the signatures
needed to put the Covenant in force.
Adjourned
The meeting adjourned at 10:00 pm.
Next Meeting
November 18, 2014 at 7:30 pm
Copies of referenced correspondence and documents are kept in Meeting Minutes binder and
relevant project folders located in the Reading Historical Commission Archives, lower level of
the Reading Town Hall
Preservation only works when we remember it is all about: People - Planning - Partnerships - Politics.
Page 1 2
Town of Reading
�r 16 Lowell Street
Reading, MA 01867 -2683
,P�9INCORr�� HISTORICAL COMMISSION
(781) 942 -6661
historical@ci.reading.ma.us
Robert F. Littleton, Jr., E.D.
Criterion Child Enrichment
375 Fortune Boulevard
Milford, MA 01757
Dear Dr. Littleton:
November 2, 2014
The Reading Historical Commission (RHC) would like to thank you for listening to our concerns and for your
proposal to incorporate the historical house and barn into your proposed facility at 186 Summer Avenue.
As part of the RHC's responsibility to uphold the Demolition Delay Bylaw, we collaborate with all parties
involved. As we have communicated in earlier correspondence, the RHC would prefer the 186 Summer Avenue
property to remain as residential. Consequently, a letter addressed to Debra Shontz - Stackpole, with a copy sent
to Criterion, offers her alternatives to demolition should her current arrangement with Criterion be discontinued.
In a similar vein, the RHC has also prepared this letter describing other locations in the area where Criterion
could locate its facility. The Reading alternate facilities are easier to find from out of town, have ample parking,
provide easier flow of traffic as compared with Summer Avenue when Parker Middle School is in session, and,
in the opinion of the RHC, may be better suited to the services offered by Criterion Child Enrichment.
These alternative locations are:
1. former Bridals by Valerie
258 Main Street, Reading
2. former Walgreen's
5 Hamden Street, Reading
3. current US Post Office
136 Haven Street, Reading
4. former Certainly Wood
39 -41 Lincoln Street, Reading
5. former Reading Gymnastics Academy
172 Woburn Street, Reading
6. former Stop and Shop
97 Main Street, N. Reading
The RHC recognizes the hard work and planning that you already have invested into this project. We hope to
continue to work with you in a spirit of cooperation to meet your needs, while preserving a part of Reading's
history which makes it such a unique community.
We would welcome the opportunity to discuss this alternative further with you, and to assist you in pursuing it
w a viable alternative to your current proposal.
We invite you to wnfact us at your earliest opportunity to discuss your plans. Our next meeting is on November
18 at 7:30 pm in the Town Hall Conference Room.
Respectfully,
Sharlene Reynolds Santo, Chair
Reading Historical Commission
cc: Debra Shontz - Stackpole
Cl� OFRp„_'
Town of Reading
" 16 Lowell Street
r� �r Reading, MA 01867 -2683
O,S9 INCORPO�O HISTORICAL COMMISSION
(761) 942 -6661
historical@ci.reading.ma.us
October 29,2014
Allen Carpinella, Keith Forlizzi, Judy Dougherty
c/o MBA Building Group
46 Tamarack Road
Reading, MA 01867
Dear Allen, Keith, and Judy,
The Reading Historical Commission (RHC) would like to thank you for meeting with us at the hearing on
September 15'", as well as facilitating our site visit of 119 Salem Street on September W. It was helpful to get
a first hand look at the property.
The RHC believes that preserving the original home and ell- (and, therefore, the streetscape) best would serve
the Town's and that neighborhood's historic values and interests. While the RHC appreciates the current
owner's financial constraints, there are ways to mitigate costs. In addition, the RHC also understands the
historical value of the interior of the home may have been degraded to the point where it would be cost
prohibitive to reconfigure and restore. If possible, RHC would like to see the exterior of the home and ell
preserved.
The RHC recognizes the hard work and planning that you have already put into this project. We hope to
continue to work with you in a spirit of cooperation to meet you needs while preserving a part of Reading's
history which makes it such a unique community.
We invite you to continue the dialogue by attending an RHC meeting in the near future and wish to plan with
you another site visit so the RHC may view the interior.
Respectfully,
Sharlene Reynolds Santo, Chair
Reading Historical Commission
' The site visit revealed, based on the layout of the foundation, that the ell just behind the front of the home is
part of the original structure.
o�rP oeq�'
Town of Reading
7 e 16 Lowell Street
Reading, MA 01867 -2683
6J9'�NCORQRpP HISTORICAL COMMISSION
(781) 942 -6661
historical @ci.reading.ma.us
Ms. Debra Shontz - Stackpole
186 Summer Ave
Reading, MA 01867
November 2, 2014
Dear Ms. Shontz - Stackpole,
We would like to start by thanking you and your representative, Marc Maxwell, for
attending our 9/8114 meeting and presenting some preliminary plans for your property.
That conceptual plan, incorporating the house and barn as described by Mr. Maxwell,
presented a welcome initial response to this Commission's concerns as expressed in my
8/18/14 letter to Mr. Maxwell. Moreover, that plan represents a far better outcome than
demolition of these precious historic structures. We look forward to your representatives'
further providing more definitive plans and specific details, as the Commission requested
and which are necessary for our consideration. We also thank you for your input at our
initial site visit in August, and for taking the time to share with us your knowledge of this
valuable historic property and how it has transformed over the years. We appreciate all
of the work you have done yourself refinishing and restoring your home.
As you know from my 8/18/14 letter to Mr. Maxwell, this Commission's overarching view
here is that preservation of the house and barn on this site for residential use best serves
the Town's and that neighborhood's historic values and interests.
To that end, and inasmuch as this Commission is obligated during this demolition delay
process to consider and pursue all appropriate alternatives to demolition, we want to
offer other alternative uses to you for your consideration. We believe these other
alternatives, and any additional ones that would also preserve the property for residential
use, would be preferable, financially competitive in generating revenue, and warrant your
earnest consideration.
We do understand as you have advised us, that you and Criterion ECD currently have a
purchase and sale agreement concerning this property. And that agreement, the status
and details of which the Commission is unaware, may constrain your consideration of
other options. Nonetheless, to the extent you still have, or may in the future have
flexibility in determining the future use for this property, the Commission offers the
following alternative uses of your property for your consideration as opposed to selling to
Criterion for an ECD facility:
Bed and Breakfast:
"An owner- occupied single - family dwelling, which may rent rooming units for transient
occupancy (without individual kitchen facilities and with an individual or shared
bath /toilet facility, separate from those required for the single - family dwelling), which
share a common entrance with the single - family dwelling. The use of that portion of
the dwelling devoted to transient occupancy shall be secondary to the use of the
dwelling as a single - family residence and shall not change the character thereof."
(This language is from a draft bylaw the town is working on currently and which was
presented at one of the recent Public Forum Meetings of Reading's Zoning Advisory
Committee)
See Attachment A for additional information.
While you may not wish to convert your property and run a Bed & Breakfast yourself,
others may wish to purchase your property for such future use.
2. Carriage House:
To preserve historic structures and settings while providing sources of rental income
to the property owner in residence; the barn on your property could be renovated and
rented out according to the Carriage House Bylaw, soon to be incorporated into
Reading's Accessory Apartment Bylaw.
See Attachment B.
3. Sell the Current Back Lot to the Town:
This lot, Lot C3, which is landlocked and which borders the Town's Parker Middle
School, has revenue generating potential if sold to the Town.
4. Frontage Acquisition/Variance Zonina Relief for Two Buildable Lots:
The Commission understands that an abutter may be amenable to an arrangement
enabling you to acquire additional frontage. As a result of such arrangement and
where necessary via a variance from the Zoning Board of Appeals, you could be
allowed one buildable lot in addition to Lot C1 containing your house and barn. The
sales value of these two lots, or the three lots if you are successful selling the
landlocked Lot C3 to the Town, would presumably command sufficient revenue
satisfactory to you as compared to your current proposal which converts the site to a
Criterion ECD facility.
5. Planned Residential Development -G
Use the property under Reading's Planned Residential Development zoning bylaw,
which permits non - traditional multi - residential development as defined in 4.10.1 of the
Zoning Bylaws.
See Attachment C.
The Commission understands that, should you be willing and able to entertain any of the
above alternative uses, your property would not be available to Criterion. In the event
any of these alternative uses may be viable to you, the Commission has begun to create
a list of other alternative locations, which may be suitable to Criterion for an ECD facility.
Examples include 258 Main Street, Walgreen's building, Reading Post Office building,
Certainly Wood building and Reading Gymnastics Academy building among others.
Once you have had the opportunity to review these alternatives and attached materials,
the Commission would welcome the opportunity to meet with you to further discuss these
options and to answer any questions you may have. Please contact me if you wish to do
so; we would very much look forward to that occasion.
Finally, we are also providing, as Attachment D, a list of websites where one can list
historic properties for sale.
Sincerely,
Sharlene Reynolds Santo, Chair
Reading Historical Commission
cc: Criterion
Marc Maxwell
ATTACHMENT A
Additional Research for you on B &B's:
htti)://www.bedandbreakfast.rom/innsforsale/
About Inns for Sale
Buying or selling an inn is easy on BedandBreakfast.com. Our real estate area has Inns
for Sale across the United States and worldwide, ranging from smaller B &Bs with just
one or two guest rooms, to large B &Bs, country inns and lodges, and even historic hotels
for sale.
htti)://www.loopnet.com/Bed-and-Breakfast-For-Sale/
Welcome to the LoopNet.com Bed & Breakfast property page. Browse our inventory
of current Bed & Breakfast properties and Inns available for sale on the leading
commercial real estate marketplace.
Below are 444 B &B properties out of nearly 800,000 total properties available on
LoopNet.com
http:// www. unitedcountry .com /bedbreakfast/nationwide /results htm
This does not allow cut and paste from its website. National listings.
http://bbteam.com/inns-for-sale /
The B &B Team® inn consultants help our clients reach their personal and financial goals
in the Innkeeping industry.
The B &B Team®
The B &B Team® is a full service inn brokerage and consulting fine with principle offices
in Virginia and Maine. The B &B Team® / Bushnell and Bushnell Services, Inc. is a
licensed affiliate located in Maryland. Eliot Dalton is a licensed affiliate with offices in
Pennsylvania and New York. As bed and breakfast inn consultants and brokers we can
help you buy or sell a bed and breakfast inn anywhere in the country. Our consulting for
current and aspiring innkeepers is nationwide, and we have served clients from Maine to
Florida and from New Jersey to Washington state.
hftl)://www.innmarketing.com
Listed below is a large collection of bed and breakfasts for sale, along with a selection of
country inns, motels, hotels, campgrounds, and RV Parks.
Contact knowledgeable Inn - Specialists to purchase the perfect bed and breakfast, motel,
hotel, country inn, or other lodging accommodation property.
h'. +/bb-4-sale.com/
Do You Have a Bed and Breakfast for Sale? ... Are You Looking for a Bed and
Breakfast for Sale?
BB- 4- Sale.com is a nationwide directory of bed and breakfasts for sale, B &Bs for
sale, and inns for sale. Our directory of bed and breakfasts for sale includes listings of
two types, bed and breakfasts for sale by owner and property listings submitted by
real estate agents and brokers.
http://www.bbonline.comtforsale/
Nationwide Featured Bed and Breakfasts
http:llwww.oldhouses.com/historic-house-bed-and-breakfast.htm
This has listings, but seems to serve as a guide for existing B &Bs.
http : / /www.bedandbreakfasfforsale com /index cfm? fuseaction= acentsearch &suppressbu
ttons =true
bed and breakfast real estate broker
Use our map below to find a bed and breakfast real estate broker in your local area or
your region of interest. A professional realtor can assist you through the process of
buying or selling your inn and provide you with important legal, financing, and tax
information. If you are buying a lodging property in a new area, your real estate agent
also can provide you with information on area demographics, local history, contractors,
business support organizations, schools, service providers, and more.
Innkeepers, also please be sure to visit our B &B Bookshop; it includes a number of
helpful resources to aid the aspiring innkeeper as well as information for the active
innkeeper. Topics of these instructional books include customer service, cleaning
effectively and efficiently, developing a successful marketing strategy, and promoting
and advertising your business.
ATTACHMENT B
Carriage House-Stable-Barn Preservation
Reading Zoning Bylaw 4.3.2.10
This alternative to demolition of an historic structure offers benefits to a homeowner by
allowing the conversion of an outbuilding into a dwelling that could generate a source of
rental income. Also, historic structures and settings are preserved when they are
repurposed under the bylaw.
Currently a bylaw that grants such conversions is in place and summarized below. It
should be noted that the Town is in the process of reviewing all Zoning Bylaws in an
effort to simplify them. The provisions for Carriage House - Stable -Barn Preservation will
likely be streamlined and remain in the Zoning Bylaws under the Accessory Apartment
section.
The local bylaw currently in effect, allows for the conversion of a detached carriage
house, stable or barn (built before 1910) to single family residential use on a lot with an
existing dwelling provided certain conditions are satisfied. The Zoning Board of Appeals
is the granting authority for a Special Permit after taking into consideration the following:
a. the structure must have a minimum net floor area of 400' ft.
b. the carriage house, etc. must be located on the same lot with principal dwelling.
c. At least one of the dwellings must be owner occupied.
d. The principal dwelling must be included in the Reading Historical and Architectural
Inventory or having been built prior to 1910 with a detached carriage house -
stable -barn.
e. The principal dwelling must be used only as a single family during the time a
carriage house, etc. is used as a dwelling.
f. The exterior fagade of the carriage house, etc. shall substantially retain its
appearance....
g. The Historical Commission will provide recommendations to the Zoning Board of
Appeals regarding exterior features to be preserved and any alterations.
h. Parking off - street
L Any conditions, limitations may be imposed by the Board of Appeals.
Additionally, the Special Permit may be transferred to new owners.
ATTACHMENT C
Planned Residential Development —in a General Overlay District - PRD -G
4.10.1 Purpose [Zoning Bylaw]
4.10.2
The purpose of the Planned Residential District (PRD) is to permit integrated high -quality
residential developments with variable densities while permitting preservation of open
space and natural features, allowing reduced infrastructure and site development costs,
to promote a greater diversity of housing opportunities within the Town while respecting
and enhancing the existing character of the Town and of the neighborhood, and to
promote attractive standards of appearance and aesthetics consistent with that
character.
PRD represents a non - traditional subdivision
Basic Steps: Overlay a parcel of land and obtain a Special Permit from CPDC
(Community Planning and Development Commission).
CPDC approves and proposes a warrant article for Town Meeting
and then proposes Town Meeting modify the Zoning Map to accommodate the plan.
Passage requires a 2/3 vote of Town Meeting.
Reason in recent case - either destroy one house on parcel or use PRD -G to create a
subdivision between two properties — one for applicant and other (for relative).
Highlights from Zonino text:
4.10.4.1 pages 66 -80 Zoning bylaws
May include existing buildings
More than one principal building allowed
Minimum 50' frontage
Maximum coverage of lot -25%
Maximum floor ratio: 0.40%
Set backs: 60' from lot line or a building
Parking: 2 spaces per unit
Density regulated
Building height, etc. regulated
Open Space: minimum required 40% (4.10.5.3)
Form Resident Assoc.
ATTACHMENT D
Websites for Listing Historic Properties for Sale
http: / /www.oldhouses.com /cf /search cfm
National Trust for Historic Preservation site:
http://historicrealestate.I)reservationnation.org/
http : / /www.preservationdirectory. com / historicrealestate /homesforsale asi)x
htti)://circaoldhouses.com/search/
http: / /www. cou ntrvl ivi n g. com/ homes /real- estate /real- estate -sam l)ler-
submissions ?click =main sr